36 24 26018 https://digitalcollections.library.gvsu.edu/files/original/199d4becdb3bae11f5af631c15e710f8.pdf 4225d8d04dfa907ab9c46b08881200ff PDF Text Text VILLAGE OF DOUGLAS Prepared By The Village Of Douglas Planning Commission �VILLAGE OF DOUGLAS COMPREHENSIVE PLAN Prepared by the Vlllage of Do~ P1amdng Commlaalon in cooperation with the Vlllage Council in cooperation with: Coastal Zone Management Program Land and Water Management Division Department of Natural Resources and with the asststance of: Planning &: Zoning Center, Inc. 302 S. Waverly Road Lansing, MI 48917 (517) 886-0555 November 1989 �Tttejoll.owtng tndwtduals parttt:fpaf.ed In the preparatiDn of th.is plan: VILLAGE OF DOUGLAS P1anntn1 Comml.sslon Kendal Showers. Erwin Kasten. Kathy Johnson. Debra Quade, Cheryl Giller, John Haas. Bffl Schroeder, Betty Mokma, Philip Walter, and William Campion•. vma,e Council Mike Esposito, Embrtt Giles, Debra Quade, Kendal Showers, Dean Johnson, George Baker. Pat Shanahan. Joe Brady. William campion•, and Jane Mayer*. t• no longer servtng] �Table of Contents LIST OF FIGURES LIST OF MAPS LIST OF TABLES INTRODUCTION .............................................................................................. i Chapter 1 GOALS, OBJECTIVES & POLICIES: TI-IE AREAWIDE POLICY PI.AN .....·................................................................ 1-l Chapter2 DEMOGRAPHICS......................................................................................... 2-1 Chapter3 TI-IE ECONOMY....................................................................................... ,.... 3-1 Chapter4 NATURAL RESOURCES AND TI-IE ENVIRONMENT....................................... 4-1 Chapter5 EXISTING LAND COVER AND USE............................................................... 5-1 Chapter 6 PUBLIC FACILITIES AND SERVICES............................................................ 6-1 Chapter 7 RECREATION AND OPEN SPACE ................................................................. 7-1 Chapter 8 WAIBRFRONT....................................................... ....................................... 8-1 Chapter 9 GROWfH AND DEVELOPMENT 1RENDS.... .. . ... ... ... .. . .. . ... .. . ... .. . .. . ... . .. .. . .. ... . . 9-1 Chapter 10 FlmJRE LAND USE .................................................................................... 10-1 Chapter 11 INIBRGOVERNMENTAL COOPERATION ..................................................... 11-1 Chapter 12 STRAIBGIES FOR IMPLEMENTATION ......................................................... 12-1 APPENDIX A References APPENDIXB Demographic, Economic and Housing Data APPENDIXC Public Opinion Survey Responses APPENDIXD Soil Types - Tri-Community Area �Vlllale of Douglas Comprehensive Plan LIST OF FIGURES PAGE Age Cohorts (1960 & 1980) -Area Age Cohorts (1980) - Allegan County .Ae Cohorts (1980) • Village of Douglas BdUcatt&nal Background In 1980 - Persons 25 and Over. Tri-Community Area Saugatuck Public School Enrollments Grades: K-12 saugatud( Public School Emollments Elementary and High Schools f3mP)oyment By Sector in 1980 -Tri-Community Area and Allegan County Aftrage Annual Employment - Tri-Community Area Monthly Employment - Trt-Commnity Area. 1988 Tourtsm Related Employment. 1988 - Allegan County Beal Property SEV. 1988 - City of Saugatuck Annual Real Property SEV - Tri-Community Ana (1980-1987) ~ In Poverty By Age - Tri-Community ,Atea.{1980) . . .,r,w,;;o Rlftr Basln M,?lrage P.lml MtpeUG,aTmi!l6 ~~- Saugatiu•.k:~ 2-2 2-2 2-2 2-3 2-3 2-4 3-2 3-4 3-5 3-5 3-5 3-6 3-6 4-2 8-7 9-2 9-2 �Village of Douglas Comprehensive Plan LIST OF MAPS NUMBER TITLE PAGE Introduction =- 2.1 4.1 4.2 4.3 4.4 4.5 4.6 4.7 4.7a 4.8 4.9 4.10 4.11 4.12 4.13 5.1 5.2 5.3 6.1 6.2 6.3 6,4 6.5 6.6 7.1 7.2 8.1 8.2 8.3 8.4 8.5 8.5a 9.1 10.1 10.2 Location ii Streets and Roads V Lot Lines vi School DiStrtcts (note: all maps are found at the end of each Chapter) Topography Watercourses Floodplains Wetlands Basement Limitations Septic Limitations Septic Limitations On-Site Wastewater Limitations Most Suitable Soils Hydrtc Soils Groundwater Vulnerability High Risk Erosion Areas Crttical Dune Areas Woodlands Land Use/Cover Existing Land Use By Parcel Planning Areas Public Facilities Water System Sewer System Gas Mains Street Classifications Act 51 Roads Outdoor Recreation Sites Actual and Proposed Bike Paths Watersheds No-Wake Areas Saugatuck Harbor Marinas Street Ends/Parks Street Ends/Parks Residential Construction Pennits Future Land Use Entry Points �v--.e of Dougt•• Comprehensive Plan LIST OF TABLES TITLB tton (1950-1980) EducatbW status - Persons 25 and Over ~ 1 :mmoDments - Saugatuck School District lmpaet c l ~ On Allegan County. 1986 ~Qr~ ~Bylndustry'-1980 ~ By Occupat1ot1 - 1980 A~Antlmd Unemployment Rate Per Caplbl kleorlle. A County tncome -.d. Poverty Characterlsttcs 1\1.comnwoJty Atea $wnmarJ o f ~ Climate Conditions tand om.- Codes rot h)tected Wetlands &dStfnllmm uae State SM.ic Sims FacdtNcs Cid Public tntmJ Jl'Jlanned::::: PAGE 2-1 2-2 2-3 3-1 3-1 3-2 3-3 3-3 3-4 3-4 4-1 4-3 5-1 5-4 6-2 6-2 fbnproyements to 6-4 Day Ely Land Use 6-6 6-6 6-6 7-1 7-3 7-4 7-6 7-7. �9.4 9.5 9.6 9.7 9.8 12.1 Percentage of Population By Density Type New Households By Density Type Future Residential Land Needs Available Acreage By Land Use Type Population 2010 - Build-Out Scenario Under zoning In Effect Recreation Facilities - Minimum Size 9-4 9-4 9-4 9-4 9-4 12-4 �i INTRODUCTION OVERVIEW • The purpose of this Plan is to provide a policy and decision making guide regarding all future land and infrastructure development within the Village of Douglas. Within the Plan, key planning issues are identified; a clear set of goals and policies are outlined; future land uses are described and mapped; and specific implementation measures are recommended. All future land uses and policies presented in this Plan were developed based on a blending of the natural capability of the land to sustain certain types of development: the important natural functions played by unique land and water resources in the area: the relative future need for residential, commercial. and industrial uses; the existing land use distribution; and the desires of local residents and public ofllcials as expressed through direct interviews. a public opinion survey, town meetings. and public hearings. This Plan was prepared by the Planning & Zoning Center. Inc., under the direction of the Village of Douglas Planning Commission. Financial support was provided by the Michigan Dept. of Natural Resources, Coastal Zone Management Program. There are three critical components to using this plan as a decision making guide. First. are the goals, objectives and policies in Chapter 1. Second, is the future land use map and associated descriptive information presented m Chapter 10. Third, is the supporting documentation found in Chapters 2-9. Although this Plan states specific land use development policy and proposes specill.c land use arrangements. it has no regulatory power. It ts prepared as a foundation for and depends primarily on the Village zoning ordinance (and other local tools) for its implementation. This Plan is intended as support for the achievement of the following public objectives, among others: • to conserve and protect property values by preventing incompatible uses from locating adjacent to each other; • to protect and preserve the natural resources, unique character, and environmental quality of the area; • to maintain and enhance the employment and tax base of the area; • to promote an orderly development process by which public officials and citizens are given an opportunity to monitor change and review proposed development; and • to provide inforrnation from which to gain a better understandlng of the area, its interdependencies and interrelationships and upon which to base future land use and public investment decisions. This Plan is unique in that it was prepared concurrently with plans in Saugatuck and Saugatuck.Township. It was prepared in light of the issues, problems and opportunities that the three communities face together, rather than being done in isolation as is more frequently the norm. While the Douglas Planning Commission oversaw the production of this plan, the Douglas Village Council was also involved in Its preparation. Chapter 11 proposes that the Joint Planning Committee established to prepare a Joint Plan for Douglas, Saugatuck, and Saugatuck Township be continued and that this Plan be updated at a minimum of every five years. The contents of this Plan draws directly from previously adopted planning documents. There has been no effort made to explicitly footnote when matenal has been so used. Instead it is intended that the content of those documents continue to carry forward where they were found to be helpful in addressing the current and projected issues facing the tri-community area. In particular, the Village of Douglas Land Use Plan of 1986 was frequently relied upon in drafting portions of this Plan. A number of engineering and technical documents prepared by outside consultants over the past decade have also been relied upon. They are referenced in Appendix. A. SPATIAL LOCATION The map on the following page show the location of the Village of Douglas on the shores of Lake Michigan. This location along I-196 makes it easily accessible to travelers from across North America. The shoreline along the Kalamazoo Village of Douglas Comprehensive Plan �u 11 Kent County Ottawa County GRaplds Allegan County Van Buren County Barry County Gmazoo Kalamazoo County DOUGLAS Village of Douglas Comprehensive Plan �Hi River. Lake Kalamazoo. and Lake Michigan and the beautiful sand dunes and wide beaches make this a tourist mecca and an attractive place for retirement. The trade area for commercial businesses in the three communities is quite small. Local residents tend to only do daily and weekly shopping locally as Holland, Grand Rapids, and Kalamazoo are nearby for wider selections of consumer goods. Three school districts serve the area but all students within Douglas attend the Saugatuck School District. KEY FACTORS GUIDING THIS PLAN Three considerations played prominent roles in fashioning the contents of this Plan just as they do in the Joint Plan. These are based on widely held public opinions. past and present investment by public and private entities and a growing recognition among citizens of the interdependence of the three communities. First, Douglas. Saugatuck. and Saugatuck Township function as a single economic, and social unit. Many people live in one of the three communities and work in another of the three. Most people live in one and shop with some frequency in another. School children, by in large. attend the same schools. Local cultural, conservancy and retiree activities are jointly supported by residents of all three communities. Several public services are jointly provided including the Interurban bus serVice, sewer and water (at least between Douglas and Saugatuck) and fire protection. The Kalamazoo River and Lake Kalamazoo connect all three communities, as do the local road network. Sometimes it seems, only the three units of government are separate. Yet despite these interrelationships, each communit'f maintains a strong separate identity among many citizens of the three entities. Even many neighborhoods have strong separate identities (e.g. the hill. the lakeshore. Silver Lake, etc.). This provides an important richness and depth to the area, but it can also be politically divisive. Second. tourism is the primary engine driving the local economy. Despite several industrial employers that provide important diversity to the area's economy, it is the dollars brought in by tourists and seasonal residents that fuel most of the local wages and local purchasing. The environmental splendor and wide range of activities open to tourists are the primary attraction. But no less significant iS the small town character of the area. This character. often de- scribed as "cute" or "quainr by tourists. is highly favored by visitors and deeply cherished by local citizens. As a result. any intensive or poorly planned alterations to the natural environment, or homogenization of the character of the individual communities is likely to have a potentially negative effect on both tourists and residents. This Plan proposes keeping the scale and intensity of such future changes low and proposes a variety of mitigation techniques to prevent adverse impacts on the environment or on the character of the area from these kinds of changes. Third, a balance of future land uses is necessary to enhance the stability of the comm unity during poor economic times and to broaden the population base. Presently there is a significant lack of housing in the area that is affordable for families with children. That, in concert with a decline in children generally (and an increase in the elderly) has severely impacted the Saugatuck School District. If all future land use decisions were made based exclusively on minimal alteration of the natural environment or maintenance of the existing community character. then over time, the community would become more vulnerable to economic downturn, which usually hits tourist communities very hard. Th us, a balance must be sought between what otherwise become competing goals (economic development and environmental protection/ community character). This will present a serious challenge in the future. The pressure will be great to "sell the farm" for developments which promise new jobs/tax base. And while these are important. the long term impact of such proposals (in a particular location) could be very negative and not worth the tradeoff. All such decisions need to be made primarily based on long term considerations, rather than short term ones. MAPS Except as otherwise noted. all the full page maps presented in this Plan were produced using C-Map software. This is a PC based computer program initiated by William Enslin, Manager of the Center for Remote Sensing at Michigan State University. All the data on the maps was digitized either by Tim McCauley of the Planning & Zoning Center. Inc. or was downloaded from the Michigan Resource Inventory Program (MRIP) database maintained on the State's mainframe computer system by the Department of Natural Resources. Village of Douglas Comprehensive Plan �Iv Several advantages are realized by computerizing this data. Typically, geographic information is only available on paper maps at widely varying scales, which makes it d1fficult to compare data sets for planning purposes. With CMap, all of the maps can be viewed and printed at any scale via a variety of different media (color plotter, laser or ink Jet printer, or dot matrix printer). Information can also be combined (or overlaid) so that composite maps can be created and compared in a fraction of the time and expense normally required to obtain the same results. Another major advantage of computer mapping is the ability to update maps continuously, so that an up-to-date map is always available. There are three different base maps that have been used in mapping this information: 1) a base map prepared by the DNR which was dJgitlzed from the United States Geological Survey (USGS) topographic map series for the area; 2) a lot line map created by digitizing the lots of record used for assessing purposes in the three communities; and 3) a soils base map derived from the SCS Allegan County Soil Survey. None of these base maps are exactly identical as they ongtnate from different sources. All of the land cover and use based information and topography is keyed to the DNR/USGS base map. All of the soils related data is keyed to the soils base (which was interpreted and mapped by the SCS from nonrectlfted aerial photos, so there is some distortion at the edges of each photo frame). The existing land use, sewer and water line maps are keyed to the lot line base map. A transparent copy of the DNR/USGS base map and the lot line base map follow. These can be overlaid on any of the maps in this Plan, but the "fit" will be best when overlaying information that it was used as the base for. Please note that the extent of the Kalamazoo River on each base is noticeably different and is related to the water levels at the time the inventory or survey was conducted. On the maps showing all of Saugatuck Township, we have •corrected" the DNR/USOS base map to tnclude Silver Lake, wbfcb tsmerelyshownasa wetland (not an open :water body) GD tJSGS maps. A transparency can ..a1J be made by photocopying any of these mapa kt Wdet te overJay several levels of mfor~ u.ng C.Map on a color monitor, up to - ~ mfoimatk,m can bi overlaid on the -..., mcl.udibg - ~ In on any MWmild. °be estrable when Q---~killlOiJ..-»~dl-. While the accuracy of all of this data Is very satisfactory for land use planning purposes (especially when contrasted with traditional techniques), none of it Is sufficiently detailed to be absolutely reliable at the parcel level. As a result, detailed site analyses of soils, topography, drainage, etc. are still necessary any time specific site designs are being prepared. All computerized data is on file locally and accessible via C-Map for local use and updating. Contact the wntng administrator or clerk for further information. ~ �V Village of Douglas Comprehensive Plan �vi r, ._. ~ ST. · i-: 1----'-_,__7'1 V) >--<~---'--+--+---'----+-+--i )~ ~ Id I,. AVE. '° .r- -------~196 I 31 129TH AV •a. ~ I: V, .-I Village of Douglas Comprehensive Plan 0, OI -1 J: V, -I �1-1 Chapter 1 GOALS, OBJECTIVES, & POLICIES: THE VILLAGE OF DOUGLAS POLICY PLAN G oals, objectives, and policies are the foundation of a comprehensive plan. They address the key problems and opportunities of a community and help establish a direction and strategies for future community development and growth. Goals establish general direction. objectives represent tasks to be pursued, and policies are decision guides. The goals, objectives, and policies embodied in this plan were prepared through an extensive process of leadership surveys, public opinion smveys, meetings with local officials, and town meetings. The first step in this process was a survey of area leaders- including members of the Village Planning Commission, Village Council, prominent members of the private sector, and other citizens identified in the individual surveys. Leaders were asked their views on the major problems and opportunities facing the Village and the tri-community area, and the results were tabulated and presented to Village officials. These results served as the basis for initiating a public opinion survey. Citizen Views on local planning issues were obtained through public opinion surveys mailed to every property owner in the Village and distributed in each rental complex. Survey questions were prepared for the Village through consultations with the Village Planning Commission and Village Council. Dr. Brent Steel. Oakland University, conducted and tabulated the survey. The response rate of 4 7% in Douglas was very high considering the length (about 1 hour completion time) and type of smvey and thus responses probably represent the majority view. Most respondents were homeowners in their mid-fifties, registered to vote, who are long-term residents and plan to live in the area for ten or more years. Survey results are shown in Appendix A. Results of the citizen opinion survey and leadership survey were used to identify issues for discussion at the first town meeting. This meeting was a "futuring" session where participants were asked to imagine how they would like the community to be in the year 2000. Partici- pants were separated into groups and asked to prepare of list of their "prouds" and "sorries" in Douglas, and things from the past which they would like to preserve. The lists were compared and then all engaged in an imaging exercise where groups were established according to topic area and were asked to imagine that element of the Douglas in the year 2000. This futuring process identified key issues and community elements which were pulled together to form a vision and direction for the Village in the year 2000. A draft policy plan. with defined goals and objectives, was then prepared based on this futurtng process and the survey results. The draft was refined through a series of meetings with local officials and then presented to Village citizens in a second town meeting. Citizen comments were reviewed by Village officials and incorporated into the policy plan. Following completion of the draft policy plan, data and trends in the Village were analyzed. This analysis supported the direction of the policy plan and was first evaluated by the Village Planning Commission. and then by Village citizens at the third town meeting. Next. key elements of the plan and proposed strategies to carry it out were first reviewed by the Village Planning Commission, and then by Village citizens at the fourth and final town meeting. These goals and policies also look beyond local boundaries to the issues which affect the region. This was accomplished through the joint comprehensive planning process, where representatives of the City of Saugatuck and Saugatuck Township participated in the preparation of joint goals and policies for the region. Thus, these goals and policies are premised on a pledge to mutually cooperate in guiding development consistent with the adopted goals and objectives of the Joint Plan. Thus. the broad based input of area officials, leaders, and citizens. plus detailed analysis of local trends and land use characteristics have formed the goals. objectives, and policies that comprise the policy portion of this comprehensive plan. These goals and policies will serve Village of Douglas Comprehensive Plan �1-2 as a guide for land use and infrastructure decisions in the Village of Douglas. With time, some elements may need to be changed, others added, and still others removed from the list. Before amendatory action is taken, however, the impact of the proposed changes should be considered comprehensively in relation to the entire plan, and the joint plan. It is intended that the goals and policies be consulted whenever considering future land use decisions. Policy: Preserve wetlands, woodlots. and other wildlife areas wherever feasible. GROWTH MANAGEMENT Goal: Guide development in a manner which is orderly, consistent with the planned expansion of public services and facilities. and strives to preserve the scenic beauty, foster the wise use of natural resources, protect environmentally sensitive areas, and enhance the special character of each community. VJLLAGE CHARACIER Goal: Retain and enhance the quiet. scenic, and small town character of the Village. Policy: Encourage new land uses and densities/ intensities of development which are consistent with and complement the character, economic base, and image of the area, and which are sited consistent with this plan and zoning regulations. Policy: Promote site planning and design of new development which is consistent with the established character of the Village and compatible with existing neighborhoods. Objective: Improve the visual appearance of entrances into the Village through landscape designs, signs. and land development which promote the vitality and character of the Village, without unnecessary clutter or safety hazards. Objective: Explore the possibility of establishing a sign ordinance which is consistent with the City of Saugatuck and Saugatuck Township. Policy: Encourage the preservation and restoration of historically significant structures. Policy: Discourage designs which would block significant views and vistas. Policy: Encourage traditional American architectural design. Policy: Manage the trees lining Village streets to provide a continuous green canopy. Policy: Increase enforcement of existing ordinances and regulations to better preserve the established character of the Village and promote official goals, objectives and policies. Policy: Encourage development in locations which are consistent with the capacity of existing and planned public services and facilities, and are cost effective in relation to service extensions. Policy: Review all plans by other public entities for expansion and improvement of existing road and street networks for impacts on growth patterns and for consistency with the goals, objectives, and policies of this plan. Policy: Consider the impact of land use planning and zoning changes on Saugatuck and Saugatuck Township, and discuss proposed changes with the affectedjurisdiction(s) prior to making such changes. A common procedure for such communication shall be established and followed. LAND USE & COMMUNITY FACll,ITIES Goal: Promote the balanced, efficient, and economical use of land in a manner which minimizes land use conflicts within and across municipal borders. and provides for a wide range of land uses in appropriate locations to meet the diverse needs of area residents. Policy: Insure compatible land use planning and zoning across municipal borders and minimize land use conflicts by coordinating planning and zoning, separating incompatible uses and requiring buffers where necessary. Policy: Discourage sprawl and scattered development through planned expansion of roads and public utilities and through zoning regulations which limit intensive development to areas where adequate public services are available. Policy: Provide for necessary community facilities (i.e. schools, garages. fire halls, etc.) Village of Douglas Comprehensive Plan ~ ~ �consistent With this plan and capital improvement programming. Policy: Coordinate Capital Improvement Programming With the City of Saugatuck and Village of Douglas. Policy: Encourage approaches to site design which take natural features of the property. such as soils, topography, hydrology, and natural vegetation, into account and which use the land most e:ffectlvely and efficiently by maximizing open space, preserving scenic Vistas. conserving energy, and any other public policies identified in this plan. Policy: AdVise developers during site plan reView to contact the State Archaeologist. Bureau of History (517-373-6358) to determine if the project may affect a known archaeological site. ECONOMIC DEVELOPMENT Goal: Strengthen and expand upon the area's economic base through strategies which attract new businesses, strengthen existing businesses, and enhance the tourism potential of the area consistent with the character of the Village and its ability to provide needed public services. Policy: Identify potential sites for industrial development and alternative means of financing necessary public improvements and marketing of the sites (i.e. tax increment financing, special assessments. state grants and loans, etc.) Policy: Support efforts to foster tourism by preserving the scenic beauty of the environment. expanding recreation opportunities, inlproving tourist attractions, and preparing promotional materials which highlight the attractions of the Village. Policy: Promote better communication and cooperation between the public and private sector. • COMMERCIAL Goal: Encourage high quality commercial development in appropriate locations which serves the current and future needs of residents and tourists. Policy: Encourage new commercial development to locate adjacent to existing commercial areas. Policy: Encourage a compatible and desirable mix of commercial uses, including similarity in the height and design of storefronts. Policy: Encourage the design and location of neighborhood commercial centers in a manner which complements and does not conflict With adjoining residential areas. Policy: Promote the development of small, commercial centers off of major roads, rather than lot by lot commercial strips. Policy: Discourage unsafe and unsightly strip commercial development through design and landscaping requirements such as berms. planting, clustered shopping areas, and/ or shared access. Policy: Improve the quality, Vitality, and value of Village business districts through sign regulations which control the design and location of signs. Policy: Avoid separate parking lots for each business where feasible and encourage centrally placed parking lots which serve several businesses. DOWNTOWN DOUGLAS Goal: Improve the quality, Vitality. and appearance of downtown Douglas. Policy: Promote efforts to revitalize the downtown. such as remodelling of storefronts. improved storefront displays. preservation of open space, and attractive landscaping. Objective: Pursue state and local programs aimed at planning, organ1z1n.g, and financing downtown reVitalization projects, such as a Downtown Development Authority and the Main Street program. INDUSTRIAL Goal: Increase the amount of non-polluting light industry in the area to offer year-round employment opportunities to the Douglas workforce, without damaging the enVironment, spoiling the scenic beauty of the area. or Village of Douglas Comprehensive Plan �1-4 overburderung local roads, utilities. or other public services. Policy: Encourage new industries to locate contiguous to ex:1sting industrial areas and to cluster in small industrial parks which conform to the design guidelines contained in thiS plan and local zoning regulations. Policy: Provide land for industrial uses in locations along major thoroughfares. with existing or planned sewer, water, electric. and solid waste disposal services to m:tnttnlZe service costs and negative impacts on other land uses. Policy: Implement site plan requirements for light industries which are designed to incorporate generous amounts of open space. attractive landscaping, and buffering from adjacent non-industrial uses. Policy: Require the separation of industrial sites from residential areas through buffers made up of any combination of parking, commercial uses, parks. parkways, or open space. HOUSING/RESIDENTIAL Goal: Encourage a variety of residential types in a wide range of prices which is consistent with the needs of a changing population and compatible With the character of existing residences in the vicinity. Policy: Explore alternative measures to reduce housing costs and make home ownership more affordable, such as zoning regulations and other programs which are designed to reduce the cost of constructing new housing. Policy: Control the operation of bed and breakfast businesses through special wning regulations to preserve the character and stability of exiSting neighborhoods. ' Policy: Provide street lights and sidewalks in residential areas where there is a demonstrated need and according to the ability of residents to finance such improvements. Objective: Adopt and enforce a basic property maintenance code and building code. Objective: Improve residential areas according to an identified need and municipal means to finance such improvements. Objective: Apply for housing rehabilitation grant funds and explore the possibility of establishing a revolving loan fund for housing rehabilltation with such funds. SPECIAL ENVIRONMENTS & OPEN SPACE Goal: Protect special environments and open space, including but not limited to sand dunes, wetlands, and critical wildlife habitat, from the harmful effects of incompatible development activity by limiting the type and intensity ofland development in those areas. r'\ < Objective: Identify development limitations on special environments through a tiered classification system which classifies these environments based on their value to the ecosystem, unique attributes, the presence of endangered plant and wildlife species, and other characteristics deemed significant. Policy: Discourage the development of high intensity residential uses along the waterfront. Policy: Encourage acquisition of special environments of significant public value by public agencies or nonprofit conservancy organizations for the purposes of preservation. Policy: Provide land through zoning for garden apartments, duplexes. and medium density single family residential uses near the Village core. Policy: Require development projects deemed appropriate in and adjacent to special environments to mitigate any negative impacts on such environments. Policy: Allow only quiet, low traffic, low intensity home occupations in residential areas to preserve their stability and tranquility. Objective: Devise regulations through zoning and site plan review for land development in special environments which permit development in a manner consistent with protection objecttves and which complement state and federal regulations for special environments. Policy: Discourage the conversion of single family dwellings to multiple family dwellings to preserve the stability of existing neighborhoods. ~ Village of Douglas Comprehensive Plan ~ -:'.' �1-5 • WATERFRONT Goal: Protect and enhance the natural aesthetic values and recreation potential of all waterfront areas for the enjoyment of area citizens. Policy: Promote the preseivation of open space and natural areas, as well as limited, carefully planned development along the Kalamazoo River, Kalamazoo Lake, Lake Michigan and connecting streams, creeks, and drainageways to protect and enhance the scenic beauty of these waterfront areas. and permit the continuity of these existing open spaces to remain. Policy: Some waterfront lands may be developed to meet residential and commercial needs. enhance local tax base, and contribute to paying for local public service costs associated with their use and development. consistent with environmental protection policies in this plan, where such development would contribute to local quality of life. • Policy: Maximize public access to the water, both physically and visually and identify scenic vistas which the Village would like to preserve. Policy: Acquire scenic easements wherever public values dictate the maintenance of visual access to the waterfront and the property is not available for purchase. Policy: Limit the height and intensity of new development along waterfront areas to preserve visual access and the natural beauty of the waterfront for the broader public. partment of Natural Resources Recreation Division, on recreation projects which would benefit area residents and strengthen the tourism industry. Objective: Examine the feasibility of, and establish if feasible, a jointly owned and operated community center to serve residents of all ages in all three communities. Objective: Examine the feasibility of expanding low cost opportunities for public beach and campground facilities for area citizens with boat launching sites, bike paths. cross-country ski trails, and docks for shore fishing. Objective: Develop a system of cross-country ski trails together with the Village of Douglas, the City of Saugatuck, and other jurisdictions/agencies if possible, through the use of local funds. grants and loans, and capital improvement programming. Policy: Encourage local government participation in activities designed to enhance the area's seasonal festivals. Policy: Retain. maintain, and improve all existing publicly owned parks so that they continue to meet the diverse recreation needs of area citizens and tourists. Objective: Investigate developing a joint public marina and launch facility where federal and state funding is available to assist With financing such a venture. TRANSPORTATION Policy: Explore opportunities to convert street ends which abut water bodies for public access to the water for fishing. viewing, and launching of small water crafts. Goal: Maintain a safe, effective, and efficient road network and improve roads to promote growth in a way that is consistent with land use goals. objectives and policies. RECREATION Objective: Survey the transportation network and identify need for maintenance and improvements. Goal: Enhance the well-being of area residents by providing a variety of opportunities for relaxation, rest, activity, and education through a well balanced system of private and public park and recreational facilities and activities which seive identified needs of area residents. • Objective: Identify and explore opportunities to cooperate with other jurisdictions and agencies, including Allegan County and the De- Objective: Prepare a capital .improvement budget for financing transportation maintenance and improvements. Objective: Prepare a capital improvements program to schedule and prioritize improvements and maintenance . Village of Douglas Comprehensive Plan �1-6 Policy: Implement traffic controls and design features that will increase the efficiency and safety of major arterials. including but not lim• ited to: traffic signals, deceleration lanes, limiting driveways, minimum standards for driveway spacing, uniform sign regulations. shared or alternate access, left and right turn lanes. and speed limit adjustments. Goal: Encourage a wide vartety of transportation means. such as walking, hilting, and public transportation, to meet the diverse needs of area residents. Objective: Develop an areawide bikepath through local funds, grants and loans. and cap· ital improvement programming. Policy: Promote pedestrian and bike travel through a coordinated network of bikepaths, trails, and sidewalks. Policy: Maintain the sidewalk system and require developers to provide sidewalks in appropriate locations through subdivision regulations. Policy: Promote regularly scheduled. affordable. and dependable public transportation to increase the mobility and quality of life of those who depend on public transportation. Objective: Encourage expansion of the interurban system consistent with municipal means to finance the increased service and an identified public need. WATER AND SEWER Goal: Insure a safe and adequate water supply for the area, and environmentally sound sewage treatment. which are efficiently provided and cost effective. Policy: Provide a reliable supply of safe, clean, and good tasting drinking water. Policy: Minimize the potential for groundwater contamination through planning and zoning which is consistent with the capacity and limitations of the land and available services. Objective: Upgrade and provide adequate and lines within the existing sewer and water service. mains Objective: Devise alternative mechanisms for financing sewer and water expansions which are financially sound and equitable. Objective: Promote a joint agreement with the City of Saugatuck and Saugatuck Township to plan and implement areawide sewer and water service. including full participation by each in the Kalamazoo Lake Sewer & Water Authority. Objective: Investigate refashioning the Kalamazoo Lake Sewer and Water Authority into an independent authority, in order to insure that the needs of area citizen's for quality utility services are met. Policy: Insure that the expansion of sewer and water service into an area is consistent with the planned intensity of land use for that area. scheduled when affordable, and implemented when necessary to meet an identified need in the area rather than on a speculative basis. POLICE. FIRE, & EMERGENCY SERVICES Goal: Provide police, fire, and emergency services consistent with a public need and the ability to finance improvements in the most cost effective manner. Policy: Consolidate police. fire, and other emergency services across the three communities to eliminate overlap in service and expenditures and improve service delivery. Objective: Evaluate the feasibility of 24 hour medical service which serves all three jurisdictions to be provided by a public or private entity. SOCIAL SERVICES Goal: Promote the availability of necessary social services to meet identified needs of area residents. Objective: Explore the possibility of establishing support programs for older adults through the use of volunteers for assistance with household chores. personal care. and home repair to help them remain independent. shorten hospital stays, and lower health care costs. Village of Douglas Comprehensive Plan r-- �1-7 • Policy: Support efforts to establish community day care center(s) in appropriate locations to provide quality and affordable day care to working parents. Policy: Provide those social services which are efficient to provide at the local level to meet the needs of area residents. WASTE MANAGEMENT Goal: Insure the safe, effective, and efficient disposal of solid waste and toxic substances. Policy: Encourage the reduction of solid waste through recycling, composting. and waste-to-energy projects. etc., and encourage or implement these through zoning and subdivision regulations. Objective: Establish an educational program (i.e. "energy awareness week") in cooperation with the local school system. Policy: Require developers to provide sidewalks in appropriate locations through subdivision regulations. Policy: Encourage higher density residential development near areas with .shopping and services to limit the number and length of trips generated from that development. Policy: Manage disposal of solid waste and location of solid waste facilities in accordance with the Allegan County Solid Waste Management Plan prepared under PA 641 of 1978. Objective: Adopt regulations for on-site storage and transportation of hazardous waste which require: • Secondary containment for on-site storage of hazardous waste: • No transfer of hazardous waste over open ground: • Arrangements for inspection of, and monitoring underground storage tanks: • Existing underground storage tanks must provide spill protection around the fill pipe by 1998 in accordance with 1988 EPA standards. • All existing underground storage tanks must install leak detection systems within 5 years in accordance with 1988 EPA standards; Objective: Encourage the development and use of biodegradable containers. ENERGY Goal: Promote site design and building which is energy efficient and encourage energy conservation through good land use planning and wise public building management. Objective: Prepare energy guidelines or standards which address landscaping, solar access. solar energy systems. sidewalks, subdivision layout, proximity to goods and services. Village of Douglas Comprehensive Plan �2-1 Chapter2 DEMOGRAPHICS POPULATION SIZE The population of the Village of Douglas has more than doubled since 1950. This represents a 112% increase from 1950 to 1980, and a 17% increase since 1970 (see Table 2.1). There is some skepticism over 1986 Census estimates. which show a 5% decline in Village population. Current trends and projections indicate population growth, rather than decline, and 1990 Census estimates will almost certainly reveal population growth. SEASONAL POPULATION The population of the each community in the tri-community area swells during the summer when seasonal residents and tourists return. The 1980 census estimates that 23% (123) of the Village's 529 total housing units are vacant, seasonal, and :migratory. Nearly all of these (108) are detached single family units. An engineering study prepared by Fishbeck, Thompson, Carr & Huber for the Kalamazoo Lake Sewer & Water Authority (KLSWA) estimates that the total tri-community area population is comprised of one-third seasonal residents and two-thirds permanent residents and that the weekend daytime population during the summer is about 2,500 persons. Although sewer and water demand typically grows with population, the study found that demand for sewer and water in the trt-community area increased about 30% between 19801986, whereas population increased by an average of 20%. This reflects the impact of the seasonal and tourist population on local services. HOUSEHOLDS AND AVERAGE HOUSEHOLD SIZE Until recently, the average household size in the United States has continued to shrink, due to an aging population. higher divorce rates, postponed marriages. and lower birth rates. In keeping with state and national trends, the average household size in the tri-community area declined dramatically, from 2.98 in 1960 to 2.39 in 1980. The average household size in the Village in 1980 was 2.44. Smaller household size means a greater number of households. If the average household size in 1960 held true today, there would be about 300 fewer individual households in the area. The number of households is an excellent gauge of the demand for land and services. As household size decreases, the additional households create further demand for land. housing, transportation, and public utilities. Although household size has declined substantially over the past few decades, national trends suggest that it will soon cease its decline. Nationwide the average household size has reached a plateau and state demographers predict that Michigan will follow suit. AGE DISTRIBUTION Historical age cohort data is available on a regional basis and a comparison of age cohorts in the tri-community area between 1960 and 1980 reveals a large drop in the proportion of young children, with a corresponding increase in the childbearing cohort (20 to 30 year olds) and 45-54 year olds. The proportion of retirees to the total population, however. has remained TABLE2.l POPULATION ( 1950-1980) COMMUNITY Saugatuck Saugatuck Township Douglas AREAWIDE 1950 770 845 447 2,062 1960 927 1,133 602 2,662 1970 1980 1,022 1,254 813 3,089 1,079 1,753 948 3,780 Source: U.S. Census Bureau Village of Douglas Comprehensive Plan CHANGE 40% 107% 112% 83% �2-2 FIGURE 2.1 FIGURE 2.2 AGE COHORTS (1960 & 1980) AGE COHORTS (1980) ALLEGAN COUNTY ARE A§ =1960 17 19 p E R C E N T -1980 17 15 1a 11 9 p E A 15 C E N T 11 1a 9 7 5.+----,r----r-"""T""-,---,------.----, 0-1' 5-14 15-24 25-34 3S-44 45-54 5-14 0-4 3+--~-~-~----~-~ 15•24 25-34 35-44 45-54 55-64 65+ AGE GROUP 65+ 55-64 AGE GROUP of the County, although the Village has a much lower proportion of children aged 5-14, and a much higher proportion of senior citizens. In regional terms, the Village comprises 24% of the area's senior population; the City of Saugatuck comprises 37% (despite its small size): and the Township, 39%. FIGURE 2.3 AGE COHORTS (1980) VILLAGE OF DOUGLAS 20 18 p E R C E N 16 14 12 EDUCATION 10 The Village of Douglas has a well educated citizenry. An analysis of those aged 25 and older in 1980 reveals that 35.9% have completed 1 or more years of college (see Figure 2.4). Table 2.2 contains complete information on the educational status of persons 25 years old and over by jurisdiction. T •+-----~-----0-4 5-14 15-24 25-34 35-44 45-54 55-64 65+ AGE GROUP constant (see Figure 2.1). This is out of keeping with statewide trends and suggests that the area has experienced high in-migration of retirees through time. Retirees are attracted by the area's special resort quality, small town character, and scenic beauty. Figures 2.2 and 2.3 depict the 1980 age cohort distribution in the Village of Douglas, as compared to Allegan County. In accordance with countywide trends, the Village has a small cohort of infants and toddlers. The cohort distribution of the Village of Douglas resembles that SCHOOL ENROLLMENTS The Saugatuck Public School District serves the Village of Douglas (see Map 2.1). School enro11ment data for Saugatuck High School and Douglas Elementary, the two schools which comprise the Saugatuck Public School system, illustrate the impact of areawide demographic trends on the school system. Between 1973 and 1989, enrollments in the TABLE 2.2 EDUCATIONAL STATUS PERSONS 25 YEARS OLD AND OVER Elementary 1-3 years HS 4 years HS 1-3 years College 4+ years College SAUGATIJCK SAUGATIJCK TOWNSHIP CITY 185 199 373 157 188 DOUGLAS 57 97 276 137 196 Village of Douglas Comprehensive Plan 73 84 213 123 84 AREA 315 380 862 417 468 �2-3 FIGURE 2.4 EDUCATIONAL BACKGROUND IN 1980 PERSONS 25 AND OVER, TRI-COMMUNITY AREA 40 l]fil TOWNSHIP 35 • 30 p 25 ~ 20 E N T 15 E CITY ~ VILLAGE 10 5 0 ELEMENTARY 1-3 YRS H.S. 4 YRS H.S. FIGURE 2.15 SAUGATUCK PUBLIC SCHOOL ENROLLMENTS GRAOESK-12 BOO E N R 0 L L 1100 T llliO 4 YRS COLL. (see Figure 2.6). School enrollment data appears in Table 2.3. Future elementary and high school enrollments were projected by the Saugatuck Public School system. These projections show an upturn in high school enrollments in 1991 with a TABLE2.3 SCHOOL ENROLLMENTS SAUGATUCK PUBLIC SCHOOL DISTRICT 850 M E H 1-3 YRS COLL. 500-1-.......,-.--.-,....-.--r-T""-r-T--i--r"--r-"-r--'I 73-74 75'78 71-78 79-80 81-82 83-84 8H6 &NIB VEAR School ~em:. pes K-12, 34% (see Fflure 2.5). When at.f" and hjp sdlool enro.11- data~ a 17% inerease YEAR 79-80 K-6 7-12 TOTAL 326 80-81 81-82 82-83 83-84 84-85 85-86 307 306 252 329 322 299 290 232 303 259 296 277 265 246 215 655 629 605 542 535 555 527 540 545 511 86-87 87-88 88-89 250 275 299 296 �2-4 FIGURE 2.6 SAUGATUCK PUBLIC SCHOOL ENROLLMENTS ELEMENTARY AND HIGH SCHOOLS 360 340 E N R 0 L L M E N T 320 300 280 260 "il,,... 240 [ PROJECTIONS '\ I - ... ) . ~ 7-12 _ / ~ 220 200 180 79-80 I I I '' '··•:;., I 81-82 83--84 85-86 87-88 89-90 91-92 93-94 YEAR • continued climb in elementary school enrollments (see Figure 2.6). Total projected 1994 enrollments, however, are still 23% less than 1973-74 levels. FUTIJRE TRENDS If local demographic trends follow those projected for the county as they have in the past, then the overall proportion of retirees in the area will expand much faster than that of school age children. The Michigan Department of Management and Budget projects that Allegan County's school age population Will grow only 3% by the year 2000, while senior citizens will increase by 30%. The area ·s small cohort of infants and children, large cohort of middle aged to elderly, and high rate of retiree in-migration suggest this will be equally true in the Village. These figures reveal the need to plan for the needs of an aging community, as well as initiate efforts to attract families With children into the area. The large cohort of individuals in their childbearing years in the Village and Township should result in a natural increase in young children. but because couples are having fewer children, school enrollments will probably expand only slightly. The Saugatuck Public School system is not likely to meet its potential capacity for enrollments unless a sequence of events or actions attracts new families with young children into the area. Two key factors Will be the availability of affordable housing and nearby employment opportunities. In the meantime, schools must use space and resources efficiently as they experience tighter budgets and small enrollments. Many of the demographic characteristics shown here have been analyzed based on 1980 census information. These trends should be updated when the 1990 census information is available. See Appendix B for more demographic information from the 1980 census. Village of Douglas Comprehensive Plan �N A H OL MAP 2.1 PUBLIC SCHOOL DISTRICTS ■ Saugatuck ~ Fennville D Hamilton DATA SOURCE: Respective School Districts Planning & Zoning Center Inc. Lansing, Ml August 1989 s I DOU �3-1 Chapters THE ECONOMY large wetlands abounding with wildlife; orchards and specialty farms: and a scenic location on Lake Michigan encompassing Silver, Goshorn, Kalamazoo and Oxbow lakes. and the Kalamazoo River. The area also has a reputation as a cultural center which sexves as an artists' retreat. The Ox Bow Art Workshop and the Red Barn theater add to the area's cultural ambience. Although it is located in Laketown Township. the Saugatuck Dunes State Park serves as another tourist attraction to the tri-community area. The Park offers no camping and thus many visitors stay in the tri-community area. Visitor counts from the Michigan Department of Resources. Parks Division, reveal that the park has increased in popularity since the ?O's. Visitor counts performed by the Parks Division show that 47,463 people visited Saugatuck Dunes State Park in FY 1988 a 300% increase in park attendance since 1979, when it attracted only 11,714 visitors. ECONOMIC BASE Tourism Tourism fuels the economy of the tri-community area. with associated boating, restaurant. lodging. and strong retail sectors. Of the three jurisdictions, the City of Saugatuck relies most heavily on tourism. The Village of Douglas has boating and lodging facilities which capitalize on tourism, but its commercial sector is primarily oriented towards local clientele. The Township has a small commercial sector which compliments that of the Village, but it is primarily seasonal residential and rural. with a large agricultural area to the south. Although the City of Saugatuck is seen as the resort center of the area. the Village also benefits from and contributes to the tourist trade. The area's resort flair is defined by: historic buildings- including quaint bed and breakfast inns; the many festivals; outstanding boating; Oval Beach; downtown Saugatuck; sand dunes; TABLE 3.1 IMPACT OF TRAVEL ON ALLEGAN COUNTY, 1986 TOT.TRAVEL TRAVEL EXPENDITURES GENER. PAYROLL $42,413,000 $/Jobs .56% % of St.ate Total 29.52% %change 1983-86 TRAVEL GENER. EMPLOYMENT STATE TAX RECEWI'S LOCAL TAX RECEWI'S 869Jobs .62% 18.39% $2,191,000 .71% 27.98% $363,000 .49% 32.48% $7,689,000 .49% 37.87% Source: U.S. Travel Data Center, "The Economic Impact of Travel on Michigan Counties.· TABLE 3.2 MAJOR EMPLOYERS PRODUCT/SERVICE Hansen Machine Haworth Harbors Health Facility Enterprise Hinge Douglas Marine Tafts Supermarket Paramount Tool Co.• Inc. Rich Products Metal Stampings Office Furniture Nursing Horne Manufacturing Marina Supermarket Machinery Pies EMPLOYEES 43 238 78 12 21 32 24 85 Source: Allegan County Promotional Alliance Village of Douglas Comprehensive Plan �3-2 FIGURE 3.1 EMPLOYMENT BY SECTOR IN 1980 TRI-COMMUNITY AREA AND ALLEGAN COUNTY PUBLIC fill CITY ■ VILLAGE SERVICES E::;a TOWNSHIF FIN/INS/REAL EST ~ COUNTY RETAIL WHOLESALE TRANS/COMM/UTIL MANUFACTURING CONSTRUCTION AGRICULTURE 10 5 0 15 20 25 30 35 40 PERCENT How much money does travel and tourism generate in the trt-community area? Although current travel and tourism statistics are not available for the trt-community area, studies conducted for Allegan County reveal the tremendous impact of travel and tourism on local economies in the County. This is especially true for Saugatuck-Douglas- the major resort center in the County. A study prepared for the Michigan Travel Bureau by the U.S. Travel Data Center in 1986 found that travellers spent $42.4 million in Allegan County in 1986, generating $7.7 million for payroll. 869 jobs. $2.1 million in state tax receipts. and $363,000 in local tax receipts. This ranks Allegan County 33rd out of Michigan's 83 counties in travel and tourism revenues. Selected data from this study is reproduced in Table 3. 1. Manqfacturing Manufacturing is central to the year-round stability of the area's economy. Although there TABLE 3.3 EMPLOYMENT BY INDUSTRY - 1980 TOfAL Agriculture Construction Manufacturing TCU • Wholesale Trade Retail Trade FIRE** Services Public Admin. CITY VILLAGE 547 9 30 156 25 13 146 21 125 22 433 16 27 169 10 7 67 15 96 26 TOWNSHIP 689 37 75 274 17 20 106 39 107 14 • Transportation, Communicatiion, Utillities .,. Finance, Insurance, Real Estate Source:1980 U.S. Census of Population, General Social and Economic Characteristics. Village of Douglas Comprehensive Plan AREA 1,669 62 132 599 52 40 319 75 328 62 COUN1Y 34,025 2,041 2,009 13,033 1,407 1,398 5,017 1,126 7,105 889 �3-3 TABLE 3.4 EMPLOYME,NT BY OCCUPATION - 1980 TOTAL Manag. & Admin Prof. Technical Sales Clertcal Service Fann, Fishing Crafts & Repair Machine Operators Laborers. Mat. Moving CI1Y VlLLAGE TOWNSHIP AREA COUN1Y 547 77 87 63 70 72 13 66 60 39 433 34 62 24 45 73 13 70 90 22 685 43 74 83 74 73 43 144 120 31 1,665 154 223 170 189 231 126 210 270 92 34,025 2,315 3,319 2,696 4,189 4,300 1,885 5,447 6,129 3,745 Source: 1980 U.S. Census of Population, General Social and Economic Characteristics. TABLE 3.5 AVERAGE ANNUAL UNEMPLOYMENT RATE To-Community: 1982 1983 1984 1985 1986 1987 1988 15.2 14.7 10.8 11.3 6.5 5.8 5.2 County 14.8 14.3 10.5 10.9 7.3 5.6 5.1 State 15.5 14.2 11.2 9.9 8.8 8.2 7.6 So=: MESC, Bureau of Research & Statistics, Field Analysis Unit are fewmanufacturtng firms, they provide a high percentage of area jobs. Major area employers are listed in Table 3.2. Agriculture Agrtculture is another strong component of the area's economic base. Although farms are located in the Township, Census employment information reveal many individuals in agrtcultural employment in the Village (see Figure 3.1). Rich Products, a major area employer, is an agrt-business which was attracted to the region because of its many fruit fanns. The future of agrt-industry is bright in light of Michigan Department of Commerce efforts to promote and expand food processing .industrtes in the state. EMPLOYMENT Table 3.3 breaks down employment by economic sector for the tri-community area and the county in 1980. This information is illustrated in Figure 3.1. Manufacturing employs the most people in each of the three communities. Yet employment in other sectors vartes. Thirty-nine percent of the Village of Douglas· labor force is employed in manufacturtng. Yet unlike the City, the service sector dominates the retail sector. Service employ 22% ofVillage workers, with only 15% in the retail sector. Construction (6%) and the public sector (6%) are the fourth largest employers of village residents, and agriculture (4%) is fifth. Although nearly all of the region's fanning occurs in the Township. 1980 employment by sector shows that the proportion of the labor force employed in agrtculture in the Township (5%) is low compared to the amount of agrtcultural activity, and only slightly higher than the Village of Douglas. Many farmers have alternative sources of income outside of farm.ing, causing the census to count them in another employment sector. Employment by occupation in 1980 is shown in Table 3.4. The highest proportion of workers in Douglas are machine operators, followed by service workers. crafts and repair workers. and professional/technical workers. Average Annual Employment and Unemployment Unemployment has declined dramatically with Michigan's economic growth of the late 80's. Table 3. 5 reveals average annual unemployment rates in the area since the last statewide recession. (Employment data is not available for individual communities in the trtcommunity area. The Michigan Employment Securtty Commission aggregates it for Saugatuck Township, the Village of Douglas. and the City Village of Douglas Comprehensive Plan jii.:;-, �3-4 of Saugatuck.} The tri-cornmunity area has a slightly higher rate of unemployment than Allegan County. although since 1986 the unemployment rate has dipped below that of the state revealing local or regional economic growth. Average annual employment in the trt-community area bottomed out in 1986. This reflected the loss of American Twisting, which employed about 20 people, and the burning of Broward Marine (about 100 employees) and Brighton Metal (about 10 employees). Yet 1n 1987, areawide employment jumped dramatically. During that year Broward Marine reopened its doors: Rich Products, Harbor Health Facilities, Paramount Tools and other area businesses increased employment: a number of small businesses and two restaurants opened; and perhaps most significantly, Haworth Corporation expanded adding two new departments. Contributing to this was the state and regional economic boom, and corresponding increases in construction and spending. Figure 3.2 illustrates this trend. Seasonal Employment Local employment increases each summer as tourists flood into the tri-community area. FIGURE 3.2 AVERAGE ANNUAL EMPLOYMENT TRI-COMMUNITY AREA 2.8 2.6 T H 2.4 0 2.2 u s A 2.0 1.8 N D 1.4 s 1.2 1.0 +---.-----.--..------.----, 1980 1982 1984 1986 1988 1990 YEAR Figure 3.3 reveals the impact of tourism on employment 1n the tri-community area during the surmner months. The high number of jobs created during the summer months are primarily unskilled jobs in the service/retail sector, especially eating and drinking establishments and various other recreation-oriented uses. Figure 3.4 reveals this explosion in summer employment for tourism- TABLE 3.6 PER CAPITA INCOME ($), ALLEGAN COUNTY (TOP TEN) Saugatuck Laketown Township Holland Gunplain. Township Otsego Township Plainwell Saugatuck Township Allegan Township Leighton Township Filhnore TownshiQ 1979 9031 8332 8125 8074 7437 7396 7286 7170 7051 7015 Laketown Township Saugatuck Holland Gunplain Township Otsego Township Saugatuck Township Douglas Filhnore Township Plainwell Leighton TownshiQ 1985 13,013 12,631 11,608 10,947 10,239 10,228 10.150 10,120 9,886 9,539 Source: 1985 Per Capital Income Estimates, U.S. Census Bureau TABLE 3.7 INCOME & POVERTY CHARACTERISTICS TRI-COMMUNITY AREA (1980) Median HH income % in poverty Income 200% of poverty level & above TOWNSHIP CI1Y VILLAGE COUNTY 16.412 7.1% 74% 15,182 8.6% 75% 14,963 11.3% 73% 17,906 8.0% 71% Source: 1980 Census of Population Village of Douglas Comprehensive Plan �3-5 FIGURE 3.4 FIGURE 3.3 MONTHLY EMPLOYMENT TRI-COMMUNITY AREA, 1988 TOURISM RELATED EMPLOYMENT, 1988 ALLEGAN COUN'IY 2700 1.2. 2650 E M p L 0 y M E N T 1.0 2600 Q.8 2550 0.6 2500 0.4 E MT p H L o ou y s A 0.2 2450 0.0 MN E D Ns T 2400 2350 2300+.-........---T-.--"T"'"""""T'""--,--r--"T"'""-r--,--, J F M A M J J A S O N 0 MONTH FIGURE 3.5 REAL PROPERTY SEV (1988) SAUGATUCK TOWNSHIP & Vlll.AGE OF DOUGLAS ~V'V'II DEVELOPMENTAL l'Y• AGRICULTURAL 5% INDUSTRIAL 2% related industries in Allegan County. TWs increase creates a high demand for teenage employees. Tri-community area businesses note the difficulty of filling these jobs, and the need to import seasonal labor. This is yet another impact of the demographic make-up of the area (i.e. the low number of teenage children). New industry and affordable housing in the area could attract families With children who, in turn, could staff area businesses during peak summer months. TAX BASE Residential uses make up the bulk of the area's tax base. Tax base information is aggre- gated for the Township and Village of Douglas. In 1988, residential uses comprised 76% of the real property tax base for the Township and Village of Douglas ($43,730,725). Commercial uses comprised 16% ($9,402,800). Agriculture comprised 5% ($2,661.790). Industrial comprised 2% (%1,126,200). Developmental, a recently created category which refers to lands which are assessed at a higher rate due to their high development potential, comprised 1o/o ($430,733) (see Figure 3.5). Figure 3.6 illustrates changes in annual real property SEV between 1980 and 1987 for the Village of Douglas, compared to Saugatuck Township and the City of Saugatuck. The figure shows a steady increase in the Village's real property tax base since 1980. The sharp drop in Township SEV is explained by the incorporation of the City of Saugatuck and its corresponding removal from the Township's tax base. More information on annual Sev·s and 1988 breakdowns can be found in AppendJx B. INCOME Between 1979 and 1985, census estJmates show a dramatic rise in per capita income in the Village of Douglas- an increase of 47.4%- making it one of the top ten communities in terms of per capita income in Allegan County. Table 3.6 shows this comparison. (Per capita income in 1979 was $7,688 for the state and $6,744 for the county. in 1985 it was $10,902 for the state and $9,346 for the county.) Table 3.7 reveals selected income and poverty characteristics by jurisdiction in the tri- Village of Douglas Comprehensive Plan �3-6 FIGURE 3.6 ANNUAL REAL PROPERTY SEV TRI-COMMUNITY AREA (1980-87) 70 60 M S~ ELI VoN 50 ~ - 40 = - s 30 Saugatuck Douglas Township* Township** 20 10.k~~~-----------1980 198119821983 1984 1985 1986 1987 YEAR * not including Village(s) including Douglas through 1987 and Saugatuck through 1984 ** community area. Although the per capita income in the area has been consistently higher than that of the county, the median household income is lower. The median household income is the point at which 50% of the households earn more and 50% earn less. This statistic is more representative of local trends as it is less easily distorted by a few high income wage earners. Poverty data correspond with median household income. As median income goes up, the proportion in poverty goes down. Despite its rapid growth in per capita income, the Village of Douglas has the lowest median household income and the highest percentage of poor in the region. Figure 3. 7 reveals the proportion of those in poverty by age. (The poverty level used by the 1980 census in recording thiS data was an annual income of $3,778 for those under 65, and $3,689 for those 65 and over.) Although the largest number of poor persons are under 55, a high proportion are elderly. FIGURE 3.7 . PERCENT IN POVERTY BY AGE TRI-COMMUNITY AREA (1980) tfil TOWNSHIP 71) p E R C E N T ■ •• CITY ~ VILLAGE so •• ,o . ,. LESSTHAH55 ... M,..51 Village of Douglas Comprehensive Plan AGE �4-1 Chapter4 NATURAL RESOURCES AND THE ENVIRONMENT CLJMATE Weather conditions affect the Village's economic base. Variations in average conditions, especially during the summer months, can cause fluctuations in tourism and outdoor recreation activities, upon which the local economy is dependent. Prevailing winds determine lakeshore and sand dune erosion patterns, which impose limitations on development along the Lake Michigan shore. Below, in Table 4. 1, is relevant climatic information for the area. These conditions generally do not pose limitations on the area's growth except along the Lake Michigan shore, where natural forces can cause rapid and extensive erosion of beaches and sand dunes. The climate is also considered favorable for growmg certain fruits, such as apples and blueberries. GEOLOGY Douglas is located on the southwestern flank of the Michigan Basin, which is a bedrock feature centered in the middle of the Lower Peninsula. The sandstone and shale bedrock is overlain by glacial deposits from 50 to 400 feet thick. There are no outcroppings of the bedrock and the proximity of the bedrock to the surface of the ground does not impose limitations for normal excavating or construction. Glacial deposits consist primarily of sandy lake bed deposits east of the Lake Border Moraine, a major physiographic formation which is adjacent to Lake Michigan. TOPOGRAPHY Most of Douglas is relatively flat. but local variations in elevation of up to 50 feet exist in some places between uplands and the floodplain of the Kalamazoo River, and along the Lake Michigan Shore. The golf course in the northwest part of the Village and Tannery Creek north of Section 21 are areas having steep slopes. Steep slopes present impressive scenery and pose increased maintenance and construction costs as well as safety risks. This is especially true with unstable landforms such as sand dunes. Generally, slopes exceeding 7% should not be developed intensively, while slopes of more than 12% should not be developed at all because of erosion and storm water runoff problems. On the topographic map (Map 4.1). steep slope areas are indicated by three or more contour lines in close proximity. DRAINAGE Douglas lies within the Kalamazoo River Basin, which begins near Jackson and extends westward into Saugatuck Township, Douglas and Saugatuck (see Figure 4.1). All of the land in the Village drains into the Kalamazoo River, except for areas directly adjacent to Lake Michigan. Most areas of the Village drain fairly well TABLE4.1 SUMMARY OF RELEVANT CLIMATE CONDITIONS CLIMATE VARIABLES AVERAGE CONDITION EXTREME CONDIDON Coldest Months (January-February) Hotest Month (July) Annual Average Temperature Average Rainfall Average Growing Season Average Annual Snowfall Elevation Above Sealevel Prevailing Winds 23.3° F - 25.1° F 71.5° F 48.3° F 35.7 inches 153 days 79.7 inches 590 feet Westerly -11 ° F - -35° F 96° F - 106° F Source: USDA Soil Survey, Allegan County Village of Douglas Comprehensive Plan �FIGURE 4.1 KALAMAZOO RIVER BASIN Lake Huron Lake Erie due to adequate slopes and highly permeable soils. Exceptions are the West Shore golf course area in the northwest part of the Village and Tannery Creek. Watercourses in Douglas are shown on Map 4.2. FLOODPLAINS Areas adjacent to creeks, streams and rivers are susceptible to periodic flooding that can cause extensive damage to buildings and can pose a substantial threat to public health and safety. The U.S. Army Corps of Engineers has mapped the boundaries of the 100 year flood• plain in Douglas. Those boundaries are denoted by the shaded areas on Map 4.3 and is the area that would be inundated during an Intermediate Regional Flood. The Federal Flood Insurance Program has established guidelines for use and development of floodplain areas. Those regulations indicate that development in floodplains should be restricted to open space. recreational or agricultural uses. Installation of public utilities and permanent construction for residential, commercial or industrial uses should not occur in floodplain areas. Several homes along Douglas Bayou and small areas of the boat storage and maintenance facilities north of Blue Star Highway on Kalamazoo Lake are the only developments in the floodplain. There is not much floodplain area within the Village, with the West Shore golf course area and Tannery Creek being the only sizeable floodplain areas. WEn.ANDS There are numerous areas within the Village which could be considered wetlands. Most are contiguous to or hydrologically connected to the Kalamazoo River or Tannery Creek. Some are herbaceous and shrub rangelands. which may or may not be considered wetlands. subject to site characteristics. Wetlands are valuable in storing floodwaters and recharging groundwater. They are also habitat for a wide variety of plants and animals. Because wetlands are a valuable natural resource, they are protected by Public Act 203 of 1979. PA 203 requires that permits be acquired from the Michigan Department of Natural Resources (DNR) prior to altering or filling a regulated wetland. The Wetland Protection Act defines wetlands as "land charactertzed. by the presence of water at a .frequency and duration s4ffteient to support and that under normal circumstances does support wetland vegetation ar aquatic life and ts commonly referred t.o as a bog, swamp, or marsh and ts conttguou.s to the Great Lakes. an inland lake or pond. or a river or stream." Regulated wetlands include all wetland areas greater than 5 acres or those contiguous to waterways. Wetlands which are hydrologically connected (i.e. via groundwater) to waterways are also regulated. Activities exempted from the provisions of the Act include farming. grazing of an.tmals. farm or stock ponds, lumbering, maintenance of existing nonconforming structures. maintenance or improvement of existing roads and streets within existing rightsof-way, maintenance or operation of pipelines less than six inches in diameter. and maintenance or operation of electric transmission and distribution power lines. Permits will not be issued if a feasible or prudent alternative to developing a wetland exists. An inventory of wetlands based on the DNR's land use\cover inventory arc illustrated on Map 4.4. Table 4.2 shows the land use\cover codes pertaining to regulated wetlands ln the area. Herbaceous and shrub rangelands may not actually meet the statutory definition of wetland, so on site inspections will be necessary Village of Douglas Comprehensive Plan �4-3 to establish whether a wetland indeed exists in such areas. SOILS A modem soil survey was completed for Allegan County by the USDA Soil Conservation Service in March, 1987. The soil types present in the Village of Douglas are shown on the map and table in Appendix D. Each soil type has unique characteristics which pose opportunities for some uses and limitations for others. The most important characteristics making the soil suitable or unsuitable for development are limitations on dwellings with basements. limitations on septic tank absorption fields, and suitability for farming. Soil limitations have been classified into three categories. which are described below. • Slight: Relatively free of limitations or limitations are easily overcome. • Moderate: Limitations need to be considered. but can be overcome with good management and careful design. • Severe: Limitations are severe enough to make use questionable. Approximately half of the soils in Douglas have severe limitations on residential and urban development. The degree of soil limitations reflects the hardship and expense of developing the land. Basement Limitations Limitations for dwellings with basements are shown on Map 4.5. Some soils impose severe limitations on basements because of excessive TABLE 4.2 LAND COVER CODES FOR PROTECTED WETLANDS IN TRI-COMMUNITY AREA CODE DESCRIPTION 31 32 412 414 421 429 611 612 621 622 Herbaceous Rangeland• Shrub Rangeland* Upland Hardwoods Lowland Hardwoods Upland Conifers Lowland Conifers Wooded Swanps Shrub Swamps Marshland Meadow Mud Flats Source: Michigan DNR Land Cover /Use Classification System • Wetlands are sometimes, but not always associated with these land cover types. wetness, low strength, excessive slope. or shrink-swell potential. These areas are found primarily in the extreme southern part of the Village, near and within the Felkers Subdivision. in the West Shore golf course area. and along Lakeshore Drive between Center St. and Campbell Rd. Most of these areas are considered severe because of excessive wetness. Septic Limitations Most of the soils in Douglas impose severe limitations on septic tank absorption fields. while some impose only slight limitations. The remainder are excavated areas or beaches, which are not rated for septic limitations. The permeability of soils in the Village ranges from very poorly drained to excessively drained, with neither one predominant. Map 4.6 shows the septic limitations for the Village. This map suggests the need for municipal sewers to accommodate new development in some areas not presently served. including parts of the Felkers Subdivision and the southeast part of the Village. The degree of soil limitations reflects the hardship and expense of developing that land for a particular use. Those soils classified as "severe" have varying degrees of development potential based on the nature of the limitation. Map 4. 7 provides this more detailed analysis of severe limitations on septic tank absorption fields. The "severe" soils have been categorized as follows: A Sandy, moderate to rapid permeability B. Rapid permeability, wetness and high water table C. Wet, ponding, heavier (clay) soils. slow permeability D. Very wet soils, organics. wetlands, floodplains, unable to support septic fields. Soils in categories B and D are not able to support septic fields because of extreme wetness. Soils in categoxy A are classified as "severe" by the Soil Conservation Service. however the Allegan County Health Department considers them to have only moderate limitations for septic systems. They can be made suitable for development by increasing the distance between the septic system and the water table. Soils with moderate and slight limitations also appear on Map 4.7. Soils that are most suitable for development. with respect to basement and septic limitations. are shown in Map 4.8. Village of Douglas Comprehensive Plan �4-4 Portions of the Felkers Subdivision in Douglas have been designated by the Allegan County Health Department as unsuitable for new development without sewers.(see Map 4.7a) Standards for Septic Systems The Allegan County Health Department has established certain standards for septic systems. These standards apply somewhat different site characteristics when determining the degree of limitations for septic systems. compared to the Soil Conservation Service approach. which focuses on soil types and slope. Below is a review of these Health Department standards by development type. Single Family Residential Before a permit is considered, there must be at least four feet of dry soils between the bottom of the septic system and the water table. In addition, there must be one foot between the existing ground surface and the seasonal water table. and two feet between the existing ground surface and the clay. Special permits will be considered only if the site size is at least two acres and the septic system is put on top of four feet of sand. Residential sites that fail to meet those requirements, such as the small lots in Felkers Subdivision, will not be issued septic system permits. All Other RestdentiaL Plus Commercial These fall under State guidelines of at least two feet between the existing ground surface and the water table and four feet of dry soil between the bottom of the septic system and the water table. No special permits are issued for these uses. Most of the land along the entire length of Blue Star Highway not served by public utilities does not meet these State standards and has been denied commercial permits. Public sewers will be necessary. Hydric Soils Hydric soils are another limitation on development. They are very poorly drained, saturate easily and retain large quantities of water. If artificially drained, they are often suitable for farmland use. Map 4.9 shows where these soils are. In Douglas, hydric soils are found near watercourses and correspond to present or former wetlands. Residential, commercial and in- dustrial development in areas containing hydric soils should be discouraged. GROUNDWATER Groundwater iS an unseen resource and is therefore particularly vulnerable to mismanagement and contamination. Prior to the 1980's, little was known about groundwater contamination in Michigan, and some startling facts have recently been revealed. The leading causes of groundwater contamination in Michigan are from small businesses and agriculture. More than 50% of all contamination comes from small businesses that use organic solvents, such as benzene, toluene and xylene, and heavy metals, such as lead, chromium, and zinc. The origin of the problem stems from careless storage and handling of hazardous substances. On paved surfaces where hazardous materials are stored, substances can seep through or flow off the edge of the pavement. Materials can get into floor drains which diScharge to soils, wetlands or watercourses. At present, groundwater iS the only tapped source of potable water for the Village of Douglas, City of Saugatuck. and Saugatuck Township. The glacial drift aquifers in the area are especially vulnerable to contamination because of rapid permeability and high water table. In a local example, Douglas' municipal water supply has been contaminated by volatile organic compounds (VOC's), supposedly by an industrial site within the Village. Some areas without municipal sewer and water service are in danger of groundwater contamination due to septic systems, intensive development and a high water table. Protection of groundwater resources is problematic because of dilliculties in locating aquifers. Well depth records indicate the relative location of groundwater at particular points. According to well logs from Michigan Groundwater Suivey (MGS) data, well depths in and around Douglas range from 33 ft. to 240 ft. Soils most vulnerable to groundwater contamination are found on Map 4.10. SPECIAL FEATURES Lake Michigan Shoreline and Beaches The Lake Michigan shoreline in Douglas is very susceptible to wind and water erosion during storms and high lake levels due to resultant wave action. The current closing of Lakeshore Drive in Douglas and Saugatuck Township due Village of Douglas Comprehensive Plan �4-15 to bluff erosion is a graphic example of the power of wave action. These natural processes pose hazards to public health and safety. The Shorelands Protection Act of 1970 was enacted to identify areas where hazards exist by designating them and by passage of measures to IIlinim1ze losses resulting from natural forces of erosion. High risk erosion areas are defined as areas of the shore along which bluilline recession has proceeded at a long term average of 1 foot or more per year. The entire Lake Michigan shoreline in Douglas has been designated as a high risk erosion area, with some portions eroding at a rate of 1.6 feet per year. Within the designated area, shown on Map 4.11, alteration of the soil, natural drainage, vegetation, fish or wildlife habitat, and any placement of permanent structures, requires a DNR review and permit. unless the local unit of government has an approved high risk erosion area ordinance, which Douglas does not. Sand Dunes Areas needing special attention in such standards are vegetation, drainage and erosion protection. WOODLANDS The wooded areas of Douglas are a mixture of hardwoods and conifers. Upland hardwoods are scattered throughout the Village, with some large patches near Lake Michigan. Conifers are only found in small patches in the extreme southern part of the Village. Woodlands are shown on Map 4.13 Mature trees, represent a valuable resource in maintaining the aesthetic character of the Village, not to mention their overall importance to wildlife and the natural environment. In particular, the wooded areas along the rivers and streams are especially important. In some areas along I-196, especially in the southern part of the Village, trees buffer the freeway from surrounding land uses. They should be managed to insure their long term existence. The sand dunes along Lake Michigan in the extreme northwest comer of the Village represent a unique and fragile physiographic formation and ecosystem that is very susceptible to wind and water erosion, and destruction due to careless use or development. The dune area which is in the Village, the City of Saugatuck and Saugatuck Township has been identified by the Michigan Department of Natural Resources (DNRJ as a critical dune area, subject to protection under the Michigan Sand Dune Protection and Management Act, PA 222 of 1976. The designated critical dune area is shown in the shaded region of Map 4.12. Recent legislation (PA 147 & 148 of 1989) provides for additional protection of critical dune areas. Under these Acts, all proposed commercial or industrial uses, multifamily uses of more than 3 acres, and any use which the local planning commission or the DNR determines would damage or destroy features of archaeological or historical signiflcance must ultimately be approved by the State. Single family residential development is to be regulated at the local level. The law prohibits surface drilling operations that explore for or produce hydrocarbons or natural brine as well as mining activities (except in the case of pemut renewals). The legislation also imposes certain standards on construction and site design in critical dune areas. Site design and construction standards for sand dunes should be enhanced to prevent further deterioration of this fragile environment. Village of Douglas Comprehensive Plan �N A ' : _.;I, .t ' -- I :'/, -~ - ~ ,'I -- ~- ' .,, :· ,. ,, ~ --------------✓';:. , - ---- ----- =---==-- / -- ,- __,,-- -~ - -==:-:::=,:~ ~ ~ I - ------ ...___ - I - --:-"'\--.., --------c!3 ~ ~ --;·· ~ --------------- _./ .,,,------------ C ~ c:::::::) - ·..., --~ - ~ _____ __. __3-.,-....,---- _,, - ' - ~ ~ ---- ' -~,. --- -~~---"'IT1 ----- -- .::--- _J: -- _/ ✓----~ :::::::::=~....,.__~- . j·~ ------ :;:;. - --- ;'~~~ ----- ;J_ j ~\ ,,,_,_ '~'' 0 -------Douglas MAP4.1 TOPOGRAPHY Contour interval is ten feet Darker lines are 50 foot contours 0 1600 2400 Scale 1" = 1748 ft August 1989 DATA SOURCE: USGS Quadrangle Maps Planning & Zoning Cenler Inc, Lansing, Ml �N A CAMPBEL:..... RD . ..... _. ,:_:::.:;.:7············-······-·········-················· I I I , / / C E NT ER ~.J:·:····•........../ i DOUGLAS --------- .•·· .............. - r== 0 I >-Cl:'. ; 'r{ I I Cl:'. w U... I: 'Ii I I I • , I , • 1.:30THI ~.,..............\ ..... r \~ ·-....." ., . L. ..........i' ~If' JJ1 ij fTl I I v, I . I ,/( ~ ' . 1 \~ 0 r·····--···1 _] i '··························i fTl . ....____,__, 12 9 T H -I -I I 'I (/) .\ -I / /1 I Douglas MAP4.2 WATERCOURSES 0 Lakes, rivers and streams [2] Drains and intermittent streams 0 DATA SOURCE: MDNR m (Ji CJ) .·········•...... ~ t;V~~-\ l ,, August 1989 AVE . _ _ _ _ _ _ _ _ _ CJ) -.. J. . .•······,'//.> :·:.: 1~ 800 1600 2400 Scale 1" = 1748 ft Planning & Zoning Center Inc, Lansing. Ml �N A ,.._.._. CAMPBELL 1600 0 RO. - 2400 Scale 1" = 1748 ft I CENTER /1 IV) >-0:'. I O:'. w L... ~ 1 .. 196 , .)- ' ---------'1-.,, " ' · ~ I 31 , ~ 12 9 T H \ \J) , I 0 I XI I AV!::. Ol Ol --i I 1 rr1 ,.✓:;/ l/l --i // MAP 4.3 FLOODPLAINS Douglas 100 Year Flood Area 500 Year Flood Area August 1989 DATA SOURCE:MDNR Planning & Zoning Center Inc, Lansing, Ml I Ol U1 --i I l/l --i �N A -------i , I 0 L--,--- I 800 1600 2400 '--, I I Scale 1" = 1748 ft I I I \ I I I I I I _j r - -,,----.. . __--------1___, --1 ~ I / 1 ' .~ I , -=:::,, I \ I - , , .:e - •• -··::::r I / ' I ~I ;: l\ ..__. •:!Blfflftih...,' I ,- -<-.____, I , l__, , ~ l r - - -_,__________,~· I • ~ -~ MAP 4.4 WETLANDS • ■ ■ II Lowland Hardwood Lowland Conifer Wooded Swamp August 1989 II ■ ■ DATA SOURCE: MDNR Douglas Shrub Swamp II Marshland Meadow & Mud Flats Herbaceous Rangeland Shrub Rangeland Planning & Zoning Cent&r Inc:, Lansing, Ml �N A 0 800 1600 2400 Scale 1" = 1748 ft ,I/IC : ·: : j::/ r C. . §. a : t::, ,' i:::-:::,, . •.· ..:" :......... .· . . ..... . .... .. ,.··-- •:::::: ::: :::; ;:::: . •. . . ' •·• -·•·• ! :: : : '. ~ : i ~ i i. ... .. ... ! " . ·: : :::: ·· · • MAP 4.5 BASEMENT LIMITATIONS 1111 Severe ■ Excavated flIIIIl Moderate ~ Wetland Soils Q Slight ~ Sand Dunes August 1989 DATA SOURCE: USDA Soil Survey, Allegan County: Douglas Planning & Zoning Center Inc, Lansing, Ml �N A 0 800 1600 2400 Scale 1" = 1748 ft MAP 4.6 SEPTIC LIMITATIONS Ill Severe mm Moderate ~ Wetland Soils CJ Slight ~ Sand Dunes August 1989 Douglas Excavated DATA SOURCE: USDA Soil Survey, Allegan County: Planning & Zoning Center Inc, Lansing, Ml ��----------------------,- ·-----i' : I I I ! I r , b _... '' / I ''I I I/ I i __ ' - : ==I T T T - - -- - - --- - -- ! 8 ~ 20 -·I! o'-,/ l! rir I - t ~ 1 - ---- ·---------------------- i------- I I! l ''D I ...... ... t 2S I I I I II -~\~ I I 1 ' II "'·'('s 311 "= . -- I I I I I I I I ~ - ,::::-:.:~.:--.. . W:.IUll m =.r:r1::o W.M.lll MAP 4.7 A ONSITE WASTEWATER TREATMENT LIMITATIONS Douglas 38 �N A ,_____ 0 800 9 1600 2400 Scale 1" = 1748 ft MAP 4.8 MOST SUITABLE SOILS Ill Soils Most Suitable For Development ■ Excavated Areas DATA SOURCE: USDA SoU Survey, Allegan County Douglas Planning & Zoning Cent&r Inc, Lansing, Ml �N A 0 800 1600 2400 Scale 1" = 1748 ft MAP 4.9 HYDRIC SOILS lil Hydric Soils ~ Wetland Soils August 1989 DATA SOURCE: USDA Soil Survey, Allegan County Douglas Planning & Zoning Center Inc, Lansing, Ml ��N A CAMPBELL RD. 0 800 1600 2400 - / - - -?cale 1" = 1748 ft /' ST. ·· ' I \ ft/l / I I / ,~- - - ~ 1 >- --~/ 0:: I -- I a:: w Li. , ,. 130TH AVE. ,c r, I .... _ I ..) I ......... .,. .'} '..., .-- -7 --------~~. __, I ---.., ._J__, ~ // ' ' 196 31 -,________,..._,. 129TH AVE. - - - - - - - - - - - - - . · 0) 0) --! I t/l --! MAP 4.11 HIGH RISK EROSION AREAS Accretion Area Douglas Numbers indicate accretion/recession rate in feet per year Recession Area August 1989 DATA SOURCE: MDNR Planning & Zoning Center Inc, Lansing, Ml �N KALAMAZOO ,..___ LAKE 0 A 800 1600 2400 Scale 1" = 1748 tt CENTER ST. DOUGLAS BA YOU - I----lj) ~-,.-/ >-er -- tr w LL 130TH ~ AVE.c. _ _ _J . _ __ _ _ _ _ _ _- , - - - - - - - - - - - - - - - _ - _ _ . . - - : - - - - - - - - - . 729TH AVE. I)) m -! I)) Ul -! ~ I t/) 0 JJ -! Ul -1 -- MAP4.12 CRITICALDUNEAREAS fgj Douglas Critical Dune Areas Auggst 1989 DATA SOURCE: MDNR Planning & Zoning Center Inc, Lansing, Ml �N A 0 800 1600 2400 Scale, .. = 1748 ft .._______ /1/ ,,,.,~,,,,.,..,. ,, ,.,,., n ,,.,.,.,,,,;-,; .,.,..,.,..,.,,.,.,., ,::i~~~~~~H~~H~i~H~i~~ ,~;~:gfigg~f1!Hi!~ffigg; MAP4.13 WOODLANDS II II § § Upland Conifer Upland Hardwood Wooded Swamp Lowland Conifer Shrub Swamp DATA SOURCE: MONA -c::cc::.::.:::::c-;;;;:.;;;;;;.~, i;;;;;;;;;;;; Douglas Lowland Hardwood August 1989 t._i~i:;::ill" .,.,,-,,,.,.,,,,,,..,.,,,,.n,,,,,.,.,,.,.,,.,._,,.,,,.,..,.,. ,,.;,.,.,,.,.,,.,.,.,,.,.,,,.,.,.,.,.,,.,,,,,,,,,.,,,,.,.,., Planning & Zoning Center Inc, Lansing, Ml �5-1 Chapter5 EXISTING LAND COVER AND USE LAND USE/COVER DATA SOURCES RESIDENTIAL Land cover and use refers to an inventory of existing vegetation, natural features, and land use over the entire Village (see Map 5.1). This data was obtained in computerized form from the Michigan Resource Inventory System (MIRIS) database, which is maintained by the Michigan Department of Natural Resources (DNR). The data came from photo interpretations of aerial infrared photos by trained interpreters at the West Michigan Regional Planning Commission. The DNR will update this data every 5 years. Land cover and use categories included in the data are explained on the legend to Map 5.1. The wetlands and woodlands maps in Chapter 4 were also derived from this data. MIRIS data was supplemented by a thorough land use inventory of Douglas, conducted in the summer of 1988. The inventory was based on ownership parcels and conducted both on foot and through a "windshield survey". The existing use of every parcel was recorded and evaluated in combination with low-level aerial imagery available from the Allegan County Equalization Department and the MIRIS land cover /use map to prepare the existing (parcelbased) land use map (see Map 5. 2). The following description is based on these maps and data sources and the USDA Soil Smvey of Allegan County. Land use by category is shown in Table 5.1. This infonnatlon was derived from the aforementioned data sources and areas were calculated using CMAP computer mapping software. The predominant land use in Douglas is single family residential. This is followed by golf courses. commercial, and boat service and storage, respectively. Vacant land comprises forty five percent of the total land area (street ROW's excluded) of the Village. Following are brief geographic descriptions of existing land use. These descriptions are based on the planning/neighborhood areas depicted on Map 5.3. The majority of residential development in Douglas is clustered in the Village Center area and along the Lake Michigan shore. Most resort and seasonal residential development is located along Lake Michigan. Single family structures are the predominant residential type. Two mobile home parks are located in the southern part of the Village near the intersection of Blue Star Highway and 130th Avenue. There are several multiple family structures within the Village. Among these are an apartment building at the corner of Ellis and Center Streets, condominiums between Ferry Street and Kalamazoo Lake, and apartments in the block between Fremont and Center Streets west of Blue Star Highway. Several large older homes have been converted to two or three units or bed and breakfast establishments. There are currently three bed and breakfasts in the Village. TABLE 5.1 EXISTING LAND USE IAND USE Residential single-family multi-family mobile home Commercial Industrial Institutional Agricultural Parks Golf Courses Boat Storage & Service Kalamazoo River Wetland Streets & Roads Vacant TOTAL ACRES 218 29 18 44 32 28 24 23 130 34 34 155 fil.6 1284 % 1IAMSROW- 16.98% 2.26 1.40 3.43 2.49 2.18 1.87 1.79 10.12 2.65 2.65 12.07 1:U..N 100.080/4 • % of total land area mtnus street ROWs Village of Douglas Comprehensive Plan �5-2 Village Center Approximately 25 blocks of long-established neighborhoods surround the original center of the Village. These consist primarily of older homes with some homes less than 30 years old scattered throughout. The condition of homes 1n this area varies widely, with some structures recently improved and others lacking maintenance over a long a period of time. Although dilapidated houses are relatively few in number. they have a significant negative impact on aesthetics and property values in the Village Center area. Accessory buildings such as separate garages or sheds are prevalent on residential properties in the Village Center area. and many of these are poorly maintained as well as highly visible. One home on north Water Street was built in the floodplain, too close to the waterfront. It is vacant and not maintained, and detracts from the aesthetic quality of the waterfront. The tree lined streets, relatively large lots and large wood frame homes give this part of the Village a classic charm. Lakeshore Area The Lake Michigan shore is lined with both large and small single family homes. many of them seasonal dwellings along Lakeshore Drive. The condition of structures in this area is fairly consistent from house to house. with most of them being in good to excellent condition. The lakeshore area is characterized by scenic vistas of the lake, although sand dunes and numerous structures obstruct the view of the lake while travelling north from Center Street. Large trees line the road and many homes are on wooded lots. A bed and breakfast establishment is also located in this area. Campbell Road & West Center Street The residential area along Campbell Road in both Douglas and Saugatuck includes a mix of newer and older homes. To the south of this area is the West Shore golf course, which contributes to a rural setting, with its large trees and open space. There is also some vacant land outside of the golf course which is in the floodplain and thus should not be developed. Felkers subdivision south of West Center St. is a partially completed residential subdivision on an area of poor soils where new homes will have to be connected to the sewer system in order to be permitted. Scattered Residential In the southern part of the Village along 130th. Avenue. and along Ferry Street between Center Street and 130th. Avenue, residential development is scattered along the road with varying lot and structure sizes. Ferry Street is lightly travelled and residences are minimally affected by vehicle traffic. Commercial uses adjacent to the residential areas are not buffered and also impact upon adjoining residential uses. In addition to single family homes. there are two mobile home parks located next to each other south of 130th. Avenue and east of Blue Star Highway. Harbours Apartments are located south of 130th. Avenue, between Water and Union Streets. There are also residences along south Water Street, from east 130th. Avenue to South Street. This area is surrounded by undeveloped land, including an orchard, which serves to give it a rural character. Several residences are located on the Kalamazoo River between Schultz Park and Water Street as well. Condominiums Three major condominium developments have occurred in Douglas within the last five years. The Amity condominiums are located north of 130th. Avenue between Water Street and Blue Star Highway. The Mariners Cove condominiums are located adjacent to the boat docks on Kalamazoo Lake near Saugatuck. Tower Harbour condominiums are located along Ferry Street directly south of Mariners Cove. COMMERCIAL The major commercial areas in Douglas are Blue Star Highway from the Kalamazoo River bridge to 130th. Avenue, and in the Village Center. Boat storage and repair facilities represent a different type of commercial use and are found mostly in areas near the waterfront. Blue Star Highway The commercial area along Blue Star Highway is concentrated from Chestnut to 130th and represents a form of unplanned commercial strip development. Lots were developed independently at widely varying points in time without any consideration for safe and functional design vis a vis adjoining parcels. Commercial strips often have inconsistent setbacks, an excessive number of driveways, excessive signs, poorly controlled ingress and egress and are poorly designed with respect to the natural en- Village of Douglas Comprehensive Plan ��5-4 East of the bridge down to where Tannery Creek enters the Douglas Bayou is characterized by residential development and some boat slips. The balance of the shoreline in Douglas is largely wetland to Schultz Park with a few single family homes. HISTORIC & ARCHAEOLOGICAL FEA1URES Some archaeological sites historic sites can be found in Douglas. Historic and archaeological sites are designated by the Michigan Bureau of History. Historic Buildings and Sites The Michigan State Register of Historic Sites was established in 1955 to provide official recognition for historic resources in Michigan. Designated historic sites have unique historic, architectural, archaeological, engineering, or cultural significance. There are three State historic sites in Douglas, which are listed on Table 5.2. State historic site designation does not include any financial or tax benefits. nor does it impose any restrictions upon the owner of the property, unlike similar designations under federal law. TABLE 5.2 STATE WSTORIC SITES DESCRIPI10N . LOCATION Douirlas: Dutcher Lodlle # 193 Hall Asa Goodrich House Sarah Kirbv House 86 Center St. 112 Center St. 294 W. Center St. Source: Michigan Bureau of History Archaeological Sites Archaeological sites are of particular scientific value to the fields of anthropology. ecology.and biology and may have hlStoric or ethnic signiftcance as well. There are 120 atchaeologlcal sites scattered throughout Saugatuck Township, Saugatuck and Douglas, mostly related to Ottawa and Potawatomi cultures. Their exact Iocattonsbave not beendiSclosedbythe Bureau of History .. t,o protect them from~ tatfon. ~ cil F ~; ~ . -.er ~tllatthctr History reviews these projects to assess their impact on archaeological sites. The Bureau of History also recommends that those proposing development projects in Douglas contact the State Archaeologist to determine if the project may affect a lmown archaeological site. This is particularly critical given the existence of Indian Burial sites fn the area. If an important archaeological site will be affected, archaeologists will negotiate a voluntary agreement to preserve those artifacts. The Bureau of History serves in an advisory capacity and has no legal authority to restrict development rights. �Douglas MAP 5.1 LAND USE/COVER WATER URBAN 113 Single Family 115 Mobile Home 124 Neighborhood Business ••• ••• ••• 126 Other Institutional 193 Outdoor Recreation □ 52 Lakes ~ ~ ~ 611 Wooded Swamps IlIIIll FARMLAND WETLAND 612 Shrub Swamps 621 Marshland Meadow 622 Mud Flats BEACH 21 Cropland 72 Beach At Riverbank 22 Orchards 73 Dunes RANGELAND II Ill 31 Herbaceous Rangeland 32 Shrub Rangeland WOODLAND ~ 412} 414}Broadleaf II 421} 429}Conifers August 1989 DATA SOURCE: MDNR Planning & Zoning Center Inc, Lansing, Ml �N A Village of Douglas LAND USE/COVER 0 800 1600 Scale 1" = 1748 ft 2400 �MAP 5.2 EXISTING LAND USE ~ Single Family Residential I] Mulltiple Family Residential ~ ~ ~j~~: nm Douglas Agricultural - Orchard Recreational [fflffl Junkyard ■ Commercial ~ Mobile Home Park il!IIII Boat Storage/Marina [II Vacant HH Industrial III]]] Wetland !Im! Institutional D Water Residential/Commercial ___ .__ Agricultural ~~~~ August 1989 SOURCE: PZC Land Use Survey Planning & Zoning Center, Inc, Lansing, Ml �N A ,-,.-.0 700 1400 Village of Douglas EXISTING LAND USE 2100 Scale 1" = 1438' ... • �N A 0 800 1600 2400 Scale 1" = 1748 ft lSUfOYIL PS Douglas MAP5.3 PLANNING AREAS ~ Lakeshore 9 Waterfront ■ II Campbell & West Center ~ Ferry & W. Of Blue Star ~· Village Center Residential Bluestar Industrial ~ East 130th ■ Blue Star Commercial August 1989 a DATA SOURCE; Douglas PlaMing Commisssion Village Center Commercial Planning & Zoning Center Inc, Lansing, Ml ~ �6-1 Chapter6 PUBLIC FACILITIES AND SERVICES NON-PARK PUBUC FACIUTIES A listing of all non-park public facilities in the Village ofDouglas is found on Table 6.1. This includes police and fire stations, municipal government offices, vacant lands and other public facilities (see Map 6.1). Table 6. la lists planned acquisitions and improvements to non-park public facilities. UTILITIES Sewer and Water The Saugatuck-Douglas area sewer and water systems are managed by the Kalamazoo Lake Sewer and Water Authortty, which is responsible for operation and maintenance and provides water production and wastewater treatment. Each participating community is responsible for providing and financing their own infrastructure. The KLSWA performs the construction work or contracts it out. The service areas for the sewer and water systems, shown on maps 6.2 and 6.3, extend only for very short distances into Saugatuck Township. Most of the developed part of the Village is served by both water and sewer, and the system is designed to accommodate expansion and addition of new lines. Numerous engineering studies have been conducted which discuss vartous alternatives for improvement of utilities. These include using Lake Michigan for the municipal water supply and extending public utilities into the Township. Proposals must take into consideration the permanent population. seasonal population, number of daily visitors, and future industrial flow. Peak periods for public utilities in the area are more pronounced than in typical communities due to the relatively high seasonal and daily visitor population. Water System The reliability of the water system depends on water supply sufficient to meet peak demands, storage capacity to provide fire flows for sufficient duration, adequate water pressure and distribution system loops. The existing system is deficient with respect to meeting peak demands. The water is not treated, except for chlortnation and iron sequestertng. Parts of the current water system date back to 1907 in Saugatuck, and to 1914 in Douglas. In addition. the water mains are old, small and substandard, leaks are a problem on older service lines and there may be some unmetered taps. Growth is restricted in areas not serviced by the system and is limited overall at present because of insufficient pumping capacity. The existing water system also has many dead end lines, which are susceptible to water discoloration and development of tastes and odors due to stagnation. The best arrangement for water mains is the gridiron system, where all primary and secondary feeders are looped and interconnected, and the small distribution mains tie to each loop to form a complete grid. If an adequate number of valves are inserted, only a small 1 block area will be affected in the event of a break. A primary feeder from the Saugatuck wells to the system's primary 12" feeder loop has been installed, and all of the primary 12" feeder loop has been completed, including two liver crossings. In 1984 and 1985, a one million gallon above ground storage tank was constructed. which allowed Saugatuck and Douglas to meet normal and fire protection demands. If Saugatuck Township is included in the system, the storage tank is adequate for fire protection for the near future. but additional capacity is needed if service were extended to the southern portions of the Township. Recent chemical contamination of the Douglas municipal water supply has led to an overburdening of the City of Saugatuck water system, which is presently serving the entire network and is working at full capacity; 24 hours per day durtng peak months. This has led to restrtctions on non-essential uses such as lawn sprinkling. car and boat washing, and has reduced the minimum reserve needed for fire protection (600,000 gallons) down to 2/3 of the needed amount. A moratorium has been imposed on new development other than one or two family dwellings. The pumping capacity of both wells has dropped due to depletion (drawdown) of groundwater. Village of Douglas Comprehensive Plan �6-2 TABLE 6.1 (NON-PARK) PUBLIC PROPERTY & PUBLIC FACILITJES INVENTORY VILLAGE OF DOUGLAS NAME LOCATION USE Gravel storCorner Ferry & Cen- age ter Library Mixer& Library (Saugatuck- Center Sts. Douglas) Office, fire Spring & Fire barn Center Sts. barn Vacant lot DPWbarn Water& Center Sts. DPWbarn Two pump houses & pumps Barn (launch ramp curently closed) SIZE* CONDillON VALUE 28,000 sq. ft. Dry (1/2 acre+) $35,000 4327 sq.ft. Good (1 lot-8400 SQ.ft.) 2560 sq.ft. Good (1/4 acre10,000 Sa.ft.) 2432 sq.ft. Poor (1 3/4 acres80,000 sq.ft.) $96,000 Well housing combined bldgs=360 sq.ft. (land includes DPWbarn) 66 sq.ft. None wide Good $100,000 Land is valuable. river frontage & walk be converted to park and/or marina $26,000 Gerber, Varied South. Ferrnont. Randolph, Soencer • Land = acres or square feet (Building= square feet/acres) 1/2 vacant street ends on K. River &Lake TABLE 6.lA PLANNED ACQUISITIONS/IMPROVEMENTS TO PUBLIC FACILITJES VILLAGE OF DOUGLAS NAME WCATION USE Allegan County Rd. Commission barn Douglas Masonic Lodge 130th & Water Sts. DPW barn/Interurban facilitv Village & Public Hall Union & Center Sts. SIZE* CONDillON ACQUISITION COST 3700 sq.ft. Fair $55,000(2.2 acres) total less interurban share 7,000 sq.ft. Poor Free (lease (8,400 sq.ft .• exchange 1 lot) with Masonic) Land = square feet (Building = square feet/ acres) Village of Douglas Comprehensive Plan FINANCING SOURCE $55.000/land contract With F.M.B. $200.000/loc al fund raisers. histortcal monies if available �6-3 Communications from the Michigan Department of Public Health have demanded that substantial progress be made towards a solution to the water supply problem in the near future. The Health Department has also questioned the usefulness and reliability of both Douglas wells because well # 1. which is out of use. 1s contaminated. and well #2, which is used for emergency purposes only, may become contaminated through further use. As a result. alternatives for additional water sources are currently under review, With Lake Michigan and the City of Holland water system being considered the most viable options. Engineering studies have indicated a cost of nearly $4.5 million for construction of a Lake Michigan water treatment facility which would provide a clean and abundant source of water. A large service area, formed by including large portions of Saugatuck Township, would reduce the per capita cost burden on users. This facility would be capable of pumping 3 million gallons per day, which could serve the needs of all three communities well into the future. This, combined with a desire to retain local control over the water system, makes using Lake Michigan water the favored alternative. The treatment facility was designed for a twenty year planning period through 1998, based on a population tributary of 7,695 and a wastewater flow of 0. 75 million gallons per day (MGD). The treatment facility is rated at 0.8 million gallons per day by the Michigan Department of Natural Resources (MDNR). The facility was designed for a peak flow of 2 MGD. The present average flow is 0.4 MGD. A larger flow can be accommodated by increasing hours of operation, provided that the lagoons can treat the sewage well enough. An engineering study in 1987 determined that August (maximum day was Aug. 14) is the month of peak flow for wastewater, with 0.598 MGD. Based on the study, the treatment facility operated at 75% of flow capacity, 55% of BOD capacity, and 3()(% of suspended solids capacity. Existing effluent quality and treatment efficiency was found to be excellent. Increasing the rated capacity of the facility to 1.2 MOD with two aerated lagoons would accommodate all three jurisdictions through 2008 and possibly beyond. Pursuing this option would require detailed preparation of data accompanied by a formal request to the DNR from the KLSWA Further capacity could be obtained by adding another aerated lagoon, estimated to cost $900,000 in 1987. Sewer System Wastewater treatment is provided ata treatment plant located in Section 10 of Saugatuck Township. The facility was constructed by the City of Saugatuck and the Village of Douglas in 1980. The treatment system provides biological and clarification processes for the reduction of BOD (biochemical oxygen demand) and suspended solids. including chemical precipitation for the reduction of phosphorus from fertilizers and detergents. The plant has two aerated lagoons and was designed for incremental addition of lagoons to accommodate increased wastewater flow. The facility was designed for heavier BOD loading than other facilities its size, in order to accommodate a pie factory, and thus may not need more capacity of that type for many years. The discharge is to the Kalamazoo River on the north side of Saugatuck. The sewer system in Douglas was built entirely since 1978. Douglas and Saugatuck merged their facilities in the late 1970's to form the KLSWA The capacity of the sewer system is sufficient to meet the needs of Saugatuck and Douglas until approximately 2008. The capacity of the wastewater treatment facility would have to re-rated to 1.2 MGD for the Township to use the system until 2008. Storm Sewers There are very few mapped stormwater drains in Douglas. Drainage has not been a significant problem in most developed areas because of sandy, high permeability soils and lack of large paved areas. Efforts are currently underway to improve stomiwater drainage. County Drains There are three County drain districts which are partially located within Douglas. These include the Herring, Jager Crane. and Warnock drains. All are located in the extreme southern part of the Village Gas, Electric and Telephone There are no major gas or oil pipelines in Douglas. Gas service is provided by Michigan Gas Utilities Company and approximate locations of gas mains are shown on Map 6.4. Electricity in the Village iS provided by Consumers Power Company. Telephone service is provided by General Telephone and Electric Co. (GTE). Village of Douglas Comprehensive Plan �6-4 TRANSPORTATION Transportation facilities within the area include streets and roads and a public transportation system (Interurban). Douglas is served by a major Interstate highway (I-196). which runs along the eastern edge of the Village, and by a State highway (M-89). located three miles to the south in Saugatuck Township. Blue Star Highway, part of the Great Lakes Circle Tour, is the other major highway serving the area. The nearest railroad is the Chesapeake and Ohio RR. which runs north and south one mile east of the Township boundary. Kent County International Airport is within 50 miles and is served by 3 major airlines, with 126 flights per day. The area is also served by Greyhound Bus Lines. Transportation facilities are important in stimulating growth for Douglas and its location is an asset for attracting further economic and industrial development. Streets and Roads Streets and roads are classified according to the amount of traffic they carry and the nature of the traffic. Four common categories are local streets, collectors, local arterials. and regional arterials. Local streets typically provide access to residences, with speeds from 20 to 25 mph (Union St.). Collectors connect local streets to arterials and speeds average 25-35 mph. (Center St.). Local arterials facilitate larger volumes of traffic which originates and terminates within the area, with a trip length of ten miles or less and an average speed of 35-45 mph. (Blue Star Hwy.). Regional arterials are typically used for high speed through traffic, and access to the roadway is usually 11rnited (1-196). Locations of collectors, local arterials and regional arterials are shown in Map 6.5. Each class of street has an important function in maintaining the efficient flow of traffic and it is essential that adequate transportation facilities exist or can be efficiently provided. Accurate and up-to-date traffic counts are needed in order to make some decisions pertaining to priorities for road improvements, monitoring of flows, evaluating impacts of proposed new development, and projecting future traffic conditions. Table 6.2 shows what very limited Information is presently available from the County Road Commission. PA 51 of 1951 provides for the classlftcatlon of all publJc roads, streets and highways for the purpose of managtng the motorvehicle htghway fund. The two classiflcations which pertain to the Village of Douglas are ·Major Street" and "Local Street". These roadways are shown in Map 6.6. Funding is provided to cities and villages for street maintenance and construction based on the number of miles of streets by class. within each community. Douglas has 4.34 miles of Major Roads and 10.92 miles of Local Roads under Act 51 designation. Lakeshore Drive Lakeshore Drive provides a scenic link between areas along the Lake Michigan coast. High water levels on the Great Lakes, combined with storms, resulted in powerful wave action which undermined sand and clay bluffs along the shore, causing them to collapse. Because of its close proximity to these bluffs, the road has washed out in two places, one in section 20 which is impassable, and one south of Douglas which has only one lane passable. School buses are not allowed to travel on some segments of the road because of poor and unsafe conditions. The Allegan County Road Commission allocated $260,000 to test the effects of concrete for accretion technology along the shoreline. The erosion barrier was installed in two locations and is having a minimal effect on the shoreline. Cost estimates for rebuilding Lakeshore Drive are at approximately $3.8 million (1988). This would involve relocation of portions of the road and implementation of erosion control measures. TABLE 6.2 EXISTING TRAFFIC COUNTS DATE LOCATION 4L3L78 Blue Star & 64th 130thE &Wof Blue Star Blue Star & 129th 1959 & 1968 (same count) July 1987 (2 different days) 1969 1982 July 1987 July 1987 Old Allegan, east of Blue Star 130th & 70th, east of Lakeshore Dr. North 135th at Blue Star (northboundl 129th at Blue Star [northbound) October 1985 Center at Blue star VOWME 5,319 368 10,575 81256 336 285 7,018 6,192 1~861 �Blue Star Highway Blue Star Highway serves as a local arterial. Numerous problems inhibit it from performing that function effectively. Access to commercial and industrial establishments along arterial roads should be controlled by curbing. At present. there is virtually no controlled access in these areas on Blue Star Highway. and wide driveways and open shoulders lead to an elevated risk of accidents. There are no designated pedestrian traffic areas or bike paths (except from the bridge to Center St.). causing pedestrians to use the shoulder, unsafely. The roadway needs to have more than two lanes (at least from Center to 130th) or clearly delineated deceleration and right tum lanes. The shoulders are paved in places and these are often mistaken for actual lanes, which poses a safety hazard and results in the paVing deteriorating rapidly since the foundation for heavy use is not in place. There is no cooperative maintenance or planning arrangement among the Village, Saugatuck and Saugatuck Township for Blue Star Highway and the County Road Commission, yet the roadway needs repairs and resurfacing. Very little useable traffic count information is available, except for the intersection with Center Street, making it difficult to assess where needs are greatest so that improvements can be prioritized. Traffic may be higher in some segments than in others, indicating which speed limits and whether other traffic control measures are necessary. The entrance into Douglas from south Blue Star Highway does not cause visitors to have a positive first impression of the community. Over 60% of people responding to the 1988 Public Opinion Survey noted that the appearance of the highway needed improvement. Nearly 76% of Village respondents indicated that the Highway needs improvements in better lane striping, resurfacing, speed limits, traffic flow and safety, and bike paths. Intentrban The Interurban is the area's public transportation system and is funded in part by a 1 mill assessment. The service was started in May 1980 as a two year experimental project and was initially funded at 1OOo/4 by the State. Following the experimental period. some of the cost burden was borne by the tri-communities through the 1 mill assessment. The system has four buses and in 1988 there were approximately 37.000 riders. A new maintenance facility in Douglas, to be completed in the spring of 1990, is being constructed at a cost of $211,000 entirely with state and federal funds. It is possible that the Interurban could be used to shuttle people to Saugatuck from remote parking facilitates and ease the parking burden there. The Interurban is governed by a board consisting of members from all three communities. POIJCE, FIRE AND EMERGENCY SERVICES Police The Village maintains its own police department, which is housed adjacent to the Saugatuck Township hall on Spring Street. The department has one patrol car and three full time police officers. There are also three officers on reserve. The police department plans to have two patrol cars by the summer of 1990. Police protection for the Village of Douglas is also provided by the Allegan County Sheriff Department and the Michigan State Police. The State Police maintains the Saugatuck Team post north of the Township on 138th Avenue in Laketown Township. The facility has one lieutenant, one sergeant, seven troopers and eight patrol cars. The Allegan County Sheriff Department operates a satellite post in Fennville. Fire Saugatuck is included in the Saugatuck Fire District. This district is managed by a five member Fire Authority. Saugatuck, Douglas and Saugatuck Township each appoint one person to the board. These three then appoint two other people from the area at large, subject to approval by the three communities involved. The Saugatuck Fire District has 35 volunteer personnel, including the fire chief. There are two fire stations, one located in downtown Douglas (4 7 W. Center) and another in Saugatuck Township near the intersection of Blue Star Highway and 134th Avenue. The latter is a new building designed to house six vehicles. offices and a meeting room with 9,600 square feet. It is located adjacent to the existing Maple Street facility. The Fire District maintains eight vehicles and one vessel: • 1975 Chevy Pumper • 1981 lntemational Pumper • 1968 International Pumper • 1959 Ford Pumper • 1949 Seagrave Aerial • 1977 GMC Step Van Village of Douglas Comprehensive Plan �6-6 • 1985 FWD Tanker • 1985 Karavan Trailer • Boston Whaler boat with pump Emergency Services Ambulance services are provided by the Fennville Fire District and by Mercy Hospital in Grand Rapids. dispatched from Holland. The Saugatuck Fire District maintains a first responder unit with 11 volunteers because of the distance from ambulance services. The first responder unit appears to average about 10 calls per month. TABLE6.3 TONS GENERATED PER DAY BYLAND USE SOURCE Residential Commercial Industrial Other Not Collected NEfTOTAL QUANTI1Y (PER DAY) 6.5 2.8 1.8 0.7 -0.5 11.3 Source: Allegan County Solid Waste Plan SCHOOLS Douglas is served by the Saugatuck school district. The school system operates two facilities. Douglas Elementary School accommodates grades K through 6, and Saugatuck High School accommodates grades 7 through 12. In addition to being used for educational purposes, the schools also have indoor and outdoor recreation facilities. Enrollment is approximately 550 students. • OTHER COMMUNITY FACILITlES There is more than 37 acres of public land in Douglas, most of which is parks (see Chapter 7). Other publicly owned facilities are listed in table 6.1. SOLID WAS'IE DISPOSAL PA 641 of 1978 requires that every county prepare both a short term (5 year) and long term (20 years) solid waste management plan. The plan must be approved by the County Planning Committee, the County Board of Commissioners and by at least 2/3 of the municipalities in the county. The Allegan County Solid Waste Plan dates from 1983 and covers a twenty year planning period. It is presently being updated. The County generates about 220 tons per day of solid waste and has to rely on landfills out-side of Allegan County. Solid waste removal in Douglas is handled entirely by private haulers. The waste stream from the County, and thus from the Village, is expected to increase due to population and tourist increases brought about by the area·s shoreline, natural attractions. and proximity to Grand Rapids. The Saugatuck area is defined in the Solid Waste Plan and encompasses Saugatuck Township, Saugatuck and Douglas, as well as small TABLE 6.4 SOLID WASTE COMPOSITION 1YPE POTSW• Percentage(%) 44.8 9.2 Combustible Wastes Paper Plastics Wood Yard Wastes Textiles Food Wastes Rubber Misc. Organics 3.5 4.1 4.2 11.5 2.2 3.0 82.5 TITTALS Noncombustible Wastes Glass Ferrous Aluminum Other nonFerrous Misc. Inorganics TITTALS 5.3 6.6 0.8 0.5 4.3 17.5 * Proportion of Total Solid Waste Source: Allegan County Solid Waste Plan TABLE 6.7 PER CAPITA WASTE GENERATED USE Residential Commercial Industrial Average Overall QPE • (LBS. PER DAY) 2.9 5.75 10.6 4.7 • Quantity Per Employee Source; Allegan County Solid Waste Plan Village of Douglas Comprehensive Plan �6-7 portions of the adjoining communities. The Saugatuck area currently generates 11.3 tons of solid waste per day. In some outlying rural areas. 5-100;6 of the residential waste generated is disposed of or recycled on site. In urban areas. approximately 5% of residential waste is being recycled or scattered by individual efforts. The contributors to the solid waste stream by land use are shown in Table 6.3. Table 6.4 shows the results of a study conducted by the Northeast Michigan Council of Governments (NEMCOG) in the early 1980's. The study involved counties with both urban and rural characteristics, much like the Saugatuck Township, Saugatuck and Douglas area. Solid waste generated has been broken down into specific categories. The numbers probably do not match the actual breakdown of solid waste components in the tri-community area, but give a rough estimate of the components. Per capita waste generated from various land uses is shown in Table 6.5. The Allegan County Solid Waste Plan projects that solid waste output for the Saugatuck area will increase by 32% by 2000 to 14.95 tons per day due to projected population increase. The goals and objectives of the plan focus on reducing the waste stream through separation and recycling, using private haulers for waste collection. recovering energy from the solid waste stream and providing the public with opportunities to develop solutions for solid waste disposal problems. A recycling center is currently in operation on Blue Star Highway adjacent to 1-196 and exit 41. The center is partially funded by Saugatuck, Douglas and Saugatuck Township and is very well used. Allegan County Resource Recovery maintains the facility, which collects newspapers, plastics, glass, aluminum and brown paper bags. Pickup of metal appliances and tires is also possible by contacting the center. The recycling center was started in 1984. State regulations prohibit operation of a new landfill on: • Land considered by the DNR to be a State recognized unique wildlife habitat. • Land in the 100 year floodplain. • Prime agricultural lands. • A DNR designated and officially mapped wetland. • So close to an histortc or archaeological site that it can be reasonably expected to produce unduly disturbing or blighting influence with permanent negative effect. • In a developed area where the density of adjacent houses or water wells could be reasonably expected to produce undue potential for groundwater contamination. Due to the presence of wetlands in the Village (Map 4.4). prime agrtcultural lands (Map 4.10). and areas susceptible to groundwater contamination (Map 4.11). not much is left for potential landfill sites. Furthermore, most of those sites which may be environmentally suitable for landfills have already been developed. Thus it is not likely that a landfill will be located in the Village. Village of Douglas Comprehensive Plan �N A 0 800 1600 2400 Scale 1" = 1748 ft MAP 6.1 Public Facilities Douglas 1)2 Pumphouses 2)Vacant block 3)1/2 Vacant street ends on Kzoo Rvr & Lake 4 & S)Vacant lot 6)Llbrary 7)Fire District #1 & Fire Barn 8)DPW Barn 9)Saugatuck Township Hall 10)Village Hall 11)Outcher Hall August 1989 DATA SOURCE: Planning & Zaring Center Inc Laneing Ml �N A o •.ooo e,ooo 12,000 tt Scale 1" • 9060 ft MAP6.2 WATERSYSTEM I# IWater Mains ■ ~ Douglas Reservoir Proposed Water Intake & Treatment area I00 0,'0 I Existing Well Locations August 1989 DATA SOURCE: Williams & Works, Inc. Grand Rapids Planning & Zoning Center Inc, Lansing, Ml �l ----------- N A I l I t" I I I I I UUIII \' MAP 6.3 SEWER SYSTEM Tri-Community I~ISewer Lines 1,1 Discharge Line August 1989 DATA SOURCE: Wdliams & Works, Inc. Grand Rapids Planning & Zoning Cen18r Inc, Lansing, Ml �N A ,..____ 0 4,000 8,000 12,000 ft Scale 1" = 9060 ft MAP 6.4 GAS MAINS Douglas I/IGas Mains August 1989 SOURCE:Michigan Gas Utilities Company Planning & Zoning Center Inc., Lansing.Ml �N A MAP 6.5 STREET CLASSIFI CATIONS [ZJ Regional Arterials ~ Local Arterials G::J Collectors August 1989 DATA SOURCE: PZC I/I Douglas Local Streets Planning I Zonil'l9 Center Inc Lansing Ml �N A 0 800 1600 Scale 1" = 1748 ft MAP6.6 ACT 51 ROADS I,, I Major Street 14'1 0 Douglas State Trunkline County Primary ~ t 1989 DATA SOURCE: MOOT Planning I Zoning Center Inc, Lansing, Ml 2400 �7-1 Chapter7 RECREATION AND OPEN SPACE P arks. recreation. and open space are essential to the quality of life of area residents, and are an important component of the local tourist economy. They enhance property values, as well as physical and psychological well-being. Parks and open space define the character of each area community, create the scenic atmosphere which stimulates tourism, and provide the basis for popular local leisure activities. Recreation needs are regional in nature and plans must view local recreational offerings as part of a regional recreational system. Local governments, schools, private entrepreneurs, the County, and the State each have a central role in serving local and regional recreational needs. ADMINISTRATIVE STRUCTIJRE Douglas parks are maintained by the Village's Department of Public Works under the Village Council's Parks and Buildings Committee. which reports to the Village Council. The Village is also represented on the Township Park and Recreation Commission- an independent governmental entity charged with provision of area parks and recreational programs which was created by the Township in November 1970. The Commission has six elected members, and is staffed by a part-time maintenance person. Representatives of both Douglas and Saugatuck Township may be elected to the Commission. The Commission completed the Saugatuck Douglas Area Parks and Recreation Plan in February of 1985 and updates the plan periodically. Revision of the plan is currently undetway. The City of Saugatuck's parks are maintained by the City through its Department of Public Works. Park planning is done by a committee of three City Council members, who are overseen by the City Manager and the full Council. Allegan County prepares and periodically updates a countywide parks and recreation plan. County parks are administered by a tenmember County Parks and Recreation Commission whose members include the Chairs of the County Road Commtssion, the County Planning Commission, the County Drain commissioner, Village of Dou&Ias two County Commissioners. and five members appointed by the County Board of Commissioners. The Commission meets on the first Monday of each month. It sometimes provides financial assistance for local recreational efforts which advance the County Recreation Plan. AREAWIDE RECREATION.AL OPPORTIJNITIES Recreation can be separated into four main categories: physical, social, cognitive, and environmentally related recreation. The former category focuses on sports and various physical activities. Social recreation looks at social interaction. Cognitive recreation deals with cultural, educational. creative, and aesthetic activities. EnVironmentally related recreation requires the natural environment as the setting or focus for activity. Each of these categories in some way relates to the others. Physical Recreation Intramural athletics are popular for children and young adults in the area and are offered through the summer recreation program. Activities include softball, baseball, rocket football, volleyball, bowling and others (see Table 7.1). The elementary school has a newly expanded playground and Kid's Stuff Park. Playgrounds are also found at River Bluff, TABLE 7.1 SUMMER RECREATION PROGRAMS ACTIV11Y 1989 PARTICIPANTS T-ball for kids Little League Pony League Slow-pitch softball Fast pitch softball (girls) Semi-competitive softball (boys) Rocket football Swimming: beginner. advanced beginner, intermediate, swJmmer, basfC rescue & advanced lifesaving 40 46 19 10-18 27 15-20 57 66 .. - �7-2 Sundown, Schultz, and Beery Parks and the Douglas Village Square. Aerobic fitness classes are offered at the High school. Walking, hildng, biking, boating. golfing, swimming, and cross country skiing are also popular, and enjoyed by a wide range of age groups. Social Recreation A variety oflocal clubs and activities provide social recreation for people of all ages. Festivals, community education programs. and intramural sports provide an opportunity to socialize. Senior citizens activities are organized through the New Day Senior Citizens Club of Douglas, the High School. the Masonic Hall, and various area clubs. Cognitive Recreation The tri-community area is rich in cognitive recreational pursuits. Festivals, art workshops, local theater, historic districts, an archaeological site, summer day camp. and community education programs provide cultural, educational, and aesthetic enjoyment. The Saugatuck Women's Club, Rubenstein Music Club, the Oxbow. Douglas Garden Club, and the Douglas Art Club are among the local clubs which organize cultural activities. I, I I; Environmentally Related Recreation Area lakes, the Kalamazoo River, and state and local parks provide area citizens with unique outdoor recreation opportunities. They provide a location for a variety of outdoor actlvitles including boating, fishing, swimming, nature study, camping, hiking, cross country skiing, and nature walks. These areas also serve the cognitive needs of area citizens and tourists by their scenic beauty and relaxing affect. In fact. the most valued attribute of area water bodies and open space to Village citizens. as identified in the 1988 Public Opinion Survey. is not physical recreation, but the scenic view they provide. RECREATION INVENTORY Map 7 .1 identifies parks and recreational facilities in the tri-community area. Table 7 .2 contains an inventory of outdoor recreation facilities in the trt-community area. There are also two eighteen hole and one nine hole golf courses in the area. This is much higher than typical for such a small population (the standard is 1 golf course per 50.000 people), and reflects the impact of tourism on local recreational facilities. A discussion of the size. condition, and planned improvements for selected area parks is shown in Table 7.3. Proposed recreation projects contained in the Saugatuck - Douglas Recreation Plan are listed in Table 7.4. Douglas officials have also proposed the following future recreation lmprovement projects: • Relocate the public service garage located at Center Street and the Kalamazoo River and develop the site into a riverfront park. Install restrooms. • Acquire and develop a park site located west of Ferry St. in close proximity to the existing residential area. • Develop Schultz Park to its fullest potential by: creating a landscaped buffer along I196: establishing picnic facilities; installing restrooms; installing lawn watering equipment; expanding to add more ball fields and other facilities; and ensuring adequate parking. • Develop a pedestrian/bicycle route from Schultz Park to the Village's northern boundary which closely follows the waterfront. • Expand the Douglas public beach. Table 7.5 includes a schedule of other planned park and open space acquisitions and improvements in Douglas. r"'"\ RECREATIONAL NEEDS AND USAGE The 1988 Public Opinion Survey highlighted those recreational facilities which residents feel are inadequate in the trt-community area. Table 7.6 lists these by jurisdiction. Non-Motorized Trails and Bike Paths Residents placed highest priority on additional bike paths, cross country skiing routes, and hiking trails. These needs are currently served by non-motorized trails in the Oval Beach/Mt. Baldhead area. The 1985 Saugatuck - Douglas Parks and Recreation Plan, identified bicycle trails as a high priority and prepared a schedule of capital improvements to achieve this objective. These improvements have not been implemented to date. In 1984, the Saugatuck Township Park and Recreation Commission developed a list of recommended bike paths in the tri-community area. Those recommended for Douglas are shown below in order of priority: • Center Street from Tara to Lake Shore Drive. Village of Douglas ComprehensiVe Plan ~ "' �7-3 TABLE 7.2 INVENTORY OF OUTDOOR RECREATION 1.ocation Size (acreal I.River Bluff 27 2-Sundovn .4 l-Amalanchier ~i:u .. ...0.., : "" j .... ~ "" . !! :; •. : . •: ~ ....u ... . - ~: 411• . .:: = ~~ ! c.-,g ! 3 ~ if t ~ .... . : !i '} ...• - i ] ~~ :: . :: ~ a • 8t ,_i-9 !J ,..~~I X X , X 1.2 X X 20 X X 8-Center St. Launcl X - X ) l( X X 'J( .s X X X X X X X X X X 60* 'A X X X X )( X. X X X .. X 20. Hil!:h School 21. St, Peter's X X X .~ ..:: X X X X 12 X X 36 2). West Wind KOA X X 16. Oval Beach 22. 63rd St. Launch X X 51 8.6 X X IS.Ht. Baldhead 19. Elementary Sch. X X )I X· 154 X 41 X - .s l 7. TallmaRe Woods X X 2.s ~ X - 18. Old "Airpor.t'' .;. L X X X ) 12,Willow Park 14.Spear St. Launch ~ C: 'lC X 11. Wicks Park 13.Cook Park 41 X 5.H. Beery Field 10.Villaae Square • C l( 4 1.4 7.Union St. Launch 0 ) 4. Douglas Beach 6.schult:i: Park I C l -- M X 24. Blue Star lliway Roadside Park X X X X X X X X 25. Riverside Park • Ferry Street from Center to Campbell Road. • Lake Shore Drive from Campbell Road to the Village limits. A path on Blue Star Highway from the bridge to St. Peter's Drive. which was the Village's first priority, has already been completed. Those bike paths recommended in order of priority for Saugatuck Township are: • Lake Shore Drive from 130th Avenue to M-89. • Holland Streets from Saugatuck to the Y. • Old Allegan Road from Blue Star Highway to 60th St. • Blue Star Highway from 129th Ave. to M89. Those recommended for Saugatuck are shown below in order of priority: • Park Streets from Campbell to Perryman. • Oval Beach road. The regional bike path system would connect with Saugatuck's chain link feny to afford bicyclists east/west access. This connection runs down Holland Street and across Francis Street to the waterfront and will be served by inner city streets. without the need for additional right of way. At this juncture. bicyclists may ride the chain link ferry to Saugatuck's eastern border. Once on Saugatuck's eastern Village of Douglas Comprehensive Plan �7-4 TABLE 7.3 PARKLAND INVENTORY NAME OF PARK LOCATION PLANNED IMPROVEMENTS 1YPE/YEAR USES SIZE CONDITION pressbox-220 sq.ft., dugouts350 sq.ft., land52,000 sq.ft, l acre beach-36,400 sq.ft. nearly 1 acre. bathhouse280 .ft. pavillion-1326 sq.ft... land- 20 acres 66'xl20' pressbox & wash- None room poor; otherwise good Dou las Beery Field Center & Main Sts. baseball playground. picnic Douglas Beach Lakeshore Dr. public beach & picnic Schultz softball, picnic, 130th & Kalamazoo River playground, launchram2 Union St. at Kai. launch ramp, River 2icnic area River Bluff Kal River above 1-196 bridge; access from Old AlleganRd. hilting, picnic. 27 acres boaters stop, nature study. swinging & sandbox Sundown Lake MI Bluff at 126thAve. Blue Star Blue Star Hwy. south of Skyline Restaurant picnics, watch66'xl50' ing lakes & sunsets. scenic turnout 30'x200' picnics, resting for travelers Center St Park Eastern end of canoe launching, picnics, scenic Center at Kalamazoo River viewing Sau9.atuck Village Square 3 acres tennis courts, 2.5 acres drinking fountain, playground, benches, Butler & Main Streets Fair None Good Acquisition/'89 Good None newly installed entry road & pienicarea New dock & picnic shelter Very poor pad for dumpster /'89, more fiowers/'89, toilet improvements/ 1990-92 new fence: needs landscaping/ 1989-1992 new.flowers; needs new bollards & fence re- fence work/ 1989, bollards/ 1989-90 Poor additional docking, public restrooms, gazebo Good restrooms Wicks Park Waterfront between Main & Mary Streets Willow Park Waterfront at Butler & Lucy Waterfront on Water Street Spear Street streetend Cook Park Boat Ramp bandstand, boardwalk, benches, fishing. restrooms Viewing area, benches picnic tables 1 /2 acre approx. Good 132 ft Good 132 ft. Good boat launch 66 ft. Good ~ Village of Douglas Comprehensive Plan �7-3 TABLE 7.3 (continued) PARKLAND INVENTORY NAME OF PARK Mt. Baldhead Park LOCATION Park Street Oval Beach Park Lake Michigan Tallmadge Woods USES picnic shelter, tables, restrooms. Wking trails. parking, stairway to observation deck on top of dune, two observation decks on river beach house, concession stand, parking, picnic area. BBQ grills, viewing deck. stairs to beach, observation deck. nature 1rails current use restricted side, bicyclists could follow Saugatuck's proposed bike path system down through Douglas and south out of the Township. Bike path right of way would also extend north to Goshorn Lake along Washington Road, thereby connecting with Laketown Township. Another future extension could extend the system east along Old Allegan Road into Manlius Township. This is a scenic route, although somewhat hilly. Bicyclists wishing to pass through Saugatuck and on south through Douglas would need additional right of way from Lake Street to the bridge, thereby connecting with the Douglas bike path network. Douglas in tum would extend its bike path south on Blue Star Highway to connect with the Township system. Map 7 .2 shows this proposed regional bike path network. Waterfront Open Space A smvey of waterfront usage revealed that the most popular waterfront actMty is viewing. The second most popular use varied by waterbody. Swimming was the primruy use of Lake Michigan. powerboating for Lake Kalamazoo and Silver Lake (which also is popular for fishing). and nature study was the most popular for Kalamazoo River due to its large connecting wetlands and Wide array of wildlife- including a SIZE 51 acres CONDITION 36 acres Good PLANNED IMPROVEMENTS 1YPE/YEAR Good new concession stand& restrooms/ 1990 100 acres Good large population of Great Blue Herons which have established a rookery in the area. In accordance with usage, the overwhelming majority of residents in each jurisdiction cited preservation of existing waterfront open space and increased access to the waterfront as their highest waterfront need. Acquisition of land and provision of access to Lake Michigan was given highest priority for the waterfront by all three Jurisdictions. Open space along Lake Kalamazoo and the Kalamazoo River were also given high priority by the majority of respondents in the Village (64-69%). A large number of respondents also called for additional boat launching facilities. Parks Respondents were asked how frequently they used various local parks and the overwhelming majority responded "never". Oval Beach is used most frequently of the area parks by residents of each jurisdiction. Douglas Beach is also frequently used. Wicks. Schultz, and Beery park are more frequently used by Douglas and Saugatuck residents. than those 1n the Township. Despite the low usa_ge of ~ parlcs m. fleeted Jn the survey. 50% ofV~ rupopdent!s sa.tcl that addJ.ticmal par.ks WOJtt • JUlhi ~ lbe survey~ not ,:eive ~ Q'J)e a �7-6 TABLE 7.4 PROPOSED RECREATION PROJECTS TRI-COMMUNITY AREA PROPOSED PROJECT VERY HIGH PRIORITY LOCATION Willow Park preservation and improvement Downtown Saugatuck on the river Lake Michigan Shoreline Saugatuck High School Douglas Elementary School Saugatuck High School On river in Saugatuck North of Oval Beach Park Acquire extensive land areas New dug outs - football field Renovation of playground equipment Convert weight room to storage & coach's offices Remodel Wicks Park restrooms Acquire land to access to Oxbow Lagoon HIGH PRIORITY Acquire and improve land for marina and park Boat launching facility Develop bicycle trails Purchase park parcel on hill Acquire additional land for River Bluff Park Construct additional public restrooms Clear and develop Moore's Creek Rehabilitate tennis courts Update Village Square Park Expand and improve Howard Schultz Park Riverside Park equipment & improvements Douglas riverfront near bridge City of Saugatuck Entire area In Saugatuck Adjacent to River Bluff in Township Downtown Saugatuck Near Amalanchier Park in Saugatuck Township Village Square Park- Saugatuck Village Square Park - Saugatuck Village of Douglas Village of Douglas MEDIUM Expand underground sprinkling system Acquire land and develop tot lots Develop archery range Beach House rehabilitation Acquire land for neighborhood park Construct concession stand Village Square Park - Saugatuck All areas River Bluff Park - Township Saugatuck Oval Beach Campbell Road area - Saugatuck & Douglas Saugatuck High School Athletic Field LOW Teen Recreation Center Install lighting for tennis courts Develop non-motorized trail Lighting for tennis courts Construct additional locker rooms Downtown Saugatuck Schultz Park Schultz Park Village Square Park - Saugatuck Saugatuck High School Source: Saugatuck - Douglas Area Parks and Recreation Plan, Feb. 1985. (active, passive, neighborhood, waterfront. etc.) Village respondents feel is needed. Future recreation plans could explore this issue. It is important to note that survey responses reflect the usage charactertstics of older adults. The average age of survey respondents was 54 to 56 years old. As the age of respondents increases, park usage tends to decrease- espe- cially for parks which specialize in active sports. This reveals the need to orient recreation plans to the recreational needs of older adults. Thus. bike paths, waterfront open space/ access. hiking trails. and cross country ski trails should probably receive precedence in future recreation enhancement projects, over more active park facilities like ball diamonds. Village of Douglas Comprehensive Plan �7-7 Senior Citizens Center Senior citizens in the area have been lobbying for a senior citizens center to serve the social and recreational needs of the area's elderly population. The survey results reflect support for a senior center in the Village and Township. Fortyfive percent of Village respondents and 53% of Township respondents felt that a senior center deserved high priority. Only 25% of City residents called for a senior center- surprising, given the high proportion of seniors in the City's resident population. RECREATION AND LOCAL SPENDING In terms of priorities for spending current tax dollars, 42-48% of respondents felt that parks and recreation are a high priority. Waterfront improvement was rated high by Village respondents. Senior programs were given low local spending priority in all three communities. despite the high average age of respondents. Although they would like to have them. most respondents would not support a community recreation center, a senior center. or a community pool if it meant an increase in general property truces. TABLE 7.5 PLANNED ACQUISITIONS/IMPROVEMENTS TO PARKS AND OPEN SPACES ACQUISillON LOCATION Esther McSic East side Union SL property Kal. Lake, North of Blue Star (Douglas) RuthMcNaLandlocked mara property end of Schultz Park (Douglas) Blue Star & Vacant Lot Main St. (Douglas) SE 1/4 SecOld tlon2 Saugatuck (Saugatuck) Airport NAME IMPROVEMENT USE Public open space SIZE CONDITION 124,000 sq.ft. Marshy (portion under water) vacant COST($) 185,000 FINANCING DNRLand Trust Park 132.000 Dry sq.ft. (vacant) NA NA Future park land 18,000 sq.ft.; nearly 1/2 acres 154 acres 65,000 NA Currently for- Dry estry management, possible future recreation TABLE 7.6 RECREATION NEEDS IN THE TRI-COMMUNITY AREA 1988 PUBLIC OPINION SURVEY CITY VILLAGE TOWNSHIP Bike paths (68%) Hiking trails (62%) Cross-country ski trails (62%) Lake MI open space (61 %) Lake Kal. open space (50%) Kal. River open space (49%) Boat launching ramps (45%) Lake MI open space (70%) Lake Kal. open space (69%) Bike paths (67%) Kal. River open space (64%) Parks (50%) Boat launching ramps (46%) Senior Center (45%) Lake MI open space (67%) Bike paths (64%) Lake Kai. open space (62%) Kal. River open space (62%) Cross-country ski trails (6()0/4) Boat launching ramps (59%) Senior Center (53%) Village of Douglas Comprehensive Plan �N + A O •.000 8,000 ,2.000 ft Scale 1" = 9060 ft 25 "' ' " -~---·· : •! j t 55 55 '' ,' % ~ , .,,,, .......; MAP 7.1 OUTDOOR RECREATION SITES ,. w-89 ,i ,; SAUGATUCK TWP. Douglas 1) - 25) See Chapter 7, Table 7.2 26) West Shore Golf Course 27) Cleart>ook Golf Course 28) Mi-Ro Golfcourse 29) Center Street August 1989 DATA SOURCE:Saug. - Doug. Parks & Rec. Plan, 1985 Planning & Zoning Center Inc, Lansing, Ml �N A 0 800 1600 2400 Scale 1" = 1748 ft • • •• • II MAP 7.2 ACTUAL & PROPOSED BIKE PATHS Douglas [2J Proposed Bike Paths 1,1 August 1989 Actual Bike Path DATA SOURCE: S8ugatuck Township Park and Raoreallon Commluion Plan"'"I & Zoning C41m1r Inc Lansing, Ml �8-1 Chapters WATERFRONT augatuck was the first settlement in Allegan County. Its natural protected harbor along S the Kalamazoo River and proximity to Lake Michigan gave it a ready means of water transport- essential to the commerce of the day. Throughout its history, land use activities along the Lake Michigan shoreline and the riverfront have continued to dominate the economic life of the tri-community area. Lumbering, boat building, basket making, fruit transport. and even large Great Lakes passenger boats have. at different times, relied upon the River connection. Tourists have always been attracted to the area, but tourism is now the number one economic activity. Today's waterfront activities are dominated by tourist and pleasure craft needs, especially sailboats, powerboats, charter fishing boats and other tourist boats. Consequently, how the waterfront is used will be of crucial importance to the future of the tri-community area. The primary issues concerning proper future use of the waterfront involve competition between economic development and environmental protection. Waterfront lands represent the highest value lands in the tri-community area, and local officials are therefore concerned about the potential tax base associated with use of waterfront lands. In order to finance the service needs of local residents, the tri-communities must balance taxable and nontaxable land uses. This presents a dilemma. Although waterfront lands have high revenue generating potential. a major attraction of both the Lake Michigan and Kalamazoo River waterfronts is their scenic, natural shorelines composed of forested sand dunes and large wetland areas. Should these natural areas be greatly damaged or destroyed through inappropriate development. then the "goose that laid the golden egg" will be dead. It is essential that the natural beauty of the waterfront be maintained along the Lake Michigan shoreline, the Kalamazoo River from the channel to Saugatuck, and from the Blue Star Highway bridge inland. Limited additional development along the waterfront on Lake Kalamazoo and the Douglas side of the bayou east of Blue Star Highway may be both desirable and necessary. However, such development must be undertaken carefully to maintain the delicate balance between economic development and environmental protection. It is both necessary and possible to manage the waterfront for a variety of purposes. Yet it is always difficult to manage for multiple uses. Some individuals value land management to retain the necessary habitat for birds, fish and wildlife. Others feel it should be managed to maximize surface water use, or for intensive waterfront dependent activities like ship building or power generation. Based on some of the technical data presented below, existing use information, citizen opinions, and the goals and objectives presented at the beginning of this Plan, the waterfront in the tri-community area can, and should, be managed to accommodate a wide range of land uses and activities. This Plan seeks to define a balance between competing uses. It places protection of the natural environment as first and foremost in making future land use decisions along the Lake Michigan and Kalamazoo River waterfronts. The ultimate goal is to minimize disruption of the natural environment so that new development is in harmony with the environment, rather than in conflict with it. Some destruction of the llmite d remaining wetland areas along Lake Kalamazoo is only Justified where the public benefits of particular projects are very great (e.g. a public marina or additional public access to the waterfront). 'Watersheds of the KaJarna~ River Basin The Kalamazoo River extends from south of Homer in Hillsdale and Jackson Counties to its outlet at Lake Michigan in Saugatuck Township (see Figure 4.1). With the exception of lands adjoining Lake Michigan (which drain directly into the Lake) and a small area in the southeast comer of Saugatuck Township, all land in the tri-communtty area is part of the Kalamazoo River Basin. Eight small watershed areas lie within the tri-communtty area and discharge Into Lake Michigan via the Kalamazoo River (see Map 8.1). These include Goshorn. Peach Orchard. Tan- Village of Douglas COJDPr.ehensive Plan �8-2 nety, Silver and "Cemetecy" Creeks. as well as the Morrison Bayou at the eastern end of the Kalamazoo River as it enters the Township. Most of Douglas and Saugatuck also drain separately into the Kalamazoo River and Lake Kalamazoo. Slopes in the area are generally less than 10 percent though locally they may be in excess of 20 percent. Runoff erosion is taking place in the highlands. contributing sediment to backswamp areas and Lake Michigan. Monthly (exceedance) flows for the Kalamazoo River. based on a 1649 square mile drainage area near Fennville (#0410B500, T2n. Rl4W, NE 1/4 Sec 5). were averaged from measurements taken between 1929 to 1985 by the Hydrologic Engineering Section, Land and Water Management DMsion. MDNR. Estimates based on these measurements were then prepared for the larger drainage area of 2060 square miles at the mouth of the Kalamazoo River (T3N. Rl6W, Sec 4, Saugatuck Township). Ninety-five percent and fifty percent exceedance flows are shown in Table 8.1. These are flows exceeded 95% or 50% of the time. The lowest 95% exceedance flow in Fennville (nearly drought level) was measured during August at 410 cfs. and is estimated to be 520 cfs at the mouth of the Kalamazoo River. The 50% exceedance flow in Fennville ranged from a low of 860 cfs during the summer months to 2010 cfs TABLE 8.1 KALAMAZOO RIVER EXCEEDANCE FLOWS ( 1929-85) MONTHLY AVERAGE CUBIC FT /SECOND FENNVILLE 95% RNERMOUTH 500/4 95% 1350 1400 1950 2010 1690 1750 2430 2510 2000 1560 1210 1070 1070 1220 1510 1620 50% January Februaty March April May June July August September October November December 1600 1250 970 860 860 980 1210 1300 710 790 1010 1040 830 630 480 410 480 520 650 750 890 990 1260 1300 1040 790 600 520 600 650 810 940 Source: Hydrologtc En~eertnfuSection, Land and Water Resources Divis on, Mic gan Department of Natural Resources. Village of Douglas during April. Corresponding estimates for the mouthoftheKalamazooRiverrangedfrom 1070 cfs during the summer months to 2510 cfs during April. The 100 year discharge is estimated at 15,400 cfs at the mouth of the Kalamazoo River, and 12,500 cfs at the Fennville gage. n PRIMARY ECOSYSTEMS The tri-community area has three basic ecosystems. two of which parallel the waterfront. The first ecosystem is comprtsed of hardwoods holding the sand dunes in place along the Lake Michigan shoreline. These woodlots are inhabited by small game such as fox squirrels, rabbits, raccoons. deer. wild turkey. and opossums. This ecosystem is comprtsed of fauna common to most of Michigan, but its balance is easily upset by the disruption of its shallow organic soils. Any ground cover that is damaged or removed should be quickly replaced with cover that will hold and prevent sand from blowing or rapid wind erosion may occur. Michigan's most famous ghost town. Singapore, once a thriving lumber town, lies beneath these shifting sands near the mouth of the channel. The second ecosystem is the marsh-wetland ecosystem that covers the area along the Kalamazoo River, Silver Lake and Goshorn Lake, and the connecting tributaries. This area is covered with marsh grasses, low shrubs, poplar trees, spruces. some white pine. and other softwoods. The cover is inhabited by common Michigan marsh dwellers such as frogs, turtles, ducks, blackbirds, and snakes. The marsh ecosystem is also populated by muskrat. mink, mallard duck. black duck. teal. wood duck. blue heron, Canadian geese, and mute swans. Golden eagle and osprey used to frequent the area. The marsh ecosystem is vecy sensitive to changes in water quality and disruption of vegetation. Great care must be taken to limit siltation and disruption to vegetation when working in this ecosystem. The third ecosystem covers the rest of the Township and is predominantly agricultural/forest with birds and wildlife common to this dominant ecosystem in Michigan. The entire Saugatuck/Douglas area is designated as an area of particular concern by the DNR Areas of particular concern are those having scarce resources. unusual scenic beauty, unusual economic value. recreational attractions, or some combination of the above. They are only located in coastal areas. Altertng the prehensive Plan r\ "' �8-3 environment in an area of "particular concern" could have a significant impact on the quality of coastal and Great Lakes waters. WATER QUALITY The Kalamazoo River watershed includes many types of land uses and the River flows through several large developed urban areas including Kalamazoo and Battle Creek. When it reaches the trt-community area, the quality of this water is not good. Despite the water quality problem, the River from about one-half mile downstream from the Hacklander Public Access Site (in Section 23). has been designated as a "wild-scenic river" under Michigan's Natural River Act, Public Act 231 of 1970. Land use restrictions have been imposed to retain its natural character within 300 feet of the River's edge. The basic water management goal is the elimination of the pollution threat to surface and groundwater resources. The Kalamazoo River is designated by the DNR to be protected for recreation (partial body contact), intolerant fish (warm water species). industrial water supply, agricultural and commercial uses. Downstream from the Kalamazoo Lake, the river is protected for cold water anadromus fish species (trout and salmon). Kalamazoo Lake and Goshorn Lake are designated to be protected for recreation (total body contact). and intolerant fish (warm water species). These water management objectives are nearly ten years old, but there have been no concerted efforts to update them and carry them out. A push to revise the objectives is underway statewide, but it could be years before any action plans are carried out for the Kalamazoo River. 1988 Public Opinion Survey results reveal that citizens in the trt-community area feel that the water quality of the Kalamazoo River and Lake is poor to very poor (58%-70%), Lake Michigan is rated fair to good (31-500/4). and most respondents familiar with the water quality of Silver Lake felt that it was fair. The majority of respondents who are familiar with these water bodies, feel that the water quality of Lake Michigan and Silver Lake has deteriorated slightly in recent years, and Kalamazoo River and Kalamazoo Lake has deteriorated slightly to greatly. Most respondents who reside in Saugatuck, however, felt that the water quality has stayed about the same. Basic water quality data on the River appears in Table 8.2 for selected months in 1978, TABLE8.2 KALAMAZOO RIVER WATER QUALITY FECAL COUFORM PER lOOML Fennville 1/27/88 5/18/88 7/28/88 9/21/88 PHOSPHOROUS TOTAL ORIHO MG/L MG/L NITROGEN N02 N03 MG/L SEDIMENIS MG/L TONS/DAY 28 96 .05 .04 .08 .07 .01 <.01 <.01 .02 1.4 0.5 0.67 0.64 5 26 17 39 29 102 30 202 200 200 .08 .11 .14 .02 .02 .01 1.6 0.88 0.39 21 13 21 161 102 103 .07 .12 .12 .15 NR NR NR NR 1.7 0.34 0.54 0.00 9 20 15 28 27 123 26 72 HEAVY METALS LEAD MERCURY MG/L MG/L. <5 <.l <5 <.l <5 <.l <5 <.l Saugatuck. 3/19/86 6/25/86 9/ 11/86 Saugatuck. 1/10/78 5/1/78 7/20/78 9/11/78 120 69 20 10 NR • Not Reported Source: USGS Water Resource Data For Michigan, Water Resources Division, U.S. Geologic Sw:vey. Village of Douglas Comprehensive Plan, <.5 <.5 .5 �8-4 1986, and 1988. The sampling point was moved from Saugatuck to Fennville in 1987. This data reveals an increase in sedimentation and a decline in heavy metals. It also shows an increase in fecal coliform (intestinal bacteria) levels to 200/ 100 ml at the former testing site in Saugatuck- the maximum level permitted under rule 62 of the MDNR Water Resources Commission General Rules of 1986. Phosphorous and certain nitrogen levels have not changed appreciably in the past ten years. The Kalamazoo River between Calkins Dam and Lake Michigan has been designated an Area of Concern in the 1988 Michigan Nonpoint Source Management Plan (MNSMP). due to contamination of fish from PCB's. The primary source of contamination was identified as PCB contaminated sediments upstream in the Kalamazoo River and Portage Creek. These sediments continue to erode, resuspend, and dissolve PCB's into the water column where they are transported downstream. Due to the presence of PCB's, advisories are in effect for consumption of fish caught in the Kalamazoo River or Lake Michigan. The advisory warns against any consumption of carp, suckers. catfish, and largemouth bass taken from the Kalamazoo River downstream from the Morrow Pond Dam to Lake Michigan and Portage Creek downstream from Monarch Millpond. Limited consumption of other species (no more than one meal per week) is considered safe for all except nursing mothers, pregnant women, women who intend to have children, and children age 15 and under. In Lake Michigan limited consumption of Lake Trout 20-23", Coho Salmon over 26", Chinook Salmon 21-32", and Brown Trout up to 23" is considered safe for all except nursing mothers, pregnant women, women who intend to have children. and children age 15 and under. Individuals should not consume carp, catfish, or Lake Trout. Brown Trout. or Chinook which fall outside of the acceptable size for limited consumption. To address the PCB problem, the MNSMP has devised a Remedial Action Plan with the goal ofreducing human exposure to acceptable levels (1: 100,000) and thus reducing fish tissue concentration to a maximum .05 mg/kg and reducing water column levels to .02 ng/1. Actions taken to address the problem include: strict controls on direct discharges of PCB's; a feasibility study of remedial alternatives; funding through State Act 307 to take remedial action at three sites: and legal action and negotiations With private parties at two other sites (see MNSMP, November 7, 1988, p. 328). Efforts initiated in the '?O's to identify and require extensive treatment of pollutants prior to their dumping into the River will continue to slowly improve the quality of the water. As the nutrients like phosphorus and nitrogen are removed from wastewater entering the River, less new plant life will be stimulated and more oxygen will be available for fish. One of these efforts is the Michigan Water Resources Commission Act. which requires all discharges into the water to have discharge permits. In addition. the Federal Water Pollution Control Act established the National Pollutant Discharge Elimination System (NPDES) permit program. Under these laws. any public or private facility which will emit any point-source discharge into the water must first receive a NPDES discharge permit. The permit program sets forth limitations and monitortng requirements to protect water quality and meet treatment standards, and establishes strong enforcement actions for violations. The Surface Water Quality Division, MDNR, administers NPDES permits. NPDES permits issued 1n the tri-community area are shown on Table 8.3. However, sedimentation and nonpoint sources of pollution Will remain a problem. In contrast to pipes that discharge directly into a waterbody, nonpoint sources of pollution include those pollutants that do not originate from a single point- such as fertilizer and pesticide runoff from farmers fields and petroleum based pollutants that wash off parking lots and roadways. The most obvious pollutants are the physical litter and debris that are carelessly dumped into the River or Lake and which typically wash up along the shore. Michigan's 1988 Nonpolnt Pollution Assessment Report concluded that 99% of Michigan's watersheds have at least one waterbody with a non-point source pollution problem. In-place contamination and atmospheric deposition were listed as the primary non-point sources of pollution for the Kalamazoo River. Stronger efforts to improve water quality will have a positive affect on tourism, recreation, and future growth and development of the tricommunity area. All sources of pollution affect water quality, and hence the utility of the water resource. While the tri-community area must rely on outside agencies to enforce pollution control laws upstream. some efforts can be undertaken by Saugatuck, Douglas and Saugatuck Township to improve water quality Village of Douglas Comprehensive Plan �8-15 TABLE8.3 NPDES PERMITS ISSUED IN THE TRI-COMMUNITY AREA PERMIT RECIPIENT ADDRESS 201 Culver St.. DISCHARGE LOCATION Ka1amaz.oo Lake Groundwater Purge Twp. proces.sed. wastewater treated murucipal waste 900,000 gal/ day purged groundwater, purgable halo- Rich Products 350 Culver St., carbons 12,000 gal/day Culligan Kal. Lake Water & Sewer Authority Ka1amaz.oo Lake Saugatuck 340 Culver St., Saugatuck 6449 Old Allegan Rd., Saugatuck Saugatuck EXPIRATION DATE 1991 via storm sewers Ka1amaz.oo River outfall 001 Ka1amaz.oo River outfall 001 Ka1amaz.oo River non-contact cool- via storm sewer ing water & cooling tower blowdown 1990 1993 1990 Source: MDNR Surface Water Quality Division TABLE 8.4 LAKE MICHIGAN LAKE LEVELS YEAR LOWEST EL FEETAS.L. MONTH HIGHEST EL MONTH FEET A.S.L. 1977 1978 1979 1980 1981 1982 1983 1984 1985 1986 1987 1988 578.00 578.12 578.31 578.92 578.51 578.17 578.85 579.02 579.57 580.36 578.96 578.10 February March February December February March February February February February December December 578.57 579.01 580.02 579.77 579.43 579.02 580.08 580.23 580.84 581.62 580.65 579.04 July October April July July April July July June October January May DIFFERENCE DIFFERENCE IN FEET IN INCHES .57 .89 1.75 .85 .92 .85 1.25 1.21 1.27 1.26 1.69 .94 6.84 10.68 20.52 10.20 11.04 10.20 15.00 14.52 15.24 15.12 20.28 11.28 Source: The Michigan Riparian, May 1989 and prevent further pollution within the trtcommunity area. These will be discussed further later in this Chapter. LAKE LEVELS The natural level of the Great Lakes goes through periodic changes that are based predominantly on rainfall and evaporation within the entire Great Lakes Basin. Since a century peak in 1986, Lake Michigan has steadily fallen to its current level of around 5 78 feet (see Table 8.4). The Kalamazoo River, Kalamazoo Lake and Lake Michigan are interconnected. Thus, water levels on the River and Lake Kalamazoo are largely dependent on Lake Michigan water levels. Consequently, land uses adjoining the waterfront should be based on the vagaries of fluctuating Lake Michigan water levels. This has not always been done as was evident by extensive shore erosion and flooding during the last high water period. When water levels are high "no-wake" zones, which are always in effect frmn the channel to Mason Street In Saugatuck, are extended Village of Douglas Compteh~Plan �8-6 to cover all of the Kalamazoo Lake shoreline and parts of the River east of Blue Star Highway (see Map 8.2). When a "no-wakeff speed is in effect, then all motor boats and vessels must limit speed to a slow no-wake speed when within 100 feet of: • rafts, except for ski jumps and ski landing floats; • docks; • launching ramps; • swtrn:mers; • anchored. moored or drifting boats; and • designated no-wake zones. This means a speed slow enough that the wake or wash of the boat creates a IJlintrnum disturbance. Owners and operators are responsible for damage caused by wakes. HARBOR Map 8.3 is the existing harbor map (June 1987) distributed by the Natlonal Oceanic and Atmospheric Administration. It depicts water depth for the shoreline along Lake Michigan. and the River through Kalamazoo Lake. Channel depth is maintained by periodic dredging to a depth of 13 feet to Main Street in Saugatuck. (Dredging at the mouth of the channel ls to begin in July 1990 and be completed in the Fall of 1990 .) The depth then drops to 20-2 7 feet for the next 500 feet. Between that point and Tower Marine, the water depth is about 7 feet. Most of the rest of Lake Kalamazoo varies between 1 and 4 feet in depth with not more than 2 feet being the most common. The Douglas shoreline, east of Blue Star Highway is only 1-2 feet in depth except for a small area running NW-SE from the center of the bridge and connecting to the Point Pleasant Yacht Club. This natural harbor is the principal attraction for nautical tourists which flock to the area during summer months when the marinas are used to capacity. Hundreds rent dockage by the season. Many live on their boats for weeks on end. The demand for dockage appears to be greater than the supply, despite the huge number of slips available (see Map 8.4). In 1976 there were 8 marinas with approximately 800 slips. In 1989, there are 26 legally operating marinas with 966 slips. There are about half dozen marinas Without current permits and these contain over 30 more slips. There are also a number of slips maintained by private residences for their own personal use. Marina permits are required for any commercial activity, so as few as two slips could require a marina permit if they are rented. Permits are issued for a three year period by the DNR On peak summer weekends the number of boats on the lake could be twice to thrice the normal level. This presents one of the most serious problems Jointly facing the tri-community area- how to deal with surface water use conflicts. The Lake has a total surface water area of 184 acres. Acreage available for recreational boating is dramatically reduced by the dockage which extends into the Lake hundreds of feet and by the shallow water at the edge to about 133 acres. Yet, on summer weekends the River is a constant highway of boats moving in and out of the Lake. Recreational sailing, fishing, swimming, sailboarding and water skiing are limited by all of the motorboat traffic. However, during the week, other water surface activities can go on without much interference. MARINE SAFETY The Allegan County Sheriff's Department, Marine Safety Division, maintains strict control of the waterways. The Department has 8 marine officers. Normally. two officers patrol by boat, but three to four officers patrol during holidays and special events. Officers patrol in a 27 foot Boston Whaler with two 150 horsepower outboard motors. This boat is equipped for Lake Michigan rescue, and has a noise meter which monitors the 86 decibel noise limit. From Memorial Day to Labor Day offkers put in 635 hours of patrol duty on Kalamazoo River and Kalamazoo Lake. One hundred and ten hours were spent patrolling Lake Michigan. Most patrols occur between Friday and Sunday, and about half of the Department's budget goes to patrolling the Saugatuck area. In the summer of 1989, 189 tickets were issued on Kalamazoo River and Kalamazoo Lake, 11 were issued on Lake Michigan. 276 warnings were issued. IO complaints were received, and 6 boating accidents occurred. The Department also conducted 378 safety inspections. The most common violations are inadequate life preservers on board and lack of current registration. The Department notes that slow /no wake, and hazardous violations were down in the summer of 1989. The most common surface water use conflicts identified by the Sheriff's Department include sailboat and motorboat conflicts and complaints over the noise and attitude ofjet Village of Douglas Comprehensive Plan �8-7 skiers. Conflicts between sailboats and motorboats arc most common on Saturday. waterfront, but there arc few public access sites and. except for Shultz Park. these provtde little space for transient parking. EXlSTING LAND USE Existing land use ls described in detail in Chapter 5. All land uses along the waterfront arc oriented to the water. The bulk of the waterfront in the Township from the channel to the City is developed as stngle family residential. The City and Village waterfronts are predominantly residential and marina. The balance of the waterfront, which lies in the Township. is in a natural state with some areas of residential development (such as along Silver Lake). Many commercial establishments (mostly motels and restaurants) are also located here. Except for the Broward Boat Company near the channel, there are no industrial activities along the waterfront. A number of small parks are located along the CONFLICTS/PROBLEMS At an interjurlsdictional meeting on water front issues on November 1986, five key issues were identified: • high water and its impacts • development and acquisition of public lands along the waterfront: • limiting the intensity of shore line development: • preserving the scenic character of the shoreline environment retaining visual access to, of the • surface water use conflicts. Each of these remain important Issues as shown in the 1988 Public Opinion Survey. FIGURE 8.1 LINKAGE PLAN R-2 R-1 ~(commercial) ~wetland · AG . .• , Source: CoDNne O&ldand County·• Natural RNOurcea: A Manual for Pl•nnln• Department of Public Works, Oakland County, MI. September 1980. Village of Douglas Comprehensive Plan a Implementatloa. �8-8 High Water When Great Lakes water levels are high, erosion along the Lake Michigan shoreline increases. The impacts of erosion are clear along Lakeshore Drive. where part of the road has been washed away. Many high value homes will be threatened by additional eroSion in this area. Erosion along the River and Lake Kalamazoo also increases with higher Lake Michigan water levels. Many bulkheads and similar shore protection devices were installed to minlmize the effects of the most recent high water level. Raising some of the land and structures would be necessary if lake levels remained high for lengthy periods. On the positive side, the south shore of Lake Kalamazoo becomes more attractive to marina development when water levels are high since it is very shallow in this area. Likewise. when water levels are below average, some existing dockage is unusable. Fluctuating lake levels are part of a natural system. The costs and implications of trying to artificially manage the entire Great Lakes Basin to maintain even Lake levels is not known. but waterfront land use decisions in the trt-community area should be made based on the assumption that Lake Michigan water levels cannot be artificially maintained. Acquisition and Development of Public Lands Along the Waterfront Two types of public lands are needed along the waterfront. One is parkland/ open space and the other is a public marina. Existing open space along the waterfront should be preserved (see Map 8.5). Several street ends provide needed relief from structures along the shoreline. These public open spaces are generally well managed, and efforts should be initiated to ensure that they are not lost. Existing parks along the shoreline should also be linked together, and with other inland parks. by pedestrian and bicycle paths whenever the opportunity arises (see Figure 8.1). The lack of parkland along the Lake Michigan shoreline is most acute for Township residents. and somewhat less severe for Village residents. Outside of purchaslng and developing new land for parks. the tri-communities should consider establishing a separate park and recreation authority responsible for maintaining all parks presently owned by the three communities. The benefit would be providing access to Oval Beach by Village and Township residents and spreading the fiscal responsibility for main- tenance across more taxpayers. This would also make it more feasible to acquire additional park space as needed. Because residents of three Jurisdictions would benefit, grant requests would probably be more favorably reviewed. Public marina space is also needed as there are only three public access sites along Lake Kalamazoo and the River presently, and two are too far inland for most daily boaters. The third is a street end 1n Saugatuck and has no adjacent parking. Private marinas proVide transient berthing opportunities. but there is considerable demand for more. By having a facility to attract more transient boaters, the three communities would be gaining additional tourist income. The three most logical places for such a facility are: 1) immediately adjacent to the Blue Star Highway bridge in Douglas and extending to the existing launch facility adjacent to the Kewatln; 2) converting the Center Street maintenance facility in Douglas to a public marina: 3) at some distant time (or if the opportunity arose) by replacing the Rich Products office building in Saugatuck with a public marina and accompanying parking. Alternatively, if adjacent parking could be secured, the street end next to Gleason's in Saugatuck could be a good public access point. While the public opinion survey did not reflect overwhelming support for a public marina, there appears to be demand for such a facility from persons outside the trt-community area. Its long term economic benefits may well justify its cost, especially if state or federal funds could be secured to help pay for it. Limiting the Intensity of Development The primary future development of waterfront lands in the City will be redevelopment of existing parcels. In the Village it will focus on further development along the South Shore of Lake Kalamazoo. In both areas it will be critical that new development is neither so dense. nor so high as to block existing public views of the waterfront or further "wall" the Lake with structures. Recommendations to prevent this are lncluded in Chapter 10. It will be critical that all three communities agree to a common approach to waterfront development. embody that in land use plans, and then implement those plans. To some extent, uniform densities. setbacks, and height regulations will be valuable, espec1ally around Lake Kalamazoo. Additional development around Silver Lake needs to remain at a very low density in keeping Village of Douglas Comprehensive Plan ,--,,. ' 71 ~ �8-9 with the septic limitations of the land and the limited recreational value of this shallow waterbody. The eastern end of the Kalamazoo River should likewise receive little new development in keeping with its Natural River designation. Retaining Visual Access, Aesthetics and the Character of the Area As has been emphasized throughout this Plan. the natural beauty of the waterfront has much to do with the attraction of the tri-community area. Local development regulations should be reviewed and revised if necessary. to insure that new development complements, rather than detracts from this natural beauty. Old vessels should not be permitted to lie beached along the shoreline, because this also detracts from the beauty and character of the waterlront. The Kewatin should only be retained if its exterior remains in a good state of repair or if it is restored as an historic landmark. Several vistas have public values that deserve protection. These include the entry into and exit from Lake Michigan on the Kalamazoo River, the view from Mount Baldhead, the view of Kalamazoo Lake from both ends, and approaches to the Kalamazoo River Bridge. The public opinion suivey strongly supports the provision of additional open space along Lake Kalamazoo and the Kalamazoo River and demonstrates that the primary use of the area's water bodies is viewing. Yet, recent development pressures have led to overbuilding of condominiums along the waterlront, shutting off all public viewing of the lake from existing rights-of-way. Any future development along the channel should be set back sufficiently to maintain the broad open views that are presented to boat travelers entering or leaving the Kalamazoo River. The view from the top of Mount Baldhead should be improved by careful selective pruning of dead or dying trees blocking good views of Saugatuck and Lake Kalamazoo. The curve going northbound on Blue Star Highway in Douglas Just before crossing the bridge is the only good panorama of Kalamazoo Lake. A public turnoff. the acquisition of a scenic easement, or the concentration of new development on the western portion of those undeveloped lands should be initiated to protect that important view. In addition, the land adjacent to the west side of the bridge in Douglas should be selectively pruned to improve the view to travelers crossing the bridge (northbound) until a public marina could be established there. Surface Water Use Cof\/ll.cts Resolution of surlace water use conructs will require more planning and a uniform approach to regulation. Most important is establishing the carrying capacity of Lake Kalamazoo and the River to the channel mouth. Carrying capacity refers to the physical capacity and intrinsic suitability of lands (and water) to absorb and support various types of development (or use). Such an analysis is typically perlormed by an inventory of existing surlace water use during weekdays and peak weekends. Data is then examined in terms of the size of the waterbody and its capacity to assimilate various mixes of use. Such an analysis would probably reveal some, but not much excess capacity for new boat slips, because any number of boaters can access Kalamazoo Lake from Lake Michigan. Without an analysis of carrying capacity, the amount of new boat slip development and related surlace water use conflicts are difllcult to evaluate. Some time or surlace zoning could be established in conjunction with the DNR if desired. For example, water skiing, Jet skiing. fishing, sailing, etc, could be limited to particular parts of Lake Kalamazoo or Silver Lake or to particular times of the day. Another option could be a harbor patrol paid for by all three governmental units. More information is necessary to establish the need for regulation. If surlace water use is regulated, each unit of government would need to agree to a common regulato:ry approach. Surface water use conflicts will grow more acute on Lake Kalamazoo if existing dockage is extended much further into the Lake. Such extensions should not be permitted as the surface area available for various recreational uses will be too drastically reduced. Existing no-wake zones should also be more rigorously enforced. RECOMMENDATIONS TO GUIDE FtrI'URE USE In seeking to balance economic development with environmental protection, the concept of car:rytng capacity should be a major consideration. If the carrying capacity ofland or water is exceeded, then actMties cannot be undertaken without unacceptable b:npacts on users, the environment, or both. Impacts can include increased trip times, decreased safety, pollution, loss of open space, and many other considerations. The key is prevention of overuse by limiting intensity of use on adjoining lands and regulating surface water use. Village of Douglas Comprehensive P'lan �8-10 Environmental protection must be a leading principle in making future land use decisions along the waterfront. Environmentally sensitive areas such as sand dunes, wetlands, high risk erosion areas, floodplains, and key woodlands should be protected from unnecessary destruction. Development should complement rather than destroy these areas and their values. By doing so the environmental quality of the air and water will be improved, wildlife habitat will be preserved, scenic values will be protected, and the character of the area will be maintained. Some new intensive shoreline development will be desirable and necessary, but the balance should not be disproportionately on the side of new tax base as it has been for the past decade. Opportunities to enhance the waterfront should be seized. Parks and open spaces should eventually be linked with other public places. Additional access to the waterfront should be acquired when available, and existing access via street ends and parks should not be lost through neglect or inaction. A new public marina should be constructed if resources are available and the cost could be spread among local citizens and other users (such as through grants or user fees). Visual access from public thoroughfares and walkways should be maintained in all new waterfront development. Protection mechanisms, like the Natural River designation, should be recognized for the ancillary benefits they bring to the community. A local "Friends of the River,. organization could be instituted to annually adopt and clean up the shoreline to remove floating debris, other waste, and downed timber that become lodged there. A special effort to maintain the character of Lakeshore Drive along the Lake Michigan shoreline should also be initiated. A comprehensive stormwater management plan and wetlands protection plan should be instituted as part of a broad water quality protection program that is based on the small watersheds that feed the Kalamazoo River Basin. The Soil Conservation Service should be asked to assist in preparing nonpoint pollution guidelines to help guide farmers in land management practices that help keep the River clean. spectjurisdiction boundaries. Their future quality and desirability depends on all governmental units through which they flow playing an active and supportive role in protecting and improving water quality. To advance this goal, the Jointly appointed waterfront committee should be reinstituted or its responsibilities shifted to the Joint Planning Committee which helped fashion this Plan. NEED FOR INTERGOVERNMENl'AL COOPERATION Each of these recommendations requires a strong degree of intergovenunental cooperation. Watercourses, like the environment. do not re- Village of Douglas Comprehensive Plan �N A ��5~ ,z 3, JO " 3' J, 33 ,, ,. )4 31 JO 29 )7 JO 29 JI ,. c:::, ,. 27 ,. 23 ,. " ,. J3 \) .: ,. 2J • 21 27 25 2J 16 24 26 24 22 20 " ,.._I\ ... ;;5 2 MICHIGAN lka.l• 1:11.000 80\JNDIN091N l"!!:T ,..,. ,.;. 100D ;:;,. MAP 8.3 SAUGATUCK HARBOR 2 �MAP 8.4 MARINAS 1. 2. 3. 4. 5. 6. 7. 8. 9. 10. 11. 12. 13. 14. 15. 16. 17. ,a. 19. 20. 21. 22. 23. 24. Douglas Ship & Shore Motel/Boatel (0) East Shore Harbor Club (64) Pointe Pleasant Yacht Club (14) Sergeant Marina (63) Tower Marina (322) Skippers Cove (12) Water Side Condo (12) Naughtins Marina (37) Saugatuck Yacht Club (16) Deep Harbor Deve, Inc. (46) South Side Marina (24) Casa Loma (11) Gleasons Marina (9) Saugatuck Yacht Co. (81) Walkers Landing (22) Windjammer Condo Association (12) Schippas Marina (10) Singapore Yacht Club (50) West Shore Marine Inc. (57) Bridges Of 5augatuck (8) Coral Gables (50)) V & L Properties (10) Back Bay Marina (12) Southside Marina (24) Total Nurrt>er Of Permitted Marina Boat Slips In Area .........966 August 1989 DATA SOURCE:DNR Planning & Zoning Center, Inc, Lansing, MI ��N A MAP8.5 STREETENDS/ PARKS G Street/Road Ends [!] Public Access 0 Douglas Parks 1) Oval Beach 2) Mount Baldhead 3) Chain Link Ferry 4) Douglas Beach ~ 1 ·, -, - - DATA SOURCE: Plllirilng & Zoning Cen1et Inc, Lansing, Ml �N A See Preceding Map For Information Regarding This Area MAP 8.5 A STREET ENDS/ PARKS ~ Street/Road Ends ~ Public Access August 1989 DATA SOURCE: [!] Douglas Par1<s 1) Shultz Par1< 2) River Bluff Park 3) Sundown Par1< Planning & Zoning Center Inc, Lansing, Ml �9-1 Chapter9 GROWTH AND DEVELOPMENT TRENDS G rowth and development trends reflect past settlement patterns in a community and provide a basis for estimating future development patterns. Growth rates are one aspect of change. These show which areas are growing at a faster rate. Residential construction permits show where most of this residential development is taking place and provide insight into residential preferences. Land subdMsion trends show the rate at which small lots are created. Rapid land subdivision carves up agricultural land and other open spaces for residential use and thus permanently transforms the rural character of an area. Inefficient land subdivision takes large amounts of potentially developable land out of use as long "bowling alley" lots or "flag" lots are created. Population trends may be used to project future population, which is used to estimate future land use needs and settlement patterns in a community. And finally, a "build out" scenario may be created based upon the vacant or buildable sites in an area to get an idea what the area might look like if it were developed according to current wning and use requirements. A more complete discussion of these issues is included below. GROWfH RATES Between 1950 and 1970 the Village of Douglas grew more rapidly than either Saugatuck Township or Saugatuck. with a growth rate of 35% (see Table 9.1). In terms of actual numbers, the Village's population more than doubled between 1950 and 1980, when it reached a total of 948. Then, between 1970 and TABLE 9.1 RATE OF POPULATION CHANGE 1950-60 1960-70 1970-80 Saugatuck Saugatuck Twp. Douglas 20% 34% 35% 6% AREAWIDE 29% 10% 11% 35% 16% COMMUNilY 40% 17% 22% 1980 the growth rate slowed to 170Ai and surrounding Saugatuck Township's growth rate soared at 40%. Saugatuck's growth rate, on the other hand, nearly ground to a halt. These changing growth trends reflect the scarcity of land in the city and the desire for scenic, rural living which is attracting many to the Township. Recent trends, however, suggest that growth in the Village is increasing. RESIDENTIAL CONSTRUCTION Building permit data reveal development trends in Douglas since 1980. The Village has attracted much of the area's multiple family housing development. About 46 single family homes and 73 multiple family units have been constructed in the Village since 1980. Most of this construction has occurred south of Center Street along Lakeshore Drive; in the northwest corner of the Township: and north ofWestshore St. and east of Ferry St. (see Map 9.1). Aside from new construction, the number of additions, extensions, and other improvements was also high. MIGRATION Migration is a strong component of population growth throughout the County. Allegan County experienced net in-migration of 3.03% between 1983 and 1987-the eighteenth highest rate of in-migration in the state. Many of these immigrants are retirees. Figure 9.1 reveals migration patterns of senior citizens in the region over the past three decades. It reveals an explosion of retiree migration into Allegan County since 1970. Between 1980 and 1985, the rate of retiree migration into the County continued to climb. reaching 2.17 compared to -0.26 for the state as a whole. POPULATION PROJECTIONS Future population for the Village of Douglas was projected based on the 1970 to 1980 population trend. rather than long term trends. due to the recent changes in the rate of population �9-2 FIGURE9.l KENT OTTAWA 54 501 • 1412 RETIREE MIGRATION TRENDS SOUTHWESTERN MICHIGAN -767 I -1148 I I -713 I I I -247 -457 150 .AUEG-AN -,• •·RAY -173 Net Migration of The Population 65+ 1950-60 1960-70 1970-80 · -5 · 121 132 I 12 1040 l EATON · -158 -142 I · 804 · - · - • .J._ - - • _j_. VAN IUREN ,•KALAMAZOO,• +· " -13 284 1039 -r f 1--- ~ -·~, CA.is . 390 -445 578 growth described above. A composite straightline trend can be projected by applying logarithms to determine the ratio of change based on the 1970 to 1980 trend. Table 9.2 illustrates these results. Thus if current trends continue, the tricommunity area can expect about 1800 more people in 2010 than in 1980. Sixty-four percent of this growth is expected to occur in the Township, with 21 % in the Village, and 15% in the City. Due to its greater availability of land, the Village will eventually overtake the City in terms of overall population growth, as seen in Figure 9.2. 130 I I 85 109 1 I f • CALHOU_N -1196 -1131 -592 I t -,sr.',.!2WH..,--.;u.NCH -i"49 • --,.- 36 1 / -33 580 ' I -125 -181 Residential land in the Village is zoned predominantly for medium density residential development (4 to 5 units per acre). If present trends continue. about 70% of the 153 new households will settle in medium density residential areas. translating into the conversion of 26 acres of land. Only 4 acres would be transformed into low density residential use, and about 4 acres would be developed at higher densities as apartments or clustered units. This would consume 34 acres of the Village's presently undeveloped residentially zoned land. FIGURE9.2 POPULATION TREND PROJECTED LAND USE .NEE;DS: 2010 To determine the impact of this population growth on residential land use, future population is translated into new households. This is done by applying the average household size for each community to the projected population in 2010 and then subtracting 1980 households. The result is an estimated 153 new households in Douglas by 2010. These results are shown in Table 9.3. Future demand for land by these new households may be estimated by looking at land subdivision trends and current settlement patterns or zoned densities. -447 -1651 1 I -1729 SAUGATUCK TWP. 3.0 p 2.5 0 p T H U 0 L u A! 2.0 - TWP.ONLY = SAUGATUCK = OOUGLAS 1.6 TN I D 1.0 0 0.5 s N 0.0 1950 1960 Village of Douglas Comprehensive Plan 1970 1980 YEAR 1990 2000 2010 "' �9-3 leaving an excess of 163 acres. Tables 9.4 to 9.6 show this projection of current trends. BUILD OUT SCENARIO The projections shown above are only estimates based on current trends. Any number of events could alter these trends. For example, the location of a new industry in the Village could attract new families into the area. Provision of sewer and water service in the Township could intensify the type, density, and rate of growth that occurs there. And Saugatuck's attraction as a center for tourism could continue to grow. fostering greater in-migration of retirees and others searching for an alternative lifestyle. If the Village were developed to its full capacity, what would it look like? This exercise, called a "build out" scenario, provides an estimate of the buildable capacity of the Village under currently zoned densities. Acres were estimated for each community in the tri-community area based on vacant or developable land (not including existing agricultural areas) by zoned use and density /minimum lot size. These results are shown in Table 9.7. This information can be translated into a population estimate by first dividing the developable acres by the minimum lot size in that zoning district to determine the number of households which could occupy the parcel(s). The new households are then multiplied by the average household size for that community to derive a population estimate. Almost 200 acres of land are available for residential development in the Village. Most of this land is zoned for 4 to 5 units per acre. Thus. under a build out scenario. the Village could accommodate about 1, 139 new households. or 2,779 new residents, bringing the total population to over 3,700 people (see Table 9.8). Douglas also has nearly 50 acres of vacant, industrially zoned land-the highest amount in the trt-community area. Thirty-three acres are available for commercial development. POLICY IMPLICATIONS The future land use plan projects that given current population growth trends, Douglas will need only about 37 acres of residential land. Thus, the Village is far from meeting its capacity for residential development, as well as commercial or industrial use. This wealth of land combined with the availability of utilities and proximity to commercial services make Douglas an ideal site for development of an industrial park and affordable housing. This is s.tgnificant in light of the widely expressed need by both officials and citizens for additional jobs, families with children (in terms of the shrinking school enrollments), and affordable housing in the area. T.ABLE9.2 PROJECTED POPULATION 1970-1980 TREND COMMUN11Y Saugatuck Saugatuck Township Dou~as AREAWIDE 1970 1,022 1,254 813 3,089 1980 1990 1,079 1,753 948 3,780 1,163 2,074 1,061 4,298 2000 2010 1,254 2,454 1,187 4,895 1,352 2,904 1,328 5,584 TABLE 9.3 PROJECTED NUMBER OF HOUSEHOLDS COMMUNTIY Saugatuck Saugatuck Township Douglas AREAWIDE POP. 2010 1,352 2,904 1,328 5,584 HHSIZE # HHs 1980 HHs NEWHHs 2.00 2.69 2.44 676 1,080 544 2.300 537 633 391 1,561 139 447 153 739 Village of Douglas Comprehensive Plan �9-4 TABLE9.5 NEW HOUSEHOLDS BY DENSITY TYPE TABLE 9.4 PERCENTAGE OF POPULATION BY DENSITY TYPE COMMUNITY LOW Saugatuck Twp. 80% Saugatuck 40% Douglas 5% MEDIUM HIGH 100/o 10% 20% 25% 40% 70% HOUSEHOLDS MED. HIGH TOTAL LOW COMMUNTIY Saugatuck Douglas SaUJ!atuck Twp. AREAWIDE 56 8 358 421 56 107 45 207 28 38 45 111 139 153 447 739 Totals are based on unrounded figures. TABLE9.6 FUTURE RESIDENTIAL LAND NEEDS COMMUNTIY LOW TABLE9.7 AVAILABLE ACREAGE BY LAND USE TYPE ACREAGE* MED. HIGH TOTAL Saugatuck Douglas Saugatuck 24 4 205 14 26 13 3 4 10 41 34 228 AREAWIDE 234 53 17 303 ACREAGE IND. COMM. COMMUNTIY Saugatuck Douglas Sa.1.1,!!atuck1wp_ TOTAL ACRES 3 33 155 191 0 49 22 71 RES. 135 197 5,950 6,282 *times 1.25 (20¾> allowance for rights-of-way) Totals are based on unrounded figures. TABLE9.8 POPULATION 2010: BUILD OUT SCENARIO UNDER ZONING IN EFFECT COMMUNITY Saugatuck Douglas Sa, 1gat,rlc'Iwp. AREAWIDE ADDITIONAL HOUSEHOLDS 330 1,139 16,413 17,882 AVERAGE HHSIZE 2.00 2.44 2.69 In the 1988 Public Opinion Survey. 52.4% of Village respondents felt that apartments and 60.6% felt that detached single-family homes in the $50-$70,000 range are needed now. Yet the majority ofrespondents (41.8%) opposed lowering the minimum residential square footage requirement to make housing more affordable. However, the existing requirement of 1000 square feet is not excessive. Other strong preferences of Village citizens as revealed in the 1988 Public Opinion Survey are: • maintain the scenic. small town character of the Village; • no strip commercial development: • small commercial shopping centers off of major roads: • preserve open space along the waterfront; ADDITIONAL POPUIATION PRESENT POPUIATION 660 2,779 44,151 47,590 1,079 948 1.753 3,780 TOTAL POPUIATION 1,739 3,727 45.904 51,370 • protect the environment by prohibiting development of dunes and wetlands; • additional waterfront condominiums are not needed (81.4% of Village respondents). The majority of respondents felt that future commercial development is most appropriate along Blue Star Highway (66-71%) and at the freeway interchanges. Village respondents listed fast food restaurants as their top commercial land use priority for Blue Star Highway. E. Center St. in Douglas was the preferred location for future neighborhood commercial development. Priorities for downtown Douglas include more businesses oriented to the needs of residents, historic preservation, flowers and landscaping, a waterfront park, and dressing up store fronts. Village of Douglas Comprehensive Plan �When asked how underdeveloped waterfront lands 1n Douglas should be used, 81 % felt that it should be acquired and preserved as open space. Alternatively, 80-90% opposed developing it with condominiums. Polieies to achieve the public's development objectlves are included in Chapter 1, and the Future Land Use Plan in Chapter 10. Regulatory tools, such as zoning, subdtvtsion regulations, and site plan review must be amended to insure consistency with this plan and the comprehensiVe plan of each jurisdiction. �N A • • • • 0 800 1 600 2400 Scale 1" = 1748 ft • • • 0 ~ ~ II r-::: MAP9.1 RESIDENTALCONSTRUCTION PERMITS Douglas [!] Residential Construction Permits 1980-1988 Al.l;USt 1989 DATA SOURCE: Douglas Building Permi18 Planning & Zoning Center Inc, Lansing, Ml �N A 0 800 1600 2400 Scale 1" = 1748 ft MAP10.2 ENTRVPOINTS [• I Douglas Entry Points E:} Minor Entry Points August 1989 DATA SOURCE: Planning 6 Zoning Cenler Inc, Lansing, Ml �10-1 Chapter 10 FUTURE LAND USE ood land use planning is essential to the future quality of life of the trt-community area. Future land use arrangements are difficult to predict and guide to achieve desired results. A future land use map and plan embodies local land use goals, objectives, and policies and provides one land use scenario which a community may use as a physical guide. Goals and policies. in tum, provide the policy guide for land use and development decisions. The future land use map accompanying this chapter seeks to anticipate community land use needs for 20-30 years (see Map 10.1). These future land use arrangements are based on information in the preceding chapters which includes analyses of exi.Stlng land use. impacts of area trends, projected future land uses needs if current trends continue. and the relationship of land use activities to the natural resource base. All proposals are intended to be consistent with the goals. objectives. and policies presented in Chapter 1 (which were created With substantial public input). Many factors could intervene that would require reevaluation of certain arrangements or the entire plan. For example. if a large mix.ed use development (e.g. 1000 single family units plus some commercial) were built or if a large single employer would enter the scene (e.g. an auto manufacturing facility) then land use arrangements in thiS plan must be reexamined. A few key planning and design principles were used to evaluate alternative land use arrangements. With slightly different trends and projections. application of the same principles could lead to different conclusions and different land use arrangements. However. these differences would be related to the amount of particular land uses more than their location or relative relationships to adjoining uses. Likewise. there are many areas in which alternative land use arrangements would be satisfactory providing they remained in keeping with these basic planning principles. Consequently, it is crucial that this plan be regularly reviewed and updated at least once each five years to insure its continued relevance in planning for future land use needs. G PLANNING AND DESIGN PRINCIPLES Future land use arrangements were determined based on compatibility with surrounding land uses, natural capacity of the land for particular uses. and necessary infrastructure improvements. These land use arrangements can be refined into timed and sequenced development areas. once some key decisions concerning the provision of sewer and water services are made. The following planning and design principles are the technical foundation (or rationale) in support of the proposed land use arrangements graphically depicted on Map 10.1. Map 10.1 depicts generalized land use. which is partially reflected through mapping of zoning districts. The planning principles listed above are implemented primarily through wrung regulations and applied during the site plan review process. These principles are consistent with the goals, objectives. and policies in Chapter 1 and should remain the basis for reviewing any subsequent changes to the proposed Future Land Use Map. These planning principles are: • Protection of Public Health and Safety • Conservation of Natural Resources • Environmental Protection • Minimizing Public Service Costs • Efficiency and Convenience in Meeting Land Use Needs • Insuring Compatibility Between Land Uses (Nuisance Prevention) Often a land use decision based on one principle also advances another. For example, prevention of filling or construction on floodplainS protects public health and safety. conserves natural resources, protects the environment, and minimizes public service costs (especially for relief efforts). It may also create a valuable buffer or open space between uses and hence help insure compatibility. Protection of Public Health and Sqfety Key situations in which this principle is applied include: Village of Douglas Comprehensive Plan �10-2 • avoiding construction in areas which present natural hazards. In the Village these include areas too close to the Lake Michigan shoreline at high risk from erosion from coastal wave action; floodplains; saturated soils and wetlands; soils not well suited for support of foundations or safe disposal of septic wastes; and steep slopes. • avoiding construction where an intensive land use activity is not adequately serviced by all weather public access; • avoiding construction in areas with soils contaminated by hazardous and/ or toxic waste. Conseroation ofNatural Resources Failure to consciously protect nonrenewable natural resources exposes a community to unbridled destruction of those resources which are the foundation for an area's character and quality of life. Conservation of natural resources usually focuses on: land, water. minerals, certain soils (such as prime farmland), wetlands. sand dunes, areas supporting an abundance and diversity of wildlife, and unique forested lands. Areas where the land and the water meet are the most important. Indiscriminate land subdivision frequently reduces the size or alters the shape of land, thereby compromising the resource value and production potential of those lands. These changes also reflect lost opportunities- usually higher public service costs and gradual degradation of an area's tourism potential. Environmental Protection This principle aims at preventing pollution, impairment. or destruction of the environment. While there is considerable overlap with natural resource conservation issues, environmental protection measures focus primarily on air and water quality, and the impact of activities where the water meets the land. Environmental quality is best preserved by planning for appropriate land use activities in and near sensitive environmental areas. and managing development accordingly. This usually means insuring conformance with all applicable federal, state and local environmental regulations. Minimi.zing Public Service Costs Public service costs may be min.fmized by encouraging new land uses where existing infrastructure is not used to capacity and where expansion can be most economically supplied. This also results in compact settlement patterns, prevents sprawl, and is usually favored by taxpayers because it results in the lowest public service costs both for construction and maintenance. Efficiency and Convenience in Meeting Land Use Needs To be efficient in meeting future land use needs, communities must make better use of existing infrastructure and plan for infrastructure expansion in a manner which keeps the costs low and does not create huge areas where infrastructure will not be fully used for many years. It also means locating future land uses so that travel between activity centers is minimized. For example: building schools. neighborhood commercial activities, day care facilities, fire and police protection. etc. near the residential areas they serve. This saves municipal costs on initial road construction and future maintenance, reduces evexyone's gasoline expenditures, and conserves fossil fuel supplies for future use. Insuring Compatibility Between Land Uses A central objective of land use planning is to locate future land uses so that they are compatible with one another. This prevents future nuisance situations between adjacent land uses, such as loud sounds, ground vibrations, dust, bright lights. restricted air flow. shadows. odors. traffic, and similar impacts. A few obvious examples of incompatible land uses include factories, drive-in establishments, or auto repair facilities adjacent to single family homes. With proper planning, land uses can be tiered to buffer impacts and orderly development can occur. Examples include: commercial service establishments on highway frontage with backlot wholesale, storage, or office uses abutting a residential area; or single family residential uses adjacent to park and recreation areas. COMMUNITY CHARACTER When applying the above planning principles to new development proposals, one of the key considerations is compatibility with the character of existing development in an area. To describe the character of Douglas. many descriptive words and phrases come to mind. among them: quiet. friendly, clean, small, aesthetically pleasing, bountiful natural assets, and good location. Several Public Opinion Surveys in the past three years have revealed the Village of Douglas Comprehensive Plan �10-3 following three factors as among the most important reasons why people like Douglas: small town atmosphere, quiet town and friendly people. respectively. There is a very strong identiflcation on the part of the residents with the character of their Village. Douglas can be described as being both a resort, residential and year round residential community which for the most part has avoided commercial oriented tourism. Two surveys two years apart indicate that this is the way most residents would like it to remain. DEVELOPMENT Although Douglas is a small community (approximately 2 square miles). over 50 percent of its land is still undeveloped. This makes the residents sensitive to the quantity and type of development that could occur there. Without proper land development regulation, the character of the community could be signiflcantly changed. In a 1986 survey. almost 70 percent of those responding felt that development in the Village should be encouraged. Yet, residents overwhelmingly still want the community to remain like a small village. In residential development, affordable single-family homes and apartments were the preferred types, with waterfront condos and mobile homes receiving the highest response as not being needed. More industrial development was supported with 68.9 percent of those responding that it was needed in a 1986 survey, but fewer than half so indicating in a 1988 survey. However. the 1988 survey did reveal that over half of the respondents (56%) favored spending tax dollars to stimulate economic development. The need for more commercial development and services was also clearly indicated with Blue Star Highway and East Center Street being the preferred locations. TOURISM A strong tourist oriented character is something that it appears most Douglas residents would like to prevent. The increased activity and congestion that go with successful tourism are characteristics which are directly opposed to the existing quiet town atmosphere. This is not an anti-tourism sentiment, rather it is one which opposes the transformation of the existing character of the Village to one dominated by tourism rather than one where tourists are served as a part of other commercial acttvities in the Village. YEAR ROUND EMPLOYMENT/ INDUSTRIAL DEVELOPMENT Historically. Douglas has had very little industrial development and has been primarily a community with residential and commercial development. This situation has reduced the potential for year round employment and has made the attraction of new families into Douglas more dtlTicult. The signiflcance of this trend is that the Village could become even more seasonal and retirement oriented than it already is. This in turn would reduce the capacity of existing commercial businesses to operate year round and further hinder the delivery of certain services such as education. Some new industrial development is both needed and desirable. BLENDING THE RESORT AREAS WITH THE YEAR ROUND COMMVNITY There will always be a division within the community between resort and seasonal areas and year-round areas. The recognition of the importance of both and fair representation of both in community decision making will be an ongoing challenge in making future land use and infrastructure decisions. Achieving and maintaining a balance will be the key to long term success. The mapping of future land use is a logical extension of the goals and policies stated in this Plan. A land use is the primary purpose for which a parcel of land is occupied. The plan is designed to promote orderly development and ensure that appropriate areas are available for all classes of land uses anticipated to be needed within the Village during the planning period (roughly 20 years) and based on existing trends. The future land use plan promotes orderly development in a number of other ways. Home owners can invest in their properties with protection from the intrusion and congestion of undesirable uses in the neighborhood. Overcrowding can be avoided. The Village and utility companies can adequately plan for the services needed in developing areas and ensure that adequate land has been reserved within the Village for all necessary uses. Each of the major classes of future land use are described below. Descriptions of various geographic areas or neighborhoods are also provided to give a greater depth of understanding to the land uses depicted on Map 10. 1. Village of Douglas Comprehensive Plan �10-4 DEVELOPMENT .AND CONSERVATION AREAS The extensive water resources and other natural assets are at the top of the list as the reasons why Douglas Is such a desirable place in which to live. Toe actions and policies that are instituted in the future to protect the natural environment will be of utmost importance. The future land use map for the Village was prepared by first identifying conservation areas and then examining the suitability of remaining lands for various development purposes. Conservation areas include sand dunes. wetlands, floodplains, streams, creeks and drains, the Kalamazoo River, Lake Kalamazoo, and areas at high risk of erosion along Lake Michigan. These areas present severe limitations for development and are proposed for very limited future development in keeping with their fragility and importance in buffering Lake Michigan storms, filtering and storing water during periods of flooding, draining stormwater from land, providing habitat for a wide range of plants and animals, and for their wide ranging open space values. Destroying these resources would destroy the essential qualities which continue to attract residents and tourists to the area. These lands should largely be managed to remain in their natural state. Only when other more important public purposes demand it, should these lands be altered or converted to permit another use. If conserved and wisely used, waterways will present a linked natural greenbelt system that continues to enhance the area for years to come. The Village zoning ordinance should be amended to include better conservation of these areas. RESIDENTIAL Residential use will continue to be the predominant developed land use in the Village. The existing residential areas in Douglas provide a rtch and interesting mix of housing sizes, styles and ages. The challenge in the next twenty years will be maintaining the older housing stock and ensuring that the growing ranlcs of part-time residents and absentee owners does not result in housing detertoration. Equally important will be efforts to blend new development with the older character of existing land uses. Douglas has considerable potential for new housing development and has the greatest opportunity of the three Jurtsdictions to encourage the construction of affordable housing, due to available land that is suited for basement construction and the potential to extend sewer and water effi, -!ntly. However, if speculative market forces pro -;ed unabated, then the future residential uses will be high cost condominiums occupied by seasonal residents and in contemporary designs. A large amount of such development would be incompatible with the existing character of the Village. The Public Opinion Survey indicates that 81.4% oppose new condominiums along the Douglas waterfront. If the Saugatuck School Distrtct is to survive with the same breadth of programm!ng and quality it has today, then affordable housing oriented to families must be available. In terms of new construction, affordable housing typically means homes of about 1,000-1,200 square feet. on smaller than average lots, and priced at not more than $70,000. Some public incentives or "write-downs" are typically necessary to alter one of these basic elements. Some housing meeting this definition is being built on large lots in the rural parts of the Township, but not in any significant quantities. Manufactured housing can be built within this price range and if properly designed can meet an important local housing need. There are two mobile home parks in the Village already. However, the Public Opinion Survey revealed nearly 600!6 of the respondents were opposed to new mobile home parks. In light of improved quality and design of new manufactured homes. especially if constructed as double wides with pitched roofs, the Village should investigate encouraging the development of a mobile home subdivision with lot sizes consistent with other developed parts of the Village. Such a subdivision would not be a mobile home park (which may also be needed). Existing state standards for mobile home parks are such that lot sizes are too small to fit with the character of many communities and local governments are without authority to require that they be any larger. However. by failing to provide any place that double wide manufactured homes are encouraged to be built. then the market for such homes can usually only be satisfied in new mobile home parks. A unique opportunity exists for the area communities to take the initiative in providing affordable housing. If plans proceed to acquire the property known as the Jager property. for a new water intake plant, then part of the parcel could also be used for affordable housing. A design competition or specially hired site plan could be arranged to provide for affordable housing in thiS area. The site plan would be required to tier houses by size and type to blend Village of Douglas Comprehensive Plan �10-5 with existing homes along Lake Shore Drive. The treatment plant could be buffered from the residential area and the land costs paid back through development. New residential construction in the village should be encouraged on soils suitable for basements and served with public sewer and water. COMMERCIAL There will be three primary commercial cen- ters within the tri-community area. Downtown Saugatuck will continue to serve as the major center for commercial tourist activities. This should be encouraged. The shopping area in Douglas along Blue Star and extending down to the freeway interchange should be encouraged to continue to (re)develop with a primary focus on local commercial services and a secondary focus on highway related uses near the interchange. This area needs curbs and gutters and right tum lanes. The buildings. parking and signage on many properties are poorly designed, so any opportunity to improve design. safety. and function should be seized. Additional tourist-oriented retail businesses should be discouraged in this area. and instead redirected to downtown Saugatuck and the original Douglas Village Center. However, additional restaurant. motel and related services would not be inappropriate provided the market was adequate to support them. General business uses like shoe stores, banks, hardware stores, etc .. should be encouraged in the general business area in Douglas and not in interchange areas. INDUSTRIAL The location of the Haworth facility in Douglas is not the best use of that property in the long run (which is commercial). However, it is a well-maintained local company which is a major employer, and without a public effort to relocate it in comparable facilities elsewhere. this plan encourages its continuance. At the same time. the small industrial area south of the mobile home park on the east side of Blue Star should continue to be developed for light industrial activities and should be expanded to the east and south, and possibly to the west across Blue Star as well. Industrial parks are an excellent way to manage future industrial growth. Although they have broad, long-term public benefits (including lower service costs, fewer nuisance impacts. better design, and less environmental impact), industrial parks require a large short-term investment in land and public services. Therefore, it is crucial that studies be conducted to insure that the park could be competitive with others in the area. The Michigan Department of Commerce maintains an inventory of industrial parks through the Statewide Site Network. Only certified industrial par.ks will be included on this list. and thereby be able to effectively compete for new industries. To be certified. industrial parks must be at least 40 acres. a. site plan for the park must be approved, soil ')ortngs must be conducted. infrastructure must be completed. utilities must be installed 300 feet into the park. and protective covenants must be established. AGRICULTURE While agricultural activities used to play a significant role in land use in the Village. except for the MSU research facility such is no longer the case. In light of ample agricultural acreage in the Township and the limited availability of public sewer and water, it is more appropriate that lands which might otherwise be suited for agricultural use in the 0Village, be used for more intensive structural uses. such as single family housing. The raising of farm animals within the Village is also not appropliate in light of the nuisance problems they raise (noise, odors, insects, waste disposal, etc.) for present and future residential use. ENTRY POINTS There are three major entry points into the Village of Douglas. (See Map 10.2). They are: • from Lake Michigan on the Kalamazoo River via Lake Kalamawo • from I-Blue Star Highway at the Kalamazoo River Bridge • from 1-196 at Blue Star Highway Oust south of 129th Street) At the present time, the entries from Lake Michigan and over the Kalamazoo River provide an aesthetic and inviting entry into the Village. The entry from the south along Blue Star Highway is not as good. The public opinion surveys also reflected citizen concern about the appearance of properties along Blue Star Highway. The situation is further harmed by signs along I-196 which fail to inform southbound travelers at exit # 41 that they can access Douglas (only Saugatuck is mentioned) or along southbound Village of Douglas Comprehensive Plan �10-6 I-196 at exit# 36 which tell travelers that they can access Ganges. but not Saugatuck and Douglas. First impressions are very important in the tourism industry. Attractive entryways help entice tourists into the community and leave a positive impression to encourage future visits. The entry points represent the community and should reflect those qualities which make the area special. Fortunately, these design problems are easily overcome, and with only minimum public investment. A special joint effort to develop alternatives for improving the entry points into all three communities should be initiated. In addition, new land developments in these areas (or changes to existing ones) need to be carefully reviewed to insure that changes enhance (and do not further detract from) the positive image and character that should exist in these areas. FUTURE LAND USE BY AREA Following are brief geographic descriptions of future land use. These descriptions use the same planning areas depicted on Map 5.3. Lake Shore - Resort Residential Area This area should continue to be used for low density single family homes along the lakeshore in keeping with the size and quality of homes presently there. It is anticipated that seasonal vacation homes will continue to be the dominant use. Density will vary within this area, but a minimum lot size of 8,400 feet should be maintained. The proposed water intake facility, if constructed in this part of the Village, should be designed to be compatible with the character and quality of existing homes, and include extensive insulation and buffering techniques to eliminate (to the maximum practical extent) any noise impacts on adjacent homes. Campbell Road & West Center Street Additional single family homes in subdiVisions can be compatibly developed behind existing homes along Lake Shore Drive between Center and Golf View Drive by extending public sewer and water in this area. An effort should be made to maintain existing densities or tier the density of new homes so that no sudden density change occurs. Areas south of the golf course (on both sides of 130th) are similarly suited for residential development. Development under the Planned Unit Development (PUD) concept should be encouraged for this area. Through PUD, development flexibility in design and housing density is allowed to achieve maximum open space. This concept also encourages innovative and imaginative design and efficiency in providing public services. The use of PUD in this area offers the specific advantage that the recreational land and environmentally sensitive areas can be integrated into the development plan and their preseivation enhanced. The PUD concept allows buildings to be clustered through mixtures of housing types such as detached houses, townhouses. and apartments. This mixture of housing types creates fine housing opportunities for households and families of all age groups. Ferry/Blue Star to 129th This planning area is presently characterized by a golf course, a couple of commercial activities. a multiple family use and an industrial concern, along with a lot of vacant and underdeveloped property. Future land use in this area could arguably be encouraged to go several different ways. The golf course property could remain as such or be converted to single family or multiple family residential use in a compatible way. Additional commercial use or expansion of the Haworth facility could occur north of the existing plant. However, such expansion, if it occurred should be carefully scrutinized and restricted to prevent unnecessary impacts on adjoining residential uses to the north. Over time this area should be encouraged to develop for multiple family use. South of 130th on the west side of Blue Star could be developed for commercial on the Blue Star frontage and medium to high density residential behind it in order to be compatible with the Township future land use plan. However, it would also not be inappropriate for the industrial area on this side of the road to expand to the quarter section line in compliment to the industrial area under development on the east side of Blue Star. The likelihood of this occurring is not great however, due to significant soil limitations in this area. The small residential area that is landlocked from the rest of the Township should be annexed into the Village at the first opportunity. Village of Douglas Comprehensive Plan 17(\ �10-7 • • South of East 130th and East of South Blue Star There are presently two existing mobile home parks and the emerging light industrial park in this area. The residential activity should be encouraged to expand east to the pond. Typical development in this area could include mobile home parks, duplexes, and garden style apartments not to exceed three habitable stories. This area is suited for higher density activity because of its location along major arterial roads which can accommodate the heavier traffic flow. It can also act as a buffer use between single-family residential development to the north and the light industrial area to the south. Individual multiple-family uses should be designed with a landscaped buffer or open space where abutting single family residential uses. The area south to the Village limits should be used for light industrial activity. Light industrial development that will provide year round employment and thereby contribute to and stabilize an exiSting economy that suffers somewhat from seasonal business, should be targeted to locate in this area. The location chosen for this area was based on its access to the Blue Star Highway (U.S. 31) and its close proximity to the interchange for I-196. For industrial uses locating in this area, it is recommended that an industrial park design concept be used. An effort to insure quality design of the fronts of such buildings. with deep landscaped setbacks, minimal signage and no front yard parking should be initiated to both improve and enhance this major entrance into the Village. Blue Star Commercial Area This area is intended to provide opportunities for a full range of commercial uses. Grocery, hardware, clothing, pharmaceutical, hairdressing, bank and similar businesses should characterize this area. It is not an appropriate location for boat and vehicle storage or similar warehousing activities. Office development would also be acceptable in this area. Larger merchandisers should be encouraged to locate here because there is opportunity for smaller retail outlets or service establishments to locate in the Village Center Commercial area and also because the highway can better accommodate the larger volume of traffic that is generated by larger retail stores. No industrial uses should be allowed in this area. This area should be encouraged to develop in clusters of general business activity in small commercial complexes with shared parking facilities. The parking should be off of the street and gained via much better defined access. Curb, gutter and sidewalks should be provided through this area. The properties extending down West Center Street to Ferry Street could be commercially developed, but should be less intensively used than the properties along Blue Star. They should also be designed to blend With the character of residences in the area. This entire area deserves more refined study than this plan is able to undertake at this time. A lot-by-lot corridor analysis and access redesign plan should be prepared. Significant improvement to both the aesthetic quality and function of this area could be accomplished if a special plan for the corridor were prepared. East 130th Street This area has significant potential for new residential development west of Schultz Park. As long as the wetlands and floodplain along Tanner Creek are respected, very interesting subdivisions or planned unit development could occur. No lots should be allowed to be established that are unbuildable under existing DNR or Army Corps of Engineers wetland regulations and local zoning. The area that backs up to the Village Center should either be buffered by the existing woods or an effort should be made to insure compatibility in structure type between new residences in this area and the existing character of Village Center homes. This area is not well suited for either commercial or industrial development. Eventual housing unit density for this area Will be only slightly lower than in the Village Center Residential neighborhood. The recommended average density for these areas is two to three dwelling units per net acre with a minimum lot size of 8,400 square feet. Linear form residential development along 130th should be prohibited. Village Center Residential This area represents the older more established neighborhoods immediately surrounding the Village Center Commercial (downtown). Housing in this area for the most part is architecturally similar with most homes being built pre-1950. Housing density generally ranges between one and three units per net acre. It is also within this area where homes offering potential Village of Douglas Comprehensive Plan �10-8 for historic preservation can be found. The area also has some development potential. This development could occur in three ways: 1) existing vacant lots could be developed, 2) the second lot of a double lot could be sold off and developed, and 3) existing housing stock could be improved and expanded. Recommendations for this area are as follows: • Maintain an average density of three or four dwelling units per net acre while maintaining a minimum lot size of 7,920 feet. • All new housing development should be required to hook into the Village water and sewer system. • All new development should be encouraged to maintain a similar architectural theme With existing housing in the area. • Housing rehabilitation and historic preservation efforts should be focused on this area. Strong efforts will be necessary to retain the charm and ambiance of the old Village Center. A housing code enforcement program should be considered to insure the safety and habitability of the old homes in the area. An inventory, maintenance and replanting program for the aging trees should be initiated. Sidewalk repairs, replacement and installation are badly needed in some blocks. No nonresidential activity should be permitted outside of the Village Center Commercial area, except perhaps along the waterfront, and then only if compatible with adjacent uses. Expansion and improvement of public land along the waterfront here should be initiated whenever possible. Ultimately a pedestrian and/or bikepath connecting the Village Center with Schultz Park along the waterfront should be considered. Village Center Commercial This is the original commercial area of the Village. While it no longer performs many of the functions that it once did. it still plays a valuable role and should be maintained. The several vacant lots should be developed for new commercial. Small retail and service establishments such as restaurants. specialty shops, barber shops, bakeries, government and other small offices are appropriate here. New buildings should be of a style that is compatible with existing structures in the area. The exterior of the Township Hall should be better maintained and the Lodge (Town Hall) should be acquired by the Village and its historic character restored. The upstairs could be properly rehabilitated into offices for municipal use, or leased to local professionals. The Village office space is too small and should be expanded into the area being vacated by the fire equipment. A conference room is badly needed. Second floor space above existing commercial establishments should be made available for residential use provided that all building code requirements are met. Harbor.front This area is well suited for a combination of multiple-family residential. commercial and recreational uses. Because of its high values stemming from its waterfront location, development should be restricted to a specific blend of uses and design to preserve and enhance its unique character in the community. Recommendations for this area are as follows: 1. Multiple-family development should be clustered on the western portion and on the southern one-quarter of this area. It should be limited in height so as to not block the lake view by backlot properties. It should be tucked into the hill as much as possible and designed to enhance the natural setting rather than detract from it. 2. A bonus system should be considered that would allow higher than normal densities on certain areas of a site in exchange for retaining an increased amount of open space as common space or for general public use on other areas of the site. 3. A pedestrian/bike path available for public use should be developed in close proximity to the waterfront. This path could be developed in conjunction with the already existing private road or be placed right along the waterfront. 4. Use of the Planned Unit Development concept should be encouraged for this area. 5. Boat cradle storage would be more appropriately located elsewhere. 6. The private road presently servicing the Harborfront should be improved and dedicated to the Village. 7. A parking lot for cars and trailers adequate to meet the needs of marina users should be constructed so as to blend into the natural land form as much as feasible. Village of Douglas Comprehensive Plan �10-9 8. Any recreational use which is not disruptive to the residential community along the Harborfront should be allowed. 9. The eastern end should remain free of any structures tall enough to block the view of the Lake from Blue Star Highway. The old platted but never developed public streets north of the Kewatin should be improved to the width of the rtght-of-way and utilized to establish a public parking and viewing area to take advantage of this, the single best view of Lake Kalamazoo. The parking area should provide for auto and trailer space. The Spencer Street end at the waterfront should be improved to establish a public boat launching area. A small amount of additional land may need to be acquired to permit adequate vehicular access and viewing. 10. Additional martna development, if any, should be restrtcted to the west end and middle portion of the property, not extend into the Lake any further than the existing dock line and be setved by more than one point of access. Whether additional dockage should be developed will be dependent upon an analysis of dockage on Lake Kalamazoo at the time of the proposal, and in consideration of the factors discussed in Chapter Eight Waterfront. Village of Douglas Comprehensive Plan I, ' ' ' ' �Douglas ■ Village Center Commercial mm~I lndUstrial Floodplain/Wetland ■ Recreation Planning & Zoning Center, Inc, Lansing, Ml �N A 0 700 1400 Village of Douglas FUTURE LAND USE 2100 Scale 1" = 1438' ........................ .·- ....................... . �11-1 Chapter 11 INTERGOVERNMENTAL COOPERATION B ~ y itself this plan has no legal regulatory force but rather. serves as a foundation upon which regulatory measures are based. The two primary land use regulatory documents which are also the principal means of implementation of this plan. are the zoning ordinance and subdMsion control regulations. These regulatory instruments are described in the next chapter. However. effective integration of this Plan will also require an ongoing commitment to intergovernmental cooperation with Saugatuck and Saugatuck Township. In particular, the Joint Plan prepared concurrently with this one should be implemented as steadfastly and also kept current with comprehensive reviews at least once each five years. It will also be very important to make every effort to keep Saugatuck and Saugatuck Township officials informed of proposed changes to this Plan or any of its regulatory instruments (such as zoning) and to encourage their input prtor to such a change being made. Likewise, those jurisdictions should be encouraged to reciprocate with proposals and an opportunity for review by the Village of Douglas prtor to action on any change which may impact on the Village. A copy of this Plan and any amendments to it will be filed with the clerk of each of these jurtsdictions, as well as with the County Clerk. the County Planning Commission, the County Economic Growth Alliance. the West Michigan Regional Planning CommiSsion, and Department of Natural Resources. Ongoing efforts to consolidate additional public services such as police and possibly public works should be continued where mutually beneficial. Likewise. efforts to convert the Kalamazoo Lake Sewer & Water Authority into a truly independent authortty should be continued. This would take it outside of political influence in day-to-day administration. Likewise. at some point. additional consideration should be given to consolidation of all governmental services into a single unit of government. A formal analysis of costs and benefits of consolidation may reveal the benefit of this alternative. See the additional thoughts in this regard in Chapter 12. Village of Douglas Comprehensive Plan �12-1 Chapter 12 STRATEGIES FOR IMPLEMENTATION PRIMARY IMPLEMENTATION TOOLS Relationship to Zoning Toe Village of Douglas has a zoning ordinance adopted pursuant to the City-Village Zoning Act, PA 207 of 1921. The intent of that ordinance is to regulate the use of land to provide for orderly growth and development and allow the integration ofland uses without creating nuisances. The wrung ordinance defines land use districts and regulates height. bulk, use, area oflot to be covered, and open space to be preserved within each district. Because the Zoning Enabling Act requires the wning ordinance be based upon a Plan and this Plan, prepared by the Planning Commission. has been prepared to guide future land use decisions, the zoning ordinance should be revised to reflect this Plan's new goals, policies, and future land use proposals. However, the zoning district map and the future land use map (10.1) will not be identical. The zoning map typically reflects existing land use (where it is desirable to continue it) and small areas zoned for more intensive use then at present. The future land use map reflects land use arrangements at some future time. (See Section 10.10, p. 245-250, Michigan Zoning & Planning, 3rd Ed., by Clan Crawford, ICLE, Ann Arbor, 1988). The Village should continue to maintain a formal site plan review process. Through this process applicants, in order to obtain wrung approval. must submit plans which clearly indicate how their development proposals will change and affect both the parcel of land being developed as well as surrounding properties. It iS recommended that all commercial and industrial development. as well as all subdivisions. multiple family housing, planned unit developments. and other development requiring more than five (5) parking spaces, undergo site plan review. In addition, the zoning ordinance and fee structures should be amended to pennit the Village to require developers of new commercial and industrial uses and all proposed multi-family developments to pay into an escrow fund to be used for payment of professional review fees by engineers, planners and attorneys (if neces- sary). Unused escrowed dollars would be returned: Relationship To Plans/Zoning In Aclj'acent Jurisdictions The land use proposals in this plan were carefully prepared with an eye to ensuring comp a U b ili ty with those of Saugatuck and Saugatuck Township. Equal care should be taken in the future to seek and receive comment on proposals that are on or near a border from an adjoining jurisdiction. Failure to do so will only insure future conflict over adjacent land uses, or the provision of new public services. Relationship to Subdivision Regulations The Village of Douglas adopted subdivision regulations Dec. 7, 1987. The enabling legislation that pennits the enactment of such regulations is Public Act 288 of 1967, also known as the Subdivision Control Act of 1967. ThiS Act allows a community to set requirements and design standards for streets, blocks, lots. curbs, sidewalks, open spaces, easements, public utilities, and other associated subdivision improvements. With the implementation of a subdivision ordinance there is added assurance that development will occur in an orderly manner. The Village of Douglas should consider amending the subdivision and zoning regulations to prohibit the establishment oflots which would be unbuildable under existing state or local regulations (such as lots which are wholly within a protected wetland). Relationship to Capital Improvements In its basic form. a CIP is a complete list of all proposed public improvements planned for a 6 year period (the time span may vary). including costs. sources of funding, location, and priority. The CIP outlines the projects that will replace or improve existing facilities, or that will be necessary to serve current and projected land use development within a community. Advanced planning for public works through the use of a CIP assures more effective and economical capital expenditures, as well as the provision of public works in a timely man- Village of Douglas Comprehensive Plan �12-2 ner. The use of capital improvements programming can be an effective tool for implementing the comprehensive plan by gMng priority to those projects which have been identified in the Plan as being most important to the future development and well being of the community. The Village Planning Commission should develop a formal capital improvement program. Land Use & Irifrastructure Policies A strong effort will be necessary to coordi- nate future capital improvement decisions and land use policies with adjoining units of government. As a result. proposed policy changes should be circulated for comment early. Likewise, proposed capital improvement programs should be prepared with adequate time for review and comment by the adjoining jurisdictions. Community Participation And Education In order to gain the support. acceptance. and input of area residents for future planning, ongoing efforts should be continued to provide information to them, and involve them in the planning process. The importance of their role in that process should be emphasized. Public acceptance will make the implementation of plans much easier and public input makes plans better and more responsive to local needs. SPECIAL AREA & FINANCING TECHNIQUES Building and Property Maintenance Codes BOCA (Building Officials and Code Administrators International. Inc.) is the basic building code adopted by the Village to regulate construction methods and materials. The adoption and enforcement of a building code is important in maintaining safe, high quality housing and in minimizing deteriorating housing conditions which contribute to blight within neighborhoods. This should be continued. The Village should consider adopting a basic property maintenance code to regulate blighting influences which result from failure to properly maintain property and structures. A standard code such as the BOCA Basic Housing - Property Maintenance Code or a locally developed code could be adopted. Community Development Block Grant Program The Community Development Block Grant program was authorized under Title I of the Housing and Community Development Act of 1974. The Act had the effect of combining several federal categorical grants such as Urban Renewal and Model Cities into one. Grants under the program must principally benefit low and moderate income families. In Michigan there are two categories of eligible applicants: entitlement and non-entitlement. Entitlement communities, by meeting specific eligibility criteria. are given grant funds outright without having to compete for them. Non-entitlement applicants must compete for grant funds by applying through the Michigan Small Cities Community Development Block Grant Program. The Village of Douglas is not an entitlement community. Therefore, it must apply through the Small Cities Program. Operation of the Michigan CDBG Program is the responsibility of the Michigan Department of Commerce with central program administration by the Department's Office of Federal Grant Management (OFGM). The Department of Commerce has entered into an agreement with the Michigan State Housing Development Authority (MSHDA) assigning administrative responsibilities for the housing component of the program. In the housing area. samples of grant eligible actMties include: • Home Improvement Programs • Rental Rehabilitation Programs • Weatherization and Energy Conservation • Home Repair for the Elderly • Public Improvement in conjunction with targeted housing activity (limited to 25 percent of grant request) • Housing Related Services • Housing for the Homeless. The maximum grant amount is $250,000. By applying and obtaining a Small Cities Block Grant, the Village alone. or in concert with Saugatuck and Saugatuck Township could establlsh a housing rehabilitation program which would help preserve housing throughout the area. The CDBG program also has the following categories of assistance: • Base Industrial Loan program helps financially viable businesses needing financial assistance for growth. modernization, or expansion. Limit $750,000). Village of Douglas Comprehensive Plan �12-3 • Commercial Retail Loan program is for commercial, services. tourism. and other non-residential projects; and minority owned and retail projects in distressed communities. Limit $400,000. • Public Infrastructure Assistance program funds public improvements for the location and expansion of public infrastructures. Limit $750,000. • Downtown Development program provides financing to assist businesses in the redevelopment of the downtown area. Limit $500,000 or $300,000 for infrastructure improvement. • Communities in Transition program funds community development activities, such as public sewer and water systems, parks, bridges, roads, and comprehensive redevelopment planning. Limit $400,000. • Emergency Community Assistance program funds communities experiencing an imminent and urgent threat to public health, safety, or welfare which occurred within 90 days of application. Limit: $500,000. Downtown Development Authority - Act 197ofl975 This Act permits a city, village, or township to establish a nonprofit development corporation called a Downtown Development Authority (DDA) with broad powers, including those of taxation and bonding, to focus on revitalization and development within established "downtown" boundaries. The Act gives an authority broad powers with regard to the planning and development of the downtown district. It may engage in downtown planning, promote housing and public facility developments. and economic development projects. Operating revenues may be raised through public and private contributions or through properties the DDA may control. With the approval of the municipal governing body. an ad valorem tax may be levied on real and tangible personal property within the downtown district. Capital financing may be raised in a number of ways: • A DDA may issue revenue bonds. These, with municipality approval, may be secured by "the full faith and credit" of the municipality. • A DDA can request the municipality to borrow money and issue notes in anticipation of collected taxes. • A DDA, with municipality approval, may create a "tax increment jinaneing plan" in which it devotes projected increases in future tax revenues from increased assessed valuation in the project area - "captured assessed value" - for repayment of debts incurred in making selected public improvements. Revenue bonds are issued in anticipation of future revenue. Michigan State Housing Development Authority (MSHDA) Programs To help preserve Michigan's older existing housing, Public Act 130 was passed in 1977 to allow MSHDA to begin a home improvement loan program that offers reduced interest rates to eligible low and moderate income families. MSHDA has created the Home Improvement. Neighborhood Improvement and Community Home Improvement Programs (HIP/NIP/CHIP). To get a loan. residents should apply to one of the banks, savings and loans, or credit unions that take part in HIP /NIP/ CHIP. Land and Water Conservation Fund The Land and Water Conservation Fund (LWCF) grant program was authorized by Public Law 88-578, effective January 1, 1965. The purpose of the program is to provide federal funds for acquisition and development of facilities for outdoor recreation. The LWCF Program is administered jointly by the National Park Service, U.S. Department of the Interior. and the Michigan Department of Natural Resources. All political subdivisions of the state, including school districts, are eligible to participate in the program. Eligible projects include: 1. Acquisition of land for outdoor recreation, including additions to existing parks, forest lands, or wildlife areas. 2. Development including, but not limited to such facilities as: picnic areas, beaches, boating access. fishing and hunting facilities, winter sports areas. playgrounds. ballfields, tennis courts, and trails. For development grants, the applicant must have title to the site in question. The minimum grant allowable is $10,000 and the maximum grant allowable is $250,000. For all grant proposals, the amount of the grant cannot exceed more than 50 percent of the total project cost. Village of Douglas Comprehensive Plan �ta◄ Mfcldgcm Natural Resoun:es Trust Fund "111e Kammer Recreatlonal Land Trust Fund iAct of 1976 fP'ub:UC Act 204) was passed by the M1dligan Legislature and sJgned by the GoverDrr.on July 23 1976. ThlsAct created the Mich1gatl Land Trust Fund. The purpose of the pzqp-am was to provide a source of funds for publlc accp.dsWon mrecreational lands. Funds accrued from the sale of oil. gas and mineral leases and royalties from oil. gas. and mineral ext::ractlen& on state lands. On November 6. 1984. Michigan resJdents cast their v.ote ln favor of Proposal B. ThJs con~ amencbnent created the MichJgan Natural Resowces Trust Fund (MNRrF) and ~ that oil. gas. and other mineral lease and royalty payments be placed into the Fund. With proceeds used to acquire land or rights in Ja8d for recreation uses or for protection of the laud because oftts environmental Jmportance or Its IICOAic beauty. and to develop publk recreaflon fadJlttes.. The 14tcbtgan Legtslature passed the MtchiganNat.uw Resourees Trust Fund Act of 1985 (Public Act 101) to Implement the amendm,mt. 111e MNRI'F oftldaJly replaced the M(Qbjgantand Tl:µstFund on October 1. 1985. .Aa#'indMdual. group. otgamzation. or untt gl' ~ [ may sul».nlt a land acquiSltion ~ but only units ofgovemment can take We n, and twuiage the land. Only units of ~ t i t can submit deYelopment proposals. ~ ~ for local grants must include a ~ lhatob or at least 25 percent of the total ~ d f . . 'lben ts nornmnnvm orrnaxtrrnrm . . . . . .fan proJeda; for development pro- :!;i ii•~fuodb1g~ls$15.000. is $750..QPO. !l'I l'ta'lt """4 -~IIQl,l.1ntatFund ..,.._~ • •; · : :· : .. .•- by.the flle(Jaw- .,.PIANd_, Mldl~ TABLE 12.1 RECREATION FACD..rl'IES & THEIR MINIMUM NUMBER OR SIZE NECESSARY TO ACHIEVE MINIMUM POINTS RECREATION FACILI1Y Bicycle Trail Playground SwunrnJng Beach Boat Launch Campground Non-motor1zed Trail Cross-country Ski Hildng Nature Horse Fishing Access Fishing Piers Nature Area MINIMUM SIZE 1 mile 3 pcs. of play equipment 50feet 5 parking spaces 10 campsites 1/2 mile 50feet 1 10 acres NOTE: Points arc not to be awarded ~!ifor cross-counuy ski trails, nature trails, and ill trails. 1bcae trails arc to be conatden:d as one ty. Source: DNR, Mlclwran's 1987-88 Recreation Action Prop-am Guidebook • eluding school districts) in acquiring land or rights to land for recreational uses. protecting land because of its environmental importance or scenic beauty, and developing public recrea- tional facilities. Any individual. group, organization. or unit of government may submit a land acquiSltlon proposal, but only units ofgovernment may take tltle to and manage the land. Only units of government may submit development proposals. All proposals for local grants must include a local match of at least 25 percent of the total project cost. 'lbcre ts Dll mtolmum or maxnnum for acqwsWon pr(?jects; for development proJeeta. the mtnhanrnfumttng teQUest Js $15,000, flao~ $87~4)()(). �12-5 The Recreation Bond Fund Recreation Improvement Fund The Recreation Bond Fund draws from bonds approved by voters in 1988. It calls for money to be spent on DNR and local recreation facilities in four categortes: Recreation infrastructure: such as ballfields, tennis courts, beaches and other shoreline areas, boat launches, trails, picnic areas, historic structures, playgrounds, roads. parking. restrooms. etc., which are not less than 15 years old; Waterfront recreation: such as fishing piers, boardwalks, boat launches, marinas, amphitheaters, landscaping. and shoreline stabilization; Community recreation: playgrounds. sportsfields, community centers, senior centers, fishing sites. and trails for the handicapped; Tourism-enhancing recreation: including campgrounds, boating facilities, historical sites, recreational conversion of abandoned rights-ofway, and fishing access. In its statewide inventory of recreational facilities, the DNR has identified Allegan County as deficient in a number of recreational facilities. Those relevant for the trt-community area include deficiencies in bicycle trails, fishing access, fishing piers, boat launches, campgrounds, nature areas, hiking trails, nature trails, cross country ski trails, picnic areas, and playgrounds. Allegan County communities with proposals for such projects will get funding priority over similar projects proposed in nondeficient counties. Table 12.1 includes the minimum number or size of selected recreation facilities to be considered toward bond funding. Grant requests may not exceed $750,000 and may not be less than $15,000. Applicants must match bond funds with 25% of the total project cost, not including other state grants or legislative appropriations. Bond money will only be allocated to projects on sites controlled by public agencies. In the tourism category. priorities are given to projects which: create new and innovative recreation-related tourtsm attractions: involve partnerships between the public and private sector: and projects for which feasibility studies have been conducted which demonstrate local, regional. and statewide economic benefits. [Applications and further information may be obtained from: DNR, Recreation Services Division, P.O. Box 30028, Lansing, MI 48909 (517) 335-3043.) The Recreation Improvement Fund was created from State fuel tax revenue. About $750,000 per year is being targeted for development of non-motorized trails (hiking, bicycle, cross-country, and nature trails). No application forms or criteria have yet been prepared, but the Recreation Division is encouraging local governments to submit proposals based on local determination of need. location, and financing. Local Facility Development Grants These grants come from a number of funding sources and are available for planning, design, or development of local recreational facilities. The Village of Douglas received $11,000 through this program in FY 1987 -88 for improvement of its boat launch site on Kalamazoo Lake. Land Acquisition Grants Land acquisition grants are available for projects aimed at open space preservation; park creation or expansion: acquisition of environmental resources such as sand dunes. woodlots, or wetland areas: waterfront access sites; and many other land acquisition projects intended for (passive or active) recreational purposes. Waterways Fund The Waterways Division of the Department of Natural Resources offers grants for the purpose of developing public boating facilities. The emphasis is on creating boat access sites and supporting facilities. Road Funds In 1987, three acts were passed to provide a new source of revenue for cities, villages.and county road commissions. The Transportation Economic Development Fund (Act 231 of 1987, as amended), the Road Construction and Improvement Act (Act 233 of 198 7), and the Local Road Improvements and Operation Revenue Act (Act 237 of 1987, as amended). The acts will be :in effect for five years, when they will be reviewed for continuation by the legislature. The Local Road Improvements and Operation Revenue Act authorizes county road commissions to impose a vehicle registration fee and use these funds for road improvements. This Act has had little utility, however, because the fee must be approved by a public vote. Michigan voters in 3 counties rejected proposed fees in the November 1988 election. Many counties chose Village of Douglas Comprehensive Plan i �12-6 not to even put it on the ballot, fearing the same result. The Road Construction and Improvement Act (Act 233) provides funding through the transportation economic development fund only to rural counties (less than 400,000 population) with a national lakeshore. national park. or in which 34% or more of the land 1s commercial forest land. Then a portion of the remaining funds are available for use for county, city, and village street improvements. The Transportation Economic Development Fund allocates money for the purposes ofbrtnging county roads to all season highway standards. This is important because heavy trucks can only travel regularly on all season roads. The Transportation Economic Development Act also offers counties, cities, and villages the opportunity to compete for additional funding on special projects with economic development objectives. This competitive grant is awarded by the State Highway Commission. Qualified project categories are listed below: (a) Economic development road projects in any of the following targeted industries: agriculture or food processing; tourism; forestry; high technology research: manufacturing; office centers solely occupied by the owner or not less than 50,000 square feet occupying more than 3 acres of land. (b) Projects that result in the addition of county roads or city or village streets to the state trunk line system. (c) Projects for reducing congestion on county primary and city major streets within urban counties. (d) Projects for development within rural counties on county rural primary roads or major streets within incorporated villages and cities with a population of less than 5,000. PUBLIC WORKS FINANCING In addition to using general fund monies, it is often necessary for a community to bond to raise sufficient funds for implementing substantial publlc improvements. Bonding offers a method of financing for improvements such as water and sewer lines, street construction. sidewalks. and publlc parking facilities. Common municipal bond types include: 1. General Obligation Bonds - full faith and credit pledges, the principal amount bor- rowed plus interest must be repaid from general tax revenues. 2. Revenue Bonds - require that the principal amount borrowed plus interest be repaid through revenues produced from the public works project the bonds were used to finance (often a water or sewer system). 3. Special Assessment Bonds - require that the principal amount borrowed plus interest be repaid through special assessments on the property owners in a special assessment district for whatever public purpose the property owners have agreed (by petition or voting) to be assessed. TAX INCENTIVES The state law permitting communities to provide property tax incentives for industrial development is Act 198. This Act allows a community to provide tax abatements as an incentive for industrial firms which want to renovate existing or build new facilities. ADDmONAL RECOMMENDATIONS Other Planning & Economic Development Assistance The Village Planning Commission should maintain regular communication with the County Planning Commission, with the West Michigan Regional Planning Commission. and with the Allegan County Community Growth Alliance. These organizations should be encouraged to continue their County and region-wide planning and economic development efforts and to share relevant materials with the Village. Likewise a copy of this Plan should be forwarded to each of these agencies when adopted. .Pro-Business Alliance One way to strengthen Douglas's economic development potential is to establish a pro-business exchange in Village government (or Jointly with Saugatuck and Saugatuck Township) modelled after the Michigan Bell Business Retention and Expansion Program. (Douglas is not eligible for participation in the Michigan Bell Business Retention and Expansion program because it is not in a Michigan Bell service area.) A pro-business exchange creates an atmosphere of cooperation which benefits both the business and the community. The role of a pro-business exchange is to assist existing businesses in finding solutions Village of Douglas Comprehensive Plan ,,,.......__ �12-7 for their problems (i.e. inadequate parking, expansion or relocation needs, etc.) and help make new businesses feel welcome. The exchange would work with area businesses to determine their needs and appoint an ombudsman to inform new businesses of local services and contacts. Businesses are often not aware of the services available to them or who to contact for more information. A brochure could be prepared which identifies who to contact for information on wrung, construction. planning, utilities, and taxation. The brochure could also identify permit fees, tax and utility rates, and transportation. delivery. freight. health, and financial services available in the area. Poverty The changing economy, higher health care costs, higher literacy and skills requirements for employees, and inflation have seriously hurt the nation's poor, including the elderly on fixed incomes. Social security benefits are the only retirement income for about two-thirds of all American retirees, and an estimated one million Michigan residents have no private or public health insurance. The poor are often overlooked in community development efforts, yet they are the group most in need of public assistance. Over eleven percent of the Village's residents were living below the poverty level in 1980. That's an annual income of less than $3,778 for those under 65, and $3,479 for those 65 and over. The Village should continue to monitor the number of people in poverty through the census counts and work with local churches and nonprofit groups to assist them through food drives, temporary shelters, or other needed services. Collection of Trqf/ic Count Data A more detailed analysis of street and road needs should be undertaken. However, doing so is limited by the lack of any systematic and recent traffic count information. The trt-cornmunity Jurisdictions would greatly benefit from Jointly purchasing the necessary equipment and undertaking specific traffic counts on a regular basis. The cost and training associated with this is minimal compared to the benefit. Blue Star Highway Corridor Study Blue Star Highway from the Kalamazoo River south to the freeway exit has the potential to grow haphazardly under existing zoning regulations. As a result it deserves a more thorough and careful analysiS than has been possible to date. A lot by lot analysis with an emphasis on traffic flow, ingress, egress, bicycle use, pedestrian access, parking, shared access, signs, land use, and the potential impact and appropriate timing for the extension of sewer and water should be initiated. The first and most important step will be the collection of data on traffic flow and traffic generation by road segment. Public Open Space Acquisition Programs to acquire public open space along the water should be initiated. One option is to create a local nonprofit land conservancy. There are several very effective ones operating in Michigan. Priority should be given to building a trust fund for acquisition and maintenance or tying into existing ones by the Nature Conservancy and similar organizations. Kalamazoo Lake Sewer & Water Authority Once the Township Joins as a full member of the Kalamawo Lake Sewer & Water Authority, it should be modified so that it is a more independent operating authority and not under the control of the legislative bodies of the three jurisdictions. This would distance it from political influences in day to day adrniniStration. Efforts are presently underway to evaluate the potential for doing so. One Jurisdiction The benefits of merging the three communities into one JuriSdiction far outweigh the detriments if the long term future of the area is considered. However, past efforts to do so have been met with failure and the citizen opinion survey still reflects an evenly divided electorate. Yet, no systematic analysis of the issue considering all aspects (planning. development control, cost. revenues. taxes, economic development, short versus long term, impact on community character. etc.) have ever been performed. Such an analysis should be done to more clearly lay out and analyze the issues. It should be undertaken by the three communities together, but could also be done by an outside group, such as the business community or a taxpayers organization. Periodic Updating and Revisions As these additional studies are undertaken the plan should be updated to reflect the new information. At a minimum the Plan should be Village of Douglas Comprehensive Plan II ! :: - �12-8 comprehensively reviewed and updated at least once every five years. Managing Growth and Change The key to successfully managing future growth and community change ls integrating planning into day- to-day decision making and establishing a continuing planning process. The only way to get out of a reactionary mode (or crisis decision making) is by planning and insuring the tools available to meet a broad range of issues are current and at hand. For that reason it will be especially important that the recommendations of this Plan be implemented as the opportunity presents itself (or revised as circumstances dictate). Many new tools may be made available to local governments over the next few years to manage the growth and change process. It will be a challenge to Village officials to pick from among the new tools, those that will provide greater choice over local destiny and quality of life. Village of Douglas Comprehensive Plan ��REFERENCES Listed below are some of the key reports, studies, plans, and data sources whfCh IAH!le ~ references tn the preparation of this plan. Other data sources are referenced throuQhOllt the--.,. n£MOORAPIIICS U.S. census. eurrent Population Reports. East North Central 1986 P.optdattOn and 1'B5 Per Capita Income Estimates for Counties and Incorporated Places, Series P-26, No. 86-ENO-SC (al$) referenced.for ecorwmtc data). U.S. Census of Population and Housing, 1980-SutnmarY Tape FJle S A ~ Saugatuck. Saugatuck Township, the Village of D~uglas. and Allegan County. BJSTORY Joe .Armstrong and John Pahl. River ~Lake: A&uqulcentemalal m.tm70F.:;:A:dlll--■c•••• Michigan. published by the 1835 Committee. 1985. MASTERPlANB Saugatuck Townehlp General Development Plan. ptepared fur saugatuck =•~ldar-:l&V Wil11ams & Works. Inc•• 1975. Village of Dou,lu Land Use Plan, prepared by the Village of Douglas Pllaan,,tngnntng:4aM••• with the asststance of the West Michigan Regional Planning CommJssion, adopted November UL 1986. Land U&e-Vllla8e of saa,atuck, prepared by the Saugatuck asststanee of the West Mtchtgan Regtonal PlartnUlg co.mtssloJI. 19 NATORAL RESOtJRCES Michigan Resouree Inventory System Database. De Soll S'lllftJ' of Allelan county. lllcNca-. United ~l)el~~ol~lil'A Conservation Serrice. March 1987. OWNBR8BIP LUU1 .Mid and Plat 1989. �SOLID WASTE Allegan County Solid Waste Plan, prepared for the Allegan County Board of Commissioners and the Michigan Department of Natural Resources by the Allegan County Planning Commission, P.A 641 solid Waste Planning Committee, and the West Michigan Regional Planning Commission, September 1983. ECONOMY Real and Personal Property SEV, 1980-88, Michigan Department of Treasury, State Tax Commission. The Economic Impact of Travel on Michigan Counties, prepared for the Michigan Travel Bureau by the U.S. Travel Data Center, July 1988. Travel and Tourism ln Michigan: A Statistical Profile, First Edition, Research Monograph # 1, Michigan State University, Travel. Tourism and Recreation Resource Center. 1986. Michigan Employment Security Commission, Bureau ofResearch & Statistics, Detroit. Michigan. UTILITIES A Feasibility Study on the Utillzation of a Single Ground Storage Reservoir, SaugatuckDouglas Water System, prepared for Kalamazoo Lake Sewer & Water Authority by Holland Engineering, Inc., January 18, 1983. Facilities Plan for Wastewater, prepared by Williams & Works, April 1976. Saugatuck Township Area Utility Service Study, prepared by Fishbeck, Thompson, Carr & Huber, Inc., March 1988. Village of Douglas Water Supply Contamination Problem Evaluation and Recommendations, Wolverine Engineers & Surveyors, Inc., July 1, 1987. Village of Saugatuck Streets and Public Utlllties Condition Report, May 1984. Waterworks Rellablllty Study for Kalamazoo Lake Sewer and Water Authority, prepared by Fishbeck, Thompson, Carr, & Huber, Inc., March 1987. ZONING City of Saugatuck Zoning Ordinance, as amended through October 1989. Saugatuck Township Zoning Ordinance. as amended through October 1989. Village of Douglas Zoning Ordinance, as amended through October 1989. �r-1"' APPENDIX B Demographic, Economic, and Housing Data ,.,,-..... , �A. DEMOGRAPHIC CHARACTERISTICS l. Age Cohorts (Raw Data) Saugatuck Douglas Saug. Twp. Area County ------------------------------------------------------------------------------1496 61 13 15 21 3 11 30 47 6 17 18 15 under l 1-2 3-4 5 6 7-9 10-13 14 15 16 17 18 19 20 21 22-24 25-29 30-34 35-44 45-54 55-59 60-61 62-64 65-74 75-84 85+ 19 13 24 14 50 106 92 1:01 136 59 21 27 138 57 "ft 2. Age ---------0-4 5-14 15-24 25-34 35-44 45-54 55-64 65+ 23 11 17 19 6 36 59 14 15 23 18 14 16 22 1860 84 72 106 82 48 11 30 -as 49 4 25 26 56 24 29 20 106 47 23 32 34 4 52 94 46 46 86 212 67 2560 2544 1289 1332 4274 5989 1522 1642 1758 1666 �0 - 3. Change in Age Cohorts from 1960-1980 Age 1960 1960 M/F Tri-Community Area 1980 M/F 1980 Change 1960-80 ------------------------------------------------------------------------------121/140 274/249 133/146 129/139 170/166 142/147 115/163 196/232 0-4 5-14 15-24 25-34 35-44 45-54 55-64 65+ 261 523 279 268 336 289 278 428 (9.8) (19.6) (10.5) (10.1) (12.6) (10.9) (10.4) (16.1) 113/94 233/224 325/308 337/290 170/179 239/244 192/201 231/359 207 457 633 627 349 483 393 590 (5.5) (12.2) (16.9) (16. 8) (9.3) (12.9) (10.5) (15.8) -20.7% -12.6% 126.9% 134.0% 3.9% 67.1% 41.4% 37.9% ------------------------------------------------------------------------------- Source: (same as above, 1960 and 1980). 4. Place of Birth Michigan Another State Born Abroad Foreign Born County Saugatuck Douglas Saug. Twp.* Area 615 (56.9) 422 (39.1) 5 (0.4) 37 (3.4) 577 (60.9) 320 (33.8) 2 (0.2) 49 (4.4) 990 (57.8) 598 (34.9) 2182 (58.3) 1340 (35.8) 7 (0.2) 210 (5.6) 124 (7.2) 63, 771 (78.2) 15,934 (19.5) 227 (0.3) 1,623 (2.0) * Some individuals not accounted for. Source: (same as above), item 33. 5. Place of Residence - 1975 (Persons 5 years old and over) Saugatuck Same House Same County Another County Another State Abroad 503 187 228 117 (48.6) (18.0) (22.0) (11.3) 423 156 198 103 8 Douglas Saug. Twp. (47.9) (17.6) (22.4) (11.6) (0.9) 984 (59.5) 144 (8.7) 244 (14.7) 280 (16.9) Area 1910 487 670 500 8 County (53.4) (13.6) ( 18. 7) (14.0) (0.2) 44,575 (59.3) 15,428 (20.5) 10,923 (14.5) 3,962 (5.2) 241 (0.3) Source: (same as above), item 34. 6. Household Characteristics Total HHs Ave. HH size 2 parent £am. Female HH head Saugatuck Douglas Saug. Twp. 537 2.00 219 41 391 2.44 222 31 633 2.69 411 28 Source: (same as above), items 10 and 20 Area County 1561 2.39 852 100 27,282 2.95 19,520 1,911 �7. Marital Status Saugatuck Saug Twp Douglas -------------------------------------------------------Single Married Separated Widowed Divorced 262 (28.1%) 325 (23.9%) 467 (50.1%) 849 (62.5%) 25 (2.7%) 28 (2.1%) 107 (11.5%) 75 (5.5%) 72 (7. 7%) 82 (6.0%) 177 (23.2%) 449 (58.8%) 16 (2.1%) 66 ( 8. 7%) 55 (7.2%) -------------------------------------------------------- Source: (same as above), item 26. B. HOUSING STOCK l. Structure Type Douglas Saugatuck Area Saug Twp. County -----------------------------------------------------------------------------------Total units Year Round Units 1 in Structure 2 in Structure 3 and 4 in Struct 5 or more Mobile Homes Vacant, Seasonal, & Migratory 1 in Structure 2 in Structure 3-4 in Structure 5 or more Mobile Horne/Trailer 772 569 385 49 68 60 7 529 406 290 20 16 40 40 850 734 636 32 203 150 6 18 29 123 108 11 4 116 106 5 2,151 1,709 1,311 101 84 100 113 66 31,864 28,985 23,190 1,001 583 1,199 3,0 442 364 22 22 29 5 5 --------------------------------------------------------------------------------- Source: U.S. Census of Population and Housing, 1980--Summary Tape File 3A, item Detroit, MI, tel. 313-354-4654 2. Year Structure Built - Year Round Units Douglas Saugatuck Area Saug Twp. -------------------------------------------------------------------------------3568 (12 (7. 6) 1975-80 1970-74 1960-69 1950-59 1940-49 Pre 1940 36 (6.3) 19 ( 3. 3) 51 (9.0) 73 (12.8) 56 (9.8) 334 ( 58. 7) 22 (5.5) 46 (11.3) 81 (19.9) 32 (7.9) 36 (8.9) 189 (46.5) 72 116 133 99 68 246 (9.8) (15.8) (18.1) (13.5) (9.3) (33.5) 130 181 265 204 160 769 (10.6) (15.5) (11.9) (9.4) (45.0) 4326 (14 4458 (15 3647 (12 2507 (8 10479 (36 -------------------------------------------------------------------------------- Source: (same as above), item 109. ��4. Annual Average Employment Year -Tri-Community Area Ave. Ernp. ------------------------------- 1980 1981 1982 1983 1984 1985 1986 1987 1988 1989 1,491 1,527 1,555 1,613 1,695 1,656 1,175 2,461 2,550 2,700 ------------------------------- Source: Michigan Employment Security Commission, Field Analysis Unit. Detroit, Michigan, tel. 313-876-5427. 5. Persons in Poverty by Age Saugatuck Douglas Saug Twp. Area County -----------------------------------------------------------------------------------5181 227 83 Less than 55 55-59 60-64 65+ 67 77 3 6 8 15 24 9 8 39 78 281 206 1127 ------------------------------------------------------------------------------------ Source: U.S. Census of Population and Housing, 1980--Summary Tape File 3A, item 93. Detroit, MI, tel. 313-354-4654. �APPENDIX C Public Opinion Survey Responses �VILLAGE OF DOUGLAS PUBLIC OPINION SUR\JEV RESULTS PAUL HARRIS: ASSISTANT RESEARCH DIRECTOR RBSPOHSE RATE WE SENT 550 SURVEVS FROM OAKLAND UNIVERSITY USING THE MAIL LABELS FROM THE VILLAGE. WE RECEIVED (es of 11 /29/68) 257 SURVEVS FROM THIS MAILING, PRODUCING A RESPONSE RATE OF 46.7 PERCENT. IN ADD IT I ON, WE RECEIVED 30 RENTER SURVEYS WHICH WERE DISTRIBUTED BV THE VILLAGE. THE TOTAL NUMBER OF SURVEYS USED IN THE FORTHCOMING ANAL VSES IS: 267. �COt1t1UNITY VALUES .QJ.: lmportonce of things people look for in o community. NOTE: ORIGINAL RESPONSES HAVE BEEN COLLAPSED 1 &. 2 = NOT IMPORT ANT, 4 & 5 = IMPORT ANT, 3 = HAS BEEN OMITTED smttll town otmosphere Quiet town friendly people 8t troct 1ve/beut i ful surroundtngs good plttce to reise children {reditionel vttlues re 1i gi ous opportunities freedom to be myself chance to get invol11ed in locel org's low crime rete good school system row tax rates close to lerger cities convenient shopping opportuni tes 011011 ebi 1i ty of goocf housing f amny in the area job in oreo water based recreation nearby not industriolized 9.2: NOT IM~WANT IM~J.l~NI 9.21 7.11 4.91 31.61 24.31 34.91 5.61 29.01 4.91 24.61 10.41 16.41 17.91 25.51 43.61 42.91 13.51 27.21 87.91 86.91 65.71 57.31 57.11 43.11 79.01 41.31 90.31 61.71 65.41 59.91 50.61 62.21 52.21 44.11 61.21 53.61 How hes the community chenged. PERCENT gHECKEP 24. I better place to live steyed about the some worse place to live 56.61 16.91 Q~ As the area grows end chanes, which best describes Dougles. 1= sme 11 Yi 11 oge, 2= bedroom community, 3= Ho 11 and suburb, 4= Smo 11 c1 ty community os is community es would like it to be community os think it will be Q.4: ml rll--rh 76.BI 6.71 3.41 37.91 23.11 15.21 ~I 13.11 23.91 How would you rete the communites on the following. NOTE: ORIGINAL RESPONSES HAVE BEEN COLLAPSED 1 &. 2 = POOR, 4 &. S =EXCELLENT, 3 =HAS BEEN OMITTED business climete churches community events entertei nment generel oppeerence floustng 1obs focotion med1 ce1 cere recreet1on resteurents ~ 5.41 21.61 47.21 18.51 33.31 47.41 2.21 48.91 13.21 15.31 EX~~~i'fi 72.11 45.91 25.11 67.21 33.41 9.51 88.51 31.01 74.61 61.11 �Q.4: cont roads schools senior citizen services shopping social services t~uces .U& ~ 13.51 20.81 33.61 35.41 61.41 EXW.~!NT 64.01 52.31 38.71 10.61 13.91 Problems faced by the communities, how important are they to you. NOTE: ORIGINAL RESPONSES HAVE BEEN COLLAPSED 1 & 2 =NOT A PROBLEM, 4& 5: A PROBLEM, 3 =HAS BEEN OMITTED violent crime property crime vandalism teens w/ nothy1 ng to do drugs alcohol unemp1oyment new Job opportuni t1 es hous1 ng shortages pub1i c recreet 1on too much deve 1opment not enough development leek of health care ... trafic safety perking deowntown Saug. skateboards/bikes downtown Seug. run down property 11 tter downtown area Utter along blue star Hwy appearance of businesses along Blue congestion et oval beach quertty oval beech fac11tt1es access to weterbodt es local schools Vtlle e ov't services NOT A PROBLEM 80.21 51.31 39.41 13.61 8.21 6.71 28.51 21.51 27.91 63.01 50.01 52.51 19.11 51.91 23.81 47.31 42.91 64.51 57.11 39.41 39.61 45.51 61.31 49.81 41.71 34.41 28.51 SIU 49Jtl II A PRBjLEM 7. 29.31 26.41 69.51 59.61 68.21 29.41 49.61 42.01 18.31 35.51 26.21 70.01 22.31 67.21 23.41 32.61 9.81 20.31 49.61 15.91 15.41 22.71 18.11 22.81 26.71 39.01 8.71 31.71 •.,. 31.31 11. �.Q.8: Where do you go most often for the fo11owing things . 1= Sougotuck, 2= Hollond, 3= close to work, 4= better service 5= more choice, 6= lower cost opplionces outo/truck soles euto /truck services bekery goods bonktng beoutic1on/barber books cer wosh clothing dey cere dept. store dry cleoners family restouronts f ency resteurants fast food flower shop furniture Rroceries ordwore laundromet lown & gorden supplies lumber medicol services movies phormocy sport tng goods g_ 10: 1 st:,I 3.51 20.31 84.41 86.01 68.31 41.81 47.81 10.51 55.41 3.51 63.71 75.01 45.41 6.31 81.01 26.61 61.71 74.21 91.61 48.01 76.81 38.01 1.31 74.41 13.21 67.31 57.41 7.41 4.91 21.01 42.21 42.71 53.11 37.01 70.71 24.11 17.51 34.11 82.41 15.51 42.61 30.11 15.71 4.51 43.51 14.91 45.51 80.61 18.61 62.61 23.0i 3 0.01 6.71 7.21 1.11 5.71 5.71 1.61 5.51 3.51 7.61 4.21 5.71 2.21 2.41 3.41 1.31 4.31 2.61 1.51 1.71 3.61 3.71 4.11 2.61 3.11 4.71 -& 1.21 6.41 1.51 2.31 1.51 0.01 1.21 1.21 0.01 0.01 4.11 1.51 4.01 0.01 0.01 1.21 0.01 0.01 0.01 1.61 1.71 4.91 1.31 0.01 0.01 5 6.71 10.61 6.01 3.31 0.01 2.31 12.11 1.61 27.11 0.01 20.11 1.21 2.61 11.61 3.41 0.01 23.41 1.11 0.01 0.01 1.21 0.01 6.41 14.11 1.21 8.51 6 10.61 2.81 2.21 1.11 1.11 2.31 1.21 4.71 0.01 1.51 1.21 1.11 2.41 4.61 2.31 2.01 4.51 8.61 2.21 2.01 2.91 1.11 0.01 2.71 11.11 Approve or disopprove of future commerciol deYelopment. NOTE: ORIGINAL RESPONSES HA\IE BEEN COLLAPSED 1 & 2 = DISAPPROVE, 4 & 5 = APPROVE, 3 = HAS BEEN OMMITTED in smell shopping centers in one large shopping center in downtown Seug. in downtown Douglos in scottered commercial oreos in strip commercial orees nowhere 9.11: DISAePROVE 14.01 50.81 50.61 50.21 42.11 46.71 61.51 APPROVE 72.BI 34.61 27.31 38.01 38.01 42.21 20.31 Where should new commerc1al development occur. NOTE: ORIGINAL RESPONSES HAVE BEEN COLLAPSED 1 &. 2 = DISAPPROVE, 4 & 5 =APPROVE, 3 =HAS BEEN OMITTED Along North Blue Ster Hwy. Along South Blue Star Hwy. Along Butler St. in Saugatuck along Water St. 1n Sougntuck olong Lake St. 1n Seu~atuck along M-B9 outside o Fennville at freewoy interchanges QISAPSROVE A~~~E 22.81 63.81 61.31 63.81 36.51 17.91 70.81 21.11 23.81 17.51 38.51 65.01 27. I 6.31 �Q. 12: 'w'here should new neighborhood commerciol development occur. ( 1= strongly disopprove, 5= strongly epprove) NOTE: ORIGINAL RESPONSES HAVE BEEN COLLAPSED 1 &. 2 = DISAPPROVE, 4 &. 5 = APPROVE, 3 = HAS BEEN OMITTED elong Mein St. in Dougles elong E. Center St. inl)ougles elong W. Center St. in Dougles elong 130th Ave. in Dougles DISAPPROVE ArROVE 30.81 37.11 51.31 54.01 42.01 26.61 4.71 40.71 g.13: Whet ere your priorities for Dougles downtown. NOTE: OR IGI NAL RESPONSES HAVE BEEN COLLAPSED 1 &. 2 =LOW PRIORITV, 4 &. 5 =HIGH PRIOTIRY, 3:: HAS BEEN OMITTED Additionel public restrooms benches for pedestriens control truck traffic dress up store fronts flowers&. ltmdscepe historic preservetion resident oriented businesses More parking tourist oriented businesses new lighting Offices reduce cer treffic restaurants shopping waterfront reteil businesses waterfront wholesele business waterfront boat services waterfront park g~ HIGH 32.5:C 37.8:C 28.0:C 60.51 61.31 62.3:C 68.0:C 23.61 26.6:C 22.1 I 25.31 4.0:C 29.2:C 49.2:C 34.91 17.31 25.BI 61.11 LOW 56.71 46.01 50.4:C 26. 1I 21.11 21.01 17.61 37.51 45.0:C 47.11 45.41 73.9:C 45.8:C 32. 7:C 53.6:C 70.81 50.4:C 30.7:C Does the eree need more i ndustri a1 deve1opment. ( 1= strongly disagree to 5= strongly egree) 1= 28.71, 2= 14.71, 3= 11.61, 4= 8.51, 5: 36.41 RES I DENT I AL DEVELOPttENT Whet type of residentiel development is needed in dougles. {1 = needed now, 2= needed 1eter, 3= not needed, 4= don't know) 11~ apartments attached single-family homes detached single-family homes(S0-70) detached single-family homes(70+) waterfront condos low income housing mobile homes seniors housing country estates ll,16; !h1 rhl 37.41 13.01 60.61 11.61 19.91 14.21 6.11 5.71 39.61 9.11 10.2:C 5.3:C 21.41 24.1 ll 16.01 12.31 ~ 28.9:C 14.1 :c 36.21 81.41 31.51 58.BI 27.21 38.71 f14I 20.71 13.71 29.71 6.91 19.71 25.71 27.2:C 32.91 Would you favor lowering the min. square footage to make housing 111ore effonleble. ( 1= slrongly disagree to 5= strongly ogree) 1 =41.81, 2 =6.U, 3 = 11.71, 4 = 13.91, 5 =26.01 �J;l.17: New housing should be built ot o density thot... ( 1=higher thtm, 2= lower thtm, 3= some es, 4= uncertein) 1 2 3.01 65.31 clang the Sciug. wciterfront of Keil. on ttie hi 11 in Seugotuck in downtown Sougotuck in downtown Dougles o1ong the shore of Lk. HI es ttie ogr. ereos of Soug. twp. 2.91 20.01 4.31 62.31 15.71 36.41 14.91 19.91 42.61 10.31 2f.3I 65.21 4 lo.41 11.91 20.81 12.61 35.51 12.41 48.81 16.41 26.51 20.61 RECREATION Type of edd1tione1 recreet1one1 facilities ere needed in the Oougles eree. NOTE: ORIGINAL RESPONSES HAVE BEEN COLLAPSED 1 & 2 = LOW PRIORITY, 4& 5 = HIGH PRIORITY, 3 = WAS OMITTED bosketboll courts bike paths boot 1ounchi ng romps comping community center cross country ski treils fitness center golf course fliking treils horsebeck trei 1s ice rink Lk. f rant open spece(Lk. HI) LI<. front open spoce(Ll<.Kel) pub 1i c Hori nas privete merinos movie theeter neighborhood p1eygrounds porks picnic ereos requetbe 11 courts riverfront open spece(Kel river) senior citizen center shuff 1e boerd softboll fields swimming pool(s) tennis courts g_ 19; LOW PRl%RITY 35. :I 20.01 32.41 51.91 25.21 36.21 37.71 65.71 39.61 57.31 33.6:1 16.2:1 17.21 38.21 52.51 28.51 33.6:1 30. 11 26.91 48.51 15.51 25.71 48.21 54.71 38.21 51.01 HIGH PRIORITY 29.71 66.51 45.61 21.61 44.71 43.81 39.21 15. ti 33. ti t 1.61 39.7:1 69.61 69.11 32.8:1 7.81 38.41 33.61 49.81 37.0:1 14.21 64.tl 45.21 18.51 19.41 40.21 28.11 WATERFRONT DEYELOPHENT & SURFACE WATER QUALITY Which of the following best desribe your use (s) of neerby weter bodies. ( VALUES REPRESENT TRE PERCENT CHECKED) Qes~ouon view ng swtmmrng sunbethtng f i sht ng(boet) fishtng(shore) nature study se11tng wt ndsurft ng weterskttng /f.41 2.41 11.51 23.71 21.61 • 31.71 7.31 1.01 8.41 7~1 2.41 6.31 11.51 9.11 16.01 18.BI 5.21 13.91 eW1 •58.21 54.71 27.21 11.51 33.BI 30.31 10.51 17.41 1Wi1 4.91 3.51 10.BI B.01 20.61 2.11 1.01 11.51 �KR _g_ 19: con~ powerboat1ng SCUb8 dtv1ng weterf owl flunt ice fishing tee skating cross country ski. snowmobiling iceboating other I dont use it Q.20: - 3TII 0.01 9.81 3.81 8.41 4.51 0.01 1.41 13.61 ~ 3& 1.01 LN SL 3.11 3.11 8.41 4.21 2.11 3.11 3~ 7.31 1.01 3.11 1.01 10.11 3.11 1.01 , 2:r.71 2.11 5.61 8.01 2.11 5.61 3.51 2.11 9.81 7.71 35.91 Which term best describes your opinion of the present water quelity of the following wester bodies. KR o.ol very good go~o fatr poor Ye'] poor don t know 4.81 15.11 26.81 43.41 9.91 _KL Lt1 SL 3.81 19.21 26.31 40.21 10.51 7.41 26.11 35.31 19. 11 5.51 6.61 0.01 7.21 15.91 23.51 15.91 37.51 o.ol Based on your experience in recent years the weter quality of the following water bodies hes. KR Bl improved great 1y improved slightfy stayed the seme deteriorated slightly deteriorated greatly dont' know Q.22: 26.21 18.71 15.41 18.41 13.91 ~ KL ITI 0.41 18.51 14.01 4.51 20.61 42.01 4'f. 19.11 21.01 32.61 12.71 10.51 25.71 18.01 16.91 18.81 13.01 Indication of feeling about the adequacy of the following foci 1it i es on each wot er body. DESCRIPTION boat launch boat slips(r) boat slips(c) marinas swim.beaches boat service pumpout fac11. fish cleaning camp grouds parks public rest. other pub 1i c des. boat mor des. no wake u ~~ 27.3 38.2 4.7 56.8 6.5 57.9 17.9 52.6 16.3 22.8 16.5 45.3 46.6 52.3 36.0 31.8 24.6 34.5 22.9 26.0 15.7 23.1 16.8 9.2 20.2 41.7 ~~ ~te.8 24.4 46.0 6.6 12.9 49.4 12.6 16.1 11.7 39.6 46.2 42.4 34.0 35.8 25.0 56.9 64.6 18.8 57.0 43.2 28.7 19.6 18.0 18.7 21.7 21.4 50.0 35.1 25.8 22.8 36.7 28.7 33.7 29.9 46.5 36.9 36.8 22.5 27.8 39.0 46.0 20.7 13.4 12.7 13.2 34.0 20.9 43.3 7.1 31.3 12.3 19.7 34.5 mAQ.5.LADQ ~ITT 29.6 13.2 18.3 29.7 13.3 20.2 26.8 13.0 18.7 16.8 21.8 14.3 30.6 32.5 18.0 17.1 38.1 11.6 10.2 10.0 45.5 4.2 21.0 10.2 27.8 26.2 Should the vi11Gge actively cooperate in the construction of an Greawide mDr1na. ( 1= strongly disagree to 5= strongly agree) 1=39.41, 2: 3.01, 3 =23.41, 4 = 14.91, 5 =19.31 �Should the 11i1lege ectively seek to find alternatiYes for low cost access by Y111age residenfs to additional Lake Michigan beach foci 1i ti es. ( 1= strongly disagree to 5= strongly agree) 1= 23.61, 2= 4.9:C, 3: 21.71, 4= 25.11, 5: 24.7:C How should underdeveloped waterfront lands be used in Douglas. NOTE: ORIGINAL RESPONSES HA\/E BEEN COLLAPSED 1 & 2: DISAGREE, 4 & 5: AGREE, 3: HAS BEEN OMITTED DISAGREE 11.2:C 69.81 81.7:C 81.51 90.3:C 63.8:C 47.9:C pub1i c aqui sit 1on to 1eeve open develop for residential sub.s deve 1op 1 story condos develop 2 story condos develop 3 story condos deve 1op meri nes mixed use ... ,P.26: AGREE ~ 14.91 11.0:C 13.41 6.2:C 20.41 31.5:C OTHER LAND USE QUESTIONS Whet are your priorities for Blue Star Highway. NOTE: ORIGINAL RESPONSES HAVE BEEN COLLAPSED 1 & 2= LOW PRIORITY, 4 & 5: HIGH PRIORITY, 3= HAS BEEN OMITTED better 1i ght i ng uniform sign controls improve traffic flow add e center tum 1one install public sewer install public water improve drainage improve appearence create commercial strip more tourist orientated bus. more shopping more industry more personal services more auto services more offices fast food rest.s drive thru businesses no changes better lane striping bresurf acing uni farm speed 11 mi t bike bath more trees .P~ LOW PRIORITY HIGH PRIORITY 28.7:C 50.61 47.61 48.4:C 36.21 37.41 45.51 29.3:C 30.51 32.51 30.01 28.4:C 16.6:C 35.81 41.01 33.4:C 37.51 29.21 38.7:C 42.31 37.2:C 44.21 49.7:C 34.81 23.1 :C 27.81 27.1 :C 22.7:C 36.BI 29.2:C 75.7:C 32.91 27.91 44.61 42.01 36.31 38.7:C 25.51 50.2:C 30.01 28.1 :C 48.71 65.1 :C 59.0:C 60.2:C 61.01 Which, if any, of the following types of "home occupattons" do you favor being permitted in res1denlia11y zoned erees. NOTE: ORIGINAL RESPONSES HAVE BEEN COLLAPSED 1 & 2= OPPOSE, 4 & 5: FAVOR, 3: HAS BEEN OMITTED bed & breakfast hatrdressers/barbers mus1c lessons WW 43.71 13.01 g 33.91 76.51 �FAVOR OPPOSE 9.27: cont. do nee 1essons accounting/tax prep. low offices medi ca 1 off f ces odult foster core day core "avon·, ·amwoy· typing services dress~el<ing/olt. ceram1cs clothing boutiques b~kery_ 66.01 66.41 40.11 37.91 41.11 36.91 42.41 69.71 71.21 25.31 14.51 20.41 1 t.71 19.51 16.61 18.01 19.11 41.01 37.91 30.71 27.01 40.01 16.21 11.21 50.21 74.21 72.51 79.31 71.31 48.1 I P1ZZ8r18 sme 11 engine repair antique soles r' tr ENVIRON ME NT AL PROTECT I ON What 11m1tetions, if any, should be imposed on development in each of the fo11ow1ng areas. ( 1= no new development, 2= very low density, 3= moderate density) (4= No special regulation) Q.28: ,rn forested sand dunes open sand dunes 78.61 wet 1ands & swamps ed j. 71.61 wet lends & swomps in. 62.31 along the Kal. river 26.81 along Kol. lake 23.21 along Lk. Ml 22.21 along Silver Lk. 20.61 2 mil 10.51 5.81 15.61 39.71 31.11 35.81 36.41 3 4.71 4.71 12.81 12.11 28.01 39.01 37.01 38.61 PUBLIC SERVICES Il.r.Zi; How would you rate the following local public servfces. NOTE: ORIGINAL RESPONSES HAVE BEEN COLLAPSED 1 & 2= POOR, 4& 5: EXCELLENT, 3: HAS BEEN OMITTED ambulance animal control bui 1ding inspections fire protection first responder unit Inturban bus land use planning library other village hall services perking in aowntown park maintainace playground equip. pol1ce protection property essessment public boat 1ounch1ng schools K-6 schools 7-12 schools- community ed. sewer service POOR 26.31 62.11 33.61 9.71 11.71 12.91 43.11 9.71 12.61 25.71 16.61 17.41 5.21 74.01 41.31 9.51 16.61 19.31 14.71 ~i~P1 16.41 26.71 64.51 64.31 75.41 19.71 69.81 48.11 43.31 52.71 57.91 69.71 4.41 26.21 65.71 59.41 51.31 45.31 4 ~ 6.21 8.61 10.11 5.41 6.71 5.11 4.41 ~ �cont snow remova1 storm drei nege street lighting street m8int81nence street resurfecing weter servf ce W8terfront me1ntanence zoning enforcement Q.29: fQOR 1~ 28.61 23.11 22.91 33.21 25.2:1 38.31 41.11 a 35.1 I 45.01 44.61 24.71 41.6:1 17.91 17.41 Q.30: Whet ere your priorities for how the villege spends your tex doll ors. NOTE: ORIGINAL RESPONSES HAVE BEEN COLLAPSED 1 & 2= LOW PRIORITY, 4 & 5: HIGH PRIORITY, 3: HAS BEEN OMITTED preventing crime enforcing ordinences treffic enforcement fire protection ambulance service weter supply sewer service street repair perk & recreet ion improve parking downtown senior progrems improve vn 1age eppearance planning for future weterfront improvement interurban bus service economic development Q.31: LOW PRIORITY HIGH PRIORITY 15.11 18.61 23.21 4.51 9.51 7.01 10.51 10.41 22.61 51.01 36.91 22.21 10.51 17.91 21.81 17.41 72.71 47.81 37.21 86.81 74.21 83.41 66.81 71.31 45.3:1 19.21 38.01 49.21 65.71 54.51 56.61 56.1 I If it meant en increase in general property texes, which of the follwing services do you tliink Douglas should increese or edd. police protection fire protection better St. maintenance more parldng better water quality better sidewalk sidewalk snow removal new street lighting More flowers'& trees community rec. center seniors center industriel park drainege control trash collection combined meint. garage economic developmenl. 24hr. medical service communt ty poo 1 CHECKED 12.9:t 18.11 24.01 10.11 59.91 18.51 15.01 10.51 24.41 24.41 19.51 15.71 17.8:C 25.41 17.41 23.01 41.81 25.81 �Which of the following stotements is closet to your position on government services and property taxes. CHECKED 58.4:C Nice to heve better services. but... I would like better government services, ... Local government tnes to do to much, ... Other 15.71 16.91 9.01 How frequently do you use the following services. ( 1= never, 2= less then t time/month. 3= one time/month) (4= one time/week, 5= more often) recycling center interurb8n bus service river bluff p8rk Saug.-Doug. district librery over beach Douglas beach sun oown perk Shultz P8rk Seug. Dunes St. Perk beery field wicks perk other perks out of eree vi 11 age he 11 services n 46.71 58.61 36.41 38.81 43.31 79.01 41.4:i 61.51 59.41 66.51 56.81 36.01 2 6.71 3 9. ti 25.41 7.71 31.31 5.51 23.5i 15.11 33.11 11.51 34.11 10.01 15.61 3.11 35.61 12.31 24.11 9.71 19.51 13.41 18.11 11.51 26.41 10.21 38.31 21.71 4 ~ 2.61 3.51 17.61 6.91 9.21 1.21 7.31 2.31 5.41 1.51 3.01 1.21 5 1.21 17.61 1.21 7.41 9.61 3.41 1.21 3.41 2.31 2.31 2.31 1.7,C 2.81 How important e priority is it to you for the Township to improve the exterior appearance of the Township Hall. ( 1=low priority to 5= high priority) 1 = 32.61, 2 = 25.71, 3 =21.01. 4:: 10.91, 5 =9.81 ll.35: Place e check before each of the follwing Village boerds/commissions et which you heve attendee a meeting in the 1est 2 years. CHECKED Village council 44.61 plennrng commision 37.61 zoning lloerd of appee1s 12.51 board of review(texes) 15.7. 4.21 schoo 1 board Saug twp fire district 5.91 interurban trans.system 16.41 10.1:C Ka 1. Lk. WDter &. Sewer Auth. SDug. twp. Park&. Rec. Comm. 5.61 Q.36: How responsive do y_ou feel these perts of local government are to Douglas citizens. 11 = not very responsive to 5: very responsive) NOTE: ORIGINAL RESPONSES HAVE BEEN COLLAPSED 1 &. 2= NOT VERV RESPONSIVE, 3 &. 4= VERY RESPONSIVE 3 =HAS BEEN OMITTED Village council plennrng commision Zoning t>oerd of eppeals NOT YER~~PONSIYE VERY R:afa:Ns IVE 2 .4 25.61 29.81 .I 41.01 19.11 �NOT YERV !1fSPONSIVE VERY RESPRNSIYE Q.36: 12. I 59. I boerd of review(texes) schoo 1 boerd Seug twp fire district interurben tnms. system Kat. Lk. weter & Sewer Auth. Saug. twp. Perk & Rec. Comm. 37.31 56.91 53.71 46.61 40.11 21.11 21.01 16.71 30.01 14.21 Should the Village adopt ei poltcy of consolidating services with other governmenteil units. 68.21 11.71 20.11 yes no uncertain Q.38: If yes, what services should be consolideited. NOTE: THESE VALUES CORRESPOND TO THE PERCENT WHO ANSWERED "YES" ABOVE c~~P Sewer water strorm weiter police street & roeids parks & summer Rec. planning zoning building permits Yi 11 age manager Comti. interurban veh1ca1 maint. ~ Should the Ctty of Seugetuck, the v111ege of dougles, end the Township of Saugatucl< consolidate into a single untt of government. yes= 47.51, g.40: no= 52.51 Are you a regt sterd voter. yes= 87.61, g~ 54.71 34.11 47.41 44.61 43.91 38.31 32.81 28.21 24.01 51.21 no= 12.41 How many years have you resided in the Villeige of Douglas. less than 1 1 - 5 5 - 10 10 - 20 more than 20 D,42; CH~l<fP .2 18.81 22.31 23.41 32.31 How many more years do you thtnk you wtll stey tn the Douglas eree. less then one 1 - 3 4 - 10 more then 1o yrs. c,wo 2.21 20.51 75.01 �9.43: How mtiny months of eoch yeor do you typicolly reside in the Douglas area. 73.51 responded that length of stay is 12 months 1 1.81 responded that lenglh of stay is less than 6 months .Q.44: Please check each of the following that apply to you. residential property owner renter own or manage a business in area Q.45; 78.41 17.11 21.31 Which of the following best represents where you live. on the dunes/bluff along Lk. Ml on the dunes along Kalamazoo Lk elsewhere along Kelemezoo Leke along Kalamazoo River along Silver lake elswnere elong the Kol. river on hil 1 in Saug. else. in Saug. near downtown Doug. else. in Doug. in arg. area of Saug. Twp. else. in Saug. twp. Q.46: CHECKED CHECKED 16.BI 1.11 1.1 I 0.41 0.01 0.01 1.11 2.21 41.01 34.01 2.21 0.01 What is the highest level of education you have finished. less than high school high school graduate some college associate·s or technical degree college graduate graduate or prof essi ona l degree CHEC'iD 5.7 19.91 30.61 3.21 21.01 19.61 Please provide the following information abouteach person that norma 11 y 1i ves in your housello1d. AVERAGE AGE OF RESPONDENTS 55.06 SEX OF RESPONDENTS male female 62.51 37.51 PERCENT OF RESPONDENTS EMPLOYED 61.41 COMMUN ITV Douglas City of Saugatuck Saugetuck Twp. Holland other 51.01 PERCENT OF RESPONDENTS RETIRED 38.01 13.51 0.01 6.71 27.41 �APPENDIX D Soil Types - Tri-Community Area �SOIL TYPES · TRI-COMMUNITY AREA SOILTYPE AND SLOPE SOIL NUMBER LIMITATIONS FOR SEPTIC TANK ABSORPTION FIELDS LIMITATIONS FOR DWELLINGS WITH BASEMENTS CATEGORY A - SANDY, RAPID PERMEABJLITY, LOW WATER TABLE Chelsea loamy fine sand, 0-6% Chelsea loamy fine sand, 6-12% Chelsea loamy fine sand, 12-18% Chelsea loamy fine sand, 18-30% Oakville fine sand, 0-6% Oakville fine sand, 6-18% Oakville fine sand, 18-45% Oakville fine sand, loamy substratum, 0-6% Urban land - Oakville complex, 0-6% 44B 44C 44D 44E 1 OB lOC lOE 53B 72B SE4 SE4 SEl, SE4 SEl, SE4 SE4 SE4 SEl, SE4 SE3, SE5, SE4 SL SL MDl SEl SEl SL MDl SEl SL SE4 CATEGORY B - SANDY, RAPID PERMEABILITY, IDGH WATER TABLE Brady sandy loam, 0-3% Covert sand, 0-4% Matherton loam, 0-3% Metea loamy fine sand, 1-6% Metea loamy fine sand, 6-12% Morocco fine sand, 0-3% Morocco-Newton complex, 0-3% Pipestone sand, 0-4% Thetford loamy fine sand, 0-4% Tedrow fine sand,0-4% 19A 57A 22A 27B 27C 70A 15B 26A 51A 49A SE3 SE3, SE4 SE3, SE4 SE4, SE5 SE4, SE5 SE3, SE4 SE3, SE4 SE3,SE4 SE3 SE3, SE4 SE3 MD3 SE3 SL MDl SE3 SE3 SE3 SE3 SE3 CATEGORY C - WET, HEAVY, SLOW PERMEABILITY Blount silt loam, 1-4% Capac loam, 0-6% Capac-Wixom complex, 1-4% Glynwood clay loam, 1-6% Glynwood clay loam, 6-12% Kibbie fine sandy loam, 0-3% Marlette loam, 6-12% Marlette loam, 12-18% Marlette loam., 18-35% Marlette-Capac loams, 1-6% Metamora sandy loam, 1-4% Rimer loamy sand, 0-4% Seward loamy fine sand, 1-6% 41B 16B 21B SB SC 33A 14C 14D 14E 75B 42B 28A 60B SE3, SE5 SE3, SE5 SE3, SE5 SE5,SE3 SE5, SE3 SE3 SE5 SEl, SE5 SE1,SE5 SE3, SE5 SE5, SE3 SE3, SE5 SE5, SE3 Village of Douglas Comprehensive Plan SE3 SE3 SE3 MD3,MD2 MDl, MD2, MD3 SE3 MDl SEl SEl SL SE3 SE3 SL �SOILTYPE AND SLOPE SOIL NUMBER LIMITATIONS FOR SEPTIC TANK ABSORPTION FIELDS LIMITATIONS FOR DWELLINGS WITH BASEMENTS CATEGORY D - VERY WET SOILS, ORGANICS, FLOODPLAINS Adrian muck Algansee loamy sand, protected, 0-3% Aquents and Histosols, ponded Belleville loamy sand Brookston loam Belleville-Brookston complex Cohoctah silt loam, Cohoctah silt loam, protected Colwood silt loam Corunna sandy loam Dune land and beaches Glendora loamy sand Glendora loamy sand, protected Granby sandy loam Houghton muck Martisco muck Napolean muck Newton mucky fine sand Palms muck Pewamo silt loam Sebewa loam Sloan silt loam 6 73A 50 48 17 64 29 65 30 36 4 2 74 39 5 67 47 69 7 45 23 62 SE6, SE4 SE3, SE4 SE6, SEl0 SES, SE3 SE6, SE6 SE6, SE3, SE6 SE6 SE6, SE5 SE6 SE6 SE6 SES, SE3 SES, SE6 SE6 SE6 SE6, SE3, SE4 SE6, SE4 SE6, SE4 SE6, SE5 SES, SE6, SE5 SE6 SE6, SE4 SEll, SE6 SE5, SE6 SE4, SE6 SES, SE3, SE5 SES, SE3 SE8,SE6 SE6 SE6, SElO SE8,SE6 SE6, SEl0 SE6 SE6, SEl0 SE6 SE6 SES, SE3 SE5 SE5 SES CATEGORY E - WELL DRAINED LOAM AND LOAMY FINE SAND Ockley loam, 6-12% Ockley loam, 12-18% Ockley loam, 18-30% Riddles loam, 6-12% Tekenink loamy fine sand, 6-12% Tekenink loamy fine sand, 12-18% Tekenink loamy fine sand, 18-35% 12C 12D 12E 63C 31C 31D 31E MDl SEl SEl MDl MDl SEl SEl MD2,MD1 SEl SEl MD1,MD2 MDl SEl SEl CATEGORY F - WELL DRAINED LOAM AND LOAMY FINE SAND Ockley loam, 1-6% Oshtemo-Chelsea complex, 0-6% Oshtemo-Chelsea complex, 6-12% Oshtemo-Chelsea complex, 12-18% Oshtemo-Chelsea complex, 18-35% Riddles loam, 1-6% Tekenink loamy fine sand, 2-6% 12B llB UC 11D llE 63B 31B SL SL MDl SEl SEl SL SL Village of Douglas Comprehensive Plan MD2 SL MDl SEl SEl MD2 SL �UNCLASSIFIED SOILS 34 18 66 Aquents, sandy and loamy Pits U dipsammen ts KEY FOR LrnITATION CODES SEVERE LIMITATIONS: SEl SE2 SE3 SE4 SE5 SE6 SE7 SE8 SE9 SEl0 SEll SLOPE SHRINK-SWELL WETNESS POOR FILTER PERCSSLOWLY PONDING CUTBANKSCAVE FLOODING EXCESSIVE HUMUS LOW STRENGTH SUBSIDES MODERATE LIMITATIONS: MDl MD2 MD3 SLOPE SHRINK-SWELL WETNESS SLIGHT LIMITATIONS: SL SLIGHT LIMITATIONS Village of Douglas Comprehensive Plan �N A 10 ■ 10■ DOUGLAS SOIL TYPES �y �� Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Wyckoff Planning and Zoning Collection Creator An entity primarily responsible for making the resource Planning & Zoning Center (Lansing, Mich.) (Organization) Wyckoff, Mark A. Description An account of the resource Municipal master plans and zoning ordinances from across the state of Michigan, spanning from the 1960s to the early 2020s. The bulk of the collection was compiled by urban planner Mark Wyckoff over the course of his career as the founder and principal planner of the Planning and Zoning Center in Lansing, Michigan. Some additions have been made to the collection by municipalities since it was transferred to Grand Valley State University. Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1960/2023 Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Subject The topic of the resource Michigan Comprehensive plan publications Master plan reports Zoning--Michigan Zoning--Maps Maps Land use--planning Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Identifier An unambiguous reference to the resource within a given context RHC-240 Format The file format, physical medium, or dimensions of the resource application/pdf Type The nature or genre of the resource Text Language A language of the resource eng Text A resource consisting primarily of words for reading. Examples include books, letters, dissertations, poems, newspapers, articles, archives of mailing lists. Note that facsimiles or images of texts are still of the genre Text. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context Douglas_Comprehensive-Plan_1989 Creator An entity primarily responsible for making the resource Village of Douglas Planning Commission, Village of Douglas, Saugatuck Township, Allegan County, Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1989-11 Title A name given to the resource Village of Douglas Comprehensive Plan Description An account of the resource The Village of Douglas Comprehensive Plan was prepared by the Village of Douglas Planning Commission in cooperation with the Village Council and the Coastal Zone Management Program, with the assistance of the Planning & Zoning Center, Inc. in November 1989. Contributor An entity responsible for making contributions to the resource Planning & Zoning Center, Inc. (consultant) Subject The topic of the resource Comprehensive plan publications Douglas (Mich.) Saugatuck Township (Mich.) Allegan County (Mich.) Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Type The nature or genre of the resource Text Format The file format, physical medium, or dimensions of the resource application/pdf Language A language of the resource eng Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/e4e37f9c6e43b8b42edea8e2afa1a9ac.pdf 420514b54784cd2fd315f9ba28ca42c7 PDF Text Text • J' • .,. '• ~ 4• I J.°,\ iL .. ~ ' '.) ; ' t -~ . '. ►.- ' ~ ., ' ,. { ' ' ·,· Dorr Towns.h ip I' l· .. L Allegan County, Michigan . ' L•' .. •' ! ' . 't r T •• • . ' ·, L· .•, L,, L: •• •• L< Ll ·Master Plan j : ,· :J , ' ' I . ' 1991 ' ' , ,. •'• I L. L L L .. , } �DORR TOWNSHIP TOWNSHIP BOARD Donald Kaczanowski, Supervisor Dick Dutkiewicz, Clerk Paul Burmania, Trustee Joe Graczyk, Treasurer Norman Fifelski, Trustee PLANNING COMMISSION Robert Wagner, Chairperson Norma Schaendorf, Secretary Steve Spykman Louis Hamish Darwin Duff Mike Kelly Paul Burmania Adopted: May 21, 1991 PREPARED WITH THE ASSISTANCE OF: WW Engineering & Science, Inc. Governmental Services Division SSSS Glenwood Hills Prkwy, S.E. P.O. Box 874 Grand Rapids, Michigan 49588-0874 (616) 942 - 9600 �RESOLUTION TO ADOPT r I a REVISED MASTER PLAN ror DORR TOWNSHIP WHEREAS. the 1974 Dorr Township Master Plan is over 15 years old and significant changes have taken place in the Township since that time, AND WHEREAS, the citizens of Dorr Township have expressed a strong desire to prcsCIVc agricultural land which is a significant natural and economic resource of the Township.AND WHEREAS, there is also a need to provide for residential development which will offer a _rural life style while protecting prime agricultural land. AND WHEREAS, there is also a need to provide for orderly growth in a manner consistent with the goals and policies of Dorr Township. AND WHEREAS, a revised Master Plan will sCIVe as a guide for the future orderly development of Dorr Township, preserve prime agricultural land and maintain the rural character of Dorr Township, AND L- WHEREAS, Michigan Public Act 168 of 1959, as amended, authorizes the adoption of a Township Master Plan by the Planning Commission NOW, THEREFORE BE IT RESOLVED that the Dorr Township Planning Commission does hereby adopt the revised Master Plan for Dorr Township, ,- �BE IT FURTHER RESOLVED that copies of the adopted Plan be forwarded to members of the Dorr Township Board VOTE i . Motion by: Seconded by: YEAS: ,E O v .(( - 4- - NAYS: IV v r-'lf - ABSENT: -r - d- • &.) u 0 ·~I(::/1 , i ~A'\..J,~-,,.-. ,, .~-,.._ I Robett Wagner V Chairperson, Planning Commission I, Dick Dutkiewicz. Oerk of Dorr Township, do hereby cenify that was adopted by the Dorr Township Pla.'lning Commission on ...-:I (7,n the a1if resolution I.;;; I , ' ,., " ,~c..-v I L l . r1.c ~>~ Dick Dutkiewicz Oerk Dorr Township ~u~ �! Table of Contents .~ fJlu. Chapter I - 1 Introduction 1. ,. I Agriculture Residential Land Use Commercial Land Use Industrial Land Use Roads, Sewer, and Water Public Services Parks and Recreation Natural Features 2. 3 Goals and Policies 3 4 4 - 5 5 6 6 7 Physical Description 8 Regional Setting Natural Features 8 8 l~ I 3. Communi!Y Faciliti.es Township Offices Fire Services Public Safety Libraries Cemetarics Educational Facilities Parks and Recreation Historical Sites Utilities Solid Waste Disposal Roads and Transponation ( !_ 14 14 14 14 14 14 14 15 15 16 16 16 I 1. '. j: 4. Social and Economic Characteristics Population Households Economic Characteristics I \... I""', 1 L r- 21 21 26 26 �Table of Conte~ (continued) &la. Chaptu 5. Existing Land Use and Analysis Agriculture Residential Commercial/Office Industrial Public/Semi-Public Schools Recreation l. 6. . Planning Analysis Population Projections Residential Land Use Needs Other Land Use Needs Total Future Land Use Needs Roads and Streets 7. Future Land Use Plan The Relationship of Planning and Zoning Plan Concepts Agriculture Rural Estate Low Density Residential Medium Density Residential Commercial/Office Industrial Public/Semi-Public Streets '- 8. Implementation 27 27 29 31 32 32 33 35 35 35 35 37 41 43 46 46 47 48 49 . 49 50 51 53 53 54 ss �.. I List of Ta/Ms l_ 1. 24-Hour Traffic Counts and Capacity 2 . . Historical Population Changtl, 1960- 1990 3. Rectlnt Devdopment Activity - BMilding PD'lllits lsslWl 1985 - 1990 (April) 4. Agtl ofResidents 5. Pu Capita Income 6. 7. 8. 9. Existing Land Use: Changu Sinctl 1978 I 0. 1. 2. 3. 4. 5. 6. 7. 8. • Population ProjtlCdon., 2010 Land Use Nt!tltb Rt!creadon Land Standards and Nt!tltb Traffic Vallone Proj«tions FormalCountyDrauu SMitabltl Soils for Development Prime and Unique Farmland Soib Existing Strat Classi/icatJon LotSplits 1980-1990Bys«tion Existing Landu. P.A.1161.antb F11111re Lfllld Use Map 19 23 24 - 25 25 34 37 41 42 44 JO 11 12 2fJ ,,.,,.21 22 �.. DORR TOWNSHIP MASTER PLAN INTRODUCTION The fundamental purpose of the Master Plan is to allow Dorr Township to set fonh in a comprehensive manner the goals and objectives for its physical development. The Township Planning Act. Public Act 168 of 1959, as amended, specifically gives Township Planning Commissions the authority to prepare and officially adopt a Master Plan. This Plan will serve as an advisory guide for the physical conservation of certain areas and for the development of other areas into a desirable living environment for present and future township residents. Planning, in simple terms, is a goal-oriented and continuous process which seeks to improve a community and create a better environment. As such, a Master Plan is a "tool" by which this goal can be reached. It is used by both individuals and public officials to make decisions concerning the long-range future of a community. In 1974, the Allegan County Planning Commission prepared a General Development Plan for each township in Allegan County. ~ anticipation of future growth, a Plan update was undertaken by Dorr Township in April of 1990. This Plan includes demographic information, a. natural resources inventory, population projections, future land use needs, a future land use map, and methods to implement the Plan. I I. The Master Land Use Plan provides: 1. A comprehensive means of integrating proposals that look 20 years ahead to meet future needs regarding general and major aspects of physical conservation and development throughout the Township; 2. An officiaL advisory policy statement for encouraging orderly and efficient use of the land for residences, businesses, industry. parks and recreation areas, and agriculture, and for coordinating these uses of land with each other, with streets and highways, and with other necessary public facilities and services; 3. A logical basis for zoning, subdivision design, public improvement plans, and for facilitating and guiding the work for the Township Planning Commission and the Township Board as well as other public and private endeavors dealing with the physical conservation and development of the Township; ,-• \ 1.· i I I r. r L JNJ\DorrTpMPl.a\89443 1 �r. I '- 4. A means for private organizations and individuals to determine how they may relate their building and development projects and policies to official township planning policies; and s. A means of relating the plans of Dorr Township to the plans of adjacent townships and cities and to development of the region as a whole. The final clement of the plan will synthesize the recommended goals and needs of the Township with the analysis of existing conditions and trends. The plan will conclude with an implementation program that will define strategies and will address specific tools for implementation such as the,.zoning ordinance, subdivision regulations, and a capital improvements program. The Dorr Township Plan is intended to be long-range and dynamic, based on the longterm goals and objectives looking 20 years forward. With that in mind, there is an important caveat to this planning process: the Master Plan is general in scope. It is not necessarily intended to establish the ·precise boundaries of land use areas or the exact locations of individual future land uses. Its greater function is to serve as a decision making frame-work. The Master Plan insures that more detailed future decisions can be related to the broader community-wide perspective provided in the plan, and that decision makers will have confidence that their decisions have a clear and rational basis. ( I_ f l ( l_ JNJ\DonTpMP'>,aea\89443 2 �'l - CHAPTER 1 GOALS AND POLICIES \ l ,' - t l Planning goals are statements that express the community's long-range desires and serve to provide direction for related planning activities. Each goal has accompanying policies which reflect the general strategy that the community will pursue to attain its goals. Following are goals and policy statements that have been developed for shaping the Dorr Township Master Plan, based upon citizen input and technical analysis of the data. At a meeting held on December 12, 1990, members of the Dorr Township Board of Trustees and the Planning Commisssion met and concurtt.d on these goals and policies. These goals and policies were developed from a public workshop held on September 18, 1990 which was attended by about 40 Township residents. GOAL #1: Agriculture Preserve lands suitable for agricultural uses in the Township, and manage growth to minimize the encroachment of residential, commercial, and industrial uses into areas valued for agricultural pmposes. Policies: • Suppon the Farmland and Open Space Preservation Act, P.A. 116 of 1974, by encouraging use of preservation agreements by area farmers and approving such agreements that are consistent with the land use . plan. • Develop zoning regulations which restrict non-farm development in a:rcas consisting primarily of prime farmland. • Develop zoning regulations and utility extensions policies which make lands which are less suitable for agriculture use more attractive to develop than prime agricultural .land. • Encourage propcny tax poli?CS that assess farmland for its present use rather than its potential use. • Develop zoning regulations which discourage the formation of flaglots or irregularly-shaped land divisions which result in large numbers of acres that are not buildable, not easily serviced by public utilities, and are in some cases removed unnecessarily from agricultural production. (. r I t .JNJ\DorrTpMP..'89443 3 �GOAL #2: ( Residential Land U• Centralize residential land uses in the Township using the intersection of 142nd Avenue and 18th Street as well as·the settlement of Moline as points around which residential development will be focused. · I:..: Policies: • Encourage the highest concentrations of residential development to occur in locations where there are existing public utilities and where future public utilities and services can be most economically and efficiently provided when they are needed. • · Establish density standanis that are consistent with the natural capacity of soils to handle on-site septic systems and w~ch promote the preservation of the Township's rural and agrarian qualities. GOAL#3: r I • Provide for a variety of housing types in appropriate locations and at acceptable densities. Special attention should be given to the needs of senior citizens, young couples, and low/moderate income households. • Encourage creative design of neighborhoods to enhance desirability including amenities such as sidewalks, bike paths, pedestrian paths, open space, and pedestrian linkage to commercial centers. Commercial Land Us~ Plan for and encourage expansion of the retail and service businesses in the central area of the Township (downtown Dmr), and in Moline. I Policies: • Identify and provide for the basic service and shopping needs of the Township's residents. • Expand public utilities and services in those areas identified as desirable for commercial retention and expansion. • • Discourage, through zoning controls, commercial development in areas that would lead to the need for public utilities and services that cannot be economically and efficiently provided in the foreseeable future. • Discourage, through zoning, the development of wide-spread strip development along 142nd Avenue. I l l I L, I f. L JNl\Don'TpMP.a\19443 L 4 �.. • Encourage the shared use of commercial driveways and access roads and limit the number and spacing of driveways along arterials; encourage the use of frontage roads or service drives to minimize traffic congestion and hazard • Promote high quality commercial development through local site plan reviews. • Establish landscaping guidelines and promote a downtown desigr plan to maximize aesthetics and unify the commercial district ,.. \ l - GOAL#4: Industrial Land Use Provide for industrial development in areas served by adequate transportation systems and potentially served by public utilities and services. Policies: GOAL #5: • Establish and reserve suitable land for future industrial purposes. • Expand public utilities and services in those meas identified as . desirable for industrial development • Promote the development of industrial plats rather than scattered single lot development. • Promote high quality industrial development through local site plan review. • Work with the Allegan County Growth Alliance to attract desirable manufacturing or processing operations to the area. Roads, Sewer, and Water Provide for adequate infrastructure that will ensure balanced, orderly growth and ensure the safety and well-being of Township residents. Policies: • Systematically improve Township roads giving priority to roads in areas intended to suppon the highest concentrations of development • Establish a program that ultimately results in paving of all roads in the Township. · r L JN.J\Don-TpMP,aea',89443 f ) l..' s �i • Work with Allegan County Road Commission and law enforcement agencies toward widening of 142nd Avenue and the addition of traffic safety measures such as left-hand tum lanes, deceleration lanes, and an acceptable maximum speed limiL • Provide street lighting in all present and future residential areas and at street intersections where necessary. • Study the feasibility of a separate sanitary sewer system for the Dorr area, along with funding sources. • Provide, where feasible and necessary, water, sanitary sewer, and storm sewer services in areas of the Township identified for residential, commercial, and industrial developmenL • Protect and preserve groundwater supplies by participating in statewide programs to monitor quality of groundwater and by establishing density standards that are consistent with the natural capacity of soils to handle on-site septic systems. I \. GOAL #6A&B: Public Services A. Ensure a greater level of public safety by cooperating with surrounding Townships to secure more regular police protection. Policies: • Maintain a close, cooperative relationship with the Allegan County Sheriff's Department to ens~ adequate police protection. • B. Initiate ongoing dialogue with Leighton, Hopkins, and Salem Townships to assess mutual levels of needs and possibilities of shared police services. Ensure enforcement of local zoning ordinances and building codes. Policies: • Review procedures with appropriate staff regarding enforcement and compliance. • Supply adequate training and staffing for enforcement officials. GOAL#7: f Parks and Recreation Plan for and develop active and passive outdoor recreation facilities to meet the needs of existing and future residents of the Township. JNJ\Don'I'pMP.a\89443 6 �Policies: • Pursue recreation funding from Department of Natural Resources through preparation of a Township Recreation Plan or by amending Allegan County Recreation Plan. • Design and construct bicycle paths that link commercial, residential, and recreational areas, and that link to bicycle paths beyond Township boundaries. • Plan for additions to existing parks in Dorr Township based on Recreation Park and Open Space Standards and Guidelines (National Recreation and Park Association), and local needs. ( L • GOAL#& Work .with residential developers to set aside suitable portions of land for parlcs, and road easements for pedestrian/bicycle paths. Natural F~atuns Ensure that new development takes place in an environmentally consistent and sound manner, minimizing the potential for soil erosion and disturbances to natural resources such as woodlands and wetlands, thereby preserving scenic and environmental quality. Policies: • 'Through wning and site plan review encourage approaches to land development that take natural features such as soils, topography, steep slopes, hydrology, and natural vegetation into account in the process of site design. • Encourage soil conservation practices and the prudent use of fertilizers and pesticides. • 'Through site plan review, discourage practices which would alter the natural valuable function of wetlands, especially those not protected under the State of Michigan Wetlands Protection Act (P.A. 203 of 1979). • Preserve and protect through wning those soils identified as prime agricultural soils, and utilize for development those soils not identified as having agricultural value. • Establish landscaping guidelines for existing and future commercial, industrial, and residential development which, through site plan review, would preserve and increase the numbers of trees and other woody vegetation in _the Township. . L.. .JNl\DorrTpMPlaea\89443 ( 7 . �! \ - CHAPI'ER2 PHYSICAL DESCRIPI'ION '•- r I \_ Any plan for the future must be based on knowledge of existing conditions and the · influences that have shaped the community. This chapter examines the natural features that have impacted upon the community, and have helped to determin~ what the community is today. These include the location of the community, its topography, soils, and water resources. REGIONAL SEITING Dorr Township is located in the northern tier of townships in Allegan County and consists of 36 square miles of land area. It lies approximately six miles south of the Grand Rapids Metropolitan Area, fifteen miles cast of the City of Holland, and approximately twenty-two miles cast of the La.kc Michigan shoreline.. The settlement of Dorr is situated centrally in the Township. Other residential concentrations are found at North Dorr, located along the northern boundary of the township, and at Moline, located along the eastern boundary. Dorr Township is bounded on the north by Kent County's Byron Township, on the cast by Leighton Township, on the south by Hopkins Township, and on the west by Salem Township. L United States Highway 131 traverses the eastern edge of the Township in a north/south direction, providing the principal access route to the community. This major artery also links the Grand Rapids Metropolitan Arca with the Kalamazoo Metropolitan Area. NATURAL FEATURES Geology The bedrock in Allegan County consists of Mississippian Sandston~ and Shale, which are pan of the bowl-like rock formation known as the Michigan Basin. The upper bedrock layers of Dorr Township are sandstone of the Marshall Formation. Overlying these bedrock formations is a mass of glacial drift ranging from about 50 to 400 feet in thickness, deposited when the glacial ice receded about 10,000 years ago. The physiography of Dorr Township is determined by these underlying glacial till plains resulting in surface relief that varies from flat to undulating. Topography and Drainage r- The general topography of Dorr Township is flat to moderately rolling, with no significant topographical features. The greatest variations in terrain exist in the northeastern and southwe_stem portions of the Township. l. rL JNJ\DoirTpMP.aea\19443 8 �L Four major drainage patterns can be seen in the Township. The northwestern and central western portions of the Township are in the Little Rabbit River drainage basin. The central and north central portions are in the Dorr and Byron Drain system, which flows into the Little Rabbit River Drain. The eastern portion of the Township is in the Red River drainage basin which joins the Little Rabbit River on the western side of the Township, and the southern most portions of the Township drain into the Rabbit River where it flows through Hopkins Township. The Little Rabbit River drains into the Rabbit River in southwestern Salem Township. Only a small segment (about 1.5 miles) of the Rabbit transects the southwestern comer of the Township. The Rabbit ultimately flows into the Kalamazoo River which empties into Lake Michigan at Saugatuck. A number of formal country drains provide control of drainage within the Township. (see Map 1). The Allegan County Drain Commission maintains this drainage system. No major flood plains exist in the Township. Flooding has not historically been a major problem, and the Township does not participate in the Federal Flood Insurance Program. Dorr Township has no dominant surface water features. A few small lakes and ponds are scattered throughout the Township, and sand mining in Sections 20, 21, 28, 29 and 33 has resulted in numerous small lowlands and ponds. Monterey Lake, is located about one mile west of Dorr Township in southern Salem Township. Soils The soils in Dorr Township range from well drained, sandy or loamy materials to poorly drained sandy, loamy, or silty material. The locations of these soils are an imponant consideration in both the existing and future physical development of the Township. While residents in the Moline area are served by the Moline-Dorr Sewer Authority, the balance of homes and businesses must rely on soil suitability to obtain a safe water supply and to dispose of waste. · · l. Map 2 has been prepared based on soils and their suitability for development without public sewers. The factors considered include hazards of flooding, depth to water table, percolation rate, and slope. It should be noted that the soils with severe limitations will in most cases present problems for the efficient operation of individual septic systems. B~cause of high water tables or rapid lateral movem~nt of subsurface waters in these areas, the use of septic tanks and drainage fields provides increased potential of pollution of wells and surface waters. In addition, there is a potential for seasonal flooding of basements. Intensive development in these areas often results in increased demands for public sewer and/or water systems to compensate for environmental hazards or health hazards. . .JNl\DorrTpMP,aea'89443 9 �• DORR TOWNSHIP T4N, Rl2W .. . ~~ -.~ . \ -;... . t . -In;--·. - \. •• ·) ~_.L!1!,,. . Al.LEG --- •. . • ~ . .,,,:,· . - •:I • ·. J. I J ' • . ·/" . _:_.-!J ""'; i._~-- _-._/ . . . . . v \ -_ / - : . I: -~i / ..,, • ,___ ,_......,.i:::::.._, I 1· D ,. ,.. .I .P . ,!>- - - 9CAl£ I" • . ·, _.I 2000' I I I - LEGEND > 0 . .. ' . ·. . . . . - .. -. . -. -: Cl'OI COUNTY OIIAINS . -·. ·> .·· ----- 11l£0 COUNT"f DRAINS .. ; . ~. \ I === 11.YOl! NATURAL WATER COURSl:s ftllNO~ NATURAL WATER COl.flSES - · CllAIIAGE DISTRICT CORPORATE LIMITS 1 . '· '• •=----•- STATE HtGHWAY cooon ROAD L"IMPROVED ROAD OR TRAIL !!: 4. :r U) z % U) z ~ ~ ,_ 1- z ~ l&I J 0 U) 0 l&I ~ 1- :r cc 1,1 MAP 1 FORMAL COUNTY DRAINS -...... , AL.LEGAN (Xll.NTY DRAINS DORR TOWNSHIP LYI\N B. FLDIING DRAIN co,.t.1ISSIONER D.A. RATEON ..,_: I,.. ... UNO ·-,~')?'· a ASSOCIATES, IIICMIGAII DATE INC. ~~s'i/.;T--.u,IUMI, 49010 S1€ET NO._aF_ �) BYRON T\./P, ti <KEHT CIJ.M"Y> ti t; t; . t; ,-: ~ "' ~, ~ -~1 = =--J -__ ~. ~ 146TH AVE, -.,: ~ ~ .,~ l4 ◄ TH MOLINE I I I 1\\\1 144TH AVE, a.. 0... '.:) ~ I-- I-~ 142ND AVE, w _J Z D 1-- <t :r: (I) L'.) 1-1 w _J 140TH AVE, 8TH AVE. 136 13(,TH AVE, ~ .,, ,-: ~ ~ ~ ~ ~ HOPKINS T\./P. MAP 2 4> ....... b-£..11" DORR TOWNSHIP ALLEGAN COUNTY SUIT ABLE SOILS FOR DEVELOPMENT 1990 T J.£!lftlll: - SOILS WHICH ME GENEIW.1.Y SUITABLE f'OR ON SIT£ SEPTIC SYSTEMS lWO OR MORE Of lliE FOLLOWING CHAAACTOIJS'llCS: - SOIL PERCOLATION RATE - SLOl'E(lfSS 1liAN 1&:l) - OEPlH OF HIGH WA'IER TABI.£ - NO FLOOD HA2ARO our ro OH-SITE IINES'TIGATION MAY S11U. BE NECESSARY TO DETERMINE SEPTIC SYSTEM SUITABIUTY. _IU.ll,A, _ _ _ _ _ _ _ _ , , , ~ - - -................... ..~·.!:...-=-V ___ ___ ._... �) / BYRON T\./P, I:; t; <KE:NT C!UflY) ti t; I:; t:; ~ ~ 141TH 144TH AV[, CL ~ CL ~ I- I~ HZND AV[, w _J ~ (I') Z D II L'.J 141ST AVE., ':- 'I ,I I >--< I w 20 I .....J =----p I I 140TH AV[, 8TH AVE:. I I I 136TH AVE, t; ill J -, I 136TH AVE. A ru ~ ~ ~ HOPKINS T\./P. MAP 3 {f DORR TOWNSHIP ALLEGAN COUNTY PRIME & UNIQUE FARMLAND SOILS 1990 Uli£lilt. - PRIME FARr.11.ANO SOILS >S DEFINED BY THE U.S. DEPT. Of AGRJCULTIJRE WHICH ME SEST SUITED TO FOOD, FEED, FORAGE F1BER ANO OIL SEED CROPS. CERTAIN AREAS MAY l!E PRIME fARMIAND ONLY WHEN WEU. DRAINEO OR NOT FlOODED DURING CROWlt-lC SEASON, UNIQUE FARMLAND IS USED FOR THE PRODUCTION OF HIGH-VALUE FOOD AND F1BE/I CROPS. EJW,IPLES Of SUCH CROPS ARE \IEGETABLES Al-ID TREE. VINE. AND BERRY FRUITS. .. ..:::i!!t.•.!:.,..~v -11.1.D.A. _ _ _ _ _ _ "-'ll/lY<#.IUSolHCIOIIIIY. _____ .___ ......... _.... .,.._ �By mapping these soils according to their suitability for development, patterns are identified which make it possible to determine ·the development potential of specific areas. Altl,lough the map is not intended as a substitute for on-site investigation or detailed engineering studies, it does generally define those areas that should be considered as suitable for development Soils which generally have unsuitable characteristics for building or septic use may still be useful with on-site modifications or detailed site analysis. However, significant development in these areas will increase the need for public utilities. Another important feature of soils within Dorr Township are the soils that arc considered as prime or unique farm land by the United State Departmc~t of Agriculture. Prime farmland, as defined by the U.S. Department of Agriculture, is the land that is best suited to food, feed, forage, fiber, and oilseed crops, and produces the highest yields with minimal inputs of energy and economic resources. Unique farmland is land other than prime farmland dw is used far the production of spec:i:fic high-value food and fiber crops, such as vegetables and ne, vine, and berry fruits. Map 3 delineaaes the soils within Dorr Township dw ~ consideml as prime er unique agriculture IOils. I. �,. I l CHAPTER 3 COMMUNITY FACILITIES The Township's community facilities are those which provide tangible services to the residents. A well rounded set of services is necessary to meet the needs of a growing community like Dorr Township. The services provided are discussed briefly below: ~ I I Township Offices - The Township Hall is located at 4194 18th Street. The building was constructed in 1990 and financed by a bond issue through · the Dorr Downtown Development Authority (DOA). Included in the hall are offices for Township officials, a meeting room, conference room, lounge, and three bays for fire trucks. Also, the hall provides office space for the Wayland Arca Medical Service Corporation which provides emergency medical services for Wayland and surrounding areas including Dorr Township. The Township offices will be staffed initially on a pan-time basis, and future plans are to provide office space for a pan-time police officer. Fire Service - The Township utilizes 20-22 volunteer fire fighters as well as a FU"C Chief and Assistant Fire Orief who arc compensated for their services. F°U"C fighting equipment maintained at the Dorr Township Hall includes two pumper trucks, two tank trucks, a jeep, and an equipment van. The cost of an additional tanker truck housed in Moline is shared through an agreement with the Leighton Township F°U'C DcpartmcnL Public Safety - General police protection is provided by the Allegan County Sheriff's Department and the Michigan State Police out of the Wayland post. The Township will be considering a future contract with the Allegan County Sheriff's Department for a parttime officer, and may consider sharing this officer jointly with Leighton Tov.,islup. Libraries - Dorr Township maintains two libraries: The Dorr Township Libraty located at 1807 142nd Avenue in Dorr, and The Moline Public Library located at 4410 Oiappcll in Moline. Financial support is provided through the Township General Fund, Leighton Township, and through book fines collected in Allegan County. Dorr Township has its own library board and is a member of the Lakeland Librmy Cooperative. .Fu~ plans include expansion of The Dorr Township Library into the old adjo~g fire barn. 1- Cemeteries - Six Cemeteries arc located throughout the Township: in Dorr on 142nd Avenue, at North Dorr on 108th Street, on 17th Street north of 146th, on 138th Avenue at ,- 22nd Street, at St Stanislaus Catholic Church on 136th Avenue, and on 14th Street nonh of 142nd Avenue. These facilities are maintained by Dorr Township. Educational Facilities - Two school districts serve Dorr Township. Wayland Union Schools, serving most of the population, maintains a IC-4th grade elCIDl!otary IChool locatai at 4159 18th Street in Dorr, and another elementary school far 5th IDd 6th pllde students at 1148 1st Stteet in Moline. Hopkins Public Schools, tcnina soutbem pmdons 14 �r I -- of the Township, maintain Sycamore -Elementary School at 2163 142nd Avenue in Dorr. St. Stanislaus Catholic School, located at 1871 136th Avenue, houses grades pre-school through 8th, and Moline Christian School at 1253 1st Street in Moline provides classrooms for grades pre-school through 9th. Parks and Recreation - The Dorr Recreation Association has authority over recreational programming in the Township. With grant monies, the Association has hired a part-time director. Programming includes baseball and softball programs as well as Rocket Football. One of the main goals of the Rceteation Association is to acquire more land for recreational purposes. Two parks are found in Dorr Township, located across from one another on 142nd Avenue. On the north side of 142nd lies the Dorr Township Park. consisting of nine acres. Facilities include two baseball ~nds and three softball diamonds, two basketball couns, lighted tennis couns, and a shelter with kitchen. South of 142nd is Gries Park, managed by the Dorr Recreation Association. Gries Parle, consisting of seven acies, has two ball diamonds, bathrooms, an enclosed shelter with kitchen, and an open covered sh~lter. Dorr Township provides some maintenance assistance at the park and may assist further with maintenance in the future. The privately owned Hungry Horse Wilderness Campground is located south of 142nd Avenue west of Dorr. Situated on a parcel over 90 acres, the campground offers hiking and hayrides, a swimming pool, and campsites on about ten ( 10) acres. A private recreational area exists at Sandy Pines on Monteray Lake in neighboring Salem Township. While a Sandy Pines membership is required to take advantage of the recreational opportunities found there, limited public access is available on the lake. Public fishing and boat launching is also found on Green Lake, three miles cast of Dorr Township in neighboring Leighton Township. Other regional recreation areas include the Allegan State Game Arca, approximately five miles from the Township limits, and Yankee Springs State Park. located approximately eight miles southeast of the Township in Barry County. Gun Lake County Park is located approximately eight miles southeast of Dorr Township in Wayland Township. Historical Sites - Other than several Centennial farms, no designated, historical sites exist in the community. Buildings having historical significance include the site of Tony's Antique Shop, which is a former school house, and St. Stanislaus Catholic Church on 136th Avenue, which is over 100 years old. A former one-room school house located on 138th Avenue just east of 14th Street may also be of historical significance. JNJ\DorrTpMP..'89443 _ lS �Utilities - Dorr residents obtain water exclusively through private wells. The majority of residents utilize drainfields for wastewater disposal. However, residents of Moline are served by the Moline-Dorr Sewer Authority established in 1978. The Sewer Authority was funded through a grant from the United States Environmental Protection Agency (EPA) and continues to be financed by hook-up and user .fees. The system, which is not yet at full capacity, serves approximately 200 homes with the potential of serving about one hundred more. The lagoon treatment facility for the system is located east of old U.S. 131 in Leighton Township. The-Authority is considering expansion of the system north of Moline to accommodate future industrial and residential development. Some residents of Dorr Township have found it necessary to double the siz.e of their drainfields to handle increased water usage. Commercial establishments near downtown Dorr have also been limited in drain field capacity due to existing high water table. Intensive commercial and industrial development in the Township is limited in those areas not served by tbe Sewer Ambarity Service Alea. - l Solid Waste Dispoaal - Dem Township ntilizes the South Kent Landfill located west al U.S. 131 off 100th Street in Bymn Township. Tim facility hu a paopw,owcl HI, expectancy of at least 10 years; length of service will be influenced by ICmt County's m:endy constructed solid waste incincntm. No 1l'8DSfer facilities exist in die Towmbip. A recycling station is being COllSlnlCled by Allepn County at 1620 14'-l A.._ ia downtown Don-. Allepn· County bas sugesaect mancina of NC)'Clina efl'a.uitllniap a mandatory fee! impoacd upon poperty ownen ill the Townsbip. Roads and TnNpOl"tatloa - Tbc .._ sysrem forms the IDOlt basic framework for growth and development of a O'IJIIAIDity. By pmvklina a ma DI illtlenlll 111d ex1emal circulation, it lm'¥el CM CO!HRIIPDity by belpina lbape die !r1 lily W Thus, this costly and long-Jasdng ~Jemmt beeomea aee of die w d)'llllllie , _ . . , cnmmunity. · • The st=t follows: system D'Yin, Den Townsbip, iDnSUted aa Map 4. eap --c. . .. . _ Co,,,,.,,.d Accas Ai"teriaJs • These fadlides (US-131) IMl!ftilWft'l function bGt instead are devotrd ~ to latp ~ ~ traffic at rebdivel)' . - , malii-Jw, ilMdad a �Major Rural Anerials (county primary)-This class of streets serves major movements of I - traffic within or through the area. Mainly designed to move traffic, the secondary function is to provide land service. This class of street typically interconnects major state anerial highways. According to the Allegan County Road Commission map, county primary roads in Dorr Township include 146th Avenue (unpaved:), a portion of 144th Avenue, 142nd Avenue, a portion of 22nd Street, all of 18th Street, the portion of 14th Street that joins 142nd and 144th, and 12th Street north of Moline. Collector Streets (county local) - These streets provide internal traffic movement within specific areas and connect those areas with the major arterial system. Generally, they are not continuous for great length. The rural collector street is intended to supply abutting property with the same degree of access as a local street,. while at the same time carrying the "collected" traffic of local streets. Traffic control devices may be installed to protect and facilitate movement of traffic; however, these devices would not be u elaborate as those on arterial st1ee11. In rural areas like Dorr Township, rural collectors typically represent the highest pc:m,naq, of street miles. Within Dorr there arc currently 11 miles of paved collector streecs and 54 miles of gravel collcctors. Local Feeder Stree_ts - ~e sole function of these streets is to provide accea to immediately adjacent piopeny. In developed areas, they make up the major pm,entap of the streets of the community, but carry a small proportion of the vehicle-.U.S of travel. In Dorr Township, examples of these streets include those within Dorr, and developed subdivisions. Mott.. l I I The Allegan County Road Commission is responsible for the maintenance ..S improvement of all roads in Dorr Township, excluding private roads and U.S.-131. 1le County is currently into the third year of its second five year resurfacing prograa 11a program recogniz.es six groups of four townships each, with Dorr·being pan of a lft:IIP that includes Leighton, Wayland, and Hopkins townships. Over each five year each group of townships shares equally in monies available through the County roads resurfacing millage. Each fall, officials from the Allegan County Road Commission meet with local to determine resurfacing priorities. In 1985 and 1989, during the resurfacing of of 142nd Avenue and 18th Street, Dorr Township contributed additional funds to paved shoulders along portions of these roads. In Dorr Township, the rebuilding and surfacing of 146th Avenue, which is almost entirely a gravel road, has been designaled u a pricrity. Surfacing of 17 �r• r will be accomplished in two stages with the township sharing costs at a rate of $25,000 per mile, approximately a 10 percent match. I f Improvements to County local roads may be requested by township officials. In which case the township then bears 100% of the cost of those improvements. The Road Commission may provide improvement services of the township may let a request for bids. Conditions ·of roads in the township ·are generally good. Some surface crai;.king on Division Street (Old U.S.-131) has resulted due to using old, cracked asphalt as a subsurface, and is cu.rrcntly under repair. CQncems cU1TCntly facing Dorr Township are primarily the existing and projected traffic volumes along 142nd Avenue from the center of Dorr east to the U.S.-131 freeway, and along 18th Street north of Dorr which provides access to and from Byron Center in Kent County. Continued population growth and development in and adjacent to Dorr Township will generate increased traffic. As shown in Table 1, recent traffic counts by the Allegan County Road Commission show traffic volumes cU1TCntly operating within their 24-hour designed capacity. 1. A 2. 7 mile long segment of the Pennsylvania Railroad transects the northeast corner of the Township. Air transportation is provided by the Kent Count International Airport, located about 15 miles northeast of the Township in Kent County, and by the South Kent Airpon located south of 64th Street in Byron Township, which provides service for private aircraft and training flights. No public transportation is available in Dorr Township. • JNN>on'I'~3 18 �Table 1 DORR TOWNSHIP 24 - Hour Traffic Counts and Capacity at Selected Locations by Year r 24-Hour Locatiao l L Intcrsection-142nd Avenue at 18th Street North: South: East : West: 2. lntersection-142nd Avenue at 16th Street South: East : West: 3. 'Intersection-144th Avenue at 18th Street South: 4. lntersection-144th Avenue at 16th Stn:et East: Somce: 1988 Caaaciti: 8,000 8,000 8,000 8,000 4,286 3!Xl1 3,242 6,717 S,328 2,000 (gravel) 8,000 8,000 1990 2.121 6,822 5,752 282 6,638 6,663 8,000 130 146 • 2,000 (lravel) 156 165 • Allegan County Road Ow,,miuiaa • 1990 Bs1ima1es hued upoo 4,. UICRllle ia amnber ot wllicJes per ,-r. per ~ hours OD majer paved anerials; 2,. inaase far pawl ft1ldL �) l BYRON Tw'P, <KENT ClllMY> t; ~ ~ ~ I. -+ ~T , 1• ■ ,tr• ■ • ■ t■ ■ 1•• ■ ■ ■,■ •j ■ ■ L■ c~~ ■ \~;e • • • ■•■■• ■■ ~-,C:i~ .\. l ~46TH AVE. ~ .,,. ~ i•-··r k--t---J'f:::;:::}:::: 4>Et---~-- ----~ ....u.. ~M□,:!~EAVL 142ND AVL Z □ f- -_, I l!) w I -=:::-___,. - 140TH AV[, 27 291 25 I LLJ ~~--t--~--r-·~ ~ J_R::--t---- f' ---- -----½----- --r -~ ,,...... ... ~ 33 0 ~i----·-rt·;t ------ 1 I a) 1 ~r-~ l..f-7L~---~.,C-+---b,----~il 136TH AV[, I HOPKINS Tw'P. MAP 4 DORR TOWNSHIP ALLEGAN COUNTY EXISTING STREET CLASSIFICATION LIJilllD; • ■ ■ • DPflfSSWA'W(CONlROL ACClESS AftlDIIAL) MAJOII All'IERIAL(COUNTY PRIMARY ROADS) PAVED COUECTDRS • - - • UNl'AIIEI) COUECTOftS LOCAL S1REETS ---~~----.,~- �CHAPTER 4 SOCIAL AND ECONOMIC CHARACTERISTICS Understanding the people of Dorr Township will help establish the basis for developing the Master Plan. This discussion will review the Township population characteristics and trends, as well as economic conditions and housing characteristics of the community. Population Characteristics - Table 2 illustrates past growth and future population projections of Dorr Township relative to the four sutTOunding Townships. Populations shown are for unincorporated areas only. The table indicates that between 1960 and 1970, Dorr Township experienced a 32% increase in population, greater than the rate experienced by any of the surrounding townships and Allegan County as a whole. Between 1970 and 1980, Dorr Township increased it's population by 64%, or double the rate of the previous decade. This increase was largely due to the development of Ranchero Estates and Litchfield Downs Subdivision constructed under the FHA 235 Housing Program. Again, this growth significantly surpassed the surrounding townships and Allegan County. 1990 U.S. Census figures indicate a much slower rate of growth, 8.8%, between 1980 and 1990 for Dorr Township. Both Hopkins and Leighton Townships show a somewhat higher rate of growth than Dorr Township, as docs the County as a whole. Both Salem and Byron (Kent County) Townships show a significantly higher rate of growth than Dorr Township over the past decade, but those rates do not vary greatly from the previous decade. Table 3 illustrates building permit activity in Dorr Township over the past five years, and permits taken out through April of 1990. The data show an average of 39 new single family homes each year since 1985, and a trend for 1990 that shows that this average will likely be surpassed. Using the average household size of 3.4 people given for Dorr Township in the 1990 Census information, if 40 new homes are constructed in 1990, the community will experience approximately 136 persons residing in new dwellings in 1990. Areas where high concentrations of property splits or subdivisions have OCCUired arc indicators of where growth is occurring in the Township. Map 5 indicates that over the past ten (10) years, development activity has primarily been in Sections 15 {where Pine View Estates, Hidden Forest, and Nonhview Subdivisions arc located), 19, 20, 21 {Pine Hills Subdivision), 22, and 31. Another important factor when considering Dorr's population profile is the age of its residents. Table 4 shows the age breakdown as reported in the_ 1980 U.S. Census, and compares Dorr Township to Allegan County as a whole. Median age is also given for both jurisdictions. Dorr Township exhibits a youthful population, with 44% of it's residents under twenty years of age, and 39% in the child-bearing years of ages 20-44 years. Another 12% of Dorr Township's residents are in the 45-65 years age group, and only 4.5% arc age 65 or older. The Township is younger than the county as a whole, with a median age of 23.7 compared to 28.5 in Allegan County. JNl\DorrTpMP,-'89443 21 �_ BYRON__,, HIP. Ii i; i i Ii ~ 2 l. 0.: ....> 0.: > 1-- -•"'L Cz ....::c %: lo.I _. < "' I - 8 w _. ..... 25 I \ . HOPKINS T \JP. IIAP 6 DORR TOWNSHIP ALLEGAN COUNTY LOT SPLITS 1880-1990 BY SECTION ,· I 22 �-- ~--·~ -... , I r - ' ' .,.--1 ' ~ 7 -·1 / TABLE2 Historical Population Change Dorr Township and Surrounding Townships• 1960-1990 Municipality 1960. % Absolute Chan1e Cbam:e 1970 '¼, Absolute Chance Chan1e 1980 % Absolute Chan1e Chance 1990 DorrTwp. 2,313 32.1 742 3,055 64.1 1,959 5,014 8.8 439 5,453 Leighton Twp. 1,951 20.7 403 2,354 - 17.8 418 2.772 10.7 297 3,069 Hopkins Twp. 1,766 18.0 318 2,084 1.2 25 2.100 11.4 241 2,350 Salem Twp. 1,459 19.5 285 1,744 25.2 439 2,183 24.1 525 2,708 Byron Twp. (Kent Co.) 6,036 24.l 1,457 7,493 34.8 2,611 10,104 30.0 3,131 13,235 Allegan Co. 57,729 13.3 8,846 66,575 18.4 14,980 81,555 11.0 8,954 90,5()() Source: 19(i(), 1970, and 1980 and 1990 U.S. Census Excludes population of incorporated areas • JNN>orrTpMP-aea\89443 23 �-•- --~ _,,- .-.,......, -~-) ., Table 3 RECENT DORR TOWNSHIP DEVELOPMENT ACTIVITY BUILDING PERMITS ISSUED 1985 -1990 (April) 19851 19861 19872 19882 19892 19902 (Through April) Single Family Homes Mobile Homes (Double Wide) Stores and Customer Service Multi-Family Buildings 22 26 43 ---- ---- ---- 1 (Hillcrest Mall) ---- 4 ---- --- -------- Office/Professional Government SoUJCe: 2 JNN>orrTpMP\aca'\89443 ---- ----- 54 27 222 ---- 1 3 3 4 1 ---- 10 ---- 1 50 1 (6 units) ---- ---- Dorr Township Offices Professional Ccxie Inspections of Michigan, Inc. 24 TOTAL 2 (6 units) ---- 2 ,-•·-· ~ �{ l.,.._ Table4 Age of Residents r 1980 % under 20yrs L %From 20-44 %From 45 -64 %65 years years years and over Median Age Dorr Township 44.3 39.1 12.2 4.S 23.7 Allegan County 35.5 36.0 18.2 10.3 28.5 Source: 1980 U.S. Census Data Tables Per ·eapita Income 1979 and 1987 Place 1979Per Capita Inoome 1 1987 Per Percent Capita Income2 Chanu Dorr Township 6,063 9,003 48.5 l Leighton Township 7,051 ·10,441 48.1 r· l , Hopkins Township Salem Township 6,262 5,968 9,754 9,794 55.8 64.11 l Byron Township (Kent County) 7,364 11,650 58.2 Allegan County 6,744 10,440 54.8 State of Michigan 7,688 11,973 55.7 r L rJ Source: 1 2 1980 U.S. Census U.S. Census Fi~s It ' rL JNN>on-T~3 2S �r r r I Another important factor when considering Dorr's population profile is the age of its residents. Table 4 shows the age breakdown as reported in the 1980 U.S. Census, and compares Dorr Township to Allegan County as a whole. Median age is also given for both jurisdictions. Dorr Township exhibits a youthful population, with 44% of it's residents under twenty years of age, and 39% in the child-bearing years of ages 20-44 years. Another 12% of Dorr Township's residents are in the 45-65 years age group, and only 4.5% are age 65 or older. The Township is younger than the county as a whole, with a median age of23.7 compared to 28.5 in Allegan County. Households - In 1980, there were 1,380 households in Dorr Township which is an increase of 80.4% over the 1970 figure according to U.S. Census data. As mentioned above, the average number of pcrsops per household in 1980 was 3.63 which was higher than the Allegan County household average of 2.95 persons. Preliminary 1990 U. S. Census figures show 1,581 occupied housing units in the Township (an increase of 14.6%) and an average household size of 3.4 persons (average household size takes into account a vacancy of36 households in the Township). I . I Economic Characteristics - A comparison of income levels for 1979 and 1980 in Dorr Township, sU1TOunding townships, Allegan County and the State of Michigan reveals that Dorr Township experienced the second lowest increase in per capita income from 1979 to 1987 (sources: 1980 U.S. Census and 1987 Census figures), surpassing only Leighton Township slightly. In 1987, Dorr showed the lowest income level compared to the other stated jurisdictions, and in both 1979 and 1987 Dorr Township fell below both county and state averages·for per capita income. (Sec Table 5). I1- . JNN:>orrTpMP'-\89443 L. 26 �I ,r. CHAPfER 5 EXISTING LAND USE AND ANALYSIS r This chapter describes the existing land uses in the Township and compares and analyzes the land use changes which have occlllTCd since 1978, when a complete land use inventory of the Township was completed through the Michigan Resource Information System (MIRIS). This evaluation is a necessary tool in assessing the character 9f a community, identifying problems and opportunities, and will also be very useful in developing goals and objectives to guide future development Table 6 contains a tally of acreage assigned to specific land uses, and changes which have occurred since 1978. The existing land uses are illustrated on Map 6. This map was completed in August of 1990 using plat maps, field inspections, and through conversations with Township officials. Structures under construction at the time of this land use survey were classified as existing land uses. Generally, the land developed for residential and commercial uses is concentrated near the center of the Township at Dorr and on the east side of the Township at Moline. The predominant land use in these areas is detached single family houses in subdivisions. Other significant residential development has occlllTCd in the southwest quadrant, with primarily single family homes located on parcels over one acre in size. The existing land uses in the Township have been classified into a number of categories which arc described as follows: AGRICULTURE This category includes those lands used for cropland, orchard, or pasture at the time of the land use survey. The amount of land devoted to this use decreased appreciably since 1978, with a loss of 1010 acres, or 6.2% of the agricultural land existing in 1978. This decrease can be directly related to the increase in residential land use, and to a lesser extent the increase in commercial and industti.al land use. However, over half of the Township (66.1 % ) is still designated as agricultural, with most of that used as cropland. The majority of fannland lies in the upper one-half of the Township and in the central portion of the southeast quadrant L l Many parcels of land in the Township are enrolled in Public Act 116 of 1974, The Fannland and Open Space Preservation Act, with a total of S,421 acres or 23.5% of the . total land in the Township enrolled. Under this land, farmers or owners of large tracts of open space forego the development rights to their land and continue to farm it or maintain it as open space for a minimum enrollment period of ten years in exchange for tax benefits. ~\119443 �Map 7 illustrates those areas of the Township enrolled in P.A. 116; large contiguous areas of land enrolled in P.A. 116 occur in sections 8 and 9, and also in section 12. RESIDENTIAL This category includes detached single family houses, multi-family dwelling units and mobile home parks. In the future, this category could also include condominiums which can be constructed as either multi-family units or single family detached homes, both owner occupied. The Township has one multi-family apartment complex, located on Church Street, south of the intersection of 18th Street and 142nd Avenue. The complex contains 16 units housed in three buildings. Two mobile home parks exist in the Township; one is located on 138th Avenue just east of the Township boundary at 24th Street. It has room for 50 units. Another is located at the eastern end of 143rd avenue where it intersects 17th Street, and also has room for 50 units. The predominant residential land use in the Township is the detached single family house, which comprises 8.0% of the total Township area or 1849 acres. This is nearly double the acreage reported as residential in 1978. While most of the additional acreage is a result of homes on parcels of over one acre in size, 121 acres is due to lots located in platted subdivisions. When determining new residential acreage outside of platted subdivisions, a parcel over 20 acres in size with a new home was considered to equal 5 new acres of residential land use; parcels of 20 acres or less were considered totally residential in character. As previously mentioned, most of the residential activity outside of platted subdivisions has occurred in the southwest quadrant of the Township, nearly half of which is zoned Rural Estate, which requires a minimum lot size of one acre. These acreage lots are generally located along paved and unpaved county line roads, and many of these parcels are narrow and very long. This type of land division results in lots which are often unused or underused in the rear section, and may hinder the development of future platted subdivisions by making road extensions and land assemblage difficult JNN)onTpMp\aea\Jl9443 29 �) ) ti IOl1H ST. ti ! IN ~, ti iCI (KEHT COUNTY) Iii ii ~ BYRON TWP. Iii ~ Iii ,.: "' ~- I Iii ;I ~ ~I I I .. Iii ~ N 1"1H A\£. ~. ~Ji~4a1W I I I ti, ~ I "JI ,.,~~ ~ I I ...15 I 146TH A',£. IHTH A\.f:. B Q_ 3: ~ I- w -J <( 142ND A\.f:. (/) 141ST A\£. ...} I ,, z 0 II (.'.) --- w _J ( - 10 29 I l~ I 32 I I -1--....,..,--,..~-lii--1:I - - - ~ ..L I ~ "' "-../ J I J ; ~---~"'~ ~ 25 -+t,~ 137TH A\'E. 13'lH A\£. ~ N 0 --r I O ) I Iii ~ I - , I. 7I 'j-~ ) l I- '""' 1Jli11i A"E e HOPKINS TWP. MAP 7 ~ W!14' :.;A, DORR "TOWNSHIP ALLEGAN COUNTY P.A. 116 LANDS T 1990 Ltmlll; - P.A. - "!£AA OF EXPIRATION 1111 LANDS - -.-...... _ .. _,r ................... .. .......... -.... --~ --.. -. �COMMERCIAL/OFFICE This category includes those uses which provide retail goods and services and office uses. Since 1978, commercial and office uses in the Township have nearly tripled, increasing ~ 25 to 75 acres, yet still COIDplise only .3CJ> of the total land use. Commercial uses in the Township are located along 142nd Avenue from east of 16th street to 20th Street, and along 18th Street primarily just nonh and south of 142nd Avenue. Commeicial development in the settlement of Dorr includes the Hillcrest Mall completed in 1986, which provides a grocery store, restaurant, children's clothing store, a bowling ally, and other available retail space. Other commcrcial uses in Dorr serve retail and service needs of the local population. · Another small CODlmelcw area is located in Moline, just west of the Conrail Tracks and nonh of 144th Avenue. These uses also serve the needs of local residents. Along 142nd Avenue, the major east-west route in the Township, land is mned for commcrcial use to a depth of 500 feet between 12th Township to 20th ·street four· miles west. The result commercial uses in a strip-development pattern. Currmdy, office uses are found west of 16th Street to just west 142nd Avenue retains a rural residential and agricul some industtial uses found west of the interchange at the Township's eastern boundary. Concerns 10 be addlll!l6lii!liil• 8111Ufdilllll._ roadway should include the number and placement ot, signs, and landscaping requirements for existing and furm. •1111••1-•••• In Moline, the area mned for commcrcial uses includll between the US 131 Expressway and 14th Street, the US 131, and an area west of the Conrail Traclcs enena• Avenue. The concerns mentioned above for 142nd Av,,ea•1■ of 144th Avenue zoned for CODJmeiew. Since neighboring Leighton Township, COIDiDeicw devel impacted by similar development in Leighton 'IiC>WJUhifl·t •,11 policy concerning the futme of 144th Avenue will be Another large one mile square area, section 30, is Currendy, DO COIDWCICial uses exist in this section. contains a greara, amount of forested land than any · section is bounded on the west by 24th Stmet which is Avenue which is a gravel road. No Olher public road addition, with the exception of a mobile home part in section, liuJe residendaJ. development JJu OCCUlled conn11Cldal development in this an:a should tab Imo access, the nnl cJmacu::rof the --.am1 die ....i 1'11111rztilli'UJli ill �INDUSTRIAL This category includes such uses as manufacturing, warehousing, and processing of goods and materials as well as the outdoor storage of goods and materials. Extractive operations, such as ~ gravel, and oil or gas mnoval may also be considered industrial in nature. • uses in Dorr Township compdse only .3C1, of the total land use, but still show a greater than tluce-fold increase since 1978. This increase is due to the development of Industrial industrial areas just west of the US 131 Interchange at 142nd Avenue and east of the Conrail tracks north of Moline as well as to the presence of scattered smaller industrial uses throughout the Township. ~ north of 144th Avenue between tbe US 131" ~ 111d contains over SOO acres of land zoned far iPduadal use. A dWIJllll'8IICIIII near Moline will likely be served by die ez.i-rtna leW' Mndll!!lll. bat ftlllll,..., development in the Township will ~ Jimiled by die •lwwe of The service. one,..... Some extractive uses also exist in the Towasbip, 111d while 1111d 111d .,,,.._ - • • h a v e ~ in number since 1978, at leut CII t&li Avenue has continued to expand its ~ Mio. lefttal all • operating in the southwest quadrant of tbe TOWllllaqt. mfie . . JJl: PUBLIC/SEMI-PUBLIC This category includes those areas and park,s. and golf courses which are a --....._ uses are those used by a limited n generally non-profit in nature such as and medical or institutional facilities. The Existing Land Use Map identifies dll ....,_ of the public/semi-public uses by symbol As indicated in Table 6, the increase . (by ten acres) resulting in essentially the 1978. The increase represents the 14th Street, and IDCft accurate ei.U.:-..~.tt;:;ii ~ ........ .._.._...._l'tll_ �SCHOOLS More than half of the Township, primarily the central and northeast paniom, is in die Wayland Union Public School Disttict, while the remah•da- lies within the Hopkins Public School District. · Wayland Union Schools maincain -an elcmemm:y ~ I on 18th Sa. in the •ldement of Dorr, serving 500 lbJdents in grades IC-4th pade. The Den ElfllmDtlly Scbeol completed an expansion propam in the fall of 1990 adctin1 fifteen ~ and a gymnasium. Students in 5th and 6th grades attend the elementary school in Moline, in neighboring Leighton Township. Population trends for this area indicate that die elementary schools will condnue 10 expcricnce p)Wtb. The Hopkins School Dillrict m,inudn1 die Sycamore BJeaauay School an 142nd Avenue, in the west central section of tbe Township, 111d telWS audellls from botll Dorr and Salem Townships. Tbe bnilctina homes 1.50 elementary ltWlents in fhe ftJGIDI, functioning at grealBr than desip ClplCU)'. VOla'I recend)' tamed down a bcmdlna request for funding 1D expand the builctina, and 1be requea will be 1nupi Wen Ibo voters again in the fall of 1990. Aa:mdina ID scbool ......... lft)Wdl in Darrad Salem Townships exceeds powlh in tbe m,wining pon:iom of lbe ac:hool cllaic&. Moline Christian School, knted in die leCdenent of Moline. hu a 1990 . . . . _ figure of 208 students in ll'ldes lC-9cb pade, plm 45 JD ICbool lOJden1L "nll . . _ hit experienced a 25% incaase in e,__.lal)·lpcf Jtndeals OWl'lbe lllt . _ ,-a.llld added portable classmams., accneaamaae tbe IIOWdl. Scbao1 .........._. ,._ stated that continued powtb will rel8lt in ID cffiJn to e+a..cl die ecilrina Wiff. St Stanislaus Catholic School kJCaled It the ..,.dmn .....,. fl Street enrolls 138 snldents in grades pre-school dnap 811P ..,., class in 1990 indicates p,wth far the IChoal. T.be . _ . lddecl four of which are r uendy in w u ckt1.llhiDL TIie expected growth in tbe . . . fDlln., RECREATION The amount of land . ._Rllll!!ld Local recreation Dorr and Gries acres. In addition, south of 142nd A.ven.11111•~ • recreational uses. Elementary School �TABLE 8 EXISTING LAND USE: CHANGES SINCE . 1971 1990 Land Use Residential Acres '5of Tatal U7I Acres ae,. '5of Tatal Acns lncrelse 1885 8.2 970 4.2 +915 +94.3 1849 7 29 8.0 • .1 - - -- - Commercial/Offices 73 .3 25 .1 +41 +192 Agricultural (includes cropland orchar~ and pasture) 15,227 66.1 16.237 70.5 -1010 -6.2 5,421 23.5 Industrial 58 .3 17 .1 +41 +241.2 Public/Semi-public · eludes schools, parks, .:metcries, outdoor recreation, institutions, government bldgs.) 65 .3 59 .3 ,116 +10.2 Transportation •Roads •Rail •Air 735 689 36 10 3.2 3.0 .2 Utilities 255 1.1 Extractive 26 .1 Open Water 16 .1 Total acres in use 11,UG •Single Family •Multi-Family •Mobile Homes •P.A. 116 (farmland and open space preservation) Fmested • - Nece: RelOIIII �CHAPTER' PLANNING ANALYSIS This section of the Plan anal)'7,a populad.oa. traffic volume projectiom, exicdag land me mix, growth trends and cmnouoity cbmc1eristics in order to de&ermine futl.n 1111d me: needs for Dair Township. Tbroap this pmces., the Township Board 111d PJmmina Commission will have a basic 11rideline to ·follow in detamining how macl land ii needed to acc:nmn1oda1e future needs. POPULATION PROJECl'IONS When making popu1adon projecdons, usumptions are based on a combination of historical trends and judpments made wida a knowledp of the local ara. PJojecdona me only !dined esrimeea of fulln CGiditioas and it ii hq,nuible 10 pecilely foncut the end result of the actions of individual ad public deciliom. While recognizing the aocertaiotia in fanca-rin1 faun ,opuJadoa ......... it ia reasonable to assume that the fon:es at wodc in die put will candnue imo fbe. llllill~ Table 7 illustraies popu)ation ptujectiom far the years 1995, 2000, and 2010 alias four diffe:n:nt methods to calc11J11e futln populadom. An expJanadaa al each al dae four methods used is also deac:ribed in dlis table. Far pmpmra of dlis ~~ D hu been selected a it iepaeae:ms an awn., of line diffeaeat IIIBdlods of JIN.lecdna ~---Dll!l- ••••w. - -- -- popu1adon and integraaes bislnical powth .... Bwd • tllil could be expected to experience an tncnue of 804 people by 1 year 2,000, and 3,m by die yell' 2010. AIP•n•ie,1 an .,,.._ tJI M - - ·· household, 1,110 new dwelling IIIIDI will be wrlod in lbe , - , 2018 • 11a1illllilliiDdl•-ll1W projected popu)alioa. RESIDENTIAL LAND USE NEBDS --............ In DmT Tawnsbip, .._..,.. Gllllide. ofl dlcli ._,....,_ ia - - plats wDl . ........ lilefcrtre �3. 4. 5. The consauction of additional sanitary sewer may encourage more plat development which uses less land per lot. • The advent of site_ condominium development will minimize the need 1D Cl9l1e parcels in excess of ten (10) acres to cimimvent the Township and State of. Michigan's land subdivision ~ o n s . Also, the Subdivision Conaml Act of 1967 which regulates the size and ti.ming of land divisions will likely amended within this planning period. As land costs increase the demand for mulµ-family residential units (lpllWWW or condominiums) will also increase resulting in more dwelling unm per acre, thereby decreasing the average lot size in the Township. It is assumed that the average lot size outside of platted subdivisio~s will deCreue from five acres to two acres. It is also assumed that the average lot size for a plaued lat wiD remain at .SO acres including road right-of-way. In light of these assumptioas dlll1. die Plan suggests that the average lot size for future residential development in the TOWlllllip will be approximately 1.25 acres. Based on these assumptions, the amoam tfl land needed to accomoooate the projected number of new dwelling units can be as follows: 1,110 dwelling units x 1.25 acres/dwelling unit• 1,388 acres Thus, approximately 1,388 acres of land will be needed to accommodate is .,....., population of 9,226 people by the year 2010. While cunmt ~sidential land stands at 1885 acres, the needs for 2010 will represent a 74., increase in ladlll residential purposes. The existing land use inventory shows a total of 3,911 vacant or undeveloped land in the Township (forested plus open/banm) and of agricultural land not enrolled in P .A 116. It wouJd appear that based acreage, there is sufficient land in the Township for the projected residential Dela. Consideration must also be given, however, to the sui1ability of these vac:u1 residential land use. Suitable soils, IOpOgraphy, wetlands, street type, traffiq adjacent land uses and availability of public utilities will affect the feasi · · residential land uses. �TABLE 7 DORR TOWNSHIP POPULATION PROJECTIONS 1990 1995 2000 2010 Census Est. Est. Est. Alternative A 5,453 6,116 6,779 8,105 Alternative B 5.453 6,053 6,653 7,853 Alternative C 5,453 6,603 7,995 11,721 Alternative D SAS3 6,257 7,142 9,226 Alternative "A" assumes an average of 39 new dwelling units consttucted per year with an average of 3.4 persons per household. Alternative "B" assumes yearly growth of 120 persons (based on the 1970-1990 average annual growth projected mathematically). Alternative "C" assumes increased in-migration 10 sustain the 1970-1990 growth rate of 3.9% per year (geometric progression). Alternative "D" is the average of projections "A", "B", and "C" OTHER LAND USE NEEDS Commercial The settlement of Dorr serves as a neighborhood shopping center for residents of the Township. A neighborhood center provide.; for the sale of convenience goods (foods, drugs, and sundries) and personal services Oaundry, dry cleaning, banking, barbering, repair and professional services, etc.) for the day to day living needs of the adjacent surrounding area. Such a center usually includes one super market. The trade area for these types of commercial uses is generally within a three mile radius which would include nearly all of Dorr Township since most of ~e commercial uses arc centrally located. JNN>orrTpMpwa\89443 37 �Also, since 4,000 people are generally considered the minimum number needed to support a neighborhood shopping center, the existing population in the Township is sufficient to sustain these uses. Even so, in the 1987 Survey of Attitudes conducted by the Township, many residents indicated that they shop for routine household goods and services in the Grand Rapids Metro area to the north in Kent County. Currently, residents within this area travel to the Grand Rapids Metro area for non. convenience goods such as apparel, appliances, and hardware items. It is beyond the scope of this study to determine if stores offering such goods would be economically feasible in the Township. However, in the 1987 Survey of Attitudes, a majority of people indicated that they thought Dorr Township needed more commercial businesses, especially those that could provide household items such as appliances, fmniturc, clothes, etc. Also indicated by the survey was a high desire for more businesses and professional services such as finance, insurance, real estate, medical, dental, and legal services. • In addition, at the Public Workshop held on September 18th, 1990, citizens indicated a need for downtown commercial growth., for more retail businesses, longer business hours, and more service type businesses. As the Township continues to grow, the demand for shopping opportunities will increase. By the year 2010, the local population is estimated to be 9,226 people, or more than double the number needed to support a single neighborhood shopping center. Additional retail uses will be needed to serve these additional residents and 111Blket forces will likely determine the types of uses necessary. Currently, the Township has about 73 acres of bmd which is used for commercial or office use, and a total of 1,186 acres mned for commercial use, leaving about 1,113 acres available for commercial development. Also some available retail space exists in the Township. It would appear that there is more than sufficient land available to satisfy the future commercial land use needs for this planning period. However, the land zoned commercial should be examined to determine its feasibility for development, especially the land in Section 30 which is primarily wooded and· not served by primary roads. It should be noted that, without including the 640 acres mned for commercial use in Section 30, 546 acres are available for this commercial use, primarily along 142nd Avenue. Areas may exist which by vinue of existing or proposed adjacent land use, and potential of being served by public utilities, are better suited for future commercial use. JN.NlorrTpMpw:a\119443 38 �Industrial Dorr Township currently bas 58 acres used for industrial purposes, which represents only .3% of the total land in the Township. In the 1987 Survey of Attitudes, the respondents indicated a desire for more ligh.t industries (light assembly, warehousing, etc.) and for more research or "high tech" industries (robotics, electronics, biological, etc.). Currently, approximately 480 acres in the northeast portion of the Township are zoned for industrial use. This area of the Township is also served by the Pennsylvania Railroad and the Dorr-Moline Sewer Authority. The existing system could accommodate some manufacturing uses that have been proposed for the site, and additional industrial potential will be determined in light of a sewer study presently being conducted by the sewer authority. The existing amount of land mned industrial appears to be sufficient to meet the stated needs of Dorr citizens for the next 'five to ten years. Also, some light industrial uses have developed west of the US-131 interchange at 142nd Avenue, indicating potential for this area to accommodate further industrial uses. Toe key issues for additional industrial development in the Township will be availability of a variety of sites served by either rail or major highway access, and availability of public water and sewer service. As growth occurs in the Grand Rapids Metro area, particularly in Byron ~ownship to the north, and as sewer and water services are extended, the need for additional land mncd for industrial use will need to be reexamined. In addition, adjacent land in Byron Township to the north of Section 1 in Dorr Township is also zoned for industrial use. Efforts to coordinate industrial development between the two municipalities could benefit both communities. Just east of Dorr Township's industrial mne in neighboring Leighton Township mning will not accommodate industrial uses. Coordinating plans for industrial expansion between the two comm.unities may also prove beneficial to both municipalities. JNN)orrTpMp\lea\89443 39 �( I • I L Parks and Recreation Recreation space can be divided into two broad categories called local recreation space and county or regional recreation space. Local Recreation Spac:e is considered to be land that supports facilities designed to serve populations at the local unit of government level or school district level. Local recreation space can be further divided into the following levels: Mini Parks- Spccializ.cd facilities that serve a limited population or group such as the elderly or small children. Standards suggest .5 acres of these parks per 1000 population 1• Neighborhood Parks • Include tot lots, playgrounds, and neighborhood parks intended primarily to serve small children and the minimum recreation needs of neighborhoods. Facilities include basic play equipment. ball fields, tennis courts, and shaded rest areas. These facilities, normally 1 to 4 acres in size, are generally within easy walking distance and are often located in conjunction with elementary schools. The National Recreation and Park Association suggests that in with population concentrations that justify neighborhood level parks, a standard of 2 acres per 1000 persons be provided. areas Community Parks - Include playfields and community pub catering to children, teenagers, and adults. Emphasis is placed on active recreation, providing large sports fields, tennis and basketball courts, and swimming pools. Parking lots and picnic areas are also commonly found at this level Minimum standards suggest such facilities be between 10 to SO acres in size and be located to serve a 5 to 10 mile radius. The National Recreation and Park Association suggest a standard of 8 acres per 1,000 population be provided for community level parks. Taken collectively. the neighborhood and community park land stan~ or local park land standards is 10 acres per 1,000 population. This is the same amount recommended by the Michigan Recreation Opponunity Standards, and generally excludes lands supporting school facilities. 1 Recreation Parks and Open Space Standards and Guidelines - 1983, National Reaeation and Park Association. JNN)orfl~\19443 40 �County or Regional Recreational Space Is intended to serve the needs of families, large groups, and adults from both within and outside the county. The range of activities accommodated at this level is extremely broad; however, the primary emphasis is on more passive pursuits, many of which require sizeable tracts of land. Among the more common facilities are picnic areas, boat ramps, overnight campgrounds, large spons fields, parking lots; S)Vimming beaches, motorized and non-motoriz.ed trails, wilderness areas, and shelter buildings. Some recreation areas at this level are retained in an almost pristine natural state without facilities of any type with the possible exception of parking lots, picnic areas, and natural trails. Unique and aesthetic natural areas offer the best sites for county or area-wide level recreation. Sites arc nonn.ally in excess of 50 acres, although 100 acres or more is preferred and should be within a half hour's driving time. The National Recreation and Parks Association suggests that between 5 and 10 acres of regional or county level recreation land be provided for each 1,000 persons residing within a given county-wide service area. Table 9 compares recreational facilities in Dorr Township with the recommended standards which have been adopted by the State of Michigan. For purposes of this Plan, both Dorr Township Park and Gries park arc considered community parks, while playgrounds associated with elementary schools constitute neighborhood park space. Because of its location within Allegan County, the Allegan State Game Area is considered county or regional recreation space, as is the Hungry Horse Wilderness Campground located within the Tqwnship. Although the Hungry Horse is located on a nearly 100 acre parcel, only ten of those acres were considered to be actually improved for recreational use. Total Future Land Use Needs· In total it is estimated that the Township will need approximately 1,388 additional acres by the year 2010 to meet projected residential land use needs. If commercial and industrial land uses increase by fifty percent over the next ten years, those needs will require approximately 37 and 29 acres respectively. If deficiencies in recreational land are brought into line with recommended standards, an additional 80 acres will be needed. Table 8 summarizes the 2010 land use needs: Table 8 2010 Land Use Needs Residential Commercial Industrial Recreational 1,388 37 29 _..m 1,534 Total Acres JNN>orrTpMp'laea'89443 41 �-, , ·".' ' ' -. ') . -~ ' . Table 9 DORR TOWNSHIP RECREATION LAND 1 STANDARDS AND NEEDS 1990 • 2010 m•ow@wM•iiiiti■i■iriiiii\tlii Mini Park .5 Acre / 1000 Pop. Neighborhood Park 2 Acres / 1000 Pop. Community Park 8 Acres / 1000 Pop. 5 Acres/ 1000 Pop. County or Regional Park 1 2 I O I 3 3 4 4 5 5 2 11 9 14 12 19 17 I 16 44 28 57 41 74 58 I 45,010 27 +44,983 36 +44,974 46 +44,964 Recreational Park and Open Space Standards and Guidelines - 1983 National Recreation and Park Association 2 Includes Allegan State Game Area Acreage �Roads and Streets r '- I In order to analyze future traffic conditions, projections of traffic volumes to the year 2010 at selected locations were compared to their existing design capacity. These comparisons are shown in Table 10. The theoretical capacities, as determined by the state and local authorities, reflect the amount of traffic the street was designed to accommodate daily and still provide a relatively smooth flow of traffic. When daily traffic volumes are higher than the capacity, motorists experience more frequent delays, reduced maneuverability, congestion at intersections, lower overall speeds, and increased potential for accidents. When the volume to capacity ratio exceeds 1.00, congestion occurs. When the volume to capacity ratio exceeds 1.25 (125% of design~ street capacity), congestion can become severe and alternatives should be evaluated to increase capacity or divert traffic to another route. When volumes exceed 1.5 times their capacity. congestion can become severe and frustrated motorists may select alternate routes, increasing traffic on those streets. At that point, methods to increase the capacity of the street, provide an alternate route, or divert some traffic to a new facility should be considered. At double the capacity (a volume/capacity ratio of 2.0 or greater), traffic may be at a standstill during certain periods of the day. ·. Deterioration of a street's traffic-carrying capacity may also be measured in terms of "level of service". This term is defined as a qualitative measme of the effect of a number of factors which include speed and travel time, traffic interruptions, freedom to maneuver, safety, driving comfort and convenience, and operating costs. Levels of Service A through F, representing the best through the worst operating conditions respectively, generally vary. between peak and non-peak traffic times on the same street segment. Each of the levels of service is described as follows: Level of Service A • represents virtually complete free-flow conditions in which the speed of individual vehicles is controlled only by driver desires and prevailing conditions, not by the presence or inteiference of other vehicles. Ability to maneuver within the traffic stream is unrestricted. Level or Service B, C, and D - represents increasing levels of flow rate with correspondingly more inteiference between vehicles of the traffic stream. Averagc running speed of the stream remains relatively constant through a portion of this range, but the ability of individual drivers to freely select their speed becomes increasingly restricted as the level of service worsens. Level of Service C (1.0 to 1.25 of capacity) is normally considered an acceptable design for an area such as Dorr Township. JNN>on-TpM~ 43 �.. Level of Service E - (volumes are 1.25 to 1.50 of the "capacity") is representative of operation at or near capacity conditions. Few gaps are available, the ability to maneuver within the traffic stream is severely limited, and speeds are low. Operations at thisJevel are unstable and a minor disruption may cause rapid deterioration of flow into Level of Service F. · Level of Service F - represents forced or breakdown flow. At this level, stop-and-go l_ - patterns have already been set up in the traffic stteam, and operations at a given point may vary widely from minute to minute, as will operations in short adjacent highway segments as congestion increases through the traffic stream. Operations at this level are highly unstable and unpredictable. Table 10 shows that 142nd Avenue just east and west of the community of Dorr will experience some capacity problems by the year 2000. On 142nd Avenue east of Dorr in the year 2000 a·level of service E may be mached. This stretch may continue to decrease in level of service toward 2010. 142nd Avenue west of Dorr will ma.ch a Level of Service E by the year 2005 according to Table 10. These projections are based on a constant increase of four percent per year. I. !I These projections indicate that traffic volumes and accidents on 142nd Avenue should be monitored closely. Widening of this road may be necessary within ten to fifteen years. However, an adequate level of service can be lengthened and road widening prolonged by proper attention to access control measures such as left tum lanes, deceleration lanes, limitations on number and location of curb cuts. Improvements to the 18th Avenue/142nd Avenue intersection may have to occur earlier as intersections will become congested earlier due to more nnning movements and a greater volume of traffic. Improving this intersection will therefore help to maintain or improve the level of service along 142nd Avenue in the future. · The level of service for 18th Avenue is projected to be acceptable through the year 2010. ,. L Table 10 TRAFFIC VOLUME PROJECTIONS (24 Hour Period) 24 Hour r- L r. ~ l , '; r L .. Location 142nd east of 18th 142nd west of 18th 18th Avenue nonh of 142nd 18th Avenue sou.th of 142nd JNJ\OorrTpMp'\aQ\99443 Capacity V/CRatio 2000 2005 8,000 8,300 6,998 10,098 8,514 12,286 14,947 10,359 12,603 8,000 5,141 6,255 7,610 9,259 1.15 8,000 3,432 4,175 5,080 6,181 .77 8,000 1995 44 2010 (2010} 1.86 1.57 �I - I l Traffic accident information provided by the Allegan County Road Commission indicates that in 1989 fifty-five accidents occurred along 142nd Avenue, and through June of 1990 twenty-eight accidents had occurred along the same roadway. Likewise, while current traffic volumes on gravel roads may be well below the design capacity of the roadway, the type of traffic and condition of the roads should also be considered when determining future improvements to gravel surface roads. JNJ\Don'I'pMpwea'\89443 45 �This chapter in Dorr Town management evaluating zo · The To · Townshi When prep guide for phy into the best there is no sch particular land utilities, provisi a particular land factors, must be land. As background . explanation of th The relationship basically the act zoning is the act of Michigan the preparation community. The following "zoning". �Land Use Planning The process of · · document is prep factors relating to the it is intended that a health, safety, and order," appearance overcrowding of adequate and effi services. and within the communi Zoning Z.Oning is one of the · administration of-......__ of the comprehensive llllllll arc legislative and relating to the impJ.CllllCIII .. . . PLAN CONCEPrS The Future Land Use Township. These are intended to guide • The preserv supported by • The cen Moline. • The plannin ~ · �FUTURE LAND USE PLAN The Future Land Use Map 8, recommends a number of different land use classifications. The following descriptions of these future land use classifications explain the intended uses, the general location for each classification and a brief explanation for the proposed land use. AGRICULTURE Farming activities are the predominant uses within this classification, although single family houses and related agricultural accessory support uses including food processing would also be allowed. types The areas proposed for agricultural use are those where soil are identified as being prime for the cultivation of food and fiber crops. These farm soils are considered to be a unique natural resource for Doff Township, and farming activities are considered to be the highest and best use of this resource. In addition, soils in the areas recommended for agricultural uses tend to be among those that are least suitable for development, primarily due to increased water capacity. • Other factors used in recommending agricultural use are the existence of bona fide farming operations, proximity to non-farm uses, and enrollment of land in P.A. 116 (Farmland and Open Space Preservation). Areas in Dorr Township recommended for Agriculture designation are the northern one-third of the Township west of the U.S. 131 expressway, and the southeastern portion of the Township, primarily south of 140th Avenue and including most of the southern tier of Sections. Preservation of prime farmland has been stated as a primary concept of the Dorr Township Master Plan, yet CUITCnt zoning regulations do not actively protect these lands. Present regulations require a minim1UI1 lot size of one acre and e minimum lot width of 200 feet in the agricultural zoning district. The numbers or sizes of these lots are not further regulated except by the State of Michigan Subdivision Control Act of 1967, which limits the number of lot splits- of ten or less acres in size to four in any given ten year period. A number of regulatory measures exist which may be effective in Dorr Township. These include: The sliding scale approach, which bases the allowable number of lot splits on the acreage of the parcel which is to be subdivided; the quarter/quarter zoning district method which allows one lot split for a non-farm dwelling unit per each 40 acre parcel; the exclusive agricultural zoning district method which does not permit non-farm dwelling units; and the buffer district method which allows a transition from fann to non-farm uses when development becomes desirable. lNN>orrTpMv-\89443 48 �These methods are discussed in more detail in the implementation section of the plan. and their integration . into the zoning ordinance is dependent upon the support of the farming community. RURAL ESTATE This land use classification is designed to seive as a transition between the Low Density Residential and Agricultural land use classifications. The minimum lot size would be one acre with 200 ft. of lot width. This lot size will provide adequate area for septic system placement and will result in fewer non-farm activities next to active farms than if Low Density Residential uses were located next to Agriculture areas. Agricultural activities would be permitted within this classification. The lot size and permitted uses within this category are intended to satisfy a demand for a rural life style but on land which is not considered to be prime agricultural due to soil type or proximity to existing or planned residential areas. Rural Estate areas are not intended to be served by public · water and sewer. Areas designated for Rural Estate in Dorr Township arc found generally south of 144th Avenue, west of 20th Street. and in an area between U.S. 131 and the more densely developed eastern side of the settlement of Dorr. The areas designated have already experienced substantial development in terms of non-farm dwellings on parcels one or more acres in size, yet still retain areas of parcels with 40 or more acres in size, the minimum number of acres necessary for most viable farm operations. While the likelihood of increased residential development is high in these areas, they are not likely to be scived by public water and sewer within the planning period. I. In Sections 14 and 24, the Rural Estate designation was determined to be an effective transition between the Low Density Residential area east of Don- and between the Industrial designations recommended near the U.S. 131 Interchange. A small area of Rural Estate designation is found fronting on 12th Street in Section 13. Dctenninations for this area were based on the fact that a 40 acre parcel in this area will remain in P.A. 116 for 90 years. substantially decreasing the likeliness for more intensive uses. Also, the Rural Estate designation was determined to be an effective transition between the Low Density Residential area south of the settlement of Moline, and the Industrial areas planned around the U.S. 131 Interchange. LOW DENSITY RESIDENTIAL [ r l - Another major plan concept of the Dorr Township Master Plan is to centralize intensive land uses around the communities of Dorr and Moline, thus enhancing a sense of community. The Low Density Residential designation is intended to encompass the already existing subdivisions around Dorr and Moline as well as future development that will likely occur in platted subdivisions along with accompanying schools, libraries, JNJ\Don-TpMp\aa'l89443 49 �t·•·- . / .' . parks, and churches. The predominant use within this classification will be single family houses, although two family dwellings would be allowed along major roads. [ I \. l Lot sizes in this area would be a minimum of 15,000 square feet unless served by public water and sewer, in which case a minimum size of 12,000 square feet would be allowed. A minimum lot width of 100 feet will help ensure adequate separation for well and septic systems as well as driveways. Around the community of Dorr, the area designated as Low Density Residential is bounded approximately by 144th Avenue pn the north, 140th Avenue on the south, by 20th Street on the west, and about one-half mile east of 16th Street on the east. Near Moline, the Lo'! Density Residential area is recommended between U.S. 131 and 12th Street extending north and south one-half mile in each direction from 144th. The higher densities of residential development that will occur in this area will benefit by proximity to services such as public water and sewer, street lightin$ and improved transportation networks that are likely to be provided in areas of more intense devclopmenL The Plan recognizes that public sanitary sewer service may someday be provided within the community of Dorr and the existing sewer in the Moline area may also be expanded. In both locations, the Low Density Residential acts as a transition from the more intense ,Medium Density Residential and commercial or office·uses found nearer the community centers, to the areas planned for Rural Estate. Where residential uses do occur adjacent to commercial or office uses, provisions for adequate buffering, such as greenbelts, berms, or walls, should be required. r 1.· I. r \ ' I l MEDIUM DENSITY RESIDENTIAL This classification is designed to accommodate multi-family dwelling units, mobile home parks, offices and institutional uses such as hospitals, schools and funeral homes, as well as single and two family dwellings. Medium Density Residential areas should be located on paved streets to facilitate access by fire and police service. The types of dwelling units envisioned in this category can serve as a transition zone between non-residential uses and low density residential areas. Because public sewer is necessary to assure long range public health, MDR areas should not be zoned or developed until sewer service and roadways can be provided to serve this type of use. In general, areas for which Medium Density Residential is recommended are found south of the 142nd Avenue commercial conidor between Radstock and 14th Street and in other locations within one-half mile of downtown Dorr, including an area west of 18th Street and south of 142nd Avenue where existing multi-family dwellings are located. Also, areas surrounding the two existing mobile home parks in the Township, one south of 143rd Avenue and the other in Section 30 in the southwest portion of the Township, have been designated as Medium Density Residential. In Section 30, adequate space for park expansion has been designated. JNN>orr'fpMplaa'\119443 so �Medium Density Residential areas that are adjacent to areas planned for commercial use along 142nd Avenue are envisioned as developing into office uses or multi-family. Office would supply support services to both commercial uses and industrial uses that may flourish near the U.S. 131 interchange while multi-family would provide housing opportunities nearby for industrial workers. In Section 16 along '18th Street, an area is planned for MDR as it is across from existing commercial uses, and also is located along a major north-south arterial. A small parcel on 142nd Avenue in Section 22 across from the cemetery has been designed for MDR. The Plan recognizes the limited development potential of this site but recommends MOR as it would accommodate a duplex or a small office building. In Section 21, the MDR designation recognizes the multi-family development that has occurred. Further multi-family development in the Township should only be permitted as small scale projects (four to eight unit buildings) on private septic systems until public sewer_ become a reality. Multi-family developments without public sewer could not exceed a density of 4.35 units per acre. If public sewer or a community system is provided the density could be increased to ten ( 10) units per acre. • COMMERCIAL/OFFICE This classification includes both retail/service uses as well . as office uses. The communities of Dorr and Moline will continue to provide shopping opponunities and services for most Township residents. In addition, because of the nature of 142nd Avenue and the presence of U.S. 131, the .Township will increasingly provide the commercial needs of highway and transient traffic. Commercial areas are designated both north and south of 142nd Avenue extending west from 20th Street nearly continuously to the U.S. 131 interchange, excepting some areas recommended for either public or residential use. Due to heavy truck traffic using 142nd Avenue as a route to the City of Holland, fairly high vehicle speeds. the noise generated by traffic, and the location of the freeway interchange, residential development was not considered as a viable alternative for this section of 142nd Avenue. Also, 142nd Avenue has an already established commercial character with various food establishments, a grocery store, and other retail and service establishments cast of Dorr. Uses likely to develop or increase here include those of a neighborhood/convenience shopping nature, including food stores, pharmacies, and personal services such as dry cleaning and shoe repair. These uses usually attract patrons within a 5-8 minute driving time. In addition,-142nd Avenue may develop shopping opponunitics that will afford boch residents of Dorr Township and passing motorists those retail items and services used less frequently, such as stores offering household items and appliances, movie theatms, JNN>arrTpMfNea'89443 l L Sl �repair garages, hardware stores, and specialty shops. These types of uses generally attract patrons within a 15-20 minute driving time. f. r. I l. A small area on the south side of 142nd Avenue east of 18th Avenue in downtown DoIT has been designated for office use. Four houses in good condition stand on this site, and it is envisioned that over time these homes will conven to a non-residential use, preferably office, since the limited setback. lack of on-site parking, and proximity to other residential uses would restrict the use of this site for commercial purpose. It is also envisioned that, if converted to offices, these structures would retain theh present architectural character, thus enhancing the village atmosphere of downtown Dorr. Commercial uses arc also recommended in the vicinity of the U.S. 131 expressway interchange in anticipation of development generally refeITCd to as highway commercial, including such uses as auto service stations, fast food restaurants, and overnight lodging. A commercial area is also recommended for the east side of 18th Street nonh from 142nd Avenue to 143rd Avenue. This designation recognizes current commercial zoning in this area, some established commercial uses, and the fact that 18th Street is a major northsouth artery. In Moline, commercial uses arc recommended adjacent to the Pennsylvania Railroad tracks encompassing approximately four blocks in the area considered downtown Moline. Commercial or service uses already established in Moline include a bank, U.S. Post Office, and a grain elevator. Zoning in this area currently allows a wide range of commercial uses including machine shops, storage buildings and yards, and some manufacturing, j L j • Prior to this Master Planning process, all of Section 30 was zoned for commercial use. There are no commercial uses in this Section however and the Plan does not envision this as a viable commercial area due to the absence of good paved roads in the area, the distance from 142nd and 18th Avenues and the distance from the planned and existing population centers in the Township. This Section is now planned primarily for Rural Estate, excepting the area around the mobile home park designated as Medium Density Residential. Toe Rural Estate designation which requires a one acre lot size will help preserve the existing wooded nature of this area and will not result in population inappropriate to be served by the unpaved roads around this Section. In each case of commercial development, consideration should be given to adjacent uses particularly near residential development where sufficient landscaping. setbacks, buffers and shielded lighting should be required. Along 142nd Avenue, commercial development will require specific access control measures such as service roads, shared drives, access drives, deceleration lanes, turning lanes, and additional traffic control measures to help ensure traffic and pedestrian safety. JNJ\DorrTpMp'wea\89443 L 52 �INDUSTRIAL This classification is intended to accommodate uses such as manufacturing and processing, warehouses, and may allow as special uses such operations as refining, distilling, rendering, and junk or salvage yards. Uses allowed will be evaluated on the basis of compatibility with adjacent land uses and the potential for danger or offense to nearby residents. While industrial uses may be allowed where served by private sewage disposal systems and wells as approved by the Allegan County Health Department, the Plan recommends that the industrial development occur in those areas where utilities exist or arc planned for, with access to major arterials and railways. In order to promote orderly and efficient industrial areas, industrial parks should be encouraged. , In Dorr Township, industrial uses arc recommended for the area around the U.S. 131 interchange, and for the area north of Moline, between U.S. 131 and 12th Street (North Division). Industrial development near the interchange will follow a pattern established by other communities to the north of Dorr Township, which recognize the excellent· access afforded by the expressway to major metropolitan centers such as Grand Rapids and Kalamamo. In addition, Dorr Township offers excellent access to the Oty of Holland via 142nd Avenue. Locating industrial uses near the intersection of these two roads also helps confine trucks to major arteries that arc consttucted to withstand heavier types of traffic. Property near the interchange that fronts Oli 142nd Avenue is currently zoned to allow uses such as retailing and wholesaling of goods, warehousing, trucking facilities, and limited fabrication of goods. The area north of Moline is cmrcntly the site of several industrial uses,·and an industrial park is proposed for the area. The Pennsylvania Railroad serves this area, and the Moline-Dorr sewer system has the ability to handle additional capacity that will be generated by the proposed park. The entire area designated for industrial uses is also. zoned for industry. The intensity of industrial development in the Township will be dependent upon the extension of both water and sewer services. Of primary concern should be adequate site development standards plus requirements for sufficient buffering between industrial uses and other uses. PUBLIC/SEMI - PUBLIC • This category includes those areas and facilities such as schools, govcmmcnt building, parks and golf courses which arc available for use by the general public. Semi-public uses arc those used by a limited number of people with specific interests which arc generally non-profit in nature such as churches, non-public schools~ private golf courses· and medical or institutional facilities. The Plan recognizes that it is necessary to provide for the establishment of certain non-residential land uses within residential amlS subject to the implementation of measures which are designed to insure compatibility. Such nonJNN>on-TpMp>..'89443 . S3 �L..- . ' residential uses commonly include religious and educational institutions, recreational uses such as parks, golf courses and play fields, public utility facilities and home occupations. Traffic generation, noise, lighting and trespassing should be carefully controlled in order to mitigate the negative impacts on residential uses. The Future Land Use Map illusttatcs the major public/semi-public uses in the Township. Expansion or location of these uses should depend upon compatibility with adjacent land uses and the extent to which neighborhood character will be maintained. STREETS The Plan recommends the construction of one future street being the extension of 16th Avenue between 142nd Avenue and 144th Avenue. This proposed two lane paved roadway would provide access to the planned low density residential uses in Sections 14 and .15. By illustrating this road on the Future Land U:se Map the Planning Commission is recommending that !lllY future development in this area incorporate this road into the project. JNl\DorrTpMp'wca\89443 S4 �CHAPTER 8 IMPLEMENTATION In order for the Master Plan to serve as an effective guide to the continued develOPI•• of Dorr Township it must be implemented. Primary responsibility for implementing die Plan rests with the Dorr Township Bori, the Planning Commission, and the Township staff. This is done through a number of methods. These include ordinances, ~ and administrative procedures which are described in this chapter. It is important to note that the Master Plan itself has no legal authority to re...,._ development in order to implement the recommendations of the Plan. 'l'bil implementation must come from the decisions of the Township Board and P1anmna Commission to provide needed public improvements and to administer and estab.\illa regulatory measures relative to the use of the land. The private sector, including individual home and land owners, is also involved fulfilling the recommendations of the Master Plan by the actual physical devel~ land uses and through the remning of land. The authority for this, however, comes the Township. Cooperation between the public and private sectors is therefore ~ in successful implementation of the Master Plan. ZONING Zoning represents a legal means for the Township to regulate private ptoperty to ac,.-.-. orderly land use relationships. It is the process most commonly used to. impllellllllL community Master Plans. The mning process consists of an official mning mning ordinance texL The official mning map divides the community into different mnes or districts which cenain uses are permitted and others are noL The mning ordinance text uses which are permitted and establishes regulations to control densities, height, setbacks, lot sizes, and accessory uses. The zoning ordinance also sets forth procedures for special approval regulations controls. These measures permit the Township to control the quality as well as of development Subsequent to the adoption of this Plan, the Township Planning CollDDllilliDI Township Board should review and make any necessary revisions to die regulations to ensure that the recommendations of the Plan as outlined in this instituted. JNN>on'l'pMiela'l9443 �The Plan recommends the following specific changes to the Township Z.Oning Ordinance: 1. Develop a separate zoning district for mobile home parks. This could be done by eliminating the B-3 zoning district as a single family zone and incorporating the existing B-3 regulations in the B-2 or A, Residential districts. The B-3 zone could then be used as a mobile home· park zone. 2. Amend the E, Commercial regulations so that those uses which are truly industrial in nature are deleted. Consideration should also be given to deletion of this chapter and incorporating the commercial uses into the C and D zoning chapters with some uses allowed only as special uses. This may require changes to the Zoning Map. 3. Amend the Agricultural zoning regulations so that prime farmland can be preserved. Several zoning methods to preserve prime farmland were briefly discussed in the previous chapter. The Plan recommends that a committee be formed (perhaps consisting of Township Board members and Planning Commissioners) to work with the farming community to develop farmland preservation zoning regulations. Such regulations will only be successful if they are supported by farmers. 4. Amend the Ordinance to address the problem of flag lots particularly in the Agricultural zone. 5. Adopt access control mcas\ll'CS to regulate the commercial development recommended for 142nd Avenue. Such measures should address the number, size and spacing of driveways, service drives or frontage roads, building setbacks, deceleration lanes, and driveway alignment. The Commission should work with the Allegan County Road Commission to enlist their cooperation in enforcing such measures. 6. Develop specific landscaping regulations for buffering between uses, and improving the appearance of buildings and parking lots. 7. Develop specific sign regulations for the size , location, and number of signs permitted for each zoning district. 8. Develop zoning ordinance provisions to regulate site condominiums. JNN>orrTpMP'-'89443 S6 �Other Zonine; Considerations • Review the Zoning Ordinance and discuss the need to retain the provision allowing residential uses to be permitted in commercial and industrial zones with a special use permit. • Review the industrial and commercial zoning regulations for the uses permitted and to determine whether certain uses should only be permitted as special uses. • The Planning Commission should sponsor amendments to the Zoning Map to amend certain areas of the Map in accordance with the Future Land Use Plan. Specifically. the commercially zone land in Section 30 and the commercially zoned land on 144th west ofU.S.-131. • Review the entire Ordinance to determine the need for additional definitions and regulations in light of the changes recommended by the Plan. PREPARE AND ADOPT CAPITAL IMPROVEMENTS PROGRAM • Capital Improvements Programming is the first step in a comprehensive management system designed to regulate priorities and programs to community goals and objectives. It is a means of planning ahead for the funding and implementation of major construction and land acquisition activities. The typical CIP is six years in length and updated yearly. The first in each CIP contains the capital improvement budget. The program generally includes a survey of the long-range needs of the entire governmental unit covering major planned projects along with their expected cost and priority. The Township Board then analyzes the projects, financing options. and the interrelationship between projects. Finally, a project schedule is developed. Priority projects are included in the Capital Improvements Program. Low priority projects may be retained in a Capital Improvements Schedule which may cover as long as 20 years. The CIP is useful to the Township. private utilities, citizens, and investors, since it allows coordination in activities and provides the general public with a view of future expectations. SEWER AND WATER STUDY One of the major premises of this Plan is that the community of Dorr will be served by public sanitary sewer and water within the planning period. Steps need to be taken now to provide for this. The Plan recommends that study be conducted within the next two to four years to determine the feasibility of public utilities in the DOIT area. Funding for this study should be pursued through the State of Michigan Rural Grant Program administered by the Department of Commerce. This program requires a ten percent local JNJ\DorrTpMp\lca\89443 S1 �-• .. mat.ch and should be applied for in 1991. This Plan will need to be submitted with the grant application as evidence that there is community suppon for this project and that the project is pan of an overall plan to accomplish a vision of the community. RECREATION PLAN The Plan recommends that the Township prepare a recreation plan in order to be eligible for state recreation funding programs such as the Land and Water Conservation Fund. Michigan Department of Natural Resources Trust Fund. and Quality of Life Bond. Assistance under these programs is available for planning, acquiring; and developing a wide range of outdoor recreation areas and facilities. The programs are administered by the Michigan Department of Natural Resources and are financed by funds appropriated by the Federal Government and State Legislature. Under the•LWCF program, grants of up to 50% of the cost of a project are available; under the MNRTF Program, 100% funding may be obtained; and the Quality of Life Bond program will fund 75% of a project. Application for grants under these programs must first be submitted by April 1st of each year but a community must have an approved recreation plan on file with the DNR in order to apply for a grant. - PLANNING EDUCATION Planning Commissions should attend planning seminars to keep themselves informed of planning issues and learn how to better carry out their duties and responsibilities as Planning Commissioners. These seminars are regularly sponsored by the Michigan Society of Planning Officials (MSPO) and the Michigan Township Association (MTA) and are a valuable resource for Planning Commissions. There are also several planning • publications which are a useful information tool for Planning Commissioners. The main publications are Plannine and Zonine News and Michiean Planner Maeazine. PUBLIC INFORMATION It is important that the proposals of this Plan be discussed and understood by the citizens of Dorr Township. Acceptance of this Plan by the public is essential to its successful implementation. Steps should be taken to make Township residents aware of this Plan and the continuing activities of the Planning Commission. This can be acc~plished through newspaper reports of Planning Commission activity. Contact with local civic and service organi7.ations is another method which can be used to promote the Township's planning activities and objectives. JNN>orrTpMpwa'\89443 S8 �REVISIONS TO THE MASTER PLAN The Master Plan should be updated periodically (minor review every one to two years. major review every five to ten years) in order to be responsive to new growth trends and current Township attitudes. As growth occurs over the years, the Master Plan goals, land use information, population projections, and other pertinent data should be reviewed and revised as necessary so the Plan can continue to serve as a valid guide to the growth of the Township . • lNJ\DorrTpMpwa'\89443 59 � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Wyckoff Planning and Zoning Collection Creator An entity primarily responsible for making the resource Planning & Zoning Center (Lansing, Mich.) (Organization) Wyckoff, Mark A. Description An account of the resource Municipal master plans and zoning ordinances from across the state of Michigan, spanning from the 1960s to the early 2020s. The bulk of the collection was compiled by urban planner Mark Wyckoff over the course of his career as the founder and principal planner of the Planning and Zoning Center in Lansing, Michigan. Some additions have been made to the collection by municipalities since it was transferred to Grand Valley State University. Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1960/2023 Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Subject The topic of the resource Michigan Comprehensive plan publications Master plan reports Zoning--Michigan Zoning--Maps Maps Land use--planning Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Identifier An unambiguous reference to the resource within a given context RHC-240 Format The file format, physical medium, or dimensions of the resource application/pdf Type The nature or genre of the resource Text Language A language of the resource eng Text A resource consisting primarily of words for reading. Examples include books, letters, dissertations, poems, newspapers, articles, archives of mailing lists. Note that facsimiles or images of texts are still of the genre Text. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context Dorr-Twp_Master-Plan_1991 Creator An entity primarily responsible for making the resource Dorr Township Planning Commission, Dorr Township, Allegan County, Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1991-05-21 Title A name given to the resource Dorr Township Master Plan Description An account of the resource The Dorr Township Master Plan was prepared by the Dorr Township Planning Commission with the assistance of WW Engineering & Science, Inc. and was adopted on May 21, 1991. Contributor An entity responsible for making contributions to the resource WW Engineering & Science, Inc. (consultant) Subject The topic of the resource Master plan reports Dorr Township (Mich.) Allegan County (Mich.) Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Type The nature or genre of the resource Text Format The file format, physical medium, or dimensions of the resource application/pdf Language A language of the resource eng Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/fc841ac43c379ee6602ab6acb995f0f9.pdf b7bb9a46b4e6d464b848416acb5a9b89 PDF Text Text City of Dexter Zoning Ordinance Adopted February 13, 2023 ��TABLE OF CONTENTS Article I ENACTING CLAUSE, TITLE, PURPOSES �����������������������������������������1:1 Section 1.01 ENACTING CLAUSE ���������������������������������������������������������������������������������������� 1:1 Section 1.02 TITLE ���������������������������������������������������������������������������������������������������������������� 1:1 Section 1.03 PURPOSES ������������������������������������������������������������������������������������������������������ 1:1 Article II DEFINITIONS �������������������������������������������������������������������������������������2:1 Section 2.01 INTERPRETATION ������������������������������������������������������������������������������������������ 2:1 Section 2.02 DEFINITIONS ���������������������������������������������������������������������������������������������������� 2:1 Article III GENERAL PROVISIONS �����������������������������������������������������������������3:1 Section 3.01 ADMINISTRATIVE REGULATIONS ���������������������������������������������������������������� 3:1 Section 3.02 ACCESSORY STRUCTURES �������������������������������������������������������������������������� 3:2 Section 3.03 LAWFUL USE OF A STRUCTURE AS A DWELLING UNIT ���������������������������� 3:5 Section 3.04 TEMPORARY STRUCTURES AND USES ������������������������������������������������������ 3:5 Section 3.05 USES NOT OTHERWISE INCLUDED WITHIN A DISTRICT �������������������������� 3:8 Section 3.06 YARD AND BULK REGULATIONS ������������������������������������������������������������������ 3:9 Section 3.07 PROPERTY MAINTENANCE �������������������������������������������������������������������������� 3:9 Section 3.08 DUMPSTER AND WASTE RECEPTACLES �������������������������������������������������� 3:10 Section 3.09 FENCES �����������������������������������������������������������������������������������������������������������3:11 Section 3.10 RECREATIONAL VEHICLE PARKING AND STORAGE ������������������������������ 3:14 Section 3.11 EXTERIOR LIGHTING ������������������������������������������������������������������������������������ 3:14 Section 3.12 SANITARY SEWER AND WATER FACILITIES ���������������������������������������������� 3:20 Section 3.13 COMPLETION OF CONSTRUCTION ������������������������������������������������������������ 3:20 Section 3.14 ENGINEERING DESIGN SPECIFICATIONS �������������������������������������������������� 3:21 Section 3.15 SOLAR ENERGY SYSTEMS �������������������������������������������������������������������������� 3:21 Section 3.16 PLUG-IN ELECTRIC VEHICLE STATIONS �������������������������������������������������� 3:24 i �Article IV NON-CONFORMITIES ���������������������������������������������������������������������4:1 Section 4.01 INTENT ������������������������������������������������������������������������������������������������������������� 4:1 Section 4.02 DEFINITIONS ���������������������������������������������������������������������������������������������������� 4:1 Section 4.03 NON-CONFORMING LOTS OF RECORD ������������������������������������������������������ 4:3 Section 4.04 NON-CONFORMING USES OF LAND ������������������������������������������������������������ 4:3 Section 4.05 NON-CONFORMING BUILDINGS AND STRUCTURES �������������������������������� 4:4 Section 4.06 NON-CONFORMING USES OF STRUCTURES AND LAND �������������������������� 4:5 Section 4.07 NON-CONFORMING SITES ���������������������������������������������������������������������������� 4:7 Section 4.08 GENERAL REQUIREMENTS �������������������������������������������������������������������������� 4:9 Section 4.09 USES UNDER EXCEPTION PROVISIONS NOT NON-CONFORMING USES ������������������������������������������������������������������������������������������������������������������������������������������������� 4:9 Section 4.10 CHANGE OF TENANCY OR OWNERSHIP ���������������������������������������������������� 4:9 Section 4.11 ACQUISITION OF NON-CONFORMING USES ���������������������������������������������� 4:9 Article V ACCESS, PARKING, LOADING AND SIDEWALKS �������������������������5:1 Section 5.01 STREETS, ROADS AND OTHER MEANS OF ACCESS �������������������������������� 5:1 Section 5.02 OFF-STREET PARKING REQUIREMENTS ���������������������������������������������������� 5:2 Section 5.03 OFF-STREET PARKING: FLEXIBILITY IN APPLICATION ���������������������������� 5:3 Section 5.04 PARKING UNITS OF MEASUREMENT ���������������������������������������������������������� 5:4 Section 5.05 PARKING SPACE NUMERICAL REQUIREMENTS ���������������������������������������� 5:4 Section 5.06 BICYCLE PARKING ���������������������������������������������������������������������������������������5:11 Section 5.07 BARRIER FREE PARKING REQUIREMENTS �����������������������������������������������5:11 Section 5.08 OFF-STREET PARKING SPACE LAYOUT, STANDARDS,CONSTRUCTION AND MAINTENANCE ���������������������������������������������������������������������������������������������������������� 5:12 Section 5.09 OFF-STREET LOADING AND UNLOADING ������������������������������������������������ 5:14 Section 5.10 RESTRICTIONS OF THE USE OF PARKING LOTS ������������������������������������ 5:16 Section 5.11 ACCESS MANAGEMENT ������������������������������������������������������������������������������ 5:17 Section 5.12 DRIVEWAYS IN RESIDENTIAL ZONING DISTRICTS ���������������������������������� 5:24 Section 5.13 PEDESTRIAN ACCESS �������������������������������������������������������������������������������� 5:25 ii �Article VI LANDSCAPING STANDARDS ���������������������������������������������������������6:1 Section 6.01 INTENT ������������������������������������������������������������������������������������������������������������� 6:1 Section 6.02 APPLICABILITY OF REGULATIONS �������������������������������������������������������������� 6:1 Section 6.03 LANDSCAPE PLAN REQUIRED �������������������������������������������������������������������� 6:1 Section 6.04 GENERAL LAYOUT AND DESIGN STANDARDS ������������������������������������������ 6:2 Section 6.05 TREE PRESERVATION ������������������������������������������������������������������������������������ 6:4 Section 6.06 TREE REPLACEMENT STANDARDS ������������������������������������������������������������ 6:8 Section 6.07 REQUIRED STREET TREE GREENBELT PLANTING �������������������������������� 6:10 Section 6.08 REQUIRED PARKING LOT SCREENING ������������������������������������������������������ 6:10 Section 6.09 PARKING LOT LANDSCAPING ���������������������������������������������������������������������6:11 Section 6.10 ON-SITE LANDSCAPING ������������������������������������������������������������������������������ 6:12 Section 6.11 LANDSCAPE SCREENING BETWEEN LAND USES ���������������������������������� 6:13 Section 6.12 WASTE RECEPTACLE AND MECHANICAL EQUIPMENT SCREENING ��� � 6:14 Section 6.13 WAIVER OR MODIFICATION OF STANDARDS FOR SPECIAL SITUATIONS ����������������������������������������������������������������������������������������������������������������������������������������������� 6:14 Section 6.14 INSTALLATION ���������������������������������������������������������������������������������������������� 6:14 Section 6.15 PERFORMANCE REQUIREMENTS �������������������������������������������������������������� 6:15 Section 6.16 TREE PROTECTION DURING CONSTRUCTION ���������������������������������������� 6:15 Section 6.17 LANDSCAPE MATERIAL GUARANTEE ������������������������������������������������������ 6:16 Article VII SIGN REGULATIONS ���������������������������������������������������������������������7:1 Section 7.01 INTENT ������������������������������������������������������������������������������������������������������������� 7:1 Section 7.02 GENERAL CONDITIONS �������������������������������������������������������������������������������� 7:4 Section 7.03 GROUND SIGNS ���������������������������������������������������������������������������������������������� 7:7 Section 7.04 BUILDING SIGNS �������������������������������������������������������������������������������������������� 7:8 Section 7.05 PERMITTED SIGNS IN FORM-BASED DISTRICTS ���������������������������������������� 7:9 Section 7.06 COMPUTATIONS/ MEASUREMENTS ������������������������������������������������������ 7:13 Section 7.07 TEMPORARY SIGNS ������������������������������������������������������������������������������������� 7:13 iii �Section 7.08 PORTABLE SIGNS ���������������������������������������������������������������������������������������� 7:16 Section 7.09 SIGNS IN THE PUBLIC RIGHT-OF-WAY ������������������������������������������������������ 7:17 Section 7.10 NON-CONFORMING EXISTING SIGNS �������������������������������������������������������� 7:18 Section 7.11 PERMITS AND APPLICATIONS �������������������������������������������������������������������� 7:19 Section 7.12 CONSTRUCTION AND MAINTENANCE REQUIREMENTS ������������������������ 7:20 Section 7.13 REMOVAL OF SIGNS ������������������������������������������������������������������������������������ 7:22 Section 7.14 VIOLATIONS �������������������������������������������������������������������������������������������������� 7:22 Section 7.15 APPEALS �������������������������������������������������������������������������������������������������������� 7:22 Section 7.16 ENFORCEMENT �������������������������������������������������������������������������������������������� 7:23 Article VIII SPECIAL LAND USES �������������������������������������������������������������������8:1 Section 8.01 INTENT ������������������������������������������������������������������������������������������������������������� 8:1 Section 8.02 PROCEDURE ��������������������������������������������������������������������������������������������������� 8:1 Section 8.03 STANDARDS FOR SPECIAL LAND USES ���������������������������������������������������� 8:2 Section 8.04 CONDITIONS OF APPROVAL ������������������������������������������������������������������������ 8:4 Section 8.05 EFFECTIVENESS �������������������������������������������������������������������������������������������� 8:4 Section 8.06 AMENDMENTS, EXPANSIONS, OR CHANGE IN USE ���������������������������������� 8:5 Section 8.07 INSPECTIONS �������������������������������������������������������������������������������������������������� 8:6 Section 8.08 REVOCATION �������������������������������������������������������������������������������������������������� 8:6 Article IX ESTABLISHMENT OF ZONING DISTRICTS AND MAP ����������������� 9:1 Section 9.01 ESTABLISHMENT OF DISTRICTS ������������������������������������������������������������������ 9:1 Section 9.02 ADOPTION OF ZONING MAP �������������������������������������������������������������������������� 9:1 Section 9.03 ZONING OF ANNEXED AREAS ���������������������������������������������������������������������� 9:2 Section 9.04 ZONING OF VACATED AREAS ���������������������������������������������������������������������� 9:2 Section 9.05 DISTRICT REQUIREMENTS ���������������������������������������������������������������������������� 9:2 Section 9.06 ZONING OF FILLED LAND ������������������������������������������������������������������������������ 9:3 iv �Article X USE BASED DISTRICTS �����������������������������������������������������������������10:1 Section 10.01 INTENT . . . . �������������������������������������������������������������������������������������������������� 10:1 Section 10.02 R-1 ONE-FAMILY RESIDENTIAL DISTRICT ���������������������������������������������� 10:1 Section 10.03 MF MULTIPLE-FAMILY RESIDENTIAL DISTRICT �������������������������������������� 10:2 Section 10.04 MHP MOBILE HOME PARK RESIDENTIAL DISTRICT ������������������������������ 10:3 Section 10.05 I-1 LIMITED INDUSTRIAL DISTRICT ���������������������������������������������������������� 10:5 Section 10.06 R-D RESEARCH AND DEVELOPMENT DISTRICT ������������������������������������ 10:6 Section 10.07 PF PUBLIC FACILITIES DISTRICT �������������������������������������������������������������� 10:7 Section 10.08 SUPPLEMENTAL DIMENSIONAL REGULATIONS APPLICABLE TO ALL USE BASED DISTRICTS ������������������������������������������������������������������������������������������������������ 10:8 Section 10.09 RESIDENTIAL DISTRICT USE TABLE �������������������������������������������������������� 10:8 Section 10.10 NON-RESIDENTIAL DISTRICT USE TABLE ���������������������������������������������10:11 Article XI FORM-BASED DISTRICTS ������������������������������������������������������������� 11:1 Section 11.01 INTENT, PURPOSE AND USE ���������������������������������������������������������������������11:1 Section 11.02 APPLICABILITY AND ORGANIZATION �������������������������������������������������������11:3 Section 11.03 STANDARDS APPLICABLE TO ALL USES �������������������������������������������������11:5 Section 11.04 CENTRAL BUSINESS DISTRICT (CBD) ���������������������������������������������������11:21 Section 11.05 VILLAGE COMMERCIAL (VC) �������������������������������������������������������������������11:26 Section 11.06 DEXTER ANN ARBOR ROAD CORRIDOR DISTRICT (ARC) �����������������11:30 Section 11.07 BAKER ROAD CORRIDOR DISTRICT (BRC) �������������������������������������������11:34 Section 11.08 VILLAGE RESIDENTIAL 1 �������������������������������������������������������������������������11:37 Section 11.09 VILLAGE RESIDENTIAL 2 �������������������������������������������������������������������������11:39 Section 11.10 FORM-BASED DISTRICT USE TABLE �������������������������������������������������������11:41 Section 11.11 DESIGN STANDARDS ���������������������������������������������������������������������������������11:46 v �Article XII DEVELOPMENT OPTIONS �����������������������������������������������������������12:1 Section 12.01 SITE CONDOMINIMUMS ������������������������������������������������������������������������������ 12:1 Section 12.02 RESIDENTIAL CLUSTER DEVELOPMENT ������������������������������������������������ 12:4 Article XIII RESERVED �����������������������������������������������������������������������������������13:1 Article XIV SPECIFIC USE PROVISIONS �����������������������������������������������������14:1 Section 14.01 INTENT ��������������������������������������������������������������������������������������������������������� 14:1 Section 14.02 SINGLE FAMILY DWELLING DESIGN STANDARDS �������������������������������� 14:1 Section 14.03 ACCESSORY DWELLING UNITS ���������������������������������������������������������������� 14:3 Section 14.04 HOME OCCUPATION ���������������������������������������������������������������������������������� 14:7 Section 14.05 MEDICAL USE OF MARIJUANA ���������������������������������������������������������������� 14:9 Section 14.06 MARIHUANA ESTABLISHMENTS PROHIBITED �������������������������������������� 14:13 Section 14.07 LIVE/WORK UNITS ������������������������������������������������������������������������������������ 14:14 Section 14.08 GROUP DAY CARE HOMES ���������������������������������������������������������������������� 14:14 Section 14.09 ADULT FOSTER CARE FACILITIES ���������������������������������������������������������� 14:15 Section 14.10 SENIOR ASSISTED AND INDEPENDENT LIVING ���������������������������������� 14:16 Section 14.11 NURSING AND CONVALESCENT HOMES ���������������������������������������������� 14:17 Section 14.12 RESERVED ������������������������������������������������������������������������������������������������ 14:17 Section 14.13 RESERVED ������������������������������������������������������������������������������������������������ 14:17 Section 14.14 RESERVED ������������������������������������������������������������������������������������������������ 14:17 Section 14.15 BED AND BREAKFASTS �������������������������������������������������������������������������� 14:17 Section 14.16 ACCESSORY SHORT-TERM RENTAL HOUSING ������������������������������������ 14:19 Section 14.17 VACATION RENTAL HOUSING ���������������������������������������������������������������� 14:21 Section 14.18 MOTELS AND HOTELS, INCLUDING ACCESSORY CONVENTION/MEETING FACILITIES AND RESTAURANTS ������������������������������������������������������������������������������������ 14:23 Section 14.19 RESERVED ������������������������������������������������������������������������������������������������ 14:23 Section 14.20 RESERVED ������������������������������������������������������������������������������������������������ 14:23 vi �Section 14.21 RESERVED ������������������������������������������������������������������������������������������������ 14:23 Section 14.22 RESERVED ������������������������������������������������������������������������������������������������ 14:23 Section 14.23 CEMETERIES �������������������������������������������������������������������������������������������� 14:23 Section 14.24 FUNERAL HOMES ������������������������������������������������������������������������������������ 14:23 Section 14.25 PLACES OF WORSHIP ������������������������������������������������������������������������������ 14:24 Section 14.26 RESERVED ������������������������������������������������������������������������������������������������ 14:24 Section 14.27 RESERVED ������������������������������������������������������������������������������������������������ 14:24 Section 14.28 RESERVED ������������������������������������������������������������������������������������������������ 14:24 Section 14.29 RESERVED ������������������������������������������������������������������������������������������������ 14:24 Section 14.30 RECREATION: COMMERCIAL OUTDOOR RECREATION ESTABLISHMENTS (EXCLUDING GOLF RELATED USES) ���������������������������������������������������������������� 14:24 Section 14.31 RECREATION: COMMERCIAL INDOOR RECREATION �������������������������� 14:25 Section 14.32 RECREATION: PRIVATE, NONCOMMERCIAL ���������������������������������������� 14:25 Section 14.33 RESERVED ������������������������������������������������������������������������������������������������ 14:25 Section 14.34 RESERVED ������������������������������������������������������������������������������������������������ 14:25 Section 14.35 RESERVED ������������������������������������������������������������������������������������������������ 14:26 Section 14.36 RESERVED ������������������������������������������������������������������������������������������������ 14:26 Section 14.37 KENNELS, COMMERCIAL/PET DAY CARE REGULATIONS ������������������ 14:26 Section 14.38 VETERINARY CLINICS AND HOSPITALS (SMALL ANIMAL CLINIC, LARGE ANIMAL CLINIC, SMALL ANIMAL HOSPITAL, AND VETERINARY HOSPITAL) ������������ 14:27 Section 14.39 RESERVED ������������������������������������������������������������������������������������������������ 14:28 Section 14.40 RESERVED ������������������������������������������������������������������������������������������������ 14:28 Section 14.41 RESERVED ������������������������������������������������������������������������������������������������ 14:28 Section 14.42 RESERVED ������������������������������������������������������������������������������������������������ 14:28 Section 14.43 ESSENTIAL PUBLIC SERVICES �������������������������������������������������������������� 14:29 Section 14.44 ESSENTIAL PUBLIC SERVICE BUILDINGS AND STRUCTURES ���������� 14:29 Section 14.45 ESSENTIAL PUBLIC SERVICE STORAGE YARDS �������������������������������� 14:29 Section 14.46 RESERVED ������������������������������������������������������������������������������������������������ 14:30 Section 14.47 RESERVED ������������������������������������������������������������������������������������������������ 14:30 vii �Section 14.48 RESERVED ������������������������������������������������������������������������������������������������ 14:30 Section 14.49 RESERVED ������������������������������������������������������������������������������������������������ 14:30 Section 14.50 RECEPTION ANTENNAE �������������������������������������������������������������������������� 14:30 Section 14.51 WIRELESS COMMUNICATION FACILITIES �������������������������������������������� 14:33 Section 14.52 SMALL CELLULAR FACILITIES �������������������������������������������������������������� 14:46 Section 14.53 RESERVED ������������������������������������������������������������������������������������������������ 14:46 Section 14.54 RESERVED ������������������������������������������������������������������������������������������������ 14:46 Section 14.55 RESERVED ������������������������������������������������������������������������������������������������ 14:47 Section 14.56 RESERVED ������������������������������������������������������������������������������������������������ 14:47 Section 14.57 DRIVE-THROUGH FACILITIES ������������������������������������������������������������������ 14:47 Section 14.58 AUTOMOBILE OR VEHICLE DEALERSHIPS ������������������������������������������ 14:48 Section 14.59 AUTOMOBILE SERVICE CENTERS AND MAJOR AUTOMOTIVE REPAIR ��������������������������������������������������������������������������������������������������������������������������������������������� 14:49 Section 14.60 AUTOMOBILE SERVICE (GASOLINE) STATIONS ���������������������������������� 14:50 Section 14.61 AUTOMOBILE WASHES, AUTOMATIC OR SELFSERVICE �������������������� 14:51 Section 14.62 RESERVED ������������������������������������������������������������������������������������������������ 14:51 Section 14.63 RESERVED ������������������������������������������������������������������������������������������������ 14:51 Section 14.64 RESERVED ������������������������������������������������������������������������������������������������ 14:51 Section 14.65 RESERVED ������������������������������������������������������������������������������������������������ 14:51 Section 14.66 ACCESSORY USE OR STORAGE OF HAZARDOUS MATERIALS �������� 14:51 Section 14.67 ADULT REGULATED USES ���������������������������������������������������������������������� 14:52 Section 14.68 RESERVED ������������������������������������������������������������������������������������������������ 14:58 Section 14.69 RESERVED ������������������������������������������������������������������������������������������������ 14:59 Section 14.70 RESERVED ������������������������������������������������������������������������������������������������ 14:59 Section 14.71 RESERVED ������������������������������������������������������������������������������������������������ 14:59 Section 14.72 OPEN AIR BUSINESSES �������������������������������������������������������������������������� 14:59 Section 14.73 OUTDOOR DISPLAY AREAS, TEMPORARY ������������������������������������������ 14:60 viii �Section 14.74 OUTDOOR SERVICE AREAS �������������������������������������������������������������������� 14:62 Section 14.75 TASTING ROOMS �������������������������������������������������������������������������������������� 14:67 ARTICLE XV ENVIRONMENTAL PROVISIONS ���������������������������������������������15:1 Section 15.01 PURPOSE ���������������������������������������������������������������������������������������������������� 15:1 Section 15.02 PERFORMANCE STANDARDS ������������������������������������������������������������������ 15:1 Section 15.03 PRESERVATION OF ENVIRONMENTAL QUALITY ������������������������������������ 15:2 Section 15.04 WETLAND PROTECTION ���������������������������������������������������������������������������� 15:4 Section 15.05 STORMWATER MANAGEMENT ������������������������������������������������������������������ 15:5 Section 15.06 CONSTRUCTION WITHIN DESIGNATED FLOODPLAIN AREAS �������������� 15:6 Section 15.07 GRADING, REMOVAL AND FILLING OF LAND ���������������������������������������� 15:7 Article XVI RESERVED �����������������������������������������������������������������������������������16:1 Article XVII RESERVED ���������������������������������������������������������������������������������17:1 Article XVIII RESERVED ���������������������������������������������������������������������������������18:1 Article XIX PUD PLANNING AND DEVELOPMENT REGULATIONS FOR PLANNED UNIT DEVELOPMENT DISTRICTS ���������������������������������������������19:1 Section 19.01 PURPOSE AND INTENT ������������������������������������������������������������������������������ 19:1 Section 19.02 PUD REGULATIONS ������������������������������������������������������������������������������������ 19:3 Section 19.03 GENERAL PROVISIONS ������������������������������������������������������������������������������ 19:4 Section 19.04 DESIGN STANDARDS �������������������������������������������������������������������������������� 19:7 Section 19.05 APPLICATION AND PROCESSING PROCEDURES �������������������������������� 19:10 Section 19.06 RESOLUTION OF AMBIGUITIES AND CHAPTER DEVIATIONS ������������ 19:16 Section 19.07 PUD CONDITIONS ������������������������������������������������������������������������������������ 19:17 Section 19.08 PHASING AND COMMENCEMENT OF CONSTRUCTION ���������������������� 19:17 Section 19.09 AS-BUILT DRAWINGS ������������������������������������������������������������������������������ 19:18 ix �Section 19.10 PERFORMANCE GUARANTEE ���������������������������������������������������������������� 19:18 Section 19.11 MODIFICATION TO AN APPROVED PUD PLAN �������������������������������������� 19:18 Section 19.12 VIOLATIONS ���������������������������������������������������������������������������������������������� 19:20 Article XX RESERVED �����������������������������������������������������������������������������������20:1 Article XXI SITE PLAN REVIEW �������������������������������������������������������������������21:1 Section 21.01 INTENT ��������������������������������������������������������������������������������������������������������� 21:1 Section 21.02 BUILDINGS, STRUCTURES, AND USES REQUIRING SITE PLAN REVIEW ����������������������������������������������������������������������������������������������������������������������������������������������� 21:1 Section 21.03 ADMINISTRATIVE REVIEW ������������������������������������������������������������������������ 21:1 Section 21.04 PRE-APPLICATION MEETING (OPTIONAL) ���������������������������������������������� 21:3 Section 21.05 PRELIMINARY SITE PLAN REVIEW ���������������������������������������������������������� 21:3 Section 21.06 FINAL SITE PLAN REVIEW ������������������������������������������������������������������������ 21:5 Section 21.07 COMBINING PRELIMINARY AND FINAL SITE PLANS ���������������������������� 21:8 Section 21.08 DATA REQUIRED FOR PRELIMINARY AND FINAL SITE PLANS ������������ 21:8 Section 21.09 CRITERIA FOR SITE PLAN REVIEW �������������������������������������������������������� 21:13 Section 21.10 FINAL SITE PLAN AND ENGINEERING �������������������������������������������������� 21:19 Section 21.11 AMENDMENT, REVISION OF SITE PLAN ������������������������������������������������ 21:19 Section 21.12 MODIFICATION OF PLAN DURING CONSTRUCTION ���������������������������� 21:20 Section 21.13 AS-BUILT DRAWINGS ������������������������������������������������������������������������������ 21:20 Section 21.14 PHASING OF DEVELOPMENT ������������������������������������������������������������������ 21:21 Section 21.15 INSPECTION ���������������������������������������������������������������������������������������������� 21:21 Section 21.16 PERFORMANCE GUARANTEES �������������������������������������������������������������� 21:22 Section 21.17 FEES ���������������������������������������������������������������������������������������������������������� 21:22 Section 21.18 VIOLATIONS ���������������������������������������������������������������������������������������������� 21:23 Section 21.19 PROPERTY MAINTENANCE AFTER APPROVAL ������������������������������������ 21:23 Section 21.20 DEVELOPMENT AGREEMENTS �������������������������������������������������������������� 21:23 x �Article XXII ADMINISTRATION AND ENFORCEMENT ���������������������������������22:1 Section 22.01 PURPOSE ���������������������������������������������������������������������������������������������������� 22:1 Section 22.02 ADMINISTRATION ���������������������������������������������������������������������������������������� 22:1 Section 22.03 DUTIES AND POWERS OF THE ZONING ADMINISTRATOR �������������������� 22:1 Section 22.04 ZONING COMPLIANCE PERMIT ���������������������������������������������������������������� 22:2 Section 22.05 BUILDING PERMITS ������������������������������������������������������������������������������������ 22:3 Section 22.06 CERTIFICATES OF OCCUPANCY �������������������������������������������������������������� 22:3 Section 22.07 RECORDS ���������������������������������������������������������������������������������������������������� 22:4 Section 22.08 NOTICES ������������������������������������������������������������������������������������������������������ 22:5 Section 22.09 FEES ������������������������������������������������������������������������������������������������������������ 22:6 Section 22.10 COMPLIANCE WITH PLANS AND APPLICATIONS ���������������������������������� 22:6 Section 22.11 VIOLATIONS ������������������������������������������������������������������������������������������������ 22:6 Section 22.12 DEVELOPMENT AGREEMENTS ���������������������������������������������������������������� 22:7 Article XXIII AMENDMENT PROCEDURE �����������������������������������������������������23:1 Section 23.01 INITIATION OF AMENDMENTS ������������������������������������������������������������������ 23:1 Section 23.02 AMENDMENT REQUEST ���������������������������������������������������������������������������� 23:1 Section 23.03 AMENDMENT PROCEDURE ���������������������������������������������������������������������� 23:1 Section 23.04 AMENDMENTS REQUIRED TO CONFORM TO COURT DECREE ������������ 23:2 Section 23.05 CRITERIA FOR AMENDMENT OF THE OFFICIAL ZONING MAP ������������ 23:3 Section 23.06 CRITERIA FOR AMENDMENT TO THE ZONING ORDINANCE TEXT ������ 23:3 Section 23.07 RESTRICTIONS ON RESUBMITTAL OF A REZONING REQUEST ���������� 23:4 Section 23.08 CONDITIONAL REZONING OF LAND �������������������������������������������������������� 23:4 Article XXIV ZONING BOARD OF APPEALS �����������������������������������������������24:1 Section 24.01 CREATION �������������������������������������������������������������������������������������������������� 24:1 Section 24.02 MEMBERSHIP AND TERMS ������������������������������������������������������������������������ 24:1 Section 24.03 MEETINGS ���������������������������������������������������������������������������������������������������� 24:2 xi �Section 24.04 APPEAL �������������������������������������������������������������������������������������������������������� 24:2 Section 24.05 JURISDICTION �������������������������������������������������������������������������������������������� 24:3 Section 24.06 STANDARDS FOR VARIANCES AND APPEALS �������������������������������������� 24:5 Section 24.07 ORDERS ������������������������������������������������������������������������������������������������������ 24:7 Section 24.08 NOTICE �������������������������������������������������������������������������������������������������������� 24:7 Section 24.09 EFFECTIVENESS ���������������������������������������������������������������������������������������� 24:7 Section 24.10 APPEAL OF BOARD OF ZONING APPEAL DECISION ���������������������������� 24:8 ARTICLE XXV SEVERABILITY, REPEAL, EFFECTIVE DATE, ADOPTION �25:1 Section 25.01 SEVERABILITY �������������������������������������������������������������������������������������������� 25:1 Section 25.02 REPEAL �������������������������������������������������������������������������������������������������������� 25:1 Section 25.03 EFFECTIVE DATE ���������������������������������������������������������������������������������������� 25:1 Section 25.04 ADOPTION ���������������������������������������������������������������������������������������������������� 25:1 xii �The City of DEXTER ~ ZONING ORDINANCE CITY OF DEXTER, MICHIGAN An ordinance relative to the designation, regulation and restriction of the location and use of buildings, structures and land for agricultural, residence, commerce, trade industry or other purposes; the regulation and limitation of the height, number of stories and size of buildings and other structures, hereinafter erected or altered; the regulation and determination of the size of yards and other open spaces; the regulation and limitation of the density of population; and pursuant to the aforesaid purposes, to divide the City of Dexter into Zoning Districts of such number, shape and area as may be deemed best suited to carry out the provisions of this ordinance and provide for the enforcement thereof pursuant to Act 110 of the Public Acts of 2006, as amended, known as the Michigan Zoning Enabling Act. THE CITY OF DEXTER ORDAINS: Article I ENACTING CLAUSE, TITLE, PURPOSES Section 1.01 ENACTING CLAUSE An ordinance adopted under the authority of, and in accordance with the provisions of the Michigan Zoning Enabling Act 110 of 2006 Public Acts of Michigan, to establish comprehensive zoning regulations for the City of Dexter, Washtenaw County, Michigan, and to provide for the administration, enforcement and amendment thereof, and the repeal of all ordinances in conflict herewith. Section 1.02 TITLE This Ordinance shall be known and may be cited as “The Zoning Ordinance of The City of Dexter”. The Zoning Map, referred to herein is entitled “Zoning Map, City of Dexter”. Section 1.03 PURPOSES This ordinance has been established for the purpose of: A. Promoting and protecting the public health, safety and general welfare; 1:1 �Zoning Ordinance 1:2 B. Protecting the traditional village character and stability of the residential, commercial and industrial areas, and promoting the orderly and beneficial development of such areas; C. Preventing the overcrowding of land and undue concentration of population by regulating the intensity of use of land and the area of open spaces surrounding buildings and structures necessary to provide adequate light, air, and privacy to protect the public health; D. Lessening and avoiding congestion on public highways and streets; E. Providing for the needs of residents, commerce, and industry in future growth to conform with the most advantageous uses of land, resources, and properties, with reasonable consideration of other things; F. Encouraging the most appropriate use of lands in accordance with their character and adaptability, and prohibiting uses which are incompatible with the character of development permitted within the specified zoning district; the general and appropriate trend and character of land, building, and population development as studied and recommended by the Planning Commission and the City of Dexter; G. Conserving the taxable value of land and structures; H. Conserving the expenditure of funds for public improvements and services; I. Protecting against fire, explosion, noxious fumes, and odors, heat, dust, smoke, noise, vibration, radioactivity, and other nuisances and hazards in the interest of the people; J. Regulate the completion, restoration, reconstruction, extension or substitution of nonconforming uses; K. Encourage use of the land and natural resources in accordance with their character and capacity, thus preserving the sensitive and important environmental features in the City such as wetlands, rivers, topography, open space, mature vegetation and wildlife habitat. The ordinance acknowledges the importance of these features for the long term economic climate of all uses in the City and the overall quality of life for City residents. �The City of DEXTER ~ Article II DEFINITIONS Section 2.01 INTERPRETATION For the purpose of this Ordinance, certain terms or words shall be interpreted as follows: A. The word “person” includes a firm, association, organization, partnership, trust, corporation or company, as well as an individual. B. Words used in the present tense includes the future tense. C. The singular number includes the plural and the plural includes the singular. D. The word “shall” is always mandatory and not discretionary. The word “may” is permissive. E. The words “used” or “occupied” include the words “intended”, “designed”, or “arranged” to be “used” or “occupied.” F. Any word or term not defined herein shall have the meaning of common or standard use, which is reasonable for context in which used herein. G. Questions of interpretation arising hereunder shall be decided by the Zoning Administrator whose decision may be appealed to the Zoning Board of Appeals. Whenever used in these Zoning Regulations, the following words and phrases shall have the meaning ascribed to them in this Section: Section 2.02 DEFINITIONS Accessory building or structure: A building or structure which is clearly incidental to, customarily found in connection with, subordinate to, and is located on the same zoning lot as the principal use to which it is exclusively related and is devoted exclusively to an accessory use. Accessory use or accessory: A use which is clearly incidental to, customarily found in connection with, and (except in the case of accessory off-road parking spaces or loading) located on the same zoning lot as the principal use to which it is related. When “accessory” is used in this text, it shall have the same meaning as accessory use. Accessory uses include, but are not limited to, uses such as those that follow: A. Residential accommodations for servants and/or caretakers within the principal building. 2:1 �Zoning Ordinance B. Accessory dwelling units (ADUs), also known as accessory apartments, second units, garden apartments, mother-in-law suites, or granny flats, are additional living quarters, which are located on single-family lots and are independent of the primary single-family dwelling unit, and which are for not more than one-family. ADUs are separate living spaces equipped with kitchen and bathroom facilities, which, depending on their location relative to the primary dwelling unit, are attached to or detached from the primary dwelling unit or located within the interior of the primary dwelling unit. ADUs are classified into three (3) categories and further defined as follows: 1. Attached ADUs are living spaces that are added onto the primary dwelling. An attached ADU may be located to the side or rear of the primary structure, as a new addition to the primary structure, a conversion of an attached garage, or a new addition constructed on top of an attached garage. ATTACHED 2. ABOVE GARAGE Detached ADUs are living spaces that are structurally separate from the primary dwelling. They can be constructed over or within an existing accessory structure, or through the conversion of an existing detached accessory structure, such as a detached garage, or as a new accessory stand-alone structure separate from the primary dwelling and any other accessory structures. GARAGE CONVERSION 1 2:2 GARAGE CONVERSION 2 GARAGE CONVERSION 2 NEW CONSTRUCTION �The City of 3. DEXTER ~ Interior ADUs are another type of attached ADU, with living spaces that are located within the primary dwelling, and are typically built through the conversion an existing space within a primary dwelling, such as, but not limited to, an attic or basement. BASEMENT/LOWER LEVEL SECOND/UPPER LEVEL C. Accessory short-term rental housing. See “Housing, accessory short-term rental.” D. Outdoor display areas, temporary. See “Outdoor display areas, temporary.” E. Outdoor display areas. See “Outdoor display areas.” F. Outdoor service areas. See “Outdoor service areas.” G. Swimming pools for the use of the occupants of a residence or their guests. H. Domestic or agricultural storage in a barn, shed, tool room, or similar accessory building or other structure. I. Storage of merchandise normally carried in stock in connection with a business or industrial use, unless such storage is excluded in the applicable district regulations. J. Storage of goods used in or produced by industrial uses or related activities, unless such storage is excluded in the applicable district regulations. K. Uses clearly incidental to a principal use such as offices of an industrial or commercial complex located on the site of the commercial or industrial complex. Act: The term “Act” or “doing of an act” includes “omission to act’ and for the purpose of this Ordinance does not include legislation. Adult foster care facility: A governmental or nongovernmental establishment that provides supervision, personal care, and protection, in addition to room and board, for adults for 24 hours a day, 5 or more days a week, and for 2 or more consecutive weeks for compensation at a single address as licensed and regulated by the Adult Foster Care Facility Licensing Act 218 of 1979, as amended, and the associated rules promulgated by the Michigan Department of Licensing and Regulatory Affairs. Adult foster care facilities include facilities and foster-care family homes for adults who are aged, mentally ill, developmentally disabled, or physically handicapped who require supervision on an ongoing basis but who do not require continuous nursing care. Providing room under a landlord and tenant arrangement does not, by itself, exclude a person from providing adult foster care. An adult foster-care facility does not include nursing homes, homes for 2:3 �Zoning Ordinance the aged, hospitals, alcohol or substance abuse rehabilitation centers, residential centers for persons released from or assigned to a correctional facility or any other facilities which have been exempted from the definition of adult foster-care facility by the Adult Foster Care Facility Licensing Act. The types of licensed adult foster-care facilities include the following, in accordance with the Adult Foster Care Facility Licensing Act and the associated administrative rules promulgated by the Michigan Department of Licensing and Regulatory Affairs: A. Adult foster care family home: A private residence with the approved capacity to receive six (6) or fewer adults to be provided with foster care. The adult foster care family home licensee must be a member of the household and an occupant of the residence. B. Adult foster care small group homes: A facility with the approved capacity to receive twelve (12) or fewer adults to be provided with foster care. C. Adult foster care large group home: A facility with approved capacity to receive at least thirteen (13) but not more than twenty (20) adults to be provided with foster care. D. Adult foster care congregate facility: An adult foster care facility with the approved capacity to receive more than twenty (20) adults to be provided with foster care. Adult day care center: A center other than a private residence in which more than six (6) adults are supervised and receive group care for periods of time not to exceed sixteen (16) hours in a twenty-four (24) -hour period. Adult day care home: A private residence in which six (6) adults or fewer are given care and supervision for periods of time not to exceed sixteen (16) hours in a twenty-four (24) -hour period. Adult regulated uses: As used in these Zoning Regulations, the following definitions shall apply to adult regulated uses: A. 2:4 Adult physical culture establishment: Any establishment, club, or business by whatever name designated, which offers or advertises, or is equipped or arranged so as to provide as part of its services, massages, body rubs, alcohol rubs, physical stimulation, baths, or other similar treatment by any person. The following uses shall not be included within the definition of an adult physical culture establishment: 1. establishments which routinely provide such services by a licensed physician, a licensed chiropractor, a licensed osteopath, a licensed physical therapist, a licensed practical nurse, or any other similarly licensed medical professional; 2. electrolysis treatment by a licensed operator of electrolysis equipment; �The City of DEXTER ~ 3. continuing instruction in martial or performing arts, or in organized athletic activities; 4. hospitals, nursing homes, medical clinics, or medical offices; 5. barber shops or beauty parlors and salons, which offer massages to the scalp, the face, the neck, or shoulders only; 6. adult photography studios whose principal business does not include the taking of photographs of specified human anatomical areas; and 7. a masseuse licensed by the State of Michigan and not engaged in massaging “specified anatomical areas” or engaged in “specified sexual activities” as described in this Section. B. Adult book or supply store: An establishment having ten percent (10%) or more of all usable interior, retail, wholesale, or warehouse space devoted to the distribution, display, or storage of books, magazines, and other periodicals and/or photographs, drawings, slides, films, video tapes, recording tapes, and/or novelty items which are distinguished or characterized by their emphasis on matters depicting, describing, or relating to “Specified Sexual Activities” or “Specified Anatomical Areas” (as defined herein), or an establishment with a segment or Section devoted to the sale or display of such material. C. Cabaret: An establishment where live entertainment is provided, presented, permitted, or performed, which performances are distinguished or characterized by an emphasis on or relationship to “Specified Sexual Activities” or “Specified Anatomical Areas” (as defined herein) for observation by or participation of patrons therein. Also, an establishment, which features any of the following: topless dancers and/or bottomless dancers, gogo dancers, strippers, male and/or female impersonators or similar entertainers, topless and/or bottomless waiters, waitresses and/or employees. D. Adult motion picture theater or adult live stage performing theater: An enclosed building wherein still or motion pictures, video tapes or similar material is presented or viewed which is distinguished or characterized by an emphasis on matter depicting, describing, or relating to “Specified Sexual Activities” or “Specified Anatomical Areas” (as defined herein) for observation by patrons therein. Such an establishment is customarily not open to the public generally, but only to one (1) or more classes of the public, excluding any minor by reason of age. E. Adult model studio: Any place where models who display “Specified Anatomical Areas” (as defined herein) are present to be observed, sketched, drawn, painted, sculptured, photographed, or similarly depicted by persons who pay some form of consideration or gratuity. This definition shall not apply to any accredited art school or similar educational institution. 2:5 �Zoning Ordinance 2:6 F. Adult motel: A motel wherein visual displays, graphic materials, or activities are presented which depict, describe, or relate to “Specified Sexual Activities” or “Specified Anatomical Areas” (as defined herein). G. Adult motion picture arcade or mini motion picture theater: Any place where motion picture machines, projectors, or other image producing devices are maintained to show images to five (5) or fewer persons per machine at any one time, and where the images displayed depict, describe, or relate to “Specified Sexual Activities” or “Specified “Anatomical Areas” (as defined herein). H. Adult, nude, partially nude dancing: A business having as its principal activity the live presentation of or display of nude, or partially nude, male, or female impersonator(s), dancer(s), entertainers(s), waiter(s) or waitress(es), or employee(s) and which may or may not feature the service of food or beverage. For the purpose of this Ordinance, nude or partially nude shall mean having any or all of the “Specified Anatomical Areas” exposed (as defined herein). I. Massage parlor or massage establishment: A place where manipulated massage or manipulated exercises are practiced for pay upon the human body by anyone using mechanical, therapeutic, or bathing devices or techniques, other than the following: a duly licensed physician, osteopath, or chiropractor; a registered or practical nurse operating under a physician’s directions; or, registered physical or occupational therapists or speech pathologists who treat patients referred by a licensed physician and operate only under such physician’s direction. A massage establishment may include, but is not limited to, establishments commonly known as massage parlors, health spas, sauna baths, Turkish bathhouses, and steam baths. Massage establishments, as defined herein, shall not include properly licensed hospitals, medical clinics, or nursing homes, or beauty salons or barber shops in which massages are administered only to the scalp, the face, the neck, or the shoulders. J. Adult personal service business: A business having as a principal activity a person of one sex, providing personal services for a person of the other sex, or same sex, on an individual basis in a closed room or a partitioned open space. It includes but is not limited to, the following activities and services: massage parlors, exotic rubs, modeling studios, body painting studios, wrestling studios, individual theatrical performances. It does not include activities performed by persons pursuant to, and in accordance with, licenses issued to such persons by the State of Michigan. K. Adult outdoor motion picture theater: A drive-in theater used for presenting material distinguished or characterized by an emphasis on matter depicting, describing, or relating to “specified sexual activities” or “specified anatomical areas” (as defined herein) for observation by patrons of the theater. Such establishment is customarily not open to the public generally, but only to one (1) or more classes of the public, excluding any minor by reason of age. �The City of L. M. DEXTER ~ Specified anatomical areas: Portions of the human body defined as follows: 1. less than completely and opaquely covered human genitals, pubic region, buttocks, or female breast below the point immediately above the top of the areola; and 2. human male genitals in a discernible turgid state, even if completely and opaquely covered. Specified sexual activities: The explicit display of one (1) or more of the following: 1. human genitals in a state of sexual stimulation or arousal; 2. acts of human masturbation, sexual intercourse, or sodomy; 3. fondling or other erotic touching of human genitals, pubic region, buttocks, or female breast; Alley: A strip of land dedicated to public use, generally for the purpose of providing vehicular access to the rear of properties to which the principal access is provided by an abutting road. Alterations: Any change, addition, or modification in construction or type of occupancy, or in the structural members of a building, such as walls or partitions, columns, beams or girders, the consummated act of which may be referred to herein as “altered” or “reconstructed.” Animal hospital: See Clinic, veterinary. Apartment: See Dwelling, multiple-family. Automobile: Unless specifically indicated otherwise, “automobile” shall mean any vehicle including, by way of example, cars, trucks, vans, motorcycles, and the like. Automobile or vehicle dealership: A business establishment that sells or leases new or used automobiles, trucks, vans, trailers, recreational vehicles, motorcycles, or other similar motorized transportation vehicles. An automobile or vehicle dealership may maintain an outdoor display and sales area of its inventory of new and/or used automobiles and vehicles for sale or lease. Accessory uses to an automobile or vehicle dealership may exist on-site, such as, but not limited to maintenance, repair and service areas, and parts storage, all within an enclosed building. Automobile or vehicle repair center: An automotive repair establishment which may conduct activities of automobile or vehicle service centers, defined herein, and one (1) or more of the following: general repair, engine rebuilding, rebuilding or reconditioning of motor vehicles, collision service, such as body, frame, or fender straightening and repair; overall painting and undercoating of automobiles, major overhauling of engine requiring removal of cylinder-head or crank casepan, recapping or retreading of tires, steam cleaning and similar activities. 2:7 �Zoning Ordinance Automobile or vehicle service center: A building or premises used primarily to provide general maintenance on automobiles such as oil changes and lubrication; servicing and repair of spark plugs, batteries, pumps, belts, hoses, air filters, windshield wipers and distributors; replacement of mufflers and exhaust systems, brakes and shock absorbers; radiator cleaning and flushing; sale and installation of automobile accessories such as tires, radios and air conditioners; wheel alignment, balancing and undercoating; but excluding tire recapping or grooving or any major mechanical repairs, collision work, or painting. An automobile service center may also sell gasoline, but is distinct from a gasoline service station (i.e., gas station without repair). Automobile wash: Any building or structure or portion thereof either as a principal or accessory use containing facilities for washing motor vehicles using production fine methods with a conveyor, blower, steam cleaning device or other mechanical washing devices; and shall also include coin and attendant operated drive-through, automatic selfserve, track mounted units and similar high volume washing establishments, but shall not include hand washing operations. Basement: That portion of a building, which is partly or wholly below grade, but so located that the vertical distance from the average grade to the floor is greater than the vertical distance from the average grade to the ceiling. This definition shall not apply to earthbermed, or earth-sheltered homes. A basement shall not be counted as a story. Bed-and-breakfast: A single-family dwelling which is owner occupied in which overnight accommodations are provided or offered for transient guests for compensation, often including provisions for a morning meal for overnight guests. Bedroom: A room or space used or intended to be used for sleeping purposes. Block: The property abutting one side of a road and lying between the two (2) nearest intersecting roads, (crossing or terminating) or between the nearest such road and parks, cemeteries, civic spaces, railroad right-of-way, unsubdivided acreage, lines of watercourses, or water bodies; or between any of the foregoing and any other barrier to the continuity of development, or corporate boundary lines of the municipality. Board of Appeals: The Zoning Board of Appeals of the City of Dexter. Boarding or rooming house: A building arranged or used for lodging for compensation, with or without meals, and not occupied as a single-family unit. Buildable area: The space remaining on a lot after compliance with the minimum required setbacks of the Ordinance. Building: Any structure, either temporary or permanent, having a roof supported by columns or walls, and intended for the shelter, or enclosure of persons, animals, chattels, or property of any kind. A building shall include tents, awnings, semitrailers, or vehicles situated on a parcel and used for the purposes of a building. A building shall not include 2:8 �The City of DEXTER ~ such structures as signs, fences, or smokestacks, but shall include structures such as storage tanks, coal bunkers, oil cracking towers, or similar structures. Building envelope: The area of a lot, which is defined by the minimum setback requirements within which building construction is permitted by the terms of these Zoning Regulations. Building height: The vertical distance measured from the established grade to the highest point of the roof surface for flat roofs; to the deck line of mansard roofs; and to the average height between eaves and ridge for gable, hip, and gambrel roofs. Building line: A line formed by parallel to the face of the building, and for the purposes of this Ordinance, a minimum building line is the same as a front setback line. Building, main or principal: A building, or where the context so indicates, a group of buildings in which is conducted the main or principal use of the lot on which said building is situated. Bulk: The term used to indicate the size and setbacks of buildings and structures and the location of same with respect to one another, including standards for the height and area of buildings; the location of exterior walls in relation to lot lines, roads, and other buildings; gross floor area of buildings in relation to lot area; open space; and, the amount of lot area required for each dwelling unit. Caliper: The diameter measured at four and one-half (4.5) feet above the natural grade for existing trees; twelve (12) inches above the average surrounding grade for new trees over four (4) inches in caliper and six (6) inches above the average surrounding grade for trees less than four (4) inches in caliper. Child care facility: A facility for the care of children under eighteen (18) years of age, as licensed and regulated by the State under the Child Care Organizations Act 116 of 1973, as amended, the Adult Foster Care Facility Licensing Act 218 of 1979, as amended, and the associated rules promulgated by the Michigan Department of Licensing and Regulatory Affairs. Such organizations shall be further defined as follows: A. Child care center: A facility, other than a private residence, receiving one (1) or more children under thirteen (13) years of age for care for periods of less than twenty-four (24) hours a day, where the parents or guardians are not immediately available to the child. Child care center includes a facility that provides care for not less than two (2) consecutive weeks, regardless of the number of hours of care per day. The facility is generally described as a child care center, day care center, day nursery, nursery school, parent cooperative preschool, play group, before- or after-school program, or drop-in center. “Child care center” or “day care center” does not include a Sunday school, a vacation bible school or a religious instructional class that is conducted by a religious institution or a facility operated by a religious organization where children are cared for during 2:9 �Zoning Ordinance short periods of time while persons responsible for such children are attending religious services. B. Foster family home: A private home of an individual who is licensed to provide twenty-four (24) -hour care for one (1) but not more than four (4) minor children who are placed away from their parent, legal guardian, or legal custodian in foster care. C. Foster family group home: A private home of an individual who is licensed to provide twenty-four (24) -hour care for more than four (4) but fewer than seven (7) minor children who are placed away from their parent, legal guardian, or legal custodian in foster care. D. Family child care home: A private home in which one (1) but fewer than seven (7) minor children are received for care and supervision for compensation for periods of less than twenty-four (24) hours a day, unattended by a parent or legal guardian, except children related to an adult member of the household by blood, marriage, or adoption. A family child care home includes a home in which care is given to an unrelated minor child for more than four (4) weeks during a calendar year. A family child care home does not include an individual providing babysitting services for another individual. E. Group child care home: A private home in which more than six (6) but not more than twelve (12) minor children are given care and supervision for periods of less than twenty-four (24) hours a day unattended by a parent or legal guardian, except children related to an adult member of the household by blood, marriage, or adoption. A group child care home includes a home in which care is given to an unrelated minor child for more than four (4) weeks during a calendar year. Carport (attached): A roofed structure attached to a principal structure providing space for the parking or storage of currently licensed and registered motor vehicles, having no doors and open on at least one (1) side. Carport (detached): A free standing roofed structure for the parking or storage of currently licensed and registered motor vehicles, completely open on one (1) side and not more than seventy-five percent (75%) enclosed on the opposite side. Cemetery: Land used or intended to be used for burial of the human dead including columbariums, crematories, and mausoleums and dedicated for such purposes. Central sanitary sewerage system: Any person, firm corporation, municipal department, or board duly authorized to furnishing under federal, state, or municipal regulations to the public sanitary sewerage disposal system from a central location or plant, but not including septic tanks. Central water system: Any person, firm, corporation, municipal department, or board 2:10 �The City of DEXTER ~ duly authorized to furnish and furnishing under federal, state, or municipal regulations to the public a central water system from a central location or plant. City: The City of Dexter, Michigan. City Council: The governing body of the City of Dexter, Michigan. Clinic, medical: Facilities for medical, dental, or psychiatric diagnosis and treatment, exclusive of major surgical procedures, for sick, ailing, and injured persons who are not kept overnight on the premises. Clinic, veterinary: An institution which is licensed by the Michigan Department of Health to provide for the care, diagnosis, and treatment of animals, including those in need of medical or surgical attention. Veterinary clinics shall be further defined as follows: A. Small animal clinic: A facility engaged in the prevention and treatment of animal diseases and ailments in common domestic house pets (see definition of pet). A clinic shall not board animals overnight except when the animal is recovering from treatment rendered in the same clinic. No outdoor boarding shall be permitted. Farm animals including horses, cattle, sheep swine and similar livestock are not to be treated at a small animal clinic. B. Large animal clinic: A facility engaged in the prevention and treatment of animal diseases and ailments in farm animals, including horses, cattle, sheep, swine, and similar livestock. A clinic shall not board animals overnight except when the animal is recovering from treatment rendered in the same clinic. No outdoor boarding shall be permitted. Club, private or fraternal organization and lodge halls: An organization of persons for special purposes or for the promulgation of sports, arts, sciences, literature, politics, or the like, but not operated for profit or to espouse beliefs or further activity that is not in conformance with the Constitution of the United States or any laws or ordinances. The facilities owned or used by such organization may be referred to as a “club” in these Zoning Regulations. Cluster development: A subdivision in which houses are grouped together in several modules, each one visually identifiable as an individual group, and the remainder of the subdivision being developed and reserved for the common enjoyment of the residents of the subdivision as open space or recreation area. Commercial use: An occupation, employment or enterprise that is carried on for profit by the owner. Commercial vehicle: Any vehicle possessing commercial license plates, and which falls into one (1) or more of the categories listed below: A. truck tractor; 2:11 �Zoning Ordinance B. semi-trailer, which shall include flat beds, stake beds, roll-off containers, tanker bodies, dump bodies and full or partial box-type enclosures; C. vending trucks, such as ice cream, milk, bread, fruit, or vending supply trucks; D. tow trucks; E. commercial hauling trucks; F. vehicle repair service trucks; G. snow plowing trucks; H. any vehicle with a commercial license plate having a gross vehicle weight in excess of ten thousand (10,000) pounds or a total length in excess of twenty-two (22) feet. Condominium: A condominium is a system of separate ownership of individual units and/or multiunit projects according to Public Act 59 of 1978, as amended. In addition to the interest acquired in a particular unit, each unit owner is also a tenant in common in the underlying fee and in the spaces and building parts used in common by all the unit owners. For the purposes of these Zoning Regulations, condominium terms shall be defined as follows: 2:12 A. Condominium Act: Shall mean Public Act 59 of 1978, as amended. B. Condominium lot: That portion of the land area of a site condominium project designed as the building envelope and intended to function similar to a platted subdivision lot for purposes of determining minimum yard setback requirements and other requirements set forth in the Schedule of Regulations of these Zoning Regulations. Setbacks for the building envelope shall be measured beginning at a point perpendicular to the edge of the pavement of the access road, private road, or public road. The setback shall include a distance of fifteen (15) feet from the edge of the pavement plus the required setback as stated in the Schedule of Regulations of this Ordinance. C. Condominium subdivision plan: Drawings and information which show the size, location, area, and boundaries of each condominium unit, building locations, the nature, location, and approximate size of common elements, and other information required by Section 66 of Michigan Public Act 59 of 1978, as amended. D. Condominium unit: That portion of the condominium project designed and intended for separate ownership and use, as described in the master deed for the condominium project. E. Common elements: Portions of the condominium project other than the condominium units. �The City of DEXTER ~ F. Contractible condominium: A condominium project from which any portion of the submitted land or buildings may be withdrawn pursuant to provisions in the condominium documents and in accordance with these Zoning Regulations and the Condominium Act. G. Conversion condominium: A condominium project containing condominium units some or all of which were occupied before the establishment of the condominium project. H. Convertible area: A unit or a portion of the common elements of the condominium project referred to in the condominium documents within which additional condominium units or general or limited common elements may be created pursuant to provisions in the condominium documents and in accordance with these Zoning Regulations and the Condominium Act. I. Expandable condominium: A condominium project to which additional land may be added pursuant to express provision in the condominium documents and in accordance with these Zoning Regulations and the Condominium Act. J. General common elements: Common elements other than the limited common elements, intended for the common use of all co-owners. K. Limited common elements: Portions of the common elements reserved in the master deed for the exclusive use of less than all co-owners. L. Master deed: The condominium document recording the condominium project to which are attached as exhibits and incorporated by reference the bylaws for the project and the condominium subdivision plan. M. Site condominium project: A condominium project designed to function in a similar manner, or as an alternative to a platted subdivision. Contractor’s yard: A site on which a building or construction contractor stores equipment, tools, vehicles, building materials, and other appurtenances used in or associated with building or construction. A contractor’s yard may include outdoor or indoor storage, or a combination of both. Convalescent home: A state-licensed medical-care institution providing twenty-four (24) -hour medical services for patients recovering from acute or postoperative conditions. Convenience store: A one-story, retail store that is designed and stocked to sell primarily food, beverages, and other household supplies to customers who purchase only a relatively few items (in contrast to a “supermarket”). Convenience stores are designed to attract a large volume of stop-and-go traffic. Curb cut (driveway): The entrance to or exit from a property provided for vehicular traffic to or from a public or private thoroughfare. 2:13 �Zoning Ordinance Cul-de-sac: See Street. Deck: A platform, constructed of wood, which is typically attached to a dwelling unit, which is commonly used for outdoor leisure activities. Density: The number of dwelling units situated on or to be developed per net or gross acre of land excluding area devoted to public ROW or easements. For purposes of calculating maximum density, only twenty-five percent (25%) of the acreage comprised of open water, land within the one hundred (100) -year floodplain elevation, and/or wetlands protected by the Goemaere-Anderson Wetland Protection Act, PA 203 of 1979, shall be calculated toward the total site acreage. Detention basin: A man-made or natural water collector facility designed to collect surface water in order to impede its flow and to release the water gradually at a rate not greater than that prior to the development of the property, into natural or man-made outlets. Development: The construction of a new building or other structure on a zoning lot, the relocation of an existing building on another zoning lot, or the use of open land for a new use. District: A portion of the incorporated area of the municipality within which certain regulations and requirements or various combinations thereof apply under the provisions of this Ordinance. Drive-through: An establishment so developed that some portion of its retail or service character is dependent upon providing a staging area and service window specifically designed for serving motorists while in a motor vehicle with carry-out and consumption or use after the vehicle is removed from the premises (see also definitions for restaurants). Dwelling, manufactured: A building or portion of a building designed for long-term residential use and characterized by all of the following: 2:14 A. The structure is produced in a factory in accordance with the National Manufactured Housing Construction and Safety Standards Act, as amended; and B. The structure is designed to be transported to the site in a nearly complete form, where it is placed on a foundation and connected to utilities; and C. The structure is designed to be used as either an independent building or as a module to be combined with other elements to form a complete building on the site. D. A manufactured dwelling may be a mobile home, defined as a type of manufactured housing structure, transportable in one (1) or more Sections, which is built upon a chassis and designed to be used as a dwelling with or without permanent foundation, when connected to the required utilities, and includes the plumbing, heating, air-conditioning, and electrical systems contained in the structure. �The City of DEXTER ~ Recreational vehicles as described and regulated herein shall not be considered “mobile homes” for the purposes of these Zoning Regulations. Dwelling, multiple-family: A building designed for and occupied by three (3) or more families living independently, with separate housekeeping, cooking, and bathroom facilities for each. Examples of multiple-family dwellings units include those commonly known as apartments, which are defined as follows: A. Apartment: An apartment is an attached dwelling unit with party walls, contained in a building with other apartment units which are commonly reached from a common stair landing or walkway. Apartments are typically rented by the occupants. Apartment buildings often may have a central heating system and other central utility connections. Apartments typically do not have their own yard space. Apartments are also commonly known as garden apartments or flats. B. Efficiency unit: An efficiency unit is a type of multiple-family or apartment unit consisting of one (1) principal room, plus bathroom and kitchen facilities, hallways, closets, and/or a dining alcove located directly off the principal room. Dwelling, one-family or single-family: An independent, detached residential dwelling designed for and used or held ready for use by one (1) family only. Single-family dwellings are commonly the only principal use on a parcel or lot. Dwelling, two-family or duplex: A detached building, designed exclusively for and occupied by two (2) families living independently of each other, with separate housekeeping, cooking, and bathroom facilities for each. Dwelling unit: One (1) or more rooms, along with bathroom and kitchen facilities, designed as a selfcontained unit for occupancy by one (1) family for living, cooking, and sleeping purposes. Dwelling unit, single-family attached or townhouse: A townhouse is an attached single-family dwelling unit with party walls, designed as part of a series of three (3) or more dwellings, with its own front door which opens to the outdoors at ground level, its own basement, and typically, with its own utility connections and front and rear yards. Townhouses are sometimes known as row houses. Easement: A right-of-way granted, but not dedicated, for limited use of private land for a public or quasi-public purpose and within which the owner of the property shall not erect any permanent structures. Erected: Built, constructed, altered, reconstructed, moved upon, or any physical operations on the premises which are required for construction, excavation, fill, drainage, and the like, shall be considered a part of erection. Essential service structures: The erection, construction, alteration or maintenance by public utilities or municipal departments of underground, surface, or overhead 2:15 �Zoning Ordinance gas, electrical, steam, fuel or water transmission or distribution system, collection, communication, supply or disposal systems, including poles, wires, water towers, lift stations, iron removal facilities, wells, water mains, drains, sewers, pipes, conduits, cables, fire alarm and police call boxes, traffic signals, hydrants and similar equipment in connection herewith, but not including buildings which are necessary for the furnishing of adequate service by such utilities or municipal departments for the general health, safety or welfare. Essential services shall not include storage yards, cellular telephone towers, recycling centers, commercial reception towers, air quality monitoring stations, propane sales, school bus parking yards, electrical towers, sales or business offices, or commercial buildings or activities or other similar uses. Excavation: Any breaking of ground, except common household gardening and ground care. Facade: The exterior wall of a building exposed to public view. Family: means either of the following: A. A domestic family, that is, one (1) or more persons living together and related by the bonds of consanguinity, marriage, or adoption, together with servants of the principal occupants and not more than one (1) additional unrelated person, with all of such individuals being domiciled together as a single, domestic, housekeeping unit in a dwelling. B. The functional equivalent of the domestic family, that is, persons living together in a dwelling unit whose relationship is of a permanent and distinct character and is the functional equivalent of a domestic family with a demonstrable and recognizable bond, which constitutes the functional equivalent of the bonds, which render the domestic family a cohesive unit. All persons of the functional equivalent of the domestic family must be cooking and otherwise operating as a single housekeeping unit. This definition shall not include any society, club, fraternity, sorority, association, lodge, organization, or group where the common living arrangement and/or the basis for the establishment of the functional equivalency of the domestic family is likely or contemplated to exist for a limited or temporary duration. There shall be a rebuttable presumption enforceable by the Zoning Administrator in the first instance that the number of persons who may reside as a functional equivalent family shall be limited to six (6). Such presumption may be rebutted by application for a special land use based upon the applicable standards in this Ordinance. Fence: A structure of definite height and location constructed of wood, masonry, stone, wire, metal or any other material or combination of materials serving as a physical barrier, marker, or enclosure, but excluding low solid masonry walls (see Sec. 3.18 Fences). Filling: The depositing or dumping of any matter onto or into the ground, except as part of common household gardening or ground care. 2:16 �The City of DEXTER ~ Flood plain: The area adjoining a river, stream, water course, or lake which is inundated by a flood discharge which results from a one hundred (100) year storm of a twenty-four (24) hour duration. The flood plain shall include the stream channel and overbank area (the floodway) and the fringe areas of the floodway. Floor area ratio (FAR): The ratio of the floor area of a building to the area of the lot on which the building is located. The ratio is calculated by dividing the total floor area by the total lot area, both areas being in the same unit of measure, and expressing the quotient as a decimal number. The term is commonly referred to as FAR. Floor area, gross: The total constructed area of a building. This area is computed by measuring to the outside finished surface of permanent outer building walls or from the centerline of walls separating two (2) buildings without any deductions except as noted. All enclosed floors of the building, including basements, garages (heated), mechanical equipment floors, penthouses, balconies, mezzanines, enclosed porches, accessory buildings attic floors space providing head room of at least seven feet six inches (7’6”) (whether or not floor has been installed) and the like are calculated. FLOOR AREA RATIO Total Floor Area (B + C) Floor Area Ratio = Total Area (A) C B A Floor area, gross (for the purposes of computing parking only): – Gross floor area shall be the sum of the horizontal areas of each story of the building, measured form the exterior surfaces of the exterior walls. Gross floor area shall include all spaces noted above except for: exterior porches, attached garages, attics and basements that cannot accommodate commercial or office operations other than unoccupied incidental storage. 2:17 �Zoning Ordinance Fraternal organization: See Club. Garage, private: An accessory building or portion of a main building designed or used solely for the storage of motor-driven vehicles, boats, and similar vehicles owned and used by the occupants of the building to which it is accessory. Garage, service: Any premises used for the storage or care of motor-driven vehicles, or where any such vehicles are equipped for operation, repaired, or kept for renumeration, hire or sale. Garden center: An establishment with retail sales of trees, fruits, vegetables, shrubbery, plants, landscaping supplies, lawn furniture, playground equipment and other home garden supplies and equipment. Gasoline service station: A place for the dispensing, sale, or offering for sale of motor fuels directly to users of motor vehicles. Gasoline service stations may also include an area devoted to sales of automotive items and convenience goods primarily sold to patrons purchasing gasoline. Grade: The ground elevation established for the purpose of regulating the number of stories and the height of buildings. The building grade shall be the level of the ground adjacent to the walls of the building if the finished grade is level. If the ground is not entirely level, the grade shall be determined by averaging the elevation of the ground for each face of the building. Group home: See Care Organization. Guest bedroom: A room used or intended to be used by one (1) or more guests for living or sleeping purposes. Gym or gymnasium: A room or building equipped for gymnastics, exercise, or sport. Habitable space: Space in a structure for living, sleeping, eating, or cooking. Bathrooms, toilet rooms, closets, halls, storage or utility spaces, and similar areas are not considered habitable spaces. Hazardous uses: All uses which involve the storage, sale, manufacture, or processing of materials which are dangerous and combustible and are likely to burn immediately, and from which either poisonous fumes or explosions are to be anticipated in the event of fire. These uses include all high hazard uses listed in the most recent edition of the Building Code adopted by the City. Height of building: See Building Height. Home occupation: An occupation or professional that is customarily incidental and secondary to the use of the dwelling. It is customarily conducted within a dwelling, carried out by its occupants utilizing equipment customarily found in a home and, except for a 2:18 �The City of DEXTER ~ sign allowed by this Ordinance, is generally not distinguishable from the outside. Hotel: A building or part of a building, with a common entrance or entrances, in which the dwelling units or rooming units are used primarily for occupancy by transient guests, and in which one (1) or more of the following services are offered: maid service, furnishing of linen, telephone, secretarial or desk service, and bellboy service. A hotel may include a restaurant or cocktail lounge, public banquet halls, ballrooms, or meeting rooms. Housing, accessory short-term rental: A dwelling unit or portion thereof, or an accessory apartment, that is occupied by a Permanent Resident and is rented or leased to transient guests for a period of fewer than thirty (30) consecutive calendar days per rental period. Consecutive month-to-month rentals or leases shall not be considered accessory shortterm rental housing. Housing, vacation rental: A dwelling unit that is not occupied by a Permanent Resident and is rented or leased to transient guests for a period of fewer than thirty (30) consecutive calendar days per rental period. Impervious surface: A surface that has been compacted or covered with a layer of material so that it is highly resistant to infiltration by water. Indoor recreation: An enclosed establishment, which provides indoor exercise facilities including court sport facilities; team sports activities; billiard halls; skating rinks; arcades; bounce arenas; climbing facilities; indoor golf; swimming facilities; bowling; shooting/ archery ranges and similar activities. Industry, heavy: A use engaged in the basic processing and manufacturing of materials or products predominantly from extracted or raw materials, or a use engaged in storage of, or manufacturing processes using flammable or explosive materials, or storage or manufacturing processes that potentially involve hazardous or commonly recognized offensive conditions. Industry, light: A use engaged in the manufacture, predominantly from previously prepared materials, of finished products or parts, including processing, fabrication, assembly, treatment, packaging, incidental storage, sales, and distribution of such products, but excluding basic industrial processing. Ingress and egress: As used in these Zoning Regulations, “ingress and egress” generally is used in reference to a driveway, which allows vehicles to enter or leave a parcel of property, or to a sidewalk, which allows pedestrians to enter or leave a parcel of property, a building, or another location. Junk: Any motor vehicles, machinery, appliances, products, or merchandise with parts missing, or other scrap materials that are damaged, deteriorated, or are in a condition, which prevents their use for the purpose for which the product was manufactured. 2:19 �Zoning Ordinance Junk yard: An area where waste, used or secondhand materials are bought and sold, exchanged, stored, baled, packed, disassembled, or handled including, but not limited to: scrap iron and other metals, paper, rags, rubber tires, and bottles. A “Junk Yard” includes automobile wrecking yards and includes any open area of more than two hundred (200) sq. ft. for storage, keeping or abandonment of junk. Kennel: Any lot or premises on which four (4) or more dogs, cats, or other domestic animals six (6) months or older are kept, either permanently or temporarily, either for sale, breeding, boarding, or training subject to the regulations set forth herein regulating commercial kennels. Laboratory: An establishment devoted to research and experimental studies, including testing, and analyzing, but not including manufacturing of any nature. Landscaping: The treatment of the ground surface with live plant materials such as, but not limited to, grass, ground cover, trees, shrubs, vines, and other live plant material. In addition, a landscape design may include other decorative man-made materials, such as wood chips, crushed stone, boulders, or mulch. Structural features such as fountains, pools, statues, and benches shall also be considered a part of landscaping, but only if provided in combination with live plant material. Artificial plant materials shall not be counted toward meeting the requirements for landscaping. Various landscaping related terms are defined as follows: 2:20 A. Berm: A raised earthen mound comprised of non-toxic materials with a flattened top and sloped sides, capable of supporting live landscaping materials. B. Buffer: strip of land of definite width and location reserved for the planting of a combination of shrubs, trees, and ground cover to serve as an obscuring screen or buffer for noise or visual enhancement, in accordance with the requirements of these zoning regulations. C. Grass: Any of a family of plants with narrow leaves normally grown as permanent lawns in Washtenaw County, Michigan. D. Ground cover: Low-growing plants that form a dense, extensive growth after one (1) complete growing season, and tend to prevent weeds and soil erosion. E. Hedge: A row of closely planted shrubs or low-growing trees which commonly form a continuous visual screen, boundary, or fence. F. Hydro-seeding: A method of planting grass where a mixture of the seed, water, and mulch is mechanically sprayed over the surface of the ground. G. Interior or parking lot landscaping: A landscaped area located in the interior of a site or parking lot in such a manner as to improve the safety of pedestrian and vehicular traffic, guide traffic movement and improve the appearance of the site. �The City of DEXTER ~ H. Mulch: A layer of wood chips, dry leaves, straw, hay, fiber, or other materials placed on the surface of the soil around plants to retain moisture, prevent weeds from growing, hold the soil in place, or aid plant growth. I. Nurse grass: Any of a variety of rapidly growing annual or perennial rye grasses used to quickly establish ground cover to prevent dust or soil erosion. J. Planting: A young tree, vine or shrub or other plant material that would be placed on or in the ground. K. Screen or screening: A wall, wood fencing, or combination of plantings of sufficient height, length, and opacity to form a visual barrier. If the screen is composed of nonliving material such material shall be compatible with materials used in construction of the main building, but in no case shall include wire fencing. L. Shrub: A self-supporting, deciduous or evergreen woody plant, normally branched near the base, bushy, and less than fifteen (15) feet in height. M. Sod: An area of grass-covered surface soil held together by matted roots. N. Tree: A self-supporting woody, deciduous or evergreen plant with a well-defined central trunk or stem which normally grows to a mature height of fifteen (15) feet or more in Washtenaw County, Michigan. O. 1. Deciduous tree: A variety of tree that has foliage that is shed at the end of the growing season. 2. Evergreen tree: A variety of tree that has foliage that persists and remains green throughout the year. Ornamental tree: A deciduous tree which is typically grown because of its shape, flowering characteristics, or other attractive features, and which grows to a mature height of twenty-five (25) feet or less. Live/Work units: A combined live/work space or integrated living unit and working space with an internal connection between the living unit and working space, occupied, and utilized by a single-family, in a commercial or mixed used zoning district. Examples of live/ work units include the following types: A. The live-within type: A workplace and living area completely overlapping, such that the demarcation line can be adjusted continuously on a daily cycle. B. The live-above type: The workplace is below the residential quarters. The separation between the two (2) functions is complete, allowing the commercial Section to the independently leased out for limited use. C. The live-behind type: The workplace in front of the residential quarters, thereby liberating the rear part of the lot for a conventional house. The demarcation between 2:21 �Zoning Ordinance the two (2) uses is complete, allowing the workspace to be leased to a separate entity for limited use. D. The live-in-front type: A single-family house where the workplace is typically behind the living quarters, along a rear alley. The house is intended to be fully compatible with a conventional house, with freestanding work quarters suitable for restricted uses. The demarcation between the two (2) uses is adjustable to changes in the family life. Loading space: An off-road space, on the same lot with a building, or group of buildings, for the temporary parking of a commercial vehicle while loading and unloading merchandise or materials. Local agent: A person that is authorized by the owner of a vacation rental to manage said vacation rental. Lot: A parcel of land occupied, or intended to be occupied, by a main building or a group of such buildings and accessory buildings, or utilized for the principal use and uses accessory thereto, together with such yards and open spaces as are required under the provisions of this Ordinance. A lot may or may not be specifically designated as such on public records. A lot shall have frontage on a dedicated road or, if permitted by the regulations set forth herein, on an approved private road. A lot may consist of: A. A single Lot of Record. B. A portion of a Lot of Record. C. A combination of complete Lots of Record, or portion thereof. D. A condominium lot. E. A piece of land described by metes and bounds. Lot area: The total horizontal area within the lot lines of the lot exclusive of any abutting public road right-of-way or private road easements, or the area of any water body. The net lot area shall be used in determining compliance with Minimum Lot Area standards. Lot Area Lot, contiguous: Lots adjoining each other. Lot, corner: A lot where the interior angle of two (2) adjacent sides at the intersection of two (2) roads is less than one hundred thirty-five (135) degrees. A lot abutting upon a curved road or roads shall be considered a corner lot for the 2:22 St ree t �The City of DEXTER ~ purposes of this Ordinance if the arc is of less radius than one hundred fifty (150) feet and the tangents to the curve, at the two (2) points where the lot lines meet the curve or the straight road line extended, form an interior angle of less than one hundred thirty-five (135) degrees. Lot coverage: The part or percent of the lot occupied by buildings and/or structures, including accessory buildings and structures, such as, but not limited to enclosed porches, breezeways, and swimming pools, but excluding sidewalks and driveway within nonrequired yards, and unenclosed porches, stairways, and decks. Lot depth: The horizontal distance between the front and rear lot lines, measured along the median between the side lot lines. Lo Lot, flag: A lot which is located behind other property or lots fronting on a public road, but which has a narrow extension to provide access to the public road. tD ep Lot, interior: Any lot other than a corner lot. th St ree t Lot lines: The lines bounding a lot as defined herein: A. Front lot line: In the case of an interior lot, is the line separating said lot from the road. In the case of a through or corner lot, is that line separating said lot from either road. B. Rear lot line: That lot line opposite the front lot fine. In the case of a lot pointed at the rear, the rear lot fine for purposes of measuring setbacks shall be along all lines on the opposite side of the lot from the front lot line as determined by the Zoning Administrator. C. Side lot line: Any lot line other than the front lot line or rear lot fine. A lot line separating the “side” of a structure from a road is a front lot fine (i.e., comer lots have two front lot lines). A side lot line separating a lot from another lot or lots is an interior side lot line. Rear Lot Line Side Lot Line Side Lot Line Front Lot Line St ree t 2:23 �Zoning Ordinance Through Lot Street Interior Lot Corner Lot Corner Lot Corner Lot Street Less than 150’ radius Less than 135 degrees INTERIOR, THROUGH, AND CORNER LOTS SIDEWALK Lot, through: Any interior lot having frontage on two (2), more or less, parallel roads as distinguished from a corner lot. In the case of a row of double frontage lots, all yards of said lots adjacent to roads shall be considered frontage, and front yard setbacks shall be provided as required. Lot of record: A parcel of land, the dimensions of which are shown on a document or map on file with the County Register of Deeds or in common use by Municipal or County Officials, and which actually exists as so shown, or any part of such parcel held in a record ownership separate from that of the remainder thereof. Lot width: The horizontal straight-line distance between the side lot lines, measured between the two (2) points where the front setback line intersects the side lot lines. Lot, zoning: A single tract of land, located within a single block, which at the time of filing for a building permit, is designated by its owner or developer as a tract to be used, developed, or built upon as a unit, under single ownership or control. A zoning lot shall satisfy this Ordinance with respect to area, size, dimensions, and frontage as required in the district in which the zoning lot is located. A zoning lot, therefore, may not coincide with a lot of record as filed with the County Register of Deeds, but may include one (1) or more lots of record. Manufactured home: A dwelling unit, which is designed for long-term residential use and is wholly or substantially constructed at an off-site location. Marijuana: Marijuana, also known as Marihuana, also known as Cannabis. The term shall have the meaning given to it in Section 7601 of the Michigan Public Health Code, 1978 PA 368, as amended, MCL 333.7106 et seq., as is referred to in Section 3(d) of the Michigan Medical Marihuana Act, PA 2008, Initiated Law 1, MCL 333.26423(d). Any other term pertaining to marijuana used in this Ordinance and not otherwise defined shall have the meaning given to it in the Michigan Medical Marihuana Act and/or in the General Rules of the Michigan Department of Community Health issued in connection with that Act. Marijuana collective, cooperative or dispensary: Any facility, structure, dwelling or other location where medical marijuana is grown, cultivated, processed, stored, transmitted, dispensed, consumed, used, given, delivered, provided, made available to and/or distributed by two (2) or more of the following: a registered primary caregiver or a registered qualifying patient, as defined by the Michigan Medical Marihuana Act, PA 2008, Initiated Law I, MCL 333.26421 et seq. (the “Act”), or a person in possession of an identification card issued under the Act or in possession of an application for such an 2:24 �The City of DEXTER ~ identification card. The term “collective” or “cooperative” shall not apply to an individual registered primary caregiver that provides necessary care and medical marijuana for medical use exclusively to his/her five (5) or fewer designated qualifying patients in strict accordance with the Michigan Medical Marihuana Act, PA 2008, Initiated Law I, MCL 333.26421 et seq. or the Administrative Rules of the Michigan Department of Community Health, Michigan Admin Code, R 333.101 through R 333.133. A “marijuana collective, cooperative or dispensary” shall not include the following uses: a State-licensed health care facility; a State-licensed residential care facility for the elderly or infirm; or a residential hospice care facility, as long as any such use complies strictly with applicable laws and rules of the State of Michigan. Marijuana dispensary or dispensary: See Marijuana Collective, Cooperative or Dispensary. Master plan: The Comprehensive Community Plan adopted by the Planning Commission including graphic and written proposals indicating the general location for roads, parks, schools, public buildings, and all physical development of the municipality, and includes any unit or part of such plan, and any amendment to such plan or parts thereof. Mechanical amusement device: Any machine or device, which operates as a game, entertainment, contest of skill, or amusement of any kind, and which has the following characteristics: A. The device may be identified as a video, electronic or mechanical device. B. The device may be operated and/or initiated upon the insertion of a coin, token, ticket, slug, plate, disc, key, or through the payment of a price. C. The device and the playing thereof offers no direct or automatic payoff or the return of money, goods, or services. D. This definition does not apply to the following: 1. a vending machine, which does not incorporate gaming or amusement features; 2. musical devices or coin operated radios; or 3. television sets in private quarters. Medical use of marijuana: The acquisition, possession, cultivation, manufacture, use, internal possession, delivery, transfer or transportation of marijuana or paraphernalia relating to the administration of marijuana to treat or alleviate a registered qualifying patient’s debilitating medical condition or symptoms associated with the debilitating medical condition, as defined under the Michigan Medical Marihuana Act, PA 2008, Initiated Law 1, MCL 333.26421 et seq. Mezzanine: An intermediate floor in any story occupying not to exceed one-third (1/3) of the floor area of such story. 2:25 �Zoning Ordinance Microbrewer/small distiller/small wine maker: A facility in which a limited amount beer, wine or other alcoholic beverages, defined by the State of Michigan Liquor Control Commission, are brewed, fermented, or distilled and then packaged and stored for distribution. Mini-warehouse: A building or group of buildings, each of which contains several individual storage units, each with a separate door and lock and which can be leased on an individual basis. Mini-warehouses are typically contained within a fenced, controlledaccess compound. Mobile home: A structure, transportable in one (1) or more Sections, which is built on a chassis and designed to be used as a dwelling unit, with or without permanent foundation, when connected to the required utilities, and including the plumbing, heating, air conditioning, and electrical systems contained in the structure. Mobile home does not include a trailer coach (recreational vehicle). Mobile home sales: A person, other than a manufacturer, engaged in the business of buying, selling, exchanging, leasing, or renting mobile homes. Mobile home park: A parcel or tract of land, under the control of a person, upon which three (3) or more mobile homes are located on a continual non-recreational basis and including all appurtenances that are incidental to the occupancy of a mobile home. Modular home: A pre-manufactured unit assembled of materials or products intended to comprise all or part of a building or structure and is assembled at other than the final location of the unit of the building or structures by a repetitive process under circumstances intended to ensure uniformity of quality and material content. Mortuary or funeral home: An establishment where the dead are prepared for burial or cremation and where wakes or funerals may be held. Motel: A series of attached, semi-detached or detached rental units containing a bedroom, bathroom, and closet space, but typically not cooking facilities. Units shall provide for overnight lodging and are offered to the public for compensation and shall cater primarily to the public traveling by motor vehicle. A motel may include a restaurant or cocktail lounge, public banquet halls, ballrooms, or meeting rooms. Natural features: Natural features shall include soils, wetlands, floodplain, water bodies and channels, topography, trees and other types of vegetative cover, and geologic formations. Noncommercial parks and recreational facilities: Any developed land used for active and/or passive recreational pursuits, within the jurisdiction and control of a governmental agency; commonly referred to as a “public park.” (effective May 26, 2016) Nonconforming use and building: A use and/or a building, lawfully existing at the time of adoption of this Ordinance or any subsequent amendment hereto, which does not 2:26 �The City of DEXTER ~ conform to the use, height, bulk placement, or yard provisions of the zoning district in which it is situated (see Article IV Non-Conformities). Nursery, plant materials: A space, building or structure, or combination thereof, for the storage of live trees, shrubs or plants offered for retail sale on the premises, including products used for gardening or landscaping. The definition of nursery within the meaning of this Ordinance does not include any space, building or structure used for the sale of fruits, vegetables, or Christmas trees. Nuisance factors: An offensive, annoying, unpleasant, or obnoxious thing or practice, a cause or source of annoyance, especially a continuing or repeating invasion of any physical characteristics of activity or use across a property fine which can be perceived by or affects a human being, or the generation of an excessive or concentrated movement of people or things, such as, but not limited to: noise, dust, smoke, odor, glare, fumes, flashes, illumination, vibration, shock waves, heat, electronic or atomic radiation, objectionable effluent, noise of congregation of people, particularly at night, passenger traffic, or invasion of non-abutting road frontage by traffic. Occupancy, change of: The term “change of occupancy” or “change of use” shall mean a discontinuance of an existing use and the substitution of a use of a similar or different kind or class, or, the expansion of a use. Occupied: Used in any manner at the time in question. Offset: The distance between the centerlines of driveways or roads across the road from one another. Off-road loading space: A facility or space which permits the standing, loading, or unloading of trucks and other vehicles other than on or directly from a public right-of-way. On-road loading space: A location within the public road right-of-way which has been approved by the City for the standing, loading, or unloading of trucks, vans or other vehicles. Off-road parking lot: A facility providing vehicular parking spaces along with adequate drives and aisles, for maneuvering, so as to provide access for entrance and exit for the parking of more than three (3) vehicles. On-road parking spaces: Spaces designated and signed for public parking within the public road right-of-way. Open air business: A business that is conducted primarily outdoors. Unless otherwise specified herein, open air-businesses include, but are not limited retail sales of garden supplies and equipment, including but not limited to: trees, shrubbery, plants, flowers, seed, topsoil, hummus, fertilizer, trellises, lawn furniture, playground equipment and other home garden supplies and home improvement equipment, such as lawn mowers, fertilizer spreaders, lawn rollers, etc. 2:27 �Zoning Ordinance Office: A building or portion of a building wherein services are performed involving predominantly administrative, professional, or clerical operations. Open space: Required open space shall be on the same lot with the principal use and shall be unoccupied and unobstructed from the ground upward except for living plant material recreational facilities, permitted signs, sidewalks, bike paths, and necessary drives and utility lines, unless as otherwise provided in this Ordinance. Where open space is required, no more than fifty percent (50%) of the required area shall be comprised of lakes, ponds, regulated wetlands or floodplain. Exceptions: The following structures may be located anywhere on the lot: open and unroofed terraces, patios, stoops and steps, ramps for handicapped access, awnings, flag poles, trellises, retaining walls, fountains, outdoor cooking equipment, sidewalks, mailboxes, light poles, and fences in accordance with Article III. In residential districts, the following types of structures may be located anywhere on the lot except in required front open space; fire escapes, and mechanical equipment. Certain architectural features such as cornices, eaves, gutters, and chimneys may project two (2) feet into required open space. Outdoor cafes: See “Outdoor service areas.” Outdoor display areas: An area of five hundred and fifty (550) sq. ft. or more in size used for the display of goods, products or other materials, typically not in a fixed position and capable of rearrangement, designed for the purpose of sale, rent, lease or exhibit by the principal permitted business whose goods, product or other materials are displayed and which are not removed daily at the time of or prior to the close of business. Outdoor display area, temporary: An area of less than five hundred and fifty (550) sq. ft. used for display and sale of merchandise, located outdoors; typically on a sidewalk facing the road or parking lot, which is directly adjacent and accessory to, but not located within the interior building walls of the principal retail establishment, for the purpose of sale, rent, or lease during the hours of operation of the retail establishment, where retail goods and merchandise are removed daily, at the time of or prior to the close of business. Outdoor dining and beverage service: See “Outdoor service areas.” Outdoor eating areas: See “Outdoor service areas.” Outdoor seating: See “Outdoor service areas.” Outdoor service areas: A porch, patio, deck, sidewalk, parking lot, parking space, or other public or private land area used for seated dining and beverage service, which is adjacent and accessory to, but not located within the interior building walls of food and/ or beverage establishments. Outdoor storage: The keeping, in an unroofed area or not within a fully enclosed building, of any goods, junk, material, merchandise or vehicles for more than twenty-four (24) hours. 2:28 �The City of DEXTER ~ Outlot: A parcel of land which is designated as an “outlot” on the recorded plat, and which is usually not intended to be used for the same purposes as other lots in the plat. Parcel: A continuous area, tract, or acreage of land that has not been divided or subdivided according to the provisions of the Subdivision Control Act and has frontage on a public road. Parking space: An area of definite length and width, said area shall be exclusive of drives, aisles or entrances giving access thereto, and shall be fully accessible for the parking of permitted vehicles. Performance guarantee: A financial guarantee to ensure that all improvements, facilities, or work required by this ordinance will be completed in compliance with the ordinance, regulations and the approved plans and specifications of a development. Permanent resident: A person who occupies a dwelling unit for at least sixty (60) consecutive days with intent to establish the dwelling unit as his or her primary residence. A Permanent Resident may be an owner or a lessee. Person: An individual, trustee, executor, fiduciary, corporation, firm, partnership, association, organization, or other legal entity acting as a unit. Personal fitness center: A facility which provides indoor exercise facilities, such as exercise machines and weight-lifting equipment, usually in a structured physical activity program supervised by professional physical fitness instructors. As defined herein, “personal fitness center” shall not include court sports facilities or spectator seating for sports events. A personal fitness center may or may not be enclosed within a gym. Personal service: A business that provides personal services directly to customers at the site of the business or that receives goods from or returns goods to the customer which have been treated or processed at another location. Personal services include, but are not limited to, hair salons, barber shops, pet grooming, tailor shops, shoe or jewelry repair, laundry, or dry-cleaning services. Pervious surface: A surface that permits full or partial absorption of storm water. Pet: A domesticated dog, cat, bird, gerbil, hamster, guinea pig, turtle, fish, rabbit, or other similar animal that is commonly available and customarily kept for pleasure or companionship. Places of worship: A site used for or intended for the regular assembly of persons for the conducting of religious services and accessory uses therewith. Planning Commission: The City of Dexter Planning Commission. Plug-in electric vehicle stations: Definitions for plug-in electric vehicle stations include the following: 2:29 �Zoning Ordinance 2:30 A. Accessible electric vehicle charging station: An electric vehicle charging station where the battery charging station is located within accessible reach of a barrierfree access aisle and the electric vehicle. B. Alternating current (AC) level 1 electric vehicle supply equipment (EVSE): An AC charging station or device that uses 120V AC power. C. AC level 2 EVSE: An AC charging station that uses 240V AC power. D. Battery charging station: An electrical component assembly or cluster of component assemblies designed specifically to charge batteries within electric vehicles. E. Battery electric vehicle (BEV): A vehicle that relies on a battery for one hundred percent (100%) percent of the time and must be plugged in to recharge. F. Charging levels: The standardized indicators of electrical force, or voltage, at which an electric vehicle’s battery is recharged. The terms 1, 2, and 3 are the most common charging levels, and include the following specifications: 1. Level-1 is considered slow charging. Voltage including the range from zero (0) through one hundred twenty (120). 2. Level-2 is considered medium charging. Voltage is greater than one hundred and twenty (120) and includes two hundred and forty (240). 3. Level-3 is considered fast or rapid charging. Voltage is greater than two hundred and forty (240). G. Charge coupler: The connector and cord set which connects the vehicle to supply power from the charging station. H. Direct current (DC) fast charge: A Level-3 charging station capable of charging a PEV’s battery to eighty percent (80%) in less than thirty (30) minutes. DC fast chargers typically use a three (3) -phase service at 208V AC or higher, with output levels between 2550kW. I. Electric vehicle (EV): Any vehicle that is licensed and registered for operation on public and private highways, roads, and roads; either partially or exclusively, on electrical energy from the grid, or an off-board source, that is stored on-board via a battery for motive purpose. “Electric vehicle” includes (1) a battery electric vehicle; and (2) a plug-in hybrid electric vehicle. K. Electric vehicle charging station (EVCS): A public or private parking space that is served by battery charging equipment that has as its primary purpose the transfer of electric energy (by conductive or inductive means) to a battery or other energy storage device in an electric vehicle. An electric vehicle charging station equipped with Level-1 or Level-2 charging equipment is permitted outright as an accessory use to any principal use. �The City of DEXTER ~ L. Electric vehicle charging station – private restricted use (EVCS-PRU): An electric vehicle charging station that is (1) privately owned with restricted access (e.g., single-family and two-family dwellings, multiple-family dwellings, executive parking, designated employee parking) or (2) publicly owned and restricted (e.g., fleet parking with no access to the general public). M. Electric vehicle charging station – public use (EVCS-PU): An electric vehicle charging station that is (1) publicly owned and publicly available (e.g., Park & Ride parking, public library parking lot, on-road parking) or (2) privately owned and available to visitors of the use (e.g., shopping center parking). O. Electric vehicle infrastructure: Conduit/wiring, structures, machinery, and equipment necessary and integral to support an electric vehicle, including battery charging stations and rapid charging stations. P. Electric vehicle parking space: Any marked parking space that identifies the use to be exclusively for parking of an electric vehicle. Q. Electric vehicle supply equipment (EVSE): The equipment used to charge the battery onboard a vehicle, commonly referred to as a charging station. R. Non-electric vehicle: Any motor vehicle that does not meet the definition of electric vehicle. S. Plug-in electric vehicle (PEV): A vehicle that draws electricity from a battery with a capacity of at least four kilowatt hours and is capable of being charged from an external source. T. Plug-in hybrid electric vehicle (PHEV): An electric vehicle that (1) contains an internal combustion engine and also allows power to be delivered to drive wheels by an electric motor; (2) charges its battery primarily by connecting to the grid or other off-board electrical source; (3) may additionally be able to sustain battery charge using an on-board internal-combustion-driven generator; and (4) has the ability to travel powered by electricity. Pool or billiard hall: An establishment wherein the substantial or significant portion of all useable floor area is devoted to the use of pool or billiard tables. Porch, Enclosed: A covered entrance to a building or structure which is totally enclosed, and projects out from the main wall of said building or structure and has a separate roof or an integral roof with the principal building or structure to which it is attached. Porch, Unenclosed: A covered entrance to a building or structure which is unenclosed except for columns supporting the porch roof, and projects out from the main wall of said building or structure and has a separate roof or an integral roof with the principal building or structure to which it is attached. 2:31 �Zoning Ordinance Principal use: The main use to which the premises are devoted and the principal purpose for which the premises exist. In cases where there is more than one (1) use, the use comprising the greatest floor area shall generally be considered the principal use, except in cases where a use comprising a secondary amount of floor area is considered to have greater impact in terms of traffic generated, noise levels, disruption of views and similar impacts. Property lines: The lines bounding a lot; the lot lines. Public utility: A public corporation, franchise, municipal department, board, or commission duly authorized to furnish and furnishing under Federal, State or Municipal regulations to the public: gas, steam, electricity, sewage disposal, telephone service (excluding cellular phone facilities), cable television services, telegraph, transportation, or water. Reasonable access: An access management term defined as ensuring a motorist can enter or exit a parcel in an uncomplicated manner that will not significantly prevent their visiting an establishment. Reasonable access may not always be the most direct access, but may involve use of a shared driveway or service drive. Reception antenna: An exterior apparatus that is capable of receiving communication for radio or television purposes including satellite reception antennas but excluding facilities considered to be essential public service facilities or those preempted from City regulation by applicable state, FCC or other federal laws or regulations. Recreation, commercial indoor: An enterprise conducted indoors, which receives a fee in return for the provision of some recreational activity or facility. Such activities and facilities include, but are not limited to: bowling alleys; ice arenas or skating rinks; indoor soccer, baseball, football, or other athletic fields; indoor miniature golf courses and driving ranges; indoor tennis, basketball or other athletic courts; and other similar facilities or activities. Recreation, commercial outdoor: An enterprise conducted primarily outdoors, which receives a fee in return for the provision of some recreational activity or facility. Such activities and facilities include, but are not limited to: soccer, baseball, football, or other athletic fields; outdoor miniature golf courses and driving ranges; music concert pavilions and bandshells; tennis, basketball or other athletic courts; outdoor skating rinks; rentals of bicycles, canoe and/or kayak liveries with outdoor storage, pick up or drop off; and other similar facilities or activities. Recreation, private non-commercial: A recreation facility operated by an institution, condominium association or non-profit to provide some recreational activity or facility, indoor or outdoor. Such activities and facilities include, but are not limited to swimming pool clubs, athletic fields, and skating rinks. Recreation land: Any publicly or privately owned lot or parcel that is utilized for recreational activities, such as, but not limited to, camping, swimming, picnicking hiking, nature study, hunting, boating, and fishing. 2:32 �The City of DEXTER ~ Recreational vehicle: “Recreational Vehicles” shall include the following: A. Travel trailers: A portable vehicle on a chassis, which is designed to be used as a temporary dwelling during travel recreational and vacation uses, and which may be identified as a “travel trailer” by the manufacturer. Travel trailers generally include selfcontained sanitary, water, and electrical facilities. B. Pickup camper: A structure designed to be mounted on a pickup or truck chassis with sufficient equipment to render it suitable for use as a temporary dwelling during the process of travel recreational and vacation uses. C. Motor home: A recreational vehicle intended for temporary human habitation, sleeping, and/or eating, mounted upon a chassis with wheels and capable of being moved from place to place under its own power. Motor homes generally contain sanitary, water, and electrical facilities. D. Folding tent trailer: A folding structure, mounted on wheels and designed for travel and vacation use. E. Boats and boat trailers: “Boats” and “boat trailers” shall include boats, floats, rafts, canoes, plus the normal equipment to transport them on the highway. F. Other recreational equipment: Other recreational equipment includes snowmobiles, jet skis, all terrain or special terrain vehicles, utility trailers, plus the normal equipment used to transport them on the highway. Recognizable and substantial benefit: A clear benefit, both to the ultimate users of the property in question and to the community, which would reasonably be expected to accrue, taking into consideration the reasonably foreseeable detriments of the proposed development and uses. Such benefits may include: long-term protection or preservation of natural resources and natural features, historical features, or architectural features; or, elimination of or reduction in the degree of nonconformity in a nonconforming use or structure. Recycling center: A facility at which used material is separated and processed prior to shipment to others who will use the materials to manufacture new products. This use is distinct from a junkyard or a salvage yard. Residential cluster development: A grouping of single-family residences on lots where area and width requirements have been reduced below the minimums required in the district in which located, with the excess land area which results from the lot size reductions placed into common open space. (See Section 8.11, Special Land Use Specific Requirements) Restaurant: A restaurant is any establishment whose principal business is the sale of food and beverages to the customer in a ready-to-consume state, and whose method of operation is characteristic of a carry-out, drive-in, drive through, fast food, standard 2:33 �Zoning Ordinance restaurant, or bar/lounge, or combination thereof, as defined below: A. Restaurant, carry-out: A carry-out restaurant is a business establishment whose method of operation involves sale of food, beverages, and/or frozen desserts in disposable or edible containers or wrappers in a ready-to-consume state for consumption primarily off the premises. B. Restaurant, drive-in: A drive-in restaurant is a business establishment whose method of operation involves delivery of prepared food so as to allow its consumption in a motor vehicle or elsewhere on the premises, but outside of an enclosed building. C. Restaurant, drive-through: A drive-through restaurant is a business establishment whose method of operation involves the delivery of the prepared food to the customer in a motor vehicle, typically through a drive-through window, for consumption off of the premises. Any restaurant with a drive-through operation, whether the principal or accessory use, shall be defined as a drive-through restaurant. D. Restaurant, open-front: An establishment that sells food or beverages through a window to serve pedestrians not requiring the patron to enter the structure. E. Restaurant, sit-down: A standard restaurant is a business establishment whose method of operation involves either: F. 1. the delivery of prepared food by waiters and waitresses to customers seated at tables within a completely enclosed building; or 2. the prepared food is acquired by customers at a cafeteria line and is subsequently consumed by the customers at tables within a completely enclosed building. Restaurant, bar/lounge/tavern: A bar or lounge is a type of restaurant which is operated primarily for the dispensing of alcoholic beverages, although the sale of prepared food or snacks may also be permitted. If a bar or lounge is part of a larger dining facility, it shall be defined as that part of the structure so designated or operated. Retention basin: A pond, pool or basin used for the permanent storage of storm water runoff. Right-of-way: The strip of land which a dedicated easement exists to allow facilities such as roads, crosswalks, railroad, electric transmission lines, oil or gas pipeline, water main, sanitary or storm sewer main, shade trees or other similar uses. Room: For the purpose of determining lot area requirements and density in a multiplefamily district, a room is a living room, dining room or bedroom, equal to at least eighty (80) sq. ft. in area. A room shall not include the area in kitchen, sanitary facilities, utility 2:34 �The City of DEXTER ~ provisions, corridors, hallways, and storage. Plans presented showing one (1), two (2), or three (3) bedroom units and including a “den”, “library”, or other extra room shall count such extra room as a bedroom for the purpose of computing density. Salvage yard: An area where waste and used or secondhand materials are bought and sold, exchanged, stored, packed, disassembled or handled including but not limited to: scrap iron and other metals, paper, rags, rubber tires and bottles. A salvage yard includes junkyards and similar facilities including automobile wrecking yards and any open area of more than two hundred (200) sq. ft. for storage, keeping or abandonment of junk. Seasonal or special event: An occurrence or noteworthy happening of seasonal, civic, or religious importance, which is organized and sponsored by the City of Dexter or by a nonprofit Dexter community group, congregation, organization, club, or society, and which offers a distinctive service to the community, such as public entertainment, community education, civic celebration, or cultural or community enrichment. Special events typically run for a short period of time (less than two (2) weeks) and are unlike the customary or usual activities generally associated with the property where the special event is to be located. Service drive: Any private road that is generally parallel to an arterial road and that is designed to provide access to abutting properties so that these properties are somewhat sheltered from the effects of the through traffic on the arterial road and so that the flow of traffic on the arterial road is not impeded by direct driveway access from a large number of abutting properties. Semitrailer: A trailer, which may be enclosed or not enclosed, having wheels generally only at the rear, and supported in front by a truck tractor or towing vehicle. Senior housing: A building or group of buildings containing dwellings intended to be occupied by older persons as defined by the Fair Housing Act. Senior housing may include independent and/or assisted living arrangements but shall not include convalescent homes or homes for the aged regulated by the state. The following additional definitions shall apply: Senior assisted living: Housing that provides twenty-four (24) -hour supervision and is designed and operated for elderly people who require some level of support for daily living. Residents may receive support services for daily living based on individual needs. Such support shall include daily personal care, meals, transportation, security and housekeeping. Individual dwellings may contain kitchen facilities. Senior independent living: Housing that is designed and operated for elderly people in good health who desire and are capable of maintaining independent households, and do not require assistance to meet daily needs. Such housing may provide certain services such as meals, linkage to health care, transportation, security, housekeeping, and recreational and social activities. Project sites shall be designed to accommodate an active and mobile resident population. Individual dwellings are designed to promote independent living and shall contain kitchen facilities. 2:35 �Zoning Ordinance Service truck: A pickup truck or van that is used in conjunction with a repair or maintenance business, such as a plumbing, electrical, or carpentry business. Setback: Is the distance required to obtain the minimum required distance between the front, side or rear lot lines and the building lines or parking lot. Setbacks from a public road or private road shall be measured from the right-of-way line or easement. Setbacks shall remain as open space as defined herein, unless otherwise provided for in this ordinance. Shopping center: A grouping of retail businesses and service uses on a single site with common parking facilities. Shoreline: The line between upland and bottomland which persists through excessive changes in water levels, below which the presence and action of the water is so common or recurrent that the character of the land is marked distinctly from the upland and is apparent in the soil, the configuration of the soil surface and the vegetation. Sign: Any device, fixture, placard, or structure that uses any color, form, graphic, illumination, symbol, or writing to communicate information of any kind to the public. For the purpose of this Ordinance, sign shall also include the following terms: Animated sign: Any sign that uses movement or change of lighting to depict action or create a special effect or scene. Awning sign: See “canopy sign.” Banner: Any sign of lightweight fabric or similar material that is attached to a pole or a building at one (1) or more edges. Flags are not considered banners. Billboard: An off-premises sign with an area in excess of two hundred (200) sq. ft.. Beacon: Any light with one (1) or more beams directed into the atmosphere or directed at one (1) or more points not on the same zoning lot as the light source; also, any light with one (1) or more beams that rotate or move. Box sign: A sign that contains all the text or text and logo symbols within a single enclosed cabinet. Building sign: Any sign attached to any part of a building, as contrasted to a ground sign. Building signs shall include the following types of signs as defined in this Section: Canopy, Wall, permanent window, and channel letter signs. Canopy sign: Any sign that is a part of or attached to an awning, canopy, or other fabric, plastic, or structural protective cover over a door, entrance window, or outdoor service area. Changeable copy sign: A sign or portion thereof with characters, letters, or 2:36 �The City of DEXTER ~ illustrations that can be changed or rearranged without altering the face or the surface of the sign. A sign on which the message changes more than one (1) time per day shall be considered an animated sign and not a changeable copy sign for purposes of this Ordinance. Channel letter sign: Any sign installed as a cabinet or as individual letters, with self-contained illumination. Electronic message sign (EMS): A sign or portion of a sign that displays an electronic image or video, which may or may not include text, introducing any sign or portion of a sign that uses changing lights or similar forms of electronic display such as LED to form a sign message with text and or images wherein the sequence of messages and the rate of change is electronically programmed and can be modified by electronic processes. This definition includes without limitation television screens, plasma screens, digital screens, flat screens, LED displays, video boards, and holographic displays. Flag: Any sign printed or painted on fabric, plastic, canvas or other like material containing distinctive colors, patterns, or symbols, and attached to a pole or staff anchored along one (1) edge, or supported or anchored at two (2) corners of a single edge. Ground sign: Any sign supported by structures or supports that are placed on, or anchored in, the ground and that are independent from any building or other structure. Integral sign: Signs carved into stone, concrete or similar material or made of other permanent type construction and made an integral part of the structure. Non-conforming sign: Any sign that does not conform to the requirements of this Ordinance. Pennant: Any lightweight plastic, fabric, or other material, whether or not containing a message of any kind, suspended from a rope, wire, or string, usually in series, designed to move in the wind. Portable sign: Any sign not permanently attached to the ground or other permanent structure, or a sign designed to be transported, including, but not limited to, signs designed to be transported by means of wheels; signs converted to A or T-frames; menu and sandwich board signs; and balloons used as signs. Projecting sign: Any sign affixed perpendicular to a building or wall in such a manner that its leading edge extends more than six (6) inches beyond the surface of such building or wall, with the exception of channel letter signs. Residential wall plate: A wall sign mounted on the wall of a residential dwelling unit. 2:37 �Zoning Ordinance Roof sign: Any sign erected and constructed wholly on and over the roof of a building, supported by the roof structure, and extending vertically above the highest portion of the roof. Suspended sign: A sign that is suspended from the underside of a horizontal plane surface and is supported by such surface. Temporary sign: A sign that is intended to be displayed for a limited period of time. Vehicular sign: A sign attached to or painted on vehicles or trailers parked and visible from the public right-of- way, unless said vehicle is licensed operable and used in the normal day-to-day operations of the business. Wall sign: Any sign attached parallel to a wall, painted on the wall surface of, or erected and confined within the limits of an outside wall of any building or structure, which is supported by such wall or building, and which displays only one (1) sign surface. Window sign: Any sign, pictures, symbol, or combination thereof, designed to communicate information that is placed inside a window or upon the window panes or glass and is visible from the exterior of the window. Site development plan: The development plan for one (1) or more lots on which is shown the existing and proposed conditions of the lot, including topography, vegetation, drainage, flood plains, wetlands, and waterways; landscaping and open spaces; walkways; means of ingress and egress; pedestrian and vehicular circulation; utility services; structures and buildings; signs and lighting; berms, buffers, and screening devices; surrounding development; and any other information that reasonably may be required in order that an informed decision can be made by the approving authority. Solar energy collector: A panel or panels and/or other devices or equipment, or any combination thereof, that collect, store, distribute and/or transform solar, radiant energy into electrical, thermal or chemical energy for the purpose of generating electric power or other form of generated energy for use in or associated with a principal land use on the parcel of land on which the solar energy collector is located and, if permitted, for the sale and distribution of excess available electricity to an authorized public utility for distribution to other lands. Building-mounted solar energy collector: A solar energy collector attached to the roof or wall of a building, or which serves as the roof, wall, or window or other element, in whole or in part, of a building. Ground-mounted solar energy collector: A solar energy collector that is not attached to and is separate from any building on the parcel of land on which the solar energy collector is located. 2:38 �The City of DEXTER ~ Special land use: Any land use, which requires approval by the City Council according to the standards listed in this Ordinance, and as authorized in the City or City Zoning Act. Street: Any public or private thoroughfare or right-of-way, other than a public or private alley, dedicated to or designed for travel and access to any land, lot or parcel whether designated as a road, avenue, highway, boulevard, drive lane, place, court, or any similar designation. Various types of roads are defined as follows: A. Private road: Any road which is to be privately maintained and has not been accepted for maintenance by the City, Washtenaw County, the State of Michigan, or the federal government, but which meets the requirements of these Zoning Regulations or has been approved as a private road by the City under any prior ordinance. B. Public road: Any road or portion of a road which has been dedicated to and accepted for maintenance by the City, Washtenaw County, State of Michigan, or the federal government. C. Arterial road: A road, which carries high volumes of traffic and serves as an avenue for circulation of traffic onto, out of, or around the City. An arterial road may also be a major thoroughfare. D. Collector road: A road whose principal function is to carry traffic between minor and local roads and arterial roads but may also provide direct access to abutting properties. E. Cul-de-sac: A road with only one (1) end open to vehicular traffic and being permanently terminated at the other end by a vehicular turn-around.. F. Local or minor road: A road whose principal function is to provide access to abutting properties and is designed to be used or is used to connect minor and local roads with collector or arterial roads. Story: That part of a building, except a mezzanine as defined herein, included between the surface of one (1) floor and the surface of the next floor, or if there is no floor above, then the ceiling next above. A basement shall not be counted as a story. Story, half: An uppermost story lying under a sloping roof having an area of at least two hundred (200) sq. ft. with a clear height of seven feet six inches (7’6”). For the purposes of this Ordinance, the usable floor area is only that area having at least four (4) feet clear height between floor and ceiling. Street line (right-of-way line): The dividing line between the road and a lot. Structure: Anything constructed or erected, the use of which requires location on ground or attachment to something having location on the ground. Structures include, but are not limited to, principal and accessory buildings, towers, decks, fences, privacy screens, 2:39 �Zoning Ordinance walls, antennae, swimming pools, signs, gas or liquid storage facility, mobile homes, access drives, sidewalk, road directional or road name sign, and landscape improvements. Essential public utility poles, regulatory signs, necessary drives, sidewalks, bike paths, permitted parking, permitted signs and landscaping are not considered structures within required setback open spaces. Structural addition: Any alteration that changes the location of the exterior walls or area of a building. Subdivision plat: The division of a tract of land for the purpose of sale or building development, in accordance with the Subdivision Control Act, Michigan Public Act 288 of 1967, as amended. Substance abuse treatment facility: Any establishment used for the dispensing, on an inpatient or outpatient basis, of compounds or prescription medicines directly to persons having drug or alcohol abuse problems. A generally recognized pharmacy or licensed hospital dispensing prescription medicines shall not be considered a substance abuse treatment facility. Substantial improvement: Any repair, reconstruction or improvement of a structure, the cost of which equals or exceeds fifty percent (50%) percent of the market value of the structure either, (1) before the improvement or repair is started, or (2) if the structure has been damaged and is being restored before the damage occurred. Substantial improvement occurs when the first alteration of any wall, ceiling, floor, or other structural part of the building commences, whether or not the alteration affects the external dimensions of the structure. The term does not however include any project for improvement of a structure to comply with existing state or local health, sanitary or safety code specifications which are solely necessary to assure safe living conditions of a structure listed on the National Register of Historic Places or a State Inventory of Historic Places. Swimming pool: Shall mean any permanent, nonportable structure or container located either above or below grade designed to hold water to a depth of greater than twentyfour (24) inches and with a surface area greater than two hundred fifty (250) sq. ft., intended for swimming or bathing. A swimming pool shall be considered an accessory structure for purposes of computing lot coverage. Tasting room: An establishment that allows customers to taste samples of wine, beer or other alcoholic beverage manufactured on site or that has a State of Michigan issued liquor license as a tasting room. A tasting room may include wine, beer, or other alcoholic beverages and related item sales, marketing events, special events, entertainment, and/ or food service. Establishments that are classified by the State Liquor Control Board as bars, nightclubs, taverns, restaurants, or Class C liquor licenses are not included within this definition. 2:40 �The City of DEXTER ~ Temporary building: A building, which is not permanently affixed to the property, and is permitted to exist for a specific reason for a specific period of time. Construction of temporary buildings shall be subject to the requirements listed in the County Building Code, as amended. Temporary uses and seasonal events: Uses intended for a limited duration within any zoning district. A temporary use shall not be interpreted to be a continuance of a nonconforming use. Temporary uses and seasonal sales events may include carnivals, circuses, farmers markets, art fairs, craft shows, sidewalk sales, antique sales, Christmas tree sales, flower sales and similar events. Theater: An enclosed building used for presenting performances or motion pictures, which are observed by paying patrons from seats situated within the building. Time limits: Time limits stated in this Ordinance shall mean calendar days, weeks, months, or years, whichever are applicable, unless otherwise specified herein. Topographical map: A map showing existing physical characteristics, with contour lines at sufficient intervals to permit determination of proposed grades and drainage. Townhouse: A residential structure, or group of structures, each of which contains three (3) or more attached one-family dwelling units with individual rear yards and or front yards designed as an integral part of each one-family dwelling unit. Toxic or hazardous waste: Waste or a combination of waste and other discarded material (including but not limited to solid, liquid, semisolid, or contained gaseous material) which because of its quantity, concentration, or physical, chemical, or infectious characteristics may cause or significantly contribute to the following if improperly treated, stored, transported, disposed of, or otherwise managed: A. an increase in mortality, or B. an increase in serious irreversible illness, or C. serious incapacitating, but reversible illness, or D. substantial present or potential hazard to human health or the environment. Transient guest(s): A person who occupies a dwelling unit or portion thereof for not more than thirty (30) days. Transition zone: A transition zone generally refers to a zoning district, an arrangement of lots or land uses, a landscaped area, or similar means of providing a buffer between land uses or districts. 2:41 �Zoning Ordinance Urgent medical care center: A medical clinic, which offers emergency type care. Use: The principal purpose for which land or a building is arranged, designed, or intended or for which land or a building is or may be occupied. Utility trailer: A small trailer that is designed to be pulled by an automobile, van, or pickup truck. Variance: A modification of the literal provisions of the Zoning Ordinance granted when enforcement of the Zoning Ordinance would cause undue hardship owing to circumstances unique to the individual property on which the variance is granted. Wall: A structure of definite height and location to serve as an obscuring screen in carrying out the requirements of this Ordinance. A wall shall be a solid durable structure of masonry or concrete with a continuous foundation in contrast to a fence which may be constructed of wood. Waste receptacle (Dumpster): Any accessory exterior container used for the temporary storage of rubbish, pending collection, having capacity of at least one cubic yard. Recycling stations and exterior compactors shall be considered to be waste receptacles. Wetland: Shall mean land characterized by the presence of water at a frequency and duration sufficient to support and that under normal circumstances does support wetland vegetation or aquatic life and is commonly referred to as a bog, swamp, or marsh and which is any of the following: A. Contiguous to any lake, pond, river, or stream. B. Not contiguous to any lake, pond, river, or stream; and more than five (5) acres in size. C. Not contiguous to any lake, pond, river, or stream; and five (5) acres or less in size if the Michigan Department of Natural Resources (MDNR) determines that protection of the area is essential to the preservation of the natural resources of the state from pollution, impairment, or destruction and the MDNR has so notified the owner. Walk, Five (5)-Minute: A pedestrian route between locations, of approximately 1,320 feet, taking no more than five (5) minutes for an adult with average abilities to walk. Warehouse: A building used primarily for storage of goods and materials. Wholesale sales: The sales of goods generally in large quantities and primarily to customers engaged in the business of reselling the goods. 2:42 �The City of DEXTER ~ Yards: The open spaces on the same lot with a main building unoccupied and unobstructed from the ground upward except as otherwise provided in this Ordinance, and as defined herein: A. B. C. Front yard: An open space extending the full width of the lot, the depth of which is the minimum horizontal distance between the front lot line and the nearest point of the main building. Rear yard: An open space extending the full width of the lot, the depth of which is the minimum horizontal distance between the rear lot line and the nearest point of the main building. In the case of a corner lot, the rear yard may be opposite either road frontage. Minimum Front Yard t ee r St Minimum Rear Yard Side yard: An open space between a main building and the side lot line, extending from the front yard to the rear yard, the width of which is the horizontal distance from the nearest point on the side lot line to the nearest point of the main building. et re St Zoning Act: The Michigan Zoning Enabling Act (PA 110 of 2006, as amended). Zoning Administrator: The City Official(s) designated by the City Council to administer and enforce the City Zoning Ordinance of the City or his or her designee. Minimum Side Yard Minimum Side Yard 2:43 �Zoning Ordinance This page is intentionally left blank. 2:44 �The City of DEXTER ~ Article III GENERAL PROVISIONS Section 3.01 ADMINISTRATIVE REGULATIONS A. Scope of Regulations No structure or tract of land shall hereafter be used or occupied, and no structure, or part thereof, shall be erected, altered, or moved, except in conformity with the provisions of this Ordinance. However, where a building permit for a building or structure has been issued in accordance with law prior to the effective date of this Ordinance and construction is begun within six (6) months of the effective date, said building or structure may be completed in accordance with the approved plans. Furthermore, upon completion the building may be occupied under a Certificate of Zoning Compliance for the use for which the building was originally designated, subject thereafter to the provisions of Article IV concerning nonconformities. Any subsequent text or map amendments shall not affect previously issued valid permits. B. Minimum Requirements The provisions of this Ordinance shall be held to be the minimum requirements for the promotion of public health, safety, convenience, comfort, morals, prosperity, and general welfare. C. Relationship To Other Ordinances or Agreements This Ordinance is not intended to abrogate or annul any ordinance, rule, regulation, permit, easement, covenant, or other private agreement previously adopted, issued, or entered into and not in conflict with the provisions of this Ordinance. However, where the regulations of this Ordinance are more restrictive or impose higher standards or requirements than other such ordinances, rules, regulations, permits, easements, covenants, or other private agreements, the requirements of this Ordinance shall govern. D. Vested Right Nothing in this Ordinance should be interpreted or construed to give rise to any permanent vested rights in the continuation of any particular use, district, zoning classification, or permissible activities therein. Furthermore, such rights as may exist through enforcement of this Ordinance are hereby declared to be subject to subsequent amendment, change or modification as may be necessary for the preservation or protection of public health, safety, and welfare. 3:1 �Zoning Ordinance E. F. Continued Conformity With Yard and Bulk Regulations 1. No building or structure shall hereafter be erected or altered to exceed the height; to occupy a greater percentage of lot area; to have (a) narrower or smaller rear yards, front yards, side yards, or other open spaces than prescribed for the district in which the building or structure is located. 2. No yard or lot existing at the time of passage of this Ordinance shall be reduced in dimension or area below the minimum requirements set forth for the district in which the yard or lot is located. Yards or lots created after the effective date of this ordinance shall meet at least the minimum requirements established by this Ordinance. 3. No part of yard or other open space required for or in connection with, any structure for the purpose of complying with this Ordinance, shall be included as part of a yard or open space similarly required for any other structure. Division and Consolidation of Land The division and consolidation of land shall be in accordance with the Subdivision Control Act, Michigan Public Act 288 of 1967, as amended. No lot or parcel shall hereafter be divided into two (2) or more lots and no portion of any lot shall be sold, unless all lots resulting from each such division or sale conform with all regulations of the zoning district in which the property is located. G. Unlawful Buildings, Structures, Site Designs and Uses A building, structure, or use which was not lawfully existing at the time of adoption of this Ordinance shall not be made lawful solely by adoption of this Ordinance. In case any building, or part thereof, is used, erected, occupied, or altered contrary to the provisions of this Ordinance, such building or use shall be deemed an unlawful nuisance and may be required to be vacated, torn down, or abated by any legal means, and shall not be used or occupied until it has been made to conform to the provisions of this Ordinance. Public expenditures toward abating any such nuisance shall become a lien upon the land. Section 3.02 ACCESSORY STRUCTURES All accessory buildings and structures, except for Accessory Dwelling Units (see Section 14.03), permitted in this Zoning Ordinance shall be subject to the following: A. 3:2 Relation to principal building: Accessory buildings, structures, and uses are permitted only in connection with, incidental to and on the same lot with, a principal building, structure or use which is permitted in the particular zoning district. No accessory building, structure, or use shall be occupied or utilized unless the principal structure to which it is accessory is occupied or utilized. �The City of DEXTER ~ B. Permit required: Any accessory building or structure greater than one hundred (100) sq. ft. shall require a Zoning Compliance Permit. C. Maximum number of detached accessory buildings: The maximum number of detached accessory buildings shall be as follows: Zoning District R-1, VR-1, VR-2 Maximum Number One (1) detached building of over one hundred (100) sq. ft. VC, CBD Two (2) detached buildings, each ninety-nine (99) sq. ft. or less One (1) detached building per building with dwelling unit(s) One (1) detached building for House or Duplex Building Forms ARC, BRC, PF, I-1, R-D None for all other Building Forms One (1) detached building per lot MF, MHP D. Maximum Lot Coverage for accessory buildings: The lot coverage of all principal and accessory buildings, detached or attached, must not exceed the maximum lot coverage for the zoning district. E. Restrictions on placement for accessory buildings: Accessory buildings shall not be erected in any right-of-way, easement, or front yard. When an accessory building is located on a corner lot, the side lot line of which is substantially a continuation of the front lot line of the lot to its rear, said building shall not project beyond the front yard setback required on the lot to the rear of such corner lot. F. Required setbacks for attached accessory buildings or structures: Where the accessory building, structure or use is structurally attached to a principal building, structure or use (e.g., a deck, garage or breezeway), it shall be subject to all the regulations of this Section applicable to principal buildings, structures and uses. G. Required setbacks detached accessory buildings: The required setbacks for detached accessory buildings shall be as follows: 3:3 �Zoning Ordinance Zoning Principal Side Street Side & Rear District Building ROW Lot Line R-1 Ten (10) ft. Ten (10) ft. Three (3) ft. VR-1, VR-2, See Building Form Standards in Section 11.03.D VC, CBD MF, MHP Ten (10) ft. Ten (10) ft. Three (3) ft. Ten (10) ft. Parking lot setbacks for ARC, BRC Building Form of principal building PF Ten (10) ft. Ten (10) ft. Ten (10) ft. I-1, R-D Ten (10) ft. Principal Building Setback Shoreline Wetland* Fifty (50) ft. Ten (10) ft. * Boundary of a wetland regulated by the Michigan Department of Environment, Great Lakes and Energy (EGLE) or the federal government. H. Maximum height of detached accessory buildings or structures: The maximum building height of any detached accessory building or structure shall be as follows: Zoning District R-1, VR-1, VR-2, VC, CBD MF, MHP ARC, BRC PF, I-1, R-D Maximum Height Fourteen (14) ft. See Building Form Standards in Section 11.03.D Fourteen (14) ft. Ground floor height for building form of principal building Height of the principal building or equal to maximum building height for the zoning district, whichever is less. I. Drainage: The placement and design of any accessory building or structure shall not have a significant impact on stormwater runoff. The Zoning Administrator may require grading plans or a sketch plan to ensure compliance with this provision. 3:4 J. Restrictions on use: Accessory buildings shall not be occupied for dwelling purposes nor used for any business profession, trade, or occupation, unless otherwise specified by this Ordinance. K. Carports and Garages in Multiple Family: Carports and garages in multiple family dwelling developments shall have a maximum height of fourteen (14) feet, measured from the grade to the peak of the structure. Carports shall be partially screened by landscape screen walls, berms, retainer walls, or a combination thereof, along the sides and front end facing any public roads or internal road or drive. �The City of DEXTER ~ Section 3.03 LAWFUL USE OF A STRUCTURE AS A DWELLING UNIT A. Incompletely Constructed Structures Any incompletely constructed structure which does not meet the requirements of the Building Code or this Ordinance shall not be issued a Certificate of Final Zoning Compliance and shall not be used as a dwelling. For the purposes of this Section, a basement which does not have a residential structure constructed above it shall be considered an incompletely constructed structure. The restrictions shall not prevent temporary use of structure as a residence in accordance with Section 3.06. Section 3.04 TEMPORARY STRUCTURES AND USES A. General Requirements Temporary buildings and structures shall comply with the following requirements: 1. Temporary Structures Used for Residential Purposes A building or structure may be approved for temporary residential use only while damage to the principal dwelling due to fire, flood, ice, wind, or other natural disaster is being repaired. Any such temporary building shall not be used as a residence without prior review and approval by the Zoning Administrator. A mobile home or other approved living quarters may be occupied as a residence on a temporary basis on sites for which a building permit has been issued for construction, major repair, or remodeling of a new dwelling unit, subject to the following: a. Such permits may be issued by the Zoning Administrator for up to six (6) months in duration and may be renewed for a period of up to six (6) months, provided that work is proceeding in an expeditious manner. b. The total duration of a temporary permit shall not exceed twelve (12) months. c. Temporary structures shall comply with the setback standards for the district in which they are located. d. The Zoning Administrator shall verify electrical and utility connections to any temporary structure. Unless exempted by the Building Code, the temporary structure shall be connected to public water and sanitary 3:5 �Zoning Ordinance sewer lines. If public water and sanitary lines are not available to the lot, the temporary structure shall be connected to a well and a septic or holding tank, in which case the applicant shall obtain a permit therefor from the Washtenaw County Health Department. e. 2. 3:6 An approved temporary structure may be moved onto a site fourteen (14) days prior to commencement of construction and shall be removed within fourteen (14) days following issuance of a Certificate of Occupancy for the permanent dwelling. Temporary Structures Used for Nonresidential Purposes a. Temporary buildings for nonresidential use, including semitrucks/ trailers and concrete batch plants, shall be permitted only when the intended use is by a contractor or builder in conjunction with a construction project, and only after review and approval by the Zoning Administrator. Unless exempted by the Building Code, the temporary structure shall be connected to public water and sanitary sewer lines. If public water and sanitary lines are not available to the lot, the temporary structure shall be connected to a well and a septic or holding tank, in which case the applicant shall obtain a permit therefor from the Washtenaw County Health Department. Such temporary structures shall be removed immediately upon completion of the construction project and prior to a request for a Certificate of Occupancy for the project. b. A non-residential temporary structure, designed as a sales office, may be used in a residential development, including a PUD, exclusively for the purpose of selling new dwelling units within said residential development. The temporary structure may be used only during the construction of a model home/sales office and shall be removed no later than seven (7) days after the issuance of any occupancy certificate for the model home. In no case may a temporary sales office be used for more than a one (1) year period. The temporary office shall be the sole occupancy of, and located entirely within the buildable area of, a single lot, shall provide the off-road parking required by Section 5.04 and shall meet all requirements of the Building Code. Unless exempted by the Building Code, the temporary structure shall be connected to public water and sanitary sewer lines. If public water and sanitary lines are not available to the lot, the temporary structure shall be connected to a well and a septic or holding tank, in which case the applicant shall obtain a permit therefor from the Washtenaw County Health Department. The temporary structure may not be occupied until a Certificate of Occupancy has been issued. �The City of DEXTER ~ 3. Permits Permits for the utilization of temporary structures shall be issued by the Zoning Administrator. The permit shall specify a date for the removal of the temporary structure, and the Zoning Administrator shall require posting of a bond to ensure removal. A Certificate of Occupancy shall be required for such structures. 4. a. The applicant shall furnish the City with a performance guarantee in the amount of five hundred dollars ($500.00) to assure removal of the temporary structure. b. No zoning permit shall be issued until the Zoning Administrator has verification or documented exemptions per the Building Code of electrical, utility, water, and sanitary connections. c. The Zoning Administrator may require a performance bond to assure proper cleanup. Use as an Accessory Structure A temporary building or structure shall not be used as an accessory building or structure, except as permitted herein. 5. Special Events and Other Temporary Uses The Zoning Administrator may grant temporary use of land and structures for special events and other temporary uses, as defined in Article II of this Ordinance, subject to the following general conditions: a. Adequate off-street parking shall be provided. b. The applicant shall specify the exact duration of the temporary use. c. Electrical and utility connections shall be approved by the Zoning Administrator. d. The Zoning Administrator shall require the applicant to obtain a Peddlars, and Transient Merchants license under Chapter 34 of the City of Dexter’s General Code of Ordinances when the proposed temporary use falls under the provisions of that Chapter. The following conditions apply to specific temporary uses: a. Carnival or Circus - Maximum duration: Ten (10) days. - Operator or sponsor: Nonprofit entity 3:7 �Zoning Ordinance b. c. Location: Shall not be located in or adjacent to any developed residential area except on church, school or park property. Sidewalk Display and Sale of Bedding Plants - Maximum duration: Ninety (90) days. - Location: In commercial districts only. - Sidewalk Coverage: Shall not cover more than fifty percent (50%) percent of the width of the sidewalk. Christmas Tree Sales - Maximum duration: Forty-five (45) days. - Location: Shall not be located in or adjacent to any developed residential area. - Cleanup: Stumps, branches, and other debris shall be completely removed from site. Section 3.05 USES NOT OTHERWISE INCLUDED WITHIN A DISTRICT A. General Requirements A land use which is not cited by name as a permitted use in a zoning district may be permitted upon determination by the Planning Commission that such use is clearly similar in nature and compatible with the listed or existing uses in that district. In making such a determination, the Planning Commission shall consider the following: 1. Determination of Compatibility In making the determination of compatibility, the Planning Commission shall consider specific characteristics of the use in question and compare such characteristics with those of the uses which are expressly permitted in the district. Such characteristics shall include, but are not limited to, traffic generation, types of service offered, types of goods produced, methods of operation, and building characteristics. 2. Conditions by which Use May Be Permitted If the Planning Commission determines that the proposed use is compatible with permitted and existing uses in the district, the Commission shall then decide whether the proposed use shall be permitted by right, as a special land use, or as a permitted accessory use. The proposed use shall be 3:8 �The City of DEXTER ~ subject to the review and approval requirements for the district in which it is located. The Planning Commission shall have the authority to establish additional standards and conditions under which a use may be permitted in a district. No use shall be permitted in a district under the terms of this Section if the use is specifically listed as a use permitted by right or as a special or conditional use in any other district. Section 3.06 YARD AND BULK REGULATIONS A. General Regulations All lots, buildings, and structures shall comply with the following general yard and bulk regulations unless specifically stated otherwise in this Ordinance: 1. Minimum Lot Size Every building hereafter erected on a lot or parcel of land created subsequent to the effective date of this Ordinance shall comply with the lot size, lot coverage, and setback requirements for the district in which it is located. No yards in existence on the effective date of this Ordinance shall subsequently be reduced below, or further reduced if already less than, the minimum yard requirements of this Ordinance. 2. Number of Principal Uses per Lot Only one principal building shall be placed on a lot of record or parcel in single-family residential districts. In a single-family site condominium project, only one (1) principal building shall be placed on each condominium lot, as defined in Article II. 3. Relocation of Existing Buildings Into the City No existing building or structure shall be relocated upon any parcel or lot in the City of Dexter unless the building or structure conforms to all requirements for the district in which the building or structure is to be located. Section 3.07 PROPERTY MAINTENANCE Every parcel of property including buildings, vacant or occupied, and every part thereof, including the yards, courts, passages, areas of alleys connected therewith or belonging to the same, shall be kept clean and shall be kept free from any accumulation of dirt, filth, rubbish, garbage, or other matter in or on the same. The owner of every dwelling shall be responsible for keeping the entire building free from vermin. The owner shall also be responsible for complying with the provision of this Section except that the tenants shall be responsible for the cleanliness of those parts of the premises which they occupy 3:9 �Zoning Ordinance and control. Any hazardous places that are necessary during the construction must be fenced or boarded up. Property owners and/or occupants shall be held responsible for the condition, cleanliness, and maintenance of the areas between their lot lines and adjoining roads and curbs, where existing. Section 3.08 DUMPSTER AND WASTE RECEPTACLES Dumpster, including waste receptacles, waste compactors, and recycling bins shall be designed, constructed, and maintained according to the standards of this Section. Waste receptacle location and details of construction shall be shown on site plans. A change in receptacle location or size shall require modification to the enclosure, as warranted by this Section. 3:10 A. Location: Waste receptacles shall be located in the rear yard or nonrequired side yard, unless otherwise approved by the Planning Commission and shall be as far as practical, and in no case be less than twenty (20) feet from any residential district and in such a way that they are not easily damaged by the refuse device. The location and orientation of waste receptacle and enclosure shall minimize the potential for the waste receptacle to be viewed from public road or adjacent residential districts. B. Access: Waste receptacles shall be easily accessed by refuse vehicles without potential to damage the building or automobiles parked in designated parking spaces. C. Base Design: The receptacle base shall be at least twelve (12) feet (twenty (20) feet for a dual dumpster corral) by eight (8) feet, constructed of six (6) inches of reinforced concrete pavement. A base apron shall extend ten (10) feet beyond the waste receptacle pad or gate to support the front axle of a refuse vehicle. D. Enclosure: Waste receptacles shall meet the following standards: 1. Each waste receptacle shall have an enclosing lid or cover. 2. Waste receptacles shall be enclosed on three (3) sides with a gate on the fourth side. A gate shall not be required if the opening of the enclosure is not visible from the public road or a residential district, as determined by the Planning Commission. A gate must be maintained in operable and sanitary condition. 3. The enclosure shall be constructed of brick, concrete or decorative precast panel with brick effect, or a wooden enclosure, provided that the lumber is treated to prevent decay or is determined by the Zoning Administrator to be durable and suitable for outdoor use with a maximum height of six (6) feet or at least one (1) foot higher than the receptacle, whichever is higher, and spaced at least three (3) feet from the receptacle. �The City of DEXTER ~ 4. Bollards or similar protective devices may be installed at the opening to prevent damage to the enclosure. 5. The enclosure shall be screened with five (5) foot high evergreens planted a minimum of six (6) feet apart wherever the enclosure wall is visible to a public road or residential district. See Section 6.12 waste receptacles and mechanical equipment screening. Section 3.09 FENCES Fences are permitted subject to the following regulations: A. Permits: The erection, construction, or alteration of any fence shall require a permit and shall be approved by the Zoning Administrator in compliance with the provisions of this Ordinance. All applications for fence permits shall be submitted to the Zoning Administrator and shall be accompanied by the following: 1. A completed fence permit application form. 2. Fence design information including dimensions of the fence as proposed, the height of the fence, design of the fence, the type of materials to be used for the fence, footing information, and a picture of the proposed fence. 3. A survey showing the location of the proposed fence. a. 4. B. When a fence is proposed directly on the property line, unless otherwise mentioned in this ordinance, the survey must be accompanied by the submission of written consent from all adjacent property owners or a certified survey verifying the location of the property lines. The fee for the fence permit, as set by resolution of the City Council. General Fence Requirements: 1. Fence height shall be measured from the surrounding grade at every point along the fence line. 2. Chicken wire fences are strictly prohibited. 3. Fences that have one (1) finished and one (1) decorative side shall be erected with the finished or decorative side facing to the exterior of the lot to which the fence is associated. Any reconstruction of a non-conforming fence shall require a permit and must meet current ordinance standards, unless otherwise specified in the ordinance. 4. A single fence is allowed per property line. 3:11 �Zoning Ordinance 5. C. Location in front yards: Fences may be located in a front yard of any lot of record when the following standards are met: 1. 2. 3. D. E. 3:12 Fence ownership shall be determined by the fence permit applicant. The fence is of an ornamental nature of approved materials, of a design as to be nonsight obscuring and of a fence type listed below: a. Post and rail b. Split rail c. Picket d. Wrought iron e. Other types of ornamental fences approved by the Planning Commission on a case-by-case basis. Maximum height of thirty-six (36) inches, with the following exceptions: a. The maximum height may be lower on a corner lot to meet the requirements for clear vision areas in Section 5.03.D. b. Both road frontages on a corner lot are considered the front yard. For the purpose of front yard fencing on corner lots, the maximum height for fences is four (4) feet from the rear building line to the rear lot line. No front yard fence shall be erected closer than six (6) inches to any public sidewalk or the property line, and shall not cross any public rights-of-way. Side Yard fence standards: Fences may be located in the side yard when the following standards are met: 1. Maximum height of six (6) feet. 2. Fences shall only extend along the side property line equal distance to the length of the principal building and not extend beyond the front building line. A six (6) foot fence may extend perpendicular from the property line to the front building line. Rear Yard Fence standards: All fence types, including privacy fences are permitted in rear yards when the following standards are met: 1. Maximum height of six (6) feet in height measured from the surrounding grade at every point along the fence line. 2. Privacy fences may be erected in a rear or side yard on any lot of record provided the privacy fence does not extend beyond the rear property line. �The City of DEXTER ~ F. Prohibition in right-of-way: Fences shall not be erected in public rights-of-way. G. Location/height in industrial districts: Fences are permitted in I-1 and R-D Zoning Districts when the following standards are met: H. 1. The fence is located in the side or rear yard. Fences are not permitted in the front yard. 2. Maximum height of six (6) feet. A maximum height of eight (8) feet may be allowed on property with a principal building containing an approved industrial use, and when the fence does not constitute an unreasonable hazard or nuisance. Public fences: Fences which enclose public parks, public institutions, playgrounds, or other public areas are permitted when the following standards are met: 1. The maximum height is eight (8) feet in height, measured from the surrounding grade at every point along the fence line. 2. The fence shall not obstruct vision to an extent greater than twenty-five percent (25%) of the total fence area. 3-Foot max fence height Fence must be ornamental, see 3.17 (B)(C). 6-Foot max fence height Privacy fences are permitted. Additional standards may apply. Fences placed on a property line will require written consent of neighboring property owner. 3:13 �Zoning Ordinance I. Restrictions: Fences shall not contain electric current or charge of electricity. Barbed wire, spikes, nails or any other sharp instruments of any kind are prohibited on top of or on the sides of any fence. Fences protecting public utilities and property may use barbed wire or other security fencing measures. J. Maintenance: All fences shall be maintained in a good condition, in an upright position and shall not constitute an unreasonable hazard. Any fence, which is not maintained, as determined by the Zoning Administrator, shall be removed, or replaced (any required fence shall be replaced) at the owner’s expense. Section 3.10 STORAGE RECREATIONAL VEHICLE PARKING AND The outdoor parking or storage of a mobile home, camper trailer, motor home, race cars, snowmobiles, boats, ATV’s, and similar recreational vehicles for periods exceeding fortyeight (48) hours in the front yard on lands not approved for such use is prohibited, except that the Zoning Administrator may issue a temporary permit which shall allow the parking of such a recreational vehicle on private property for a period not exceeding two (2) consecutive weeks. Any parked or stored recreational vehicle shall be legally operable and licensed and shall not be connected to any sanitary facilities. Recreational vehicles may be stored over forty-eight (48) hours provided the vehicles shall be stored only within the confines of the rear yard or side yard when behind the front building line of the principal building; and shall further comply with the side and rear yard setback applicable to accessory buildings. Section 3.11 EXTERIOR LIGHTING 3:14 A. Purpose and Intent. The purpose of this Section is to regulate the placement, orientation, distribution patterns, and fixture types of outdoor lighting. The intent of this Section is to encourage lighting that provides safety and security; also, to prevent glare on public roadways, protect the privacy of residents; and reduce atmospheric light pollution and light trespassing. Exterior site lighting shall be permitted in any zoning district subject to the restrictions provided in this Section. B. Definitions: 1. Fully shielded fixture. An outdoor lighting fixture that is shielded or constructed so that all light emitted is projected below a horizontal plane running through the lowest part of the fixture. 2. Lighting diagram. A plan showing all exterior proposed on-site lighting and the area to be illuminated by each lighting source. The lighting diagram will also show proposed site lighting - location, type, height, intensity, direction, and typical details. �The City of DEXTER ~ 3. Glare. Light that causes annoyance, discomfort, or loss in visual performance and ability because the luminance is sufficiently greater than the luminance to which the human eyes are adapted. C. D. 4. Outdoor lighting fixture. An electrically powered illuminating device or other outdoor lighting fixture including all parts used to distribute the light and/or protect the lamp, permanently installed or portable, used for illumination. Such devices shall include, but are not limited to, search, spot, flood, and area lighting. 5. Recessed canopy fixture. An outdoor lighting fixture recessed into a canopy ceiling so that the bottom of the fixture is flush with the ceiling. Outdoor Lighting Compliance Statement. The applicant for any permit work involving outdoor lighting fixtures governed by this Section shall submit, as a part of the site plan, evidence that the proposed work will comply with this Section. This information shall contain but not be limited to the following: 1. Location of all freestanding, building-mounted, and canopy light fixtures on the site plan and/or building elevations. 2. Photometric grid overlaid on the proposed site plan, indicating the overall light intensity throughout the site (in footcandles) and ten (10) feet beyond the parcel lines. The Zoning Administrator may waive the requirement for sites with parking lots of twenty (20) spaces or less or for sites that are not adjacent to residentially zoned property. 3. Specifications and details for the type of fixture being proposed, including the initial lumen rating, type of lamp, method of shielding, type of lens, and all applicable accessories. The details shall include a depiction of the lighting pattern and light levels applicable for the proposed pole height. Approved Materials and Methods of Construction. The provisions of this Section are not intended to prevent the use of any design, material, or method of installation or operation not specifically prescribed by this Section, provided any such alternate has been approved. The City may approve any such proposed alternative provided it: 1. Provides at least approximate equivalent to the applicable specific requirement of this Section; and 2. Is otherwise satisfactory and complies with the purpose and intent of this Section. No substitution of any existing light fixture or lamp type is permitted without approval of the Zoning Administrator, who may require sufficient information to ensure compliance with the standards of this chapter. 3:15 �Zoning Ordinance E. F. General Standards. All exterior lighting shall comply with the following standards: 1. Lighting systems shall limit light trespass, restrict light trespass to specific levels, provide generally even illumination for all intended vehicular and pedestrian areas, and use energy efficient light sources. 2. Site lighting shall be directed away from residential properties as much as possible. 3. Only non-glare, color-corrected lighting shall be permitted. For all nonresidential uses, full cutoff shades are required for light sources so as to direct the light onto the site and away from adjoining properties. The light source shall be recessed into the fixture so as not to be visible from off site. Building and pole mounted fixtures shall be parallel to the ground. Wall-pak type lighting shall be prohibited. 4. All outdoor lighting fixtures, including display lighting, shall be turned off after close-of-business, unless needed for safety or security, in which case the lighting shall be reduced to the minimum level necessary as determined by the City. 5. Outdoor lighting in residential districts shall be exempt from the provisions of this subsection, provided that any on-site lighting does not project onto adjacent properties or create glare on an adjacent roadway and motorists. 6. Street lighting in all subdivisions, site condominiums, or other development is required. All street lighting shall conform to the City’s Community Street Lighting Program. The City Council, after receiving a recommendation from the Planning Commission, may allow deviations to City street lighting standards when the Council determines that the applicant has adequately demonstrated that alternative lighting plans will meet the intent and purpose of this ordinance and will provide sufficient lighting necessary for safety and security purposes. Freestanding pole lighting. All freestanding pole lighting shall comply with the following standards: 1. Fixture and bulb design: a. 3:16 Exterior lighting shall be a full cut-off fixture as defined by the Illumination Engineering Society of North America (IESNA) or other suitably shielded fixture, downward directed with a flat lens to prevent light trespass. All lights shall be shielded in such a manner that light rays emitted by the fixture, either directly from the lamp or indirectly from the fixture, are projected below a horizontal plane running through the lowest point on the fixture where light is emitted. All light fixtures �The City of DEXTER ~ shall be installed in such a manner that the shielding satisfies the definition of a fully shielded fixture. All fixtures closest to the property line shall have house side shields. 2. b. Replacement of existing metal halide bulbs, mercury vapor bulbs, or other light sources is permitted, provided that such source does not exceed four thousand (4,000) Kelvin. c. All new fixtures shall be LED unless, upon showing a good cause and substantially equivalent energy efficiency, alternative fixtures are specifically approved by the Planning Commission as shown on a photometric and lighting plan. d. Decorative or historic light fixtures may be approved as an alternative to shielded fixtures when it can be shown that there will be limited off-site light trespass through the use of low-wattage lamps and the proposed fixtures will be more consistent with the character of the site. e. Light fixtures and poles shall be compatible with the character of the development and zoning district, as determined by the City. Lighting levels. a. Light levels shall comply with the International Dark-Sky Association’s goal to eliminate over lighting by using the minimum recommended values as maximum values as stated in Illuminating Engineering Society of North America’s (IESNA) RP-8 and RP-33, as amended. b. The intensity of light at the base of a light fixture pole shall not exceed ten (10) footcandles. Lighting levels shall not exceed three (3) foot-candles as measured directly between two (2) fixtures. The City Council, after receiving a recommendation from the Planning Commission, may allow for an increased level of lighting above maximum permissible levels when the Council determines that the applicant has demonstrated that such lighting is necessary for safety and security purposes. c. Light shall not exceed 0.1 footcandle along any boundary, or beyond, any property line of a residentially zoned or used property, and not exceed 0.3 footcandle along or beyond all nonresidential property boundaries. d. Light levels shall be measured on the horizontal plane at grade level within the site, and on the vertical plane of any property line boundary or road right-of-way line at a height of five (5) feet above grade level. 3:17 �Zoning Ordinance 3. 4. G. 3:18 e. Except as stated elsewhere in these regulations, light levels will be limited to those published as recommendations by the Illuminating Engineering Society of North America f. The maximum uniformity (max-to-min) ratio shall be 10:1. Height. a. For parking lots of less than one hundred (100) parking spaces, lighting fixtures shall not exceed a height of eighteen (18) feet measured from the ground level to the centerline of the light source. b. For parking lots of more than one hundred (100) spaces, lighting fixtures shall not exceed a height of twenty (20) feet measured from the ground level to the centerline of the light source. c. No fixture shall be a height that allows the fixture light source to be directly seen at the property line. d. The City Council, after receiving a recommendation from the Planning Commission, may allow a pole height up to twenty-two (22) feet when the Council determines that the applicant has demonstrated that greater height is necessary. Light pole location. Light poles shall be located not less than five (5) feet from the edge of a drive or parking space, where feasible, and not interfere with traffic flow, access to fire hydrants, or other utilities. Nonresidential building-mounted lighting: Building-mounted lighting fixtures for the purpose of lighting entrances, adjacent sidewalks, parking areas, and loading areas is permitted subject to the following restrictions: 1. Building-mounted lighting shall be a full cutoff fixture or fully shielded and directed downward to prevent light trespass. The intensity of light shall not exceed ten (10) footcandles at grade for any building-mounted fixture. Maximum fixture height shall be twenty (20) feet. 2. Light shall not exceed 0.1 footcandle along or beyond zoned or existing residential property lines and 0.5 footcandle along or beyond nonresidential property lines. 3. Decorative or historic light fixtures may be approved as an alternative to shielded fixtures when it can be proven that there will be limited off-site light trespass through the use of low-wattage lamps and the proposed fixtures will be more consistent with the character of the site. �The City of H. I. J. K. DEXTER ~ Nonresidential architectural lighting of building facades. The lighting of a building facade for architectural, aesthetic, or decorative purposes is permitted subject to the following restrictions: 1. All building facade lighting shall be low-intensity. All building facade lighting shall be fully shielded and fully confined from projecting into the sky by eaves, roofs, or overhangs, and mounted as flush to the wall as possible, as determined by the City. 2. Luminaires shall be downward directed. 3. The maximum illumination of any vertical surface or angular roof surface shall not exceed five (5) footcandles. 4. Internally illuminated architectural bands or external lighting directed on buildings may be approved where it can be shown that the treatment will serve a legitimate function and will not adversely impact neighboring properties. Canopy lighting. 1. Flat lenses are required. 2. Downlight fixtures must be recessed into the ceiling/grid system. 3. Illumination levels shall comply with IESNA standards. 4. Illumination shall not exceed fifty (50) footcandles (432LM/M2) under a canopy. Flagpole lighting. A flagpole may be illuminated by one (1) of the following methods: 1. With one (1) upward-aimed spotlight fixture, fully shielded and directed away from roads, shining only on the flag and minimizing light spill into the dark night sky. The fixture shall be placed as close to the base of the flagpole as reasonably possible. 2. With one (1) downward-aimed light fixture, fully shielded and directed away from roads, shining only on the flag and minimizing light spill into the dark night sky. Prohibited lighting types. The following lighting types are prohibited: 1. The use of search lights, lasers, or any similar high-intensity light for outdoor advertisement or entertainment. 2. Floodlights. 3:19 �Zoning Ordinance L. 3. Flashing, moving, strobe, or intermittent-type lighting. 4. Exterior exposed luminous tube lighting (neon, cold cathode, or similar source), or exposed bulb fluorescent lighting. Exemptions. The following uses shall be exempt from the provisions of this ordinance, except that the Zoning Administrator may require a lighting and photometric plan when deemed necessary to protect the public health, safety, and welfare: 1. Roadway and airport lighting; 2. Temporary circus, fair, carnival, or civic uses; 3. Construction or emergency lighting, provided such lighting is temporary and is discontinued immediately upon completion of the construction work or abatement of the emergency necessitating said lighting; 4. Temporary lighting and lighting associated with agricultural activities. Section 3.12 SANITARY SEWER AND WATER FACILITIES All uses put in place on or after the effective date of adoption or amendment of this Ordinance in any district, shall be connected to the public sanitary sewer and water supply systems. Onsite facilities and privately owned and operated sewer and water systems are prohibited. Any onsite system which is legal at the time of adoption of this Ordinance may be kept in operation until such system fails. Upon failure of such onsite system, the use must be connected to the public system. Section 3.13 COMPLETION OF CONSTRUCTION Nothing in this ordinance shall require a change in plans, construction, or designated use of any building for which actual construction was lawfully beginning prior to the effective date of operation of this Ordinance or later amendment which may apply. Actual construction is hereby defined to include the placing of construction materials in a permanent position and fastening them in a permanent manner. Where excavation, demolition, or removal of an existing building has been substantially begun preparatory to rebuilding, such excavation, demolition, or removal shall be deemed to be actual construction provided that the work shall be carried on diligently. In the case of such excavation, demolition, or removal, however, this provision shall expire and not be in effect three hundred sixty-five (365) days following the effective date of adoption or amendment of this ordinance, unless a permit for the actual construction of a new building has been issued by the Zoning Administrator. 3:20 �The City of DEXTER ~ Where a building permit has been issued in accordance with the law within three hundred sixty-five (365) days of such effective date and diligently pursued to completion, said building or structure shall be completed in accordance with the approved plans on the basis of which the building permit was issued, and further, upon completion shall be occupied by the use for which it was originally designed, subject thereafter to provisions of Article IV, Nonconformities, herein, If applicable. Any basement, cellar, garage, or any incomplete structure without an occupancy permit in use as a dwelling on the effective date of adoption or amendment of this Ordinance shall not be used as a dwelling for more that twelve (12) months following said date, unless said structure has been completed in conformance with the regulations of the district in which located. Section 3.14 ENGINEERING DESIGN SPECIFICATIONS The Dexter City Council shall, by ordinance, establish comprehensive, minimum engineering design specifications for site improvements applicable to all zoning districts in the City of Dexter. These standards shall constitute the minimum requirements adopted for promotion and preservation of the public health, safety, and general welfare of the City of Dexter. The standards shall not repeat abrogate, annul or in any manner interfere with existing regulations, ordinances, or laws of the City of Dexter, nor conflict with any statutes or regulations of the State of Michigan or Washtenaw County; provided, that these standards shall control where they impose higher standards than provided by said existing regulations, ordinances, statutes, or laws. Proprietors are encouraged to design facilities which take into consideration actual site conditions. Where such conditions warrant, the proprietor is encouraged to design and construct improvements which are compatible and appropriate and not merely in compliance with the standards. The minimum engineering design specifications may, by ordinance of the Dexter City Council, be amended from time to time to reflect updates in the accepted state of construction standards, materials, and design. Section 3.15 SOLAR ENERGY SYSTEMS A. Intent: The City of Dexter promotes the effective and efficient use of solar energy collection systems. It is the intent of the City to permit these systems by regulating the siting, design, and installation of such systems to protect the public health, safety, and welfare, and to ensure compatibility of land uses in the vicinity of solar energy collectors. Building-mounted and ground-mounted solar energy collectors, as defined in this Ordinance, shall comply with the provisions of this Section. B. Criteria for the use of all solar energy equipment: 1. Solar energy equipment shall be located in the least visibly obtrusive location where panels would be functional. 3:21 �Zoning Ordinance C. 2. Solar energy equipment shall be repaired or replaced within three (3) months of becoming nonfunctional. 3. Each system shall conform to applicable industry standards including those of the American National Standards Institute (ANSI). Administrative review for building-mounted solar energy equipment: Buildingmounted solar energy equipment may be approved by the Zoning Administrator. The application shall include the following: 1. Photographs of the property’s existing conditions. 2. Renderings or catalogue cuts of the proposed solar energy equipment. 3. Certificate of compliance demonstrating that the system has been tested and approved by Underwriters Laboratories (UL) or other approved independent testing agency. 4. Plot plan to indicate where the solar energy equipment is to be installed on the property. 5. Description of the screening to be provided for ground or wall mounted solar energy equipment. The following instances are exempt from review by the Zoning Administrator: D. 3:22 1. The installation of one (1) solar panel with a total area of less than eight (8) sq. ft.. 2. Repair and replacement of existing approved solar energy equipment, provided that there is no expansion of the size or coverage area of the solar energy equipment. Building-mounted solar energy collector requirements: A building-mounted solar energy collector shall be a permitted accessory use in all zoning districts, subject to the following requirements: 1. An administrative review and approval by the Zoning Administrator is required of all building-mounted solar energy collectors permitted as an accessory use, except for exemptions listed in subsection C above. 2. Solar energy collectors that are mounted on the roof of a building shall not project more than five (5) feet above the highest point of the roof but, in any event, shall not exceed the maximum building height limitation for the zoning district in which it is located, and shall not project beyond the eaves of the roof. �The City of E. DEXTER ~ 3. Solar energy collectors that are roof-mounted, wall-mounted, or are otherwise attached to a building or structure shall be permanently and safely attached to the building or structure. Proof of the safety and reliability of the means of such attachment shall be submitted to the Building Official prior to installation; such proof shall be subject to the Building Official’s approval. 4. Solar energy collectors that are wall-mounted shall not exceed the height of the building wall to which they are attached. 5. Solar energy collectors shall not be mounted on a building wall that is parallel to an adjacent public right-of-way. 6. The exterior surfaces of solar energy collectors that are mounted on the roof or on a wall of a building, or are otherwise attached to a building or structure, shall be generally neutral in color and substantially non-reflective of light. 7. Solar energy collectors shall be installed, maintained, and used only in accordance with the manufacturer’s directions. Upon request, a copy of such directions shall be submitted to the City Building Official prior to installation. The Building Official may inspect the completed installation to verify compliance with the manufacturer’s directions. 8. Solar energy collectors, and the installation and use thereof, shall comply with the City construction code, the electrical code, and other applicable City construction codes. Ground-mounted solar energy collector requirements: A ground-mounted solar energy collector system shall subject to the approval of the Planning Commission under Article XXI, and subject to the following requirements: 1. Ground-Mounted Solar Energy Systems and Fields are a permitted accessory use in the I-1 and R-D Zoning Districts. 2. Ground-mounted solar energy collectors shall be located only as follows: 3. a. They may be located in the rear yard and the side yard, but not in the required rear yard setback or in the required side yard setback unless permitted by the Planning Commission in its approval of the site plan. b. They may be located in the front yard only if permitted by the Planning Commission in its approval of the site plan but, in any event, they shall not be located in the required front yard setback. Ground-mounted solar energy collectors shall not exceed sixteen (16) feet in height, measured from the ground at the base of such equipment. 3:23 �Zoning Ordinance F. G. 4. The total area of ground-mounted solar energy collectors shall be included in the calculation of the maximum permitted lot coverage requirement for the parcel of land. 5. Solar energy collectors shall be permanently and safely attached to the ground. Proof of the safety and reliability of the means of such attachment shall be submitted with the conditional use application and shall be subject to the Planning Commission’s approval. 6. Solar energy collectors shall be installed, maintained, and used only in accordance with the manufacturer’s directions. A copy of such directions shall be submitted with the special use application. The site plan, if granted, may be subject to the Building Official’s inspection to determine compliance with the manufacturer’s directions. 7. The exterior surfaces of solar energy collectors shall be generally neutral in color and substantially non-reflective of light. 8. Ground-mounted solar energy collectors, and the installation and use thereof, shall comply with the City construction code, the electrical code and other applicable City construction codes. Solar access requirements: When a solar energy collection system is installed on a lot, accessory structures or vegetation on an abutting lot shall not be located so as to block the solar collector’s access to solar energy. The portion of a solar collector that is protected is the portion which: 1. Is located so as not to be shaded between the hours of 10:00 a.m. and 3:00 p.m. by a hypothetical twelve (12) foot obstruction located on the lot line; and 2. Has an area not greater than one-half (0.5) of the heated floor area of the structure, or the largest of the structures, to be served. Solar access exemptions: Structures or vegetation existing on an abutting lot at the time of installation of the solar energy collection system, or the effective date of this Ordinance, whichever is later, are exempt from subsection F above. Said solar access requirements described in subsection F above, controls any structure erected on, or vegetation planted in, abutting lots after the installation of the solar energy collection system. Section 3.16 PLUG-IN ELECTRIC VEHICLE STATIONS A. 3:24 Purpose and Intent: The intent of these regulations is to remove barriers to the use of electric vehicles and establish a safe, convenient, cost-effective electric vehicle infrastructure to support the use of electric vehicles. �The City of B. C. DEXTER ~ Permitted Locations: 1. Level-1 and Level-2 electric vehicle charging stations shall be permitted in every zoning district when accessory to the principal permitted use. Such stations located at one-family, two-family, multiple-family, and mobile home park dwellings shall be designed as private restricted use only. Installation shall be subject to a zoning compliance permit, reviewed and approved by the Zoning Administrator, in accordance with Section 22.04(B). 2. Level-3 electric vehicle charging stations are permitted in the CBD, VC, VR, C-1, I-1 and R&D zoning districts, when accessory to the principal permitted use. Installation shall be subject to a zoning compliance permit, reviewed and approved by the Zoning Administrator, in accordance with Section 22.04(B). Readiness Requirement: 1. Residential: In order to proactively plan for and accommodate the anticipated future growth in market demand for electric vehicles, all new one- and two-family dwellings, and multiple family dwellings and mobile home developments that have garages or carports are required to be constructed with a 220-240-volt/40amp outlet on a dedicated circuit, in close proximity to designated vehicle parking to accommodate the potential future hardwire installation of a Level-2 electric vehicle charging station. 2. Non-Residential: a. In order to proactively plan for and accommodate the anticipated future growth in market demand for electric vehicles, it is strongly encouraged, but not required, that all new and expanded nonresidential development parking areas provide the electrical capacity necessary to accommodate the future hardwire installation of Level-2 electric vehicle charging stations. It is recommended that a typical parking lot (e.g., One thousand (1,000) or less parking spaces) have a minimum ration of two percent (2%) of the total parking spaces be prepared for such stations. b. If a property owner decides not to install the battery charging stations at the time of initial construction, this approach allows for the stations to be installed in the future without costly or cost-prohibitive retrofits. The intent of this subsection is to encourage sites to be “roughedin” with the installation of electrical stubs at planned electric vehicle charging station locations and conduit run from the power source to the station location to support future installation. 3:25 �Zoning Ordinance ,,,_v......,_ OVERHAN G PROPOSED_ PROPOSED_ 3" ELECTRICAL CONDUIT FOR FU1URE VEHICLE RECHARGE. . : -- - \~.D.A. SIGN (TYP ) : ' \_ . : ;.. •: :: r-:: ;., ,: : : r•:: ~-. A, • · ' .... ::. .. ::,;: :::::1 :•' _;, Example Site Plan: “Rough-In” of Electric Vehicle Charging Stations 3. General Requirements Development: a. b. Multi-family and Non-residential Parking i. For Multiple-Family Development, an electric vehicle charging station space shall be included in the calculation for minimum required parking spaces required in accordance with Article V. ii. For Non-Residential Development, an electric vehicle charging station space may be included in the calculation for minimum required parking spaces required in accordance with Article V. iii. Public electric vehicle charging stations are reserved for parking and charging electric vehicles only. Electric vehicles may be parked in any space designated for public parking, subject to the restrictions that would apply to any other vehicle that would park in that space. Accessible Spaces i. 3:26 for Multiple-Family Development: It is required that a minimum of one (1) accessible electric vehicle charging station be provided. Accessible electric vehicle charging stations should be located in close proximity to the building or facility entrance and connected to a barrier-free accessible route of travel. It is not necessary to designate the accessible electric vehicle �The City of DEXTER ~ charging station exclusively for the use of disabled persons. ii. c. Lighting i. d. e. Site lighting shall be provided where an electric vehicle charging stations is installed, unless charging is for daytime purposes only. Equipment Standards and Protection i. Battery charging station outlets and connector devices shall be no less than thirty-six (36) inches and no higher than fortyeight (48) inches from the surface where mounted. Equipment mounted on pedestals, lighting posts, bollards, or other devices shall be designed and located as to not impeded pedestrian travel or create trip hazards on sidewalks. ii. Adequate battery charging station protection, such as concrete-filled steel bollards, shall be used. Curbing may be used in lieu of bollards, if the battery charging station is setback a minimum of twenty-four (24) inches from the face of the curb. Usage Fees i. f. Non-residential Development: It is strongly encouraged, but not required that a minimum of one (1) accessible electric vehicle charging station be provided. Accessible electric vehicle charging stations should be located in close proximity to the building or facility entrance and connected to a barrierfree accessible route of travel. It is not necessary to designate the accessible electric vehicle charging station exclusively for the use of disabled persons. The property owner of a non-residential development is not restricted from collecting a service fee for the use of an electric vehicle charging station made available to visitors of the property. Signage i. Information shall be posted identifying voltage and amperage levels and any time of use, fee, or safety information related to the electric vehicle charging station. ii. Each electric vehicle charging station in non-residential developments shall be posed with signage indicating the 3:27 �Zoning Ordinance space is only for electric vehicle charging purposes. For purposes of this subsection, “charging” means that an electric vehicle is parked at an electric vehicle charging station and is connected to the battery charging station equipment. Restrictions shall be included on the signage, if removal provisions are to be enforced by the property owner pursuant to Chapter 54, Article IV of the General Code of Ordinances for the City of Dexter. g. Maintenance i. 3:28 Electric vehicle charging stations shall be maintained in all respects, including the functioning of the equipment. A phone number or other contact information shall be provided on the equipment for reporting when it is not functioning or other problems are encountered. �The City of DEXTER ~ Article IV NON-CONFORMITIES Section 4.01 INTENT Certain existing lots, structures, and uses of lots and structures were lawful before this Ordinance was adopted, but have become non-conformities under the terms of this Ordinance and its amendments. It is the intent of this Ordinance to permit such legal nonconforming lots, structures, or uses to continue until they are removed, but not to encourage their survival or where discontinuance or removal is not feasible, to gradually upgrade such non-conformities to conforming status. Non-conformities shall not be enlarged, expanded, or extended, except as provided herein, and shall not be used as grounds for adding other structures and uses of lots and structures which are prohibited. Non-conformities are declared by this Ordinance to be incompatible with the structures and uses permitted in the various districts. To avoid undue hardship, nothing in this Ordinance shall be deemed to require a change in the plans, construction or designated use of any building on which actual construction was lawfully begun prior to the effective date of adoption or amendment of this Ordinance and upon which actual building construction has been diligently carried on. Actual construction is hereby defined to include the placing of construction materials in permanent position and fastened in a permanent manner; except that where demolition or removal of an existing building has been substantially begun preparatory to rebuilding such demolition or removal shall be deemed to be actual construction, provided work shall be diligently carried on until completion of the building involved. Section 4.02 DEFINITIONS For the purposes of this Section, the following words and phrases shall have the meaning assigned to them: A. Effective Date: Whenever this Article refers to the “effective date,” the reference shall be deemed to include the effective date of any amendments to this Ordinance if the amendments created a non-conforming situation. B. Non-Conforming Building: A building or portion thereof which was lawfully in existence at the effective date of this Ordinance, that does not meet the limitations on building size, location on a lot, or other regulations for the district in which such building is located. 4:1 �Zoning Ordinance C. Non-Conforming Lot: A lot which was lawfully in existence at the effective date of this Ordinance, that does not meet the minimum area or dimensional requirements of the district in which the lot is located. D. Non-Conforming Use: A use which was lawfully in existence at the effective date of this Ordinance and which does not now conform to the use regulations of this Ordinance for the zoning district in which it is now located. E. Structural Non-Conformity: A non-conformity that exists when the height, size, or minimum floor space of a structure, or the relationship between an existing building and existing buildings or lot lines does not conform to the standards of the in which the property is located, also sometimes referred to as a dimensional non-conformity. Figure 4.02 Permissible and Non-Permissible Additions to an Existing Non-Conforming Structure · - · - -- · -· - -- · - · - · - · - ·. SETBACK LINE -s-1 • PERMISSIBLE ADDITION I -1 I'"' ~ I ~ PROPERTY LINE ~ I I I i1 EXISTING NONCONFORMING STRUCTURE : I ! I I I I I I _I i I .·I- ·-·-· ----·- · - · - · - ·- · -·-·-·- NONPERMISSIBLE ADDITION SETBACK LINE ~---------. ---, PROPERTY LINE -- I I I I ! I I EXISTING I I NONCONFORMING I I STRUCTURE _I -.·- ·-·-·--·- ·-·I - · - · - · - · - ·-· 4:2 FRONT SETBACK LINE PERMISSIBLE �The City of DEXTER ~ Section 4.03 NON-CONFORMING LOTS OF RECORD Any non-conforming lot shall be used only for a use permitted in the district in which it is located. In any district in which singlefamily dwellings are permitted, notwithstanding limitations imposed by other provisions of this Ordinance, a single-family dwelling and customary accessory buildings may be erected on any single lot of record at the effective date of adoption or amendment of this Ordinance. This provision shall apply even though such lot fails to meet the requirements for area or width, or both, that are generally applicable in the district; provided that yard dimensions and other requirements not involving area or width, or both, of the lot shall conform to the regulations for the district in which such lot is located. Variance requests from district yard requirements may be applied for through the City of Dexter Zoning Board of Appeals. If two or more lots or combination of lots with contiguous frontage in single ownership are of record at the effective date of this Ordinance, and if all or part of the individual lots do not meet the requirements established for lot width and area, the lots involved shall be considered to be an individual parcel for the purposes of this Ordinance. No portion of said parcel shall be used, occupied, or sold in a manner which diminishes compliance with lot width and area requirements established by this Ordinance, nor shall any division of a parcel be made which creates a lot with width or area less than the requirements stated in this Ordinance. These provisions shall not apply to contiguous lots in single ownership where each of the lots is occupied by a dwelling unit. Upon application, the Zoning Administrator may permit the combination, in whole or in part, of non-conforming lots of record into building sites less than the size requirements established by this Ordinance, provided that the combination of lots reduces the degree of non-conformity and results in a parcel which is capable of accommodating a structure that is in conformance with the building area, setback, and side yard requirements of this Ordinance. Section 4.04 NON-CONFORMING USES OF LAND The lawful use of any land existing on the effective date of this Ordinance may be continued even though such use does not conform to the provisions of this Ordinance or amendments subject to the following provisions: A. No such non-conforming use shall be enlarged or increased, nor extended to occupy a greater area of land than was occupied at the effective date of this Ordinance. B. No such non-conforming use shall be moved in whole or in part to any other portion of the lot or parcel occupied by such use at the effective date. C. If such non-conforming use of land ceases for any reason for a period of more than six (6) months, any subsequent use of such land shall conform to the regulations specified by this Ordinance for the district in which such land is located. 4:3 �Zoning Ordinance D. Where nonconforming off-street parking, landscaping, signage, fences, and other similar land uses exist, those uses shall be made to conform to the terms of this Ordinance when any legal use, principal or accessory, located on the land in question is established or expanded in such a manner that would necessitate site plan review and approval in accordance with Article XXI. Section 4.05 NON-CONFORMING BUILDINGS AND STRUCTURES Where a lawful building or structure exists at the effective date of this Ordinance that could not be built under the terms of this Ordinance by reason of restrictions on area, lot coverage, height, yards, or other characteristics of the structure or its location on the lot, such structure may be continued so long as it remains otherwise lawful subject to the following provisions: A. Restriction on Creating Non-conformities: No such building or structure may be enlarged or altered in a way which increases its non-conformity. B. Restriction on Movement: Should such structure be moved for any reason or for any distance whatsoever, it shall thereafter conform to the regulations for the district in which it is located after it is relocated or moved. C. Restrictions on Alteration or Modification: If a non-conforming structure or building is altered or modified so as to eliminate, remove, or lessen any or all of its non-conforming characteristics, then such non-conforming characteristics shall not be later re-established or increased. The Zoning Board of Appeals shall determine if a proposed alteration should decrease the degree of non-conformity. D. Restrictions on Replacements: Nothing in this Ordinance shall prevent the reconstruction, repair, or restoration and the continued use of any non-conforming structure damaged by fire, collapse, explosion, or acts of God, subsequent to the effective date of this Ordinance. Any non-conforming building which has been damaged substantially or destroyed may be repaired, rebuilt, or replaced within eighteen (18) months of such damage or destruction, provided that such repairs or rebuilding or replacement does not extend or expand the previously existing non-conforming structure. Where pending insurance claims require an extension of time, the Zoning Administrator may grant a time extension provided that the property owner submits a certification from the insurance company attesting to the delay. Until such time as the debris from the fire or act of God is fully removed, the premises shall be fenced and secured from pedestrian or unauthorized access. 4:4 �The City of E. DEXTER ~ A non-conforming structure, except a single-family dwelling and its accessory structures, which are damaged by any means to an extent of more than fifty percent (50%) of its assessed value as determined by the City Assessor, shall not be reconstructed except in conformity with the regulations of the district in which it is located. Any non-conforming structure, except single-family dwellings and their accessory structures, that are damaged to an extent of fifty percent (50%) or less of its replacement cost may be replaced in their location existing prior to such damage, provided replacement is commenced within eighteen (18) months of the date of when the damage occurred and is diligently pursued to completion. Failure to commence replacement within eighteen (18) months shall result in the loss of legal non-conforming status. Non-conforming structures may be replaced or expanded in accordance with the following requirements: 1. 2. A single-family dwelling unit and permitted accessory structures may be replaced or expanded, subject to the following standards: a. The dwelling is a permitted use in the district in which it is located; and b. Any expansion shall meet yard, lot coverage, floor area ratio, and impervious surface regulations of the zoning district in which it is located. All other non-conforming structures, in any zoning district, may be expanded only after approval by the Zoning Board of Appeals, as provided in Section 24.05 F. Section 4.06 NON-CONFORMING USES OF STRUCTURES AND LAND If a lawful use of a structure, or of structure and land in combination, exists at the effective date of adoption or amendment of this Ordinance, that would not be permitted in the district under the terms of this Ordinance, the lawful use may be continued so long as it remains otherwise lawful subject to the following provisions: A. Prohibition or Enlargement of a Building Housing Non-conforming Use: No existing structure devoted to a use not permitted by this Ordinance in the district in which it is located shall be enlarged, extended, constructed, reconstructed, moved, or structurally altered except in changing the use of the structure to a use permitted in the district in which it is located. B. Extension Throughout Building: Any non-conforming use may be extended throughout any parts of a building which were manifestly arranged or designed for such use, and which existed at the time of adoption or amendment of this Ordinance, but no such use shall be extended to occupy any land outside such building. 4:5 �Zoning Ordinance C. Changing Use: If no structural alterations are made, any non-conforming use of a structure, or structure and land in combination, may be changed to another nonconforming use of the same or a more restricted classification provided that the Zoning Administrator either by general rule or by making findings in the specific case, shall find that the proposed use is equally appropriate or more appropriate to the district than the existing non-conforming use. In permitting such change, the Zoning Administrator may require conditions and safeguards in accord with the purpose and intent of this Ordinance and/or may request review and determination by the Planning Commission. Where a non-conforming use of a structure, land, or structure and land in combination is hereafter changed to a more conforming use, it shall not thereafter be changed to a less conforming use. D. Prohibition of Re-establishment if Replaced by Conforming Use: A nonconforming use of any structure which is replaced by a permitted use shall thereafter conform to the regulations for the district in which such structure is located, and the non-conforming use may not thereafter be resumed. E. Discontinuance or Termination of Non-conforming Use of Structure: When a non-conforming use is discontinued or ceases to exist for six (6) consecutive months the non-conforming structure or use of land shall not thereafter be used except in conformance with the regulations of the district in which it is located. Structures occupied by seasonal uses shall be exempt from this provision. F. Repairs to Non-Conforming Use: On any building devoted in whole, or in part, to any non-conforming use, work may be done in any period of eighteen (18) consecutive months on ordinary repairs, improvements, modernization, or on repair or replacement of nonload-bearing walls, fixtures, wiring, or plumbing to correct deterioration, obsolescence, depreciation, and wear. Such repairs, improvements, replacement, or modernization activities shall be permitted providing the total area (in sq. ft.) of the building as it existed at the effective date of this Ordinance shall not be increased. Repairs begun within the required eighteen (18) consecutive months but not completed upon the expiration of the permitted time period may be completed provided the permits for the repairs have been issued, approved, and maintained, and the work has continued without interruption to eventual completion. Safety Repair. Nothing in the Ordinance shall be deemed to prevent the strengthening or restoring to a safe condition of any building, or part, thereof declared unsafe by an official charged with protecting public safety, upon order of such official. G. H. 4:6 Destruction of Non-Conforming Structure. If a structure devoted in whole or in part to a non-conforming use is destroyed by any means to an extent of more than 50% of its assessed value as determined by the City Assessor at the time of destruction, it shall not be reconstructed and shall not be devoted to any use except in conformity with the regulations of the district in which it is located. �The City of DEXTER ~ Section 4.07 NON-CONFORMING SITES A. Intent: The purpose of this Section is to encourage improvements to existing sites in the City that were developed before the site design standards of this Ordinance were established or amended. This section is intended to: 1. Allow for reasonable re-use, maintenance, and improvements to these sites that will gradually improve compliance with these requirements. 2. Permit a proportionate amount of improvements to non-conforming sites relative to the amount of expansion or improvement proposed to the use or building. 3. Allow the needed flexibility in the regulations to encourage gradual site improvements and increased compliance with the intent of the Zoning Ordinance Requirements. B. Required Reviews. This Section provides for the conditions under which reoccupancy, improvement, and modification to non-conforming sites may occur. It does not replace other reviews and requirements contained elsewhere in this Ordinance. Where improvements and modifications are proposed to non-conforming sites, they shall be subject to Site Plan Review in accordance with Article XXI. C. Standards for Review. Applications to improve or modify non-conforming sites shall be reviewed in accordance with Article XXI for new development, redevelopment, or change of use as listed in Section 21.02. Such activity may only be permitted if the following standards are met: 1. General Standards. a. Expansions to non-conforming structures or buildings comply with Section 4.05. b. Changes to non-conforming uses comply with Section 4.06. c. The applicant is proposing reasonable site improvement to the overall site in relation to the scale and construction cost of any proposed building improvements or expansion. d. The applicant has addressed safety related site issues on the overall site. e. The improvements or minor expansion will not increase non-compliance with other site requirements. 4:7 �Zoning Ordinance 2. Driveways. Driveways that do not conform to the City of Dexter design standards shall be removed or redesigned to the greatest extent possible. 3. Sidewalks. Whenever modifications are proposed, or any expansion of the building, parking lot, or site, the sidewalks shall be installed along the site frontage, as required by the City of Dexter design standards. 4. Parking. Existing parking areas must be in good condition, as determined by the Zoning Administrator, and any improvements necessary to provide a safe durable surface have been proposed. For projects involving new development, redevelopment, or change of use, parking areas that are non-conforming in terms of required number of spaces, landscaping, setbacks, lighting, or other requirement of this Ordinance, shall be brought into full compliance with this Ordinance if any of the following occur: 5. 6. 4:8 a. The non-conforming parking area is expanded or altered by an area that is fifty percent (50%) or more of the original area. b. Twenty-five percent (25%) or more of the surface area of the parking lot is reconstructed (existing pavement removed and replaced). c. Where full compliance is not possible due to existing site conditions, a variance may be requested. d. Whenever re-occupancy is proposed, or the parking area is not proposed to be expanded or reconstructed beyond the percentages noted in a. and b. above, then any necessary repairs shall be made to the existing parking lot pavement as determined by the Zoning Administrator. Screening. Whenever modifications or an expansion to the building or site are proposed, then required screening walls for waste receptacles, fencing of outdoor storage, or screening from adjacent residential uses shall be provided. a. Where existing screening walls are in disrepair, they shall be improved to a sturdy and attractive condition. b. All outdoor storage areas shall be screened from adjacent residential uses as required in Section 6.05 and all waste receptacles shall be screened as required in Section 6.10. Landscaping. For projects involving new development, redevelopment, or a change of use on sites that are non-conforming by reason of landscaping required by this Ordinance, either by required area, materials, or other requirement of this Ordinance, the site shall be brought into compliance under the following conditions: �The City of DEXTER ~ a. Whenever the size of the non-conforming site (building, parking, and outdoor storage) is redeveloped or expanded by an area that is fifty percent (50%) or more of the original non-conforming area, all landscaping on the site shall be brought into compliance. b. Whenever twenty-five percent (25%) or more the surface area of the landscaped area is redeveloped or reconstructed (existing materials and ground cover removed and replaced) the reconstructed portion of the landscape area shall be brought into compliance with this Ordinance. Section 4.08 GENERAL REQUIREMENTS A. Structure and Land in Combination. Where non-conforming use status applies to a structure and land in combination, removal or destruction of the structure shall eliminate the non-conforming status of the land. B. Illegal Non-conforming Uses: Those alleged non-conforming uses which cannot be proven conclusively to have been in existence prior to the date of the enactment or amendment of this Ordinance shall be declared illegal uses and shall be discontinued following the enactment of this subsection. Section 4.09 USES UNDER EXCEPTION PROVISIONS NOT NON-CONFORMING USES Any use for which a special exception is permitted as provided in this Ordinance shall not be deemed a non-conforming use, but shall, without further action, be deemed a conforming use in such district. Section 4.10 CHANGE OF TENANCY OR OWNERSHIP There may be a change of tenancy, ownership, or management of any existing nonconforming uses of land, structures and land in combination provided there is no change in the nature or character of such non-conforming uses except in conformity with the provisions of this Ordinance. Section 4.11 ACQUISITION OF NON-CONFORMING USES The City Council may acquire private property, or an interest in private property, to remove a non-conformity, as provided in Act 207, PA of 1921, as amended. 4:9 �Zoning Ordinance This page is intentionally left blank. 4:10 �The City of DEXTER ~ Article V ACCESS, PARKING, LOADING AND SIDEWALKS Section 5.01 STREETS, ROADS AND OTHER MEANS OF ACCESS A. Access to public road required: In all districts, every use, building, or structure established after the date of this Ordinance shall be on a lot or parcel which adjoins a public road, such road right-of-way being at least sixty (60) feet in width unless a lesser width has been established and recorded prior to the effective date of this Ordinance. This provision does not include alleys. B. Fire protection access, off-road parking and loading required: Every building and structure constructed or relocated after the effective date of adoption or amendment of this Ordinance shall be so located on lots as to provide safe and convenient access for fire protection vehicles and required off-street parking and loading areas. C. Access required Zoning Administrator approval: Curb cuts and driveways may be located only upon approval by the Zoning Administrator and such other county and state authorities as required by law; provided however, such approval shall not be given where such curb cuts and driveways shall unnecessarily increase traffic hazards. D. Clear vision areas: All corners at an intersection of two (2) public roads shall maintain a clear vision zone free of buildings, fences, walls, signs, structures, and landscaping. The clear vision zone shall be provided vertically between a height of thirty (30) inches and six (6) feet above the centerline elevation of the intersecting roads. The clear visions area shall be provided within a triangular area twenty-five (25) feet in length measured along abutting public road right-of-way lines with the third (3rd) side being a line connecting these two (2) sides. A non-obscuring fence may have a maximum height of thirty-six (36) inches in a clear vision zone. SIDEWALK STREET CLEAR VISION AREA CLEAR VISION AREA 25’ 25’ SIDEWALK STREET 5:1 �Zoning Ordinance Section 5.02 OFF-STREET PARKING REQUIREMENTS Off-road parking areas with adequate access to all parking spaces shall be provided in all districts, except in the Central Business District (CBD), at the time of erection or enlargement of any building or structure, or a change to a more intensive use. Parking spaces, in conjunction with all land or building uses, shall be provided, prior to the issuance of a certificate of occupancy, as hereinafter prescribed or as further provided in Section 22.06. The following requirements apply to all off-road parking areas: A. Location. Off-street parking spaces may be located within a non-required side or rear yard. Off-road parking may be, within the required rear yard setback if allowed by specific regulation elsewhere in this Zoning Ordinance. Off-street parking shall not be permitted within a front yard unless permitted by the Planning Commission. B. Accessibility. Off-street parking shall be convenient and pedestrian accessible, either on the same lot or within three hundred (300) feet of the building it is intended to serve, measured from the nearest point of the building to the nearest point of the off-street parking space. C. 5:2 Residential Parking. Parking for all dwelling units shall meet any parking provisions for the specific use in Article XIV and the following requirements: 1. Required residential off-street parking spaces shall consist of a parking strip, parking bay, driveway, garage, or combination thereof and shall be located on the premises they are intended to serve. 2. Garages, carports, or other structures used for parking shall be calculated as parking spaces on a one (1) to one (1) basis. 3. Garages, carports or other structures used for parking are subject to the provisions of Section 3.02 Accessory Structures. D. Parking Designation. Any area once designated as required off-street parking shall not be changed to any other use unless and until equal facilities are provided elsewhere. In circumstances where the need for parking has been reduced, the Planning Commission may allow a reduction, but not elimination, of off-road parking spaces. E. Reduction Limitations for Existing Parking. Off-street parking existing at the effective date of this Ordinance, in connection with the operation of an existing building or use, shall not be reduced to an amount less than hereinafter required for a similar new building or new use. F. Parking Lot Landscaping. Parking lot landscaping shall comply with the provisions in Article VI. �The City of Section 5.03 APPLICATION OFF-STREET PARKING: DEXTER ~ FLEXIBILITY IN The City recognizes that, due to the specific requirements of any given development, inflexible application of the parking standards set forth in Section 5.05 may result in development with inadequate parking or parking far in excess of which is needed. The former situation may lead to traffic congestion or unauthorized parking on adjacent roads or neighboring sites. The latter situation may result in excessive paving and stormwater runoff and a waste of space, which could be left as open space. A. B. Deviations by the Planning Commission. The Planning Commission may permit deviations from the requirements of Section 5.05 and may require more or allow less parking whenever its finds that such deviations are more likely to provide a sufficient number of parking spaces to accommodate the specific characteristics of the use in question. Requests for parking deviations from the Planning Commission shall be subject to the following requirements: 1. An applicant may request a parking deviation at any time, as part of a current site plan, special land use, or rezoning application, or may request a parking deviation as a separate and distinct action with no other concurrent request. 2. The applicant shall provide a parking study with adequate detail and information to assist the Planning Commission of the appropriateness of the request. 3. A parking deviation may be included in an action on a concurrent request or be made separately by resolution. 4. The Planning Commission may attach conditions to the approval of a deviation from the requirement of Section 5.05 that bind such approval to the specific use in question. 5. Where a deviation results in a reduction of parking, the Planning Commission may require the applicant to set aside area for reserve parking (land banking) to be constructed as needed, although this is not a prerequisite for the approval of a deviation. Where an area is set aside for reserve parking, it shall be easily developed, not devoted to a use other than open space, and shall be designed to accommodate attendant facilities, such as maneuvering lanes and drainage. Deviations by the Zoning Administrator. For developments qualifying for administrative review by the Zoning Administrator under Section 21.03, the Zoning Administrator may permit deviations up to ten percent (10%) from the requirements of Section 5.05 for more or allow less parking whenever they find that such deviation is more likely to provide a sufficient number of parking spaces to accommodate the specific characteristics of the use in question. Requests for parking deviations from the Zoning Administrator shall be subject to the following requirements: 5:3 �Zoning Ordinance C. 1. An applicant may request a parking deviation as part of the administrative review. 2. The applicant shall provide a parking study with adequate detail and information to assist the Zoning Administrator of the appropriateness of the request. 3. The Zoning Administrator may attach conditions to the approval of a deviation from the requirement of Section 5.05 that bind such approval to the specific use in question. Any conditions that require applicant to set aside area for reserve parking (land banking) to be constructed as needed, shall be referred to the Planning Commission for their approval. 4. The Zoning Administrator may refer the matter to the Planning Commission, if desired. Shared Parking. Two (2) or more buildings or uses may collectively provide the required off-street parking, in which case the required number of parking spaces for the uses calculated individually may be reduced if a signed agreement is provided by the property owners, and the Planning Commission or Zoning Administrator determines that the peak usage will occur at significantly different periods of the day and/or there is potential for a customer to visit two (2) or more uses. Section 5.04 PARKING UNITS OF MEASUREMENT A. Floor Area/Gross Floor Area: 1. In calculating bench seating for places of assembly, each twenty-four (24) inches of benches, pews, or other such seating, shall be counted as one seat. 2. Where the number of spaces required is based on the number of employees, calculations shall be based upon the maximum number of employees likely to be on the premises during the peak shift. 3. When units of measurements determining the number of required parking or loading spaces results in a fractional space, any fraction shall be counted as one (1) additional space. 4. See Section 2.02 for Gross Floor Area Definitions. Outdoor seating or sales areas are excluded from gross floor area by definition. Section 5.05 PARKING SPACE NUMERICAL REQUIREMENTS A. 5:4 Applicability of Regulations. The requirements of this Section shall apply except in the following circumstances: �The City of DEXTER ~ 1. CBD Zoning District. No minimum parking is required for developments in the CBD zoning district. 2. On-Street Parking, Public Parking and Municipal Parking Lots. The Planning Commission may waive part of the off-street parking required in this section when public parking, on-street parking and municipally owned parking lots for public use, are located within 1,320 feet of a site. The applicant shall submit a parking analysis with a map showing a 1,320foot buffer from the property lines of the site, and the public parking, onstreet parking, municipally owned parking lots for public use, street and pedestrian facilites within the buffer. On the parking analysis, the number of parking spaces publicly available must be listed by type: public parking, on-street parking or within a municipally owned parking lot for public use. The Planning Commission may request a Parking Demand Study completed by a qualified person or firm that analyzes parking demand based on the recommendations of the Institute of Traffic Engineers (ITE), and includes relevant data collected from uses or mix of uses that are the same or comparable to the proposed use in terms of density, scale, bulk, area, type of activity, and location. A waiver may be granted when the following are standards met: a. On-street parking spaces may be used for required guest or customer parking only. Employee parking and resident parking is restricted to off-street parking, whether private or public. b. On-street parking spaces that are completely contained within the street frontage of the site for guest or customer parking may be counted towards the parking required in Section 5.05.B. on a one to one (1:1) basis. c. On-street parking spaces not within the street frontage of the site, public parking spaces, and spaces in municipally owned parking lots for public use may be counted towards up to fifty percent (50%)of the parking required in Section 5.05.B. in the VC zoning district, up to twenty-five percent (25%) in the ARC, BRC, I-1, R-D, PF zoning districts, and for uses other than single-family dwellings in the VR-1 and VR-2 zoning districts. d. The use of public parking, on-street parking, and/or municipally owned parking lots for public use shall not adversely affect parking for surrounding uses. e. The use of public parking, on-street parking, and/or municipally 5:5 �Zoning Ordinance owned parking lots for public use shall not adversely affect pedestrian or vehicle circulation patterns. f. 5:6 The pedestrian network between the site and the parking spaces considered in the waiver would support a safe, year-round walk on a public route of no more than five (5) minutes. 3. Deviations. Deviations approved by the Planning Commission under Section 5.03. 4. In-lieu Fees in the Village Commercial Zoning District. After using onstreet, public parking or municipal lot parking spaces towards the required parking, the Planning Commission may waive some or all of the remaining required parking, subject to the applicant’s election to contribute a one-time fee to the City’s Public Parking Fund in an amount established by resolution of City Council, in lieu of the number of spaces waived. B. Minimum Number of Parking Spaces. The minimum number of off-street parking spaces required for each use shall be determined in accordance with the Schedule of Minimun Number of Required Parking Spaces by Use, except as noted in the above item A. Where two (2) or more uses are present on the premises, parking requirement shall be calculated for each use, unless specifically provided otherwise herein. For uses not specifically listed in the schedule below, the requirements for off-street parking facilities shall be in accordance with a similar use or based on documentation regarding the specific parking needs for the particular use, as determined by the Planning Commission. C. Maximum Number of Parking Spaces. The maximum number of parking spaces are as follows: 1. Single-Family Residential. There is not a maximum parking number for a single-family use. However, a private garage facing the street shall not accomodate more than three (3) vehicles. 2. All Other Uses. For all uses other than single-family residenital, the permitted for each use shall be the number of spaces listed in the Schedule of Minimun Number of Required Parking Spaces by Use, multiplied by 1.25. 3. Waiver. The Planning Commission may allow parking spaces above the maximum number, if an applicant can demonstrate a need for additional parking. �The City of DEXTER ~ Schedule of Minimum Number of Required Parking Spaces by Use USE NUMBER OF REQUIRED PARKING SPACES PER UNIT OF MEASURE 1. Residential Single and two-family dwellings One (1.0) spaces per dwelling unit Multiple-family dwellings One (1.0) space per dwelling where on-street parking is available Senior independent living Senior assisted living 1.2 spaces per dwelling unit when on-street parking is not available One (1.0) space per every two (2) units; plus one (1.0) space per employee during the peak shift One (1.0) space per each room or two (2) beds, whichever is less, plus one (1.0) space per each employee expected during the peak shift Convalescent homes, nursing home One (1.0) space per each three (3) beds or two units, sanitariums, rest homes, etc. (2) rooms, whichever is less, up to one hundred twenty (120) beds; plus three (3.0) spaces per each additional eight (8) beds over one hundred twenty (120) beds Manufactured homes in a mobile Two (2.0) spaces per each manufactured/mobile home park home unit or site 2. Institutional Churches, places of worship One (1.0) space per each three (3) seats or six (6) feet of pews Primary schools (elementary and junior high schools) One (1.0) space per each instructor, employee, and administrator, plus spaces required for any assembly hall, auditorium and/or outdoor arena Secondary (high) schools, commercial schools, colleges required for any assembly hall, auditorium, or outdoor arena One (1.0) per each instructor, plus one (1.0) per each employee and administrator, plus five (5.0) spaces per each classroom, plus parking Dance and union halls, fraternal One (1.0) space per every three (3) persons of orders, civic clubs, banquet rooms, capacity authorized by the County Building Code and similar uses or facilities 5:7 �Zoning Ordinance USE NUMBER OF REQUIRED PARKING SPACES PER UNIT OF MEASURE Auditoriums, assembly halls and outdoor arenas One (1.0) space per each three (3) seats or six (6) feet of bleachers Theaters and Auditoriums One (1) space for each three (3) seats plus one (1) for each two (2) employees Child care centers Two (2.0) spaces plus one (1.0) additional space per each eight (8) children of licensed authorized capacity Three (3) spaces per one thousand (1,000) sq. ft. of gross floor area Public Libraries Public Recreation Centers Five (5.0) spaces per one thousand (1,000) sq. ft. of gross floor area 3. Business and Commercial Planned Commercial or Shopping Center or enclosed malls Three (3) spaces per one thousand (1,000) sq. ft. of gross floor area Automobile Wash (Automatic) Two (2) spaces, plus one (1.0) space per each employee on peak shift. Auto Wash (Self-Service or Coin Operated) Ice/Roller Skating Rink Stacking spaces must be provided per Section 14.57 – Drive Through Facilities and Section 14.61 – Automobile Washes, Automatic or SelfService Two (2) spaces per each barber or beautician’s chair/station and one (1) space for each employee at peak shift Five (5.0) spaces per lane plus twenty-five percent (25%) of the required parking for any lounge Six (6.0) spaces per one thousand (1,000) sq. ft. Restaurant - sit down type with liquor license. Ten (10) spaces for every one thousand (1,000) sq. ft. of gross floor area Barber Shop/Beauty Salon Bowling Centers 5:8 Stacking spaces must be provided per Section 14.57 – Drive Through Facilities and Section 14.61 – Automobile Washes, Automatic or SelfService Two (2) spaces for each washing stall in addition to the stall itself �The City of USE Bar/lounges/night club with liquor license and dancing DEXTER ~ NUMBER OF REQUIRED PARKING SPACES PER UNIT OF MEASURE Ten (10) spaces for every one thousand (1,000) sq. ft. of gross floor area Restaurant - take out or fast-food One (1) space for every one hundred (100) sq. only without a drive-through window ft. of gross floor area Restaurant - standard (a familytype restaurant without a bar or lounge area) Seven (7) spaces for every one thousand (1,000) sq. ft. of gross floor area Restaurant – take out or fast food only with drive-through window One (1) space for every one hundred (100) sq. ft. of gross floor area Showroom of a plumber, decorator, or similar trade Stacking spaces must be provided per Section 14.57 – Drive Through Facilities One (1.0) space per one thousand (1,000) sq. ft. of gross floor area Appliance Store Convenience Store, with or without gasoline service Equipment Repair Laundromat Funeral Homes Three (3.0) spaces per one thousand (1,000) sq. ft. of gross floor area Four (4.0) spaces per one thousand (1,000) sq. ft. of gross floor area, plus spaces required for an auto service station activities or gasoline sales. One (1.0) space per one thousand (1,000) sq. ft. of gross floor area One (1.0) space per each two (2) washing machines One (1.0) space per fifty (50) sq. ft. of gross floor area for service parlors, chapels and reception area, plus one (1.0) space per each funeral vehicle stored on the premises Assembly areas for vehicles must be provided per Section 14.24 – Funeral Homes Motel/Hotel with Lounge, One (1.0) space per guest room plus seven (7.0) Restaurant, Conference or Banquet spaces per one thousand (1,000) sq. ft. of gross Rooms or Exhibit floor area lounge, restaurant, conference or banquet rooms or exhibit space Motel with Restaurant/Lounge One (1.0) space per guest room, plus ten (10.0) spaces per one thousand (1,000) sq. ft. of gross floor area for restaurant/lounge space 5:9 �Zoning Ordinance USE NUMBER OF REQUIRED PARKING SPACES PER UNIT OF MEASURE Motel without Restaurant/Lounge; Bed and Breakfast Inn One (1.0) spaces per guest room, plus two (2.0) spaces for employees Automobile Sales Five (5.0) spaces per one thousand (1,000) sq. ft. of gross floor area, plus two (2.0) spaces per each auto service bay. The areas devoted to customer service and employee parking shall be clearly delineated on the parking plan and reserved for that purpose. Auto Service Station and Auto Care Centers without Convenience Goods Two (2.0) spaces per each service bay, plus one (1.0) space per employee, plus one (1.0) space per each tow truck, plus two (2.0) spaces for each one thousand (1,000) sq. ft. of gross floor area devoted to sales of automotive goods Three (3.0) spaces per one thousand (1,000) sq. ft. of gross floor area. See Section 5.04 for required stacking spaces. 1 for each employee on the largest typical shift plus 0.5 spaces for highest guest occupancy, i.e. two (2) for each tennis court accommodating four (4) players Four (4.0) spaces per one thousand (1,000) sq. ft. of gross floor area Other general retail uses not specified Commercial Outdoor Recreation Health Fitness Centers without Swimming Pool Swimming Pool One (1.0) space per each three (3) persons of capacity authorized by the County Building Code Racquetball/Tennis Centers One (1.0) space per one thousand (1,000) sq. ft. of gross floor area or six (6.0) spaces per court, whichever is greater 4. Offices Branch Bank, Credit Union or Savings and Loans Five (5.0) spaces per one thousand (1,000) sq. ft. of gross floor area. Stacking spaces must be provided per Section 14.57 – Drive Through Facilities General, Business and Professional Three (3.0) spaces per one thousand (1,000) sq. Office ft. of gross floor area Medical/Dental Clinic/Office Four (4.0) spaces per one thousand (1,000) sq. ft. of gross floor area 5:10 �The City of USE DEXTER ~ NUMBER OF REQUIRED PARKING SPACES PER UNIT OF MEASURE 5. Industrial Light Industrial, Manufacturing, test- One and a half (1.5) spaces per one thousand ing Labs, Research and Develop(1,000) sq. ft. of gross floor area, or ment Centers 1.2 spaces per employee at peak shift, whichever is less; plus one (1.0) space for each corporate vehicle. Warehousing One and a half (1.5) space per each one thousand (1,000) sq. ft. of gross floor area, or one (1.0) space per employee at peak shift, whichever is greater; plus one (1.0) space for each corporate vehicle (separate standard provided for mini-storage) Section 5.06 BICYCLE PARKING A. Bicycle Parking Requirements. Bicycle parking is required for all multiple-family, commercial, retail, office and industrial buildings. One (1) bicycle hoop shall be provided for every twenty (20) parking spaces. B. Form-Based District Requirements. In the form-based districts, bicycle parking shall be in the locations prescribed in the general design standards and guidelines and also those for each form-based district. Section 5.07 BARRIER FREE PARKING REQUIREMENTS Barrier free parking space(s) shall be located for convenient access to elevators, ramps, walkways, and entrances so that the physically handicapped are not compelled to wheel or walk behind parked cars to reach them. Access from the parking lot to the principal use and all accessory uses shall be by means of ramping consisting of asphalt and/or concrete material constructed to the engineering specifications and standards of the City. On each site proposed for use, additions, and/or redevelopment, for which the Zoning Ordinance requires submission of a site plan, designated barrier free parking spaces shall be provided in accordance with the following table. The number of barrier free spaces may be increased if needed to comply with the Michigan Department of Labor, Construction Code Commission, Barrier Free Design Division, or the Americans with Disabilities Act or for which the Planning Commission determines may have a higher demand for such spaces. 5:11 �Zoning Ordinance Total Spaces 1-25 26-50 51-75 76-100 101-150 # Required 1 2 3 4 5 Total Spaces 151-200 201-300 301-400 Over 400 # Required 6 12 12 12, plus 2 for every 250 or fraction thereof over 400 Barrier free space(s) shall be a minimum of twelve (12) feet wide and twenty (20) feet in depth, clearly depicted upon the site plan, and clearly indicated by a sign and/or pavement markings. One (1) in every eight (8) barrier free spaces shall have an access aisle fifteen (15) foot wide space for vans and shall be signed “van accessible.” All parking lot surfaces, connecting ramps, and sidewalks shall be constructed in compliance with the Americans with Disabilities Act. Section 5.08 OFF-STREET PARKING SPACE LAYOUT, STANDARDS,CONSTRUCTION AND MAINTENANCE All off-street parking lots, structures, and spaces shall be laid out, constructed, and maintained in accordance with the following standards and regulations: A. Permit Required. No parking lot shall be constructed until a permit is issued by the Zoning Administrator. Applications for a permit shall be submitted in a form specified by the Zoning Administrator. Applications shall be accompanied with two (2) sets of site plans for the development and construction of the parking lot showing that the provisions of this Section will be fully complied with. B. Concrete Curb And Gutter Required. Concrete curb and gutter shall be required for all parking lot construction in the City of Dexter, subject to the following requirements: 1. Concrete curb and gutter shall be constructed to a configuration, dimension, and material which complies with the Michigan Department of Transportation Standard Plan Curb and Gutter and the City of Dexter Engineering Standards, as amended. 2. Proper storm management shall be installed with all roadway and parking lot construction which requires concrete curb and gutter. The storm water runoff from all proposed site development shall be collected and conveyed by means of storm sewers to approved points of discharge. Where an approved point of discharge is not available to a development site as determined by City engineers, such necessary improvements shall be constructed or installed so as to properly and safely dissipate or retain storm water runoff on-site. 5:12 �The City of DEXTER ~ Parking Layout Diagrams 30° to 53° l alle Par 24 Feet Length 24 Feet Length et e r St 9 Feet Width 9 Feet Width 15 Feet Maneuvering Lane 12 Feet Maneuvering Lane t ee r St 54° to 74° 75° to 90° 20 Feet Length 20 Feet 18 Feet Length Maneuvering 9 Feet Lane Width 24 Feet Maneuvering Lane 9.5 Feet Width t ee r St t ee r St 3. In RD district, private roadway and parking lots may be constructed without concrete curb except for the approach and the first fifty (50) feet beyond the radii of any approach connecting a private drive to a public road. In the absence of concrete curb and gutter, site improvements must be designed, engineered, and constructed in such a manner as to properly and completely collect and convey all on-site storm-water runoff to approved points of discharge. C. Plans for the layout of off-street parking facilities shall be in accord with the following minimum requirements: Parking Pattern 0° (Parallel parking) 30° to 53° 54° to 74° 75° to 90° Maneuvering Lane Width 11 ft. 12 ft. 15 ft. 22 ft. Parking Space Width 8 ft. 8 ft. 6 in. 8 ft. 6 in. 9 ft. Parking Space Length 23 ft. 20 ft. 20 ft. 18 ft. 5:13 �Zoning Ordinance 1. Where a parking space is curbed, the following requirements apply: a. The vehicle overhang of the curb may be credited as two feet if abutting landscaping or abutting a sidewalk at least seven (7) feet wide. b. The parking spaces must be clearly signed to indicate that backingin is prohibited. D. All spaces shall be provided with adequate access by means of maneuvering lanes. Parking lots shall be designed to prevent vehicles from backing into the road or requiring use of the road for maneuvering between parking rows. E. Adequate vehicle ingress and egress to all parking lots shall be provided by clearly defined driveways. Each entrance and exit to and from any off-street parking lot located in an area zoned for other than singlefamily residential use shall be at least twentyfive (25) feet distant from adjacent property located in any One-Family Residential District. F. All driveways and parking lots shall have a concrete or asphalt surface in accordance with specifications of the City of Dexter. The parking area shall be surfaced within one (1) year of the date the occupancy permit is issued. G. See Article VI for required parking lot screening and internal landscaping. H. Off-street parking areas shall be drained to prevent surface flow into adjacent property or toward buildings. I. All lighting used to illuminate any off-street parking area shall be installed to be shielded within and directed onto the parking area only. All parking lot or display lighting shall be designed, located, and/or shielded to prevent spill over onto adjacent properties, and shall be arranged to prohibit adverse effect on motorist visibility on adjacent public roadways. All lighting shall be shoebox fixtures with no recessed lighting. (See Section 3.11, Exterior Lighting.) J. Curbing or bumper blocks shall be provided where parking spaces abut landscaping, property lines, sidewalks or required setback areas. Section 5.09 OFF-STREET LOADING AND UNLOADING On premise space for standing, loading, and unloading vehicles shall be provided for each use involving the receipt or distribution of goods. A. 5:14 The size of the loading area shall be sufficient to prevent undue interference with adjacent required parking spaces, maneuvering aisles or traffic flow or public roads. �The City of DEXTER ~ B. Loading docks and loading areas facing a residential district shall be adequately screened by a wall and/or landscaping as described in Article VI, Landscape Standards. C. Loading/unloading areas or docks shall not be provided in the front yard or on any building side directly visible to a public road. D. Office, professional services, retail, or other non-industrial uses may provide a loading space in a “pull-off” loading area located adjacent to an interior access drive not directly visible to a public road. E. All required loading and unloading spaces shall be laid out in the dimension of at least ten by fifty (10 x 50) feet, or five hundred (500) sq. ft. in area. F. Loading dock approaches shall be provided with a pavement having an asphalt or Portland cement binder so as to provide a permanent, durable, and dustless surface. G. All loading and unloading in the I-1 and RD Districts shall be provided off-street in the rear yard or interior side yard. In those instances where exterior side yards have a common relationship with an industrial district across a public thoroughfare, loading and unloading may take place in said exterior side yard when the setback is equal to at least fifty (50) feet. H. Required loading areas shall not be included in calculations for off-street parking space requirements. I. The minimum number of loading spaces provided shall be in accordance with the following table: Use and Gross Floor Area Number of Required Loading Spaces Institutional, Commercial and Office Use Up to 5,000 sq. ft. 1 1 plus 1 per each additional 20,000 sq. ft. of gross floor 5,001 to 60,000 sq. ft. area 3 plus 1 per each additional 50,000 sq. ft. of gross floor 60,001 sq. ft. and over area Industrial & Research Uses Up to 1,400 sq. ft. 0 1,401 to 20,000 sq. ft. 1 20,001 to 100,000 sq. ft. 1 plus 1 per each additional 20,000 sq. ft. of gross floor area in excess of 20,000 sq. ft. 100,001 sq. ft. and over 5 5:15 �Zoning Ordinance J. Planning Commission Deviations. The Planning Commission may permit deviations from the requirements of Section 5.09 and may require more, allow for less, or waive off-road loading and unloading requirements whenever it finds that such changes are more likely to provide a sufficient number of off-road loading and unloading spaces, or that no loading space is required to accommodate the specific characteristics of the use in question. The Planning Commission may attach conditions to the approval of a deviation to the requirements of Section 5.09 that bind such approval of the specific use in question. Where a deviation results in a reduction or complete waiver of offroad loading and unloading spaces, the Planning Commission may further impose conditions, which ensure that adequate reserve area (land banking), is set aside for future off-road loading and unloading spaces, if needed in the future. K. Deviations by the Zoning Administrator. For developments qualifying for administrative review by the Zoning Administrator under Section 21.03, the Zoning Administrator from the requirements of Section 5.09 and may require more, allow for less, or allow less parking whenever they find that such deviation a sufficient number of off-road loading and unloading spaces, or that no loading space is required to accommodate the specific characteristics of the use in question. The Zoning Administrator may refer the matter to the Planning Commission, if desired. The Zoning Administrator may attach conditions to the approval of a deviation to the requirements of Section 5.09 that bind such approval of the specific use in question. Any conditions that require applicant to set aside area for future off-road loading and unloading spaces (land banking) to be constructed as needed, shall be referred to the Planning Commission for their approval. Section 5.10 RESTRICTIONS OF THE USE OF PARKING LOTS 5:16 A. Parking and/or storage of recreational vehicles or recreational equipment shall meet the standards listed in the Section 3.10. B. Parking or outdoor storage of commercial vehicles greater than one (1) ton, semitrucks and trailers, mobile homes, tractors, earthmoving equipment, and similar vehicles shall be prohibited from residential districts unless associated with approved construction on the site. C. Parking of commercial vehicles over one (1) ton for a period exceeding 24 hours shall be prohibited in the Village Commercial and Central Business District and prohibited in the front yard in the General Business, Village Residential and One Family Residential Districts. D. The parking of vehicles advertised for sale on land not leased or owned by the owner of the vehicle for over twenty-four (24) hours shall be restricted to permitted automobile sales establishments. �The City of E. DEXTER ~ The storage of merchandise, motor vehicles for sale, trucks, or the repair of vehicles is prohibited. Section 5.11 ACCESS MANAGEMENT A. Statement of Purpose The purpose of this Section is to provide access standards which will facilitate through traffic operations, ensure public safety along roadways, and protect the public investment in the road system; while providing property owners with reasonable, though not always direct, access. B. C. Applicability 1. The standards in this Section shall apply to commercial driveways on roads in the Central Business District (CBD), Village Commercial (VC), DexterAnn Arbor Road (ARC), Baker Road Corridor (BRC), Limited Industrial (I1), Research and Development (R-C), and Public Facilities (PF) Zoning Districts. 2. For the purposes of this Section, a commercial driveway is defined as any vehicular access except those serving one (1) or two (2) dwelling units or serving an essential public service structure solely. 3. Village Streets in the form-based districts and all roads in the One-Family and Multiple-Family Zoning Districts are exempt from this Section. Entrances to any developments in the Mobile Home Park Residential District are commercial driveway and subject to this Section. 4. The access standards contained herein shall be required in addition to, and where permissible shall supersede the requirements of the Washtenaw Road Commissioner. Number of Commercial Driveways in the CBD Zoning District Commercial driveways in the Central Business District Zoning District shall be subject to the following requirements: 1. Downtown A Streets. No new curb cuts established after the date of this Ordinance shall be allowed on Downtown A roads. All access shall be from existing curb cuts, alleys, and easements. 2. Downtown B Streets. New mid-block curb cuts may be established after the date of this Ordinance on Downtown B streets. Access changes are permitted where drives can be consolidated, or repositioned for sharing or improved safety, or when more on-road parking can be provided, subject to the provisions in this Section. 5:17 �Zoning Ordinance 3. D. E. Corridor Streets. No new curb cuts for commercial driveways shall be allowed, except to allow access to Type A property where alley access is not available or feasible. Number of Commercial Driveways in the VC Zoning District 1. Corridor Streets. No new mid-block curb cuts established after the date of this Ordinance are permitted on Corridor roads. Curb cuts may be permitted in cases where drives can be consolidated or repositioned for sharing or improved safety, or when more on-road parking can be provided, subject to the provisions in this Section. 2. Village Streets. No new curb cuts for commercial driveways shall be allowed, except to allow access to Type A property where alley access is not available or feasible. Standards for the Number of Commercial Driveways for ARC, BRC, I-1, R-D, and PF Zoning Districts The number of commercial driveways shall be the minimum necessary to provide reasonable access for regular traffic and emergency vehicles, while preserving traffic operations and safety along the public roadway. A single means of direct or indirect access shall be provided for each separately owned parcel. Where possible, this access shall be via a shared driveway or a service drive. Where it is not possible to provide shared access, this access may be by a single commercial driveway. Additional commercial driveways may be permitted at the discretion of the Planning Commission only under one of the following circumstances: F. 1. One (1) additional commercial driveway may be allowed for properties with a continuous frontage of over three hundred (300) feet, and one (1) additional driveway for each additional three hundred (300) feet of frontage. 2. Two (2) one-way commercial driveways may be permitted along a frontage of at least one hundred twenty-five (125) feet, provided the driveways do not interfere with operations at other driveways or along the road. 3. Additional commercial driveways may be permitted if justified due to the amount of traffic generated by the use without compromising traffic operations along the public road, based upon a traffic impact study submitted by the applicant. General Standards for Driveway Location 1. 5:18 Driveways shall be located so as to minimize interference with the free movement of traffic, to provide adequate sight distance, and to provide the most favorable driveway grade to be determined at engineering review. �The City of DEXTER ~ Driveway Spacing Diagram 75’ Full movement driveways Other Road Minimum offset 150’ # driveways 1 per 300’ of frontage Spacing between commercial driveways based on table 200’ 2. G. 50’ Minimum driveway offset 250’ Other Road Dexter Ann Arbor Road 125’ Channelized driveways Driveways, including the radii or tapered approach but not including right turn lanes, passing lanes and tapers, shall be located entirely within the right-of-way frontage, unless otherwise approved by the City Engineer and upon written certification (such as an easement) from the adjacent property owner agreeing to such encroachment. Driveway Spacing Standards 1. Between driveways: The minimum spacing between two (2) commercial driveways on the same side of the road shall be based upon posted speed limits along the parcel frontage. The minimum spacing’s indicated below are measured from centerline to centerline of the driveway. Posted Speed Limit (MPH) 25 30 35 2. Minimum Driveway Spacing (In Feet) 125 155 185 For sites with insufficient road frontage to meet the above criterion, the Planning Commission may require construction of the driveway along a side road, a shared driveway with an adjacent property, or construction of a driveway along the property line farthest from the intersection. 5:19 �Zoning Ordinance 3. Offsets: To reduce left-turn conflicts, new commercial driveways should be aligned with driveways or roads on the opposite side of the roadway where possible. If alignment is not possible, driveways should be offset a minimum of two hundred fifty (250) feet along Dexter-Ann Arbor Road and one hundred fifty (150) feet along other roadways. Longer offsets may be required depending on the expected inbound left-turn volumes of the driveways, or sight distance limitations. 4. Spacing from intersections: Minimum spacing requirements between a proposed full movement or channelized commercial driveway and an intersection either adjacent or on the opposite side of the road may be set on a case-by-case basis by the Planning Commission during site plan review. In no instance shall the spacing distance be less than the distances listed in the following table. The following measurements are from the near edge of the proposed driveway, measured at the throat perpendicular to the road, to the near lane edge of the intersecting road or pavement edge for uncurbed Sections. For sites with insufficient road frontage to meet the above criterion, the Planning Commission may require construction of the driveway along a side road, a shared driveway with an adjacent property, or construction of a driveway along the property line farthest from the intersection. MINIMUM COMMERCIAL DRIVEWAY SPACING FROM STREET INTERSECTIONS Minimum Spacing Minimum Spacing for a for a Full Movement Channelized Driveway Location of Driveway Driveway Restricting Left Turns Along Dexter-Ann Arbor Road 200 feet 125 feet Along other Roads 75 feet 50 feet H. 5:20 Commercial Driveway Design 1. All commercial driveways shall be designed according to the City of Dexter Engineering Standards or Washtenaw County Road Commission, as appropriate. 2. For high traffic generators, or for commercial driveways along roadways experiencing or expected to experience congestion, the Planning Commission may require two (2) clearly marked egress lanes. 3. Where a boulevard entrance is desired by the applicant or Planning Commission, a fully curbed island shall separate the ingress and egress lanes. The radii forming the edges on this island shall be designed to �The City of DEXTER ~ accommodate the largest vehicle that will normally use the driveway. The minimum area of the island shall be one-hundred-eighty (180) sq. ft.. The Planning Commission may require landscaping on the section outside the public right-of-way. Such landscaping shall be tolerant of roadway conditions. I. 4. All commercial driveways shall provide an unobstructed clear vision of ten (10) feet in a triangular area measured ten (10) feet back from the point of intersection of the driveway edge and the road right-of-way. 5. The edge of commercial driveways shall be setback at least four (4) feet from the side or rear property line. This setback is intended to help control storm water runoff, and permit snow storage on site, and provide adequate area for any necessary on-site landscaping. Shared Driveways and Service Drives The use of shared driveways and service roads, in conjunction with driveway spacing, is intended to preserve traffic flow along major thoroughfares and minimize traffic conflicts, while retaining reasonable access to the property. Where noted above, or where the Planning Commission determines that reducing the number of access points may have a beneficial impact on traffic operations and safety while preserving the property owner’s right to reasonable access, access from a side road, a shared driveway or service road connecting two (2) or more properties or uses may be required in the following cases: 1. Where the driveway spacing standards of this Section cannot be met. 2. When the driveway could potentially interfere with traffic operations at an existing or potential traffic signal location. 3. Where there is congestion or a relatively high number of accidents. 4. Where the property frontage has limited sight distance. 5. Where the fire department recommends a second means of emergency access. 6. Where the access is serving properties within the same zoning district, or the uses are determined by the Planning Commission to be compatible such as commercial to professional business uses or single-family to multiple-family development. 7. Where an access agreement between all property owners involved is provided to the City for review. 5:21 �Zoning Ordinance J. Service Road Design Standards 1. Location: Service roads shall generally be parallel or perpendicular to the rear property line and may be located either, adjacent to, or behind, principal buildings and shall not be permitted in front of the principal building. In considering the most appropriate alignment for a service road, the Planning Commission shall consider the setbacks of existing buildings and anticipated traffic flow for the site. 2. Access Easement: The service road shall be within an access easement permitting traffic circulation between properties. This easement shall be sixty (60) feet wide. The required width shall remain free and clear of obstructions, unless otherwise approved by the Planning Commission. 3. Construction and Materials: Service roads shall have a base, pavement, and curb with gutter in accordance with the City Engineering Standards for public roads, except the width of the service road shall have a minimum pavement width of eighteen (18) feet face-to-face of curb. 4. Parking: The service road is intended to be used exclusively for circulation, not as a parking maneuvering aisle. The Planning Commission may require the posting of “no parking” signs along the service road. In reviewing the site plan, the Planning Commission may permit temporary parking in the easement area where a continuous service road is not yet available, provided that the layout allows removal of the parking in the future to allow extension of the service road. 5:22 5. Access to Service Road: The Planning Commission shall approve the location of all accesses to the service road, based on the driveway spacing standards of this Section. 6. Temporary Access: The Planning Commission may approve temporary accesses where a continuous service road is not yet available and a performance bond or escrow is created to assure elimination of temporary access when the service road is continued. Occupancy permits shall not be issued until monies have been deposited with the City of Dexter. 7. Elevation: The site plan shall indicate the proposed elevation of the service road at the right-of-way line and the City shall maintain a record of all service road elevations so that their grades can be coordinated. 8. Maintenance: Each property owner shall be responsible for maintenance of the easement and service drive. The required easement agreement shall state the responsibilities of the property owner(s). �The City of K. DEXTER ~ Modification of Standards for Expansion or Redevelopment of Existing Sites For expansion and/or redevelopment of existing sites where the Planning Commission determines that compliance with all standards of this Section is unreasonable, the standards shall be applied to the maximum extent possible. For developments qualifying for administrative review by the Zoning Administrator under Section 21.03, the Zoning Administrator may make the same findings and have the power to make modifications. In these situations, suitable alternatives which substantially achieve the purpose of this Section may be accepted by the Planning Commission or the Zoning Administrator, provided that the applicant demonstrates all of the following apply: L. 1. Size of the parcel is insufficient to meet the dimensional standards. 2. The spacing of existing, adjacent driveways or environmental constraints prohibit adherence to the access standards at a reasonable cost. 3. The use will generate less than five-hundred (500) total vehicle trips per day or less than seventy-five (75) total vehicle trips in the peak hour of travel on the adjacent road, based on rates developed by the Trip Generation Institute of Transportation Engineers. 4. There is no other reasonable means of access. Modification of Standards for New Development The Planning Commission shall have the authority to modify the standards of this Section for new development upon consideration of the following: 1. The standards of this Section would prevent reasonable access to the site. 2. Access via a shared driveway or service road is not possible due to the presence of existing buildings or topographic conditions. 3. Roadway improvements (such as the addition of a traffic signal, a center turn lane or bypass lane) will be made to improve overall traffic operations prior to project completion, or occupancy of the building. 4. The use involves the redesign of an existing development or a new use which will generate less traffic than the previous use. 5. The proposed location and design are supported by the City Engineer as an acceptable design under the existing site conditions. The Planning Commission may also request the applicant provide a traffic impact study to support the requested access design. 6. The modification shall be of the minimum amount necessary, but in no case shall spacing to another full-access driveway be less than sixty (60) feet, measured centerline to centerline. 5:23 �Zoning Ordinance 7. Where there is a change in use or expansion at a site that does not comply with standards herein, the Planning Commission shall determine the amount of upgrade needed in consideration of the existing and expected traffic pattern and the capability to meet the standards herein to the extent practical. 8. Where installation of additional impervious surface and subsequent additional stormwater cannot be properly managed or justified based on the overall plan and purpose of the additional drive. Section 5.12 DRIVEWAYS IN RESIDENTIAL ZONING DISTRICTS A. Statement of Purpose The purpose of this Section is to provide standards for driveways on parcels in the which will ensure public safety along roadways, and protect the public investment in the road system; while providing property owners with reasonable, though not always direct, access. B. Applicability The standards in this Section shall apply to commercial driveways on roads in the One-Family Residential District (R-1), Multiple-Family Residential District (MF), Village Residential 1 District (VR-1), and Village Residential 2 District (VR-) Zoning Districts. 1. Driveway Definitions For the purposes of this Section, driveways are defined as follows: C. a. Commercial Driveway: A commercial driveway is defined as any vehicular access except those serving one (1) or two (2) dwelling units or serving an essential public service structure solely. b. Residential Driveway: A residential driveway is defined as any vehicular access serving one (1) or two (2) dwelling units. Commercial Driveways in Residential Districts All commercial driveways in the Residential Districts are subject to the provisions in Section 5.11, sub-sections F and H and may be eligible for modifications based on the circumstances and standards in Section 5.11, sub-sections K and L. Commercial Driveways are subject to the following regulations based on zoning district and street types: 5:24 �The City of D. DEXTER ~ 1. All commercial driveways in the R-1 and MF Zoning Districts are subject to the requirements of Section 5.11, sub-sections E and G. 2. All commercial driveways in the VR-1 and VR-2 Zoning Districts are subject to the requirements of Section 5.11, sub-section D. Residential Driveways All residential driveways in the R-1, MF, VR-1 and VR-2 Zoning Districts are subject to the following regulations: 1. Minimum Setback from Side Lot Lines: All residential driveways must have a minimum setback of two (2) feet from the side lot line. 2. Number of Residential Driveways: driveway per dwelling unit. A maximum of one (1) residential Section 5.13 PEDESTRIAN ACCESS A. Intent: This Section is intended to provide safe, direct, and convenient pedestrian facilities between all buildings or structures, public roads and sidewalks, and parking. Pedestrian access is important for the overall function, activity level, and comfort of all users. B. Where required: This Section applies to all developments requiring site plan approval, except for developments located in the RD District where sidewalks are not required. C. General standards: The parking and circulation system within each development shall accommodate the movement of vehicles, bicycles, pedestrians, and transit throughout the proposed development and to and from surrounding areas, safely and conveniently, and shall contribute to the attractiveness of the development. The on-site pedestrian system must provide continuity, road crossings, visual interest, and security as defined by the standards in this Section. D. On-site design standards: To the maximum extent feasible, pedestrian access shall be accommodated in the following manner: 1. Minimizing pedestrian/vehicular conflicts. Physical separation of pedestrian and vehicular access shall be considered the most effective means of avoiding conflicts and unsafe conditions. Where complete separation of pedestrians and vehicles is not possible, potential hazards shall be minimized by the use of techniques such as special paving, grade separations, pavement marking, signs or striping, bollards, pedestrian safety islands, landscaping, lighting, or other traffic calming measures to clearly delineate pedestrian areas for both day and night use. 5:25 �Zoning Ordinance 2. 3. Multi-use paths. Where bicycle paths are required or are specifically part of a site plan and pedestrians and bicyclists share walkways, the following design standards shall apply: a. A minimum width of ten (10) feet shall be required. b. Additional width of up to four (4) feet may be required to accommodate higher volumes of bicycle and pedestrian traffic. c. The pathway shall meet American Association of State Highway and Transportation Officials (AASHTO) guidelines and applicable City of Dexter Engineering Standards. d. New, reconstructed, or replacement paths shall be aligned with existing or proposed paths. e. If existing infrastructure, natural impediments, topography, or mature trees would make construction of a multi-use path impractical and the City Engineer concurs in such a determination, the Owner shall be required to provide the path in an alternative on-site route which adequately provides a proper connection to the City’s existing nonmotorized transportation system. Curb cuts and ramps. Curb cuts and ramps shall be located at convenient, safe locations for the physically disabled, for bicyclists, and for people pushing strollers or carts. The location and design of curb cuts and ramps shall meet the requirements of the Michigan Barrier-Free Code and the Americans With Disabilities Act and, to the extent possible, shall avoid crossing or funneling pedestrian traffic through loading areas, drive-through lanes, and outdoor trash storage/collection areas. 4. Sidewalks. All sidewalks shall meet the following design standards: 5:26 a. Width. Sidewalks shall have a minimum clear width of six (6) feet and shall be constructed in accordance with the City of Dexter Engineering Standards. b. Within the site. Sidewalks within the site shall: i. Be located and aligned to directly and continuously connect areas or points of pedestrian origin and destination. Such sidewalks shall not be located and aligned solely based on the outline of a parking lot configuration that does not provide such direct pedestrian access. ii. Connecting sidewalks shall either be grade separated from the parking lot or clearly delineated so as to avoid pedestrian/ vehicular conflicts, with a paved surface not less than six (6) feet in width. �The City of iii. c. DEXTER ~ Where it is necessary for the pedestrian access to cross maneuvering aisles or internal roadways, the crossings shall emphasize and place priority on pedestrian access and safety. The pedestrian crossings must be well-marked, using such measures as pavement treatments, signs, striping, signals, lighting, pedestrian safety islands, landscaping, and other traffic calming techniques. Off-site design standards: Sidewalks located along or within road rights-of-way shall meet the following design standards. i. Sidewalks shall be installed along all road frontages per the City of Dexter Engineering Standards. ii. New, reconstructed, or replacement sidewalks shall be aligned with existing or proposed paths. iii. If existing infrastructure, natural impediments, topography or mature trees would make construction of a sidewalk impractical and the City Engineer concurs in such a determination, the Owner shall be required to provide the sidewalk in an alternative on-site route which adequately provides a proper connection to the City’s existing non-motorized transportation system. 5. Waivers: The Planning Commission may make waive the requirements of this Section for areas not already served by sidewalks or if the installation of sidewalks would serve no public benefit. 5:27 �Zoning Ordinance This page is intentionally left blank. 5:28 �The City of DEXTER ~ Article VI LANDSCAPING STANDARDS Section 6.01 INTENT The intent of this Article is to establish minimum standards for the design, installation, and maintenance of landscaping along public roads, as buffer areas between uses, on the interior of a site, within parking lots, and adjacent to buildings. Landscaping is viewed as a critical element contributing to the aesthetics, development quality, stability of property values, and the overall character of the City. The standards of this Article are also intended to provide incentives to preserve quality mature trees, screen headlights to reduce glare, integrate various elements of a site, help ensure compatibility between land uses, assist in directing safe and efficient traffic flow at driveways and within parking lots, and minimize negative impacts of stormwater runoff and salt spray. The landscape standards of this Article are considered the minimum necessary to achieve the intent. In several instances, the standards are intentionally flexible to encourage creative design based on the specific conditions of the site or environment. Applicants are encouraged to provide additional landscaping to improve the function, appearance, and value of the project site. Section 6.02 APPLICABILITY OF REGULATIONS All buildings, structures and uses requiring site plan review under Section 21.02 shall be brought into full compliance with the landscape standards in this Article, except for the situations on existing sites listed below: A. The area of the building is proposed to be increased less than ten percent (10%) of the originally approved site plan; B. The area of parking is proposed to be increased less than ten percent (10%) of the originally approved site plan; and C. The use is being changed to a less intensive use as determined by the Zoning Administrator. Section 6.03 LANDSCAPE PLAN REQUIRED Landscaping shall be illustrated on any site plan reviewed by the City. The landscape plan shall include the information required for landscape plans in Table 21.08 A-1, Preliminary Site Plan and Final Site Plan Submittal Requirements and meet the following requirements: A. Tree Inventory. A Tree Inventory is required as a component of the preliminary site plan submission as set forth in Article XXI. 1. Tree Inventory shall contain the following: a. Location of all deciduous trees over eight (8) inches in DBH and evergreen trees six (6) feet or greater in height. 6:1 �Zoning Ordinance b. Common and botanical names of all identified trees, their size in inches at their DBH, tag number, and a description of each tree’s health. c. Indication of all trees to be removed. d. Indication of all trees to be preserved. 2. A Tree Inventory must be prepared by either a certified forester, ISA certified arborist, or Licenced Landscape Architect. 3. All trees must be tagged on-site with numbered identification that corresponds to the Tree Inventory submitted. B. Tree Protection Plan. If trees are proposed to be preserved on-site, a tree protection plan, meeting all requirements of Section 6.16 Tree Protection During Construction, must be a component of the landscape plan. C. Landscape Architect Seal. All landscape plans required for mixed-use, commercial, industrial, office, mobile home park developments, multiple family developments and single-family developments of over three (3) single-family units, submitted to the City of Dexter for review and approval, must be prepared and signed by a State of Michigan licensed landscape architect. Section 6.04 GENERAL LAYOUT AND DESIGN STANDARDS All landscaping must meet the general layout and design standards in this Section: A. B. 6:2 Minimum Plant Material Standards: All proposed landscaping shall meet the minimum following plant standards at the time of installation. TYPE Deciduous Canopy Tree MINIMUM SIZE 3.0” caliper Deciduous Ornamental Tree 2.0” caliper Evergreen Tree 8’ height Deciduous Shrub 2’ height Upright Evergreen Shrub 4’ height Spreading Evergreen Shrub 18” – 24” spread Percentage of Genus and Species: To ensure diversity in species throughout the City, the following maximums apply for proposed landscaping on a site: 1. No more than twenty-five percent (25%) of any one (1) genus. 2. No more than ten percent (10%) of any one (1) species per site plan. �The City of C. ~ Trees Not Permitted: Trees with the following characteristics are undesirable: weak wooded, invasive species, or species with a known vulnerability to a specific pest or pathogen. The tree species listed in the table below are not permitted, except where they are considered appropriate for the ecosystem, such as in a wetland environment not in proximity to any existing or proposed buildings or structures: SCIENTIFIC NAME Acer negundo Acer platanoides, saccharinum Aesculus hippocastanum Ailanthus altissima Alnus glutinosa Broussonetia papyrifera Catalpa (all) Eleagnus angustifolia, umbellata Ginkgo biloba, female only Fraxinus (all) Juglans nigra Lonicera japonica, maackii, tatarica Morus abla Populus alba, deltoides, nigra Pyrus calleryana Rhamnus cathartica, frangula Robinina pseudoacacia Rosa multiflora Salix (all) Syringa reticulata Ulmus americana Ulmus pumila D. DEXTER COMMON NAME/CULTIVARS Box Elders Maples (Norway, Silver) Horse Chestnut (nut bearing) Tree of Heaven Black alder Paper mulberry Catalpa Wayfaring Tree Russian olive, Autumn olive Female Ginkgo (male specimens acceptable) Ash (all varieties) Black Walnut Honeysuckle (Amur, Japanese, Tatarian) White mulberry Poplars/Cottonwood (White, Silver, Black poplar, Quaking aspen) Bradford/Callery Pear Common/Glossy Buckthorn Black Locust Multiflora rose Willows Japanese tree lilac American elm (note: disease resistant cultivars are acceptable) Elms (Siberian) Water Supply or Irrigation. All landscaped areas shall be provided with irrigation, or a readily available and acceptable water supply or with at least one (1) outlet located within one hundred (100) feet of all plant material to be maintained. 6:3 �Zoning Ordinance E. Sight Visibility. Landscaping shall be installed so that at maturity it does not obscure traffic signs or lights, obstruct vision for safety of ingress or egress, or interfere with adequate motorist sight distance. Landscaping materials and arrangement shall ensure adequate sight visibility for motorists, and adequate clearance for pedestrians and vehicles. F. Fire Hydrant Access. Landscaping materials and arrangement shall be installed so that at maturity it does not obstruct accessibility to fire hydrants. Plantings within fifteen (15) feet of a fire hydrant shall be no taller than six (6) inches at maturity. G. Drainage. Landscape plantings shall not obscure drainage patterns on site or on adjacent properties. H. Distance for Trees from Underground Utilities. Required trees shall be located a minimum of six (6) feet from underground utilities. I. Distance for Trees from Curb or Pavement. Required trees shall be located a minimum of three (3) feet from any curb or pavement surface. J. Berm Standards. Berms shall be constructed with slopes no greater than one (1) foot vertical for each four (4) feet horizontal and with at least a three (3) foot wide generally flat top, round top, or contoured top. Adequate protection against wind erosion shall be provided. Berms shall be designed and constructed to appear as a natural feature in the landscape and the vicinity. Uniform heights and shapes should be avoided. If a slope greater than one (1) (vertical) on four (4) (horizontal) is necessary, the surface shall be planted with ground covers that are suitable for stabilizing surfaces. Hydroseed or seed are not acceptable. K. Grasses, Sod, Seed, and Hydroseed. The following common perennial turf grasses may be planted on any site. Species listed below were selected for their ability to withstand the Michigan climate: 1. Kentucky bluegrass 2. Fine-leafed fescue 3. Perennial ryegrass Section 6.05 TREE PRESERVATION A. Purpose. The standards below are intended to encourage the preservation of existing mature, healthy trees which contribute to the character, welfare, and quality of life in Dexter. These standards are intended to prevent the unnecessary removal of trees prior to, during, and following construction of a site. The standards of this Section in conjunction with the standards for site plan review promote the goals of the City of Dexter Master Plan. 6:4 �The City of B. DEXTER ~ Landmark Tree Preservation. Landmark Trees should not be removed for development. Site design should consider any Landmark Tree on a site as an important design element. A landmark tree is defined as a woody plant, in a healthy, live condition (has a health and condition standard factor of over fifty percent (50%) based on standards established by the International Society of Arboriculture). The following species that meet the minimum size (DBH) requirement are considered landmark trees. All other species, except invasive species and species listed as trees not permitted in Section 6.04.C, with a DBH twenty-four (24”) inches or greater, are considered landmark trees. Common Name Botanical Name Size Basswood Tilia 18” Beech, American Fagus grandifolia 18” Black Cherry Prunus serotina 18” Black Walnut Juglans nigra 18” Buckeye, Ohio Aesculus glabra 18” Douglas Fir Pseudotsuga menziesii 18” Fir Abies 18” Kentucky Coffeetree Gymnocladus dioicus 18” London Planetree/American Sycamore Platanus 18” Pine (All species) Pinus 18” Spruce Picea 18” Tulip Poplar Liriodendron tulipifera 18” Hickory Carya 16” Honey Locust Gleditsia tricanthos 16” Maple (Red) Acer rubrum 16” Maple (Sugar) Acer saccharum 16” Oak (All species) Quercus 16” Arborvitae Thuja 12” Bald Cypress Taxodium distichum 12” 6:5 �Zoning Ordinance 6:6 Common Name Botanical Name Size Birch Betula spp. 12” Black Tupelo Nyssa sylvatica 12” Cherry, Flowering Prunus spp. 12” Crabapple Malus spp. 12” Dawn Redwood Metasequoia glyptostroiboides 12” Ginkgo Ginkgo 12” Hackberry Celtis occidentalis 18” Hawthorn Crataegus spp. 12” Hemlock Tsuga 12” Larch/Tamarack Larix 12” Magnolia Magnolia 12” Persimmon Diospyros virginiana 12” Sassafras Sassafras albidum 12” Sweetgum Liquidamber styraciflua 12” Yellow Wood Cladrastis lutea 12” Blue-Beech/Hornbeam Carpinus caroliniana 8” Butternut Juglans cinera 8” Cedar of Lebanon Cedrus spp. 8” Chestnut Castanea 8” Dogwood, Flowering Cornus florida 8” Hop-Hornbeam/Ironwood Ostrya virginiana 8” Maple, Mountain/Striped Acer spicatum/pensylvanicum 8” Paw Asimina triloba 8” Redbud Cercis canadensis 8” Serviceberry Amelanchier 8” �The City of C. D. DEXTER ~ Tree Preservation Techniques. Trees shall be preserved to the greatest extent practicable through the use of site development techniques including but not limited to the following: 1. Locate development in areas of the site that are already disturbed or cleared of trees and woody vegetation. 2. Minimize clearing and grading of the site by working with the site’s existing topography. Grading, roads, walkways, utility lines, and all other aspects of soil disturbance shall be minimized to the extent possible considering standards of sound design and public safety. Clearing for buildings should be limited to the smallest area needed for safe and effective building work. 3. Use retaining walls and other techniques to minimize grade changes near trees. 4. Maintain trees along the perimeter of sites to provide buffer. 5. Maintain grades and moisture conditions within the Critical Root Zone (CRZ) of trees. Many of the native hardwood trees, such as oaks, hickories, maples, beeches, and most old trees, do not adapt to environmental changes brought about by construction. Grading changes should not occur within the CRZ of a tree. In addition, grading on a site should neither increase nor decrease moisture conditions within a tree’s CRZ. The area of concern around an important tree may be significantly larger than the CRZ. The drip line of the tree shall be used for comparison, and if larger than the CRZ, the dripline should be used to determine how best to protect an important tree. 6. Locate utility lines away from trees to be retained. If this is not possible, install utility lines through bored tunnels instead of trenches. 7. Conduct any necessary excavation around trees by hand. 8. Upon reasonable notice to the property owner and/or Applicant, the City shall have the right to periodically inspect the site during site plan review, land clearing, and/or construction to ensure compliance. Preserved Trees May Satisfy Landscaping Requirements. Existing trees proposed for preservation may be used to satisfy the requirements of this Article if all the following circumstances are met: 1. The tree preservation plan meets all requirements of Section 6.16 Tree Protection During Construction. 2. If existing plant material is labeled “To Remain” on site plans by the applicant or retention is required by the City, protective techniques in Section 6.16 Tree Protection During Construction are followed. 6:7 �Zoning Ordinance 3. E. In the event that healthy trees which are used to meet the minimum requirements of this chapter or those labeled “To Remain” are cut down, destroyed, damaged, or excavated within the CRZ, as determined by the City, the applicant shall replace them or provide an equivalent amount plus a ten percent (10%) administrative fee for later replacement. Replacement trees will either be equivalent in size to the tree(s) removed, if possible, or the applicant will replace the total DBH of the tree(s) which have been removed. The performance guarantee may be used by the City to replace such materials. Site Plan Approval and Enforcement. Tree protection and mitigation as approved by the Planning Commission is a condition of Site Plan approval and enforced as such. Section 6.06 TREE REPLACEMENT STANDARDS The standards below are intended to encourage the preservation of existing mature, healthy trees on private property which contribute to the character, welfare, and quality of life in Dexter. These standards are intended to prevent the unnecessary removal of trees prior to, during, and following construction on a site. The standards of this Section in conjunction with the standards for site plan review promote the goals of the Dexter Master Plan. A. Tree Replacement. All existing trees identified on the site plan with an eight (8) inch or larger caliper to be removed must be replaced according to the following table, except for the exemptions in item B of this Section. The Planning Commission may allow replacement trees to satisfy up to fifty percent (50%) of landscaping requirements in this Article. D.B.H.* of Removed Tree Landmark Trees 23.9” or larger (non-native) 12” - 23.9” 8” - 11.9” * Number of Trees Required to Be Planted 1:1 replacement of the D.B.H. of the Landmark Tree with trees of at least 2.5” caliper Four (4) trees of at least 2.5” caliper Three (3) trees of at least 2.5” caliper Two (2) trees of at least 2.5” caliper D.B.H. is the diameter measured at a height of four and one-half (4.5) feet above the natural grade. (Diameter at Breast Height, D.B.H.) The Planning Commission may not require tree preservation when trees are in proposed building envelopes, essential services, siewalks, paths driveways or streets, but may require tree replacement. B. 6:8 Exemptions from Replacement. The following shall be exempt from the requirements of these Tree Replacement as set forth in Section 6.06.A: �The City of C. DEXTER ~ 1. Parcels of land that are not subject to site plan review. 2. Tree trimming and removal necessary to the operation of essential service facilities of a municipal or other governmental department or agency or public utility franchised to operate in the City. 3. Tree clearing within an existing public road right-of-way or an existing private road easement. 4. The removal of any tree which is demonstrated by the property owner to the Zoning Administrator or designee’s satisfaction to have a health and condition standard factor of less than fifty percent (50%) percent based upon the standards established by the International Society of Arboriculture. 5. Trees that are considered invasive by the International Society of Arboriculture. 6. Removal of trees that have become a potential danger to human life or property. Clearance of Twenty-five percent (25%) or more of Existing Trees. Any property owner or his representative proposing to clear more than twenty-five percent (25%) of the trees of eight (8) inch diameter at breast height (D.B.H.) or greater on a site, as determined by the Planning Commission, shall first notify the City of the intent of such clearing and/or earth change and submit a proposed plan describing the site’s features for review and approval by the Planning Commission. This sub-section shall not prevent tree clearing for approved building envelopes, swimming pools, decks, essential services, utility lines or construction drives; nor shall this ordinance prohibit site alterations for farming purposes. The Planning Commission may waive the (D.B.H.) standard for select clearing of lower quality and non-native species including, but not limited to box elders, elms, poplars, willows, and cottonwoods. D. Tree Replacement Off-Site as Last Option. Every effort should be made to relocate or mitigate trees on site. Off-site mitigation or contribution to the City’s Tree Replacement Program shall only be allowed after the applicant has demonstrated that on site mitigation is not practical or feasible. The requirement for on-site mitigation may be altered or waived by the Planning Commission is the proposal meets the following criteria: 1. The proposal meets all other ordinance requirements. 2. The applicant can clearly demonstrate that there is inadequate planting area for the healthy installation of the required trees on site and that maximum effort has been put into locating as many of the required trees as possible. 6:9 �Zoning Ordinance 3. The applicant has made every reasonable effort to preserve as many of the existing on-site trees as possible. 4. The proposal demonstrates environmental sensitive design in terms of topography, stormwater management, soil erosion management, etc. Should the proposal meet the above criteria, the Planning Commission may reduce the requirement for on-site mitigation of replacement trees and permit mitigation off site at an approved location or by contribution to the City’s Tree Replacement Program. Off-site mitigation or financial contribution shall only apply if the Planning Commission should determine that no practical or feasible alternative exists for onsite mitigation. Payment to the program per tree removed shall be in accordance with replacement fee schedule as established by City Council resolution. Contributions placed in the Tree Replacement Program shall be used in accordance with the Tree Replacement Program Policy Statement. Section 6.07 REQUIRED STREET TREE GREENBELT PLANTING Street trees are required between the sidewalk and the curb in a residential subdivision or other development with frontage on a public road meeting the following regulations: 1. Street Trees. One (1) road tree is required at a minimum of every twentyfive (25) lineal feet or a maximum of every forty (40) lineal feet on center, depending on the shape (i.e. columnar, oval, etc.). In form-based districts, the minimum distance and spacing of road trees is determined by building form. Placement of road trees on cul-de-sacs shall be reviewed as part of site plan approval. All road trees shall be uniformly spaced to create a tree lined road. 2. Placement and Utilities. Street trees shall not be planted within six (6) feet of water or sewer lines and shall not interfere with overhead utility lines or underground utilities. Consideration should be given to the mature size and height of the tree when evaluating placement and species selection near utilities, both underground and overhead. 3. Required Species. Street trees must be deciduous trees. Non-deciduous conifers/evergreens are not permitted to be used as road trees since they interfere with visibility, pedestrian safety, and vehicular circulation. 4. Recommended Species. Native species are generally preferred. Canopy trees are preferred for road trees, but ornamental trees may be allowed under overhead utility lines. Section 6.08 REQUIRED PARKING LOT SCREENING A. 6:10 Required Parking Lot Screening From Public Streets. Parking lots which abut a public road in all form-based districts shall be in compliance with the parking �The City of DEXTER ~ screening of adjacent road right-of way for the applicable building form. For all parking lots in use-based districts, the following landscape screen shall be provided: Minimum Buffer Width (in feet) Ten (10) Minimum Landscaping Requirements – per Sections 6.02, 6.09 and 6.11 One (1) evergreen tree per Section 6.11 for every twenty (20’) foot of lineal frontage AND Four (4) two (2) foot shrubs every twenty (20) lineal feet of frontage* *Shrubs shall not be required if an opaque wall or fence having a minimum height of three (3) feet is erected. The Planning Commission or Zoning Administrator, when administrative review is allowed under Section 21.03, for may allow one (1) evergreen tree to be substituted for every (4) shrubs. Section 6.09 PARKING LOT LANDSCAPING Within every parking area containing at least three thousand (3,000) sq. ft. of pavement or twenty-five (25) parking spaces (whichever is less), at least three percent (3%) of the total parking lot area shall be landscaped in addition to any other landscaping requirements. This landscaping shall meet the following standards: A. Layout. Landscaping shall be dispersed throughout the parking lot in order to break up large expanses of pavement and help direct safe and efficient traffic flow within the lot. A minimum of one (1) tree shall be planted and included in each landscaping island or required landscaping area pursuant to the calculations of this Section. Landscaping areas shall be covered by grass, other living groundcover or wood mulch. B. Parking Lot Island Standards. All parking lot islands shall comply with the following standards: 1. All parking lot islands shall be curbed. 2. Dimensions of islands shall be shown on the site plan and comply with the minimum dimensions in the table below: DIMENSION Width Radii at ends facing main aisles Radii not adjacent to main aisles Length D. MINIMUM Ten (10) feet Ten (10) feet One (1) foot Two (2) feet shorter than adjacent parking space Interior Parking Lot Landscaping. Interior parking lot landscaping shall be provided in accordance with the following table: 6:11 �Zoning Ordinance NUMBER OF SPACES 25-100 101-200 201+ MINIMUM LANDSCAPING One (1) canopy/deciduous tree and one hundred (100) sq. ft. of landscaped area per ten (10) spaces, rounded upward One (1) canopy/deciduous tree and one hundred (100) sq. ft. of landscaped area per twelve (12) spaces, rounded upward One (1) canopy/deciduous tree and one hundred (100) sq. ft. of landscaped area per fifteen (15) spaces, rounded upward Canopy/deciduous trees shall be planted in parking lot islands per the options shown in Figure 6.2. Section 6.10 ON-SITE LANDSCAPING For every new development, except in the One Family Residential, Mobile Home Park Residential, Village Commercial and Central Business Districts there shall be on-site landscaping areas exclusive of any other required landscaping. All on-site landscaping shall conform to the following: A. Minimum Area. On-site landscaping shall be at least five percent (5%) of the total lot area. B. Location. On-site landscaping shall be grouped near building entrances, along building foundations, along pedestrian walkways, and along service areas. Internal landscaping shall be located and designed to direct traffic flow, particularly near site entrances. Additional landscaping shall be dispersed throughout the site to define vehicular circulation, improve site aesthetics, and provide shade. C. Ground Cover. On-site landscaping areas shall contain grass, ground cover, three (3) inch-deep shredded-bark mulch, or three (3) inch-deep stone mulch. It shall be curbed or edged as necessary. D. Minimum Landscaping. For multiple Family Residential projects, a minimum of one (1) deciduous tree (minimum two and a half (2.5”) -inch caliper) or evergreen tree (minimum six (6’) foot high) for every one thousand (1,000) sq. ft. of open space on the development site is required. Trees in any required screen may be counted. For all other development where on-site landscaping is required, the minimum landscaping in the following table is required: 6:12 �The City of LANDSCAPING Canopy tree, ornamental tree, or evergreen tree Deciduous shrub, upright evergreen shrub, or spreading evergreen shrub DEXTER ~ MINIMUM One (1) per every four hundred (400) sq. ft. of required interior landscaping area One (1) per every two hundred-fifty (250) sq. ft of required interior landscaping area Section 6.11 LANDSCAPE SCREENING BETWEEN LAND USES A buffer zone with landscaping is required per the following requirements: A. When Required: A buffer zone is required in along the side and rear yard lot lines per the table below. In the CBD and VC Zoning Districts, buffer requirements may be waived or reduced by the Planning Commission or Zoning Administrator if the site design provides for additional landscaping, better site design, or shared parking and/or ingress and egress drives. When Contiguous with These Land Uses Single Family Residential Subject Property SingleFamily Residential Multiple Family Residential Office/ Retail / Institutional / Service Automotive Industrial Screen 1 2 3 Multiple Family Residential Office / Retail Industrial Automotive / Institutional Screen 1 Screen 2 Screen 2 Screen 3 Screen 3 Screen 3 Screen 3 Screen 3 Screen 3 Minimum Plant Materials 1 ornamental AND 1 evergreen tree every forty (40) lineal feet along the property line 1 ornamental OR 1 evergreen tree AND 7 upright shrubs per each thirty (30) lineal feet along the property line 1 ornamental tree, 1 evergreen tree AND 4 upright shrubs per each thirty (30) lineal feet along the property line, rounded upward 6:13 �Zoning Ordinance Section 6.12 WASTE RECEPTACLE AND MECHANICAL EQUIPMENT SCREENING Waste Receptacles shall be located and screened in accordance with the standards of Section 3.08, Waste Receptacles. Ground mounted mechanical equipment shall be screened with plant materials, fences, or a wall when deemed necessary by the Planning Commission. Section 6.13 WAIVER OR MODIFICATION OF STANDARDS FOR SPECIAL SITUATIONS The Planning Commission or Zoning Administrator, when administrative review is allowed under Section 21.03, may determine if existing landscaping or screening intended to be preserved, or a different landscape design, would provide all or part of the required landscaping and screening. In making a determination to waive or reduce the landscape and screening requirements of this Article, the following may be considered. A. Extent to which existing natural vegetation provides desired screening. B. The existence of a steep change in topography which would limit the benefits of required landscaping. C. The presence of existing wetlands. D. Existing and proposed building placement. E. The abutting or adjacent land is developed or planned by the City for a use other than residential. F. Building heights and views. G. The adjacent residential district is over two hundred (200) feet away from the subject site. H. Conditions similar to the above exist such that no good purpose would be served by providing the landscaping or screening required. Section 6.14 INSTALLATION A. 6:14 Timing of installation: Wherever the Zoning Ordinance requires landscaping or plant materials, it shall be planted within six (6) months from the date of issuance of a certificate of occupancy and shall thereafter be reasonably maintained, with the following exceptions: �The City of DEXTER ~ 1. Landscaping proposed within the right-of-way at entrances and along the perimeter of the site shall be installed following the installation of the roads and utilities. 2. If installation of landscaping cannot be completed due to weather conditions, as verified by the Zoning Administrator, the landscaping shall be installed as soon as weather permits. If weather is not permitting, the applicant shall post a performance escrow to ensure compliance when weather permits B. Performance Guarantee: A performance guarantee may be required in accordance with Article XXI, Site Plan Review and Approval, Section 21.16, Performance Guarantees. C. Documentation: Upon submittal of final zoning compliance, the applicant shall include information on the species of trees planted and date of planting. Section 6.15 PERFORMANCE REQUIREMENTS All landscaped areas and plant material required by this Article and Zoning Ordinance is subject to the following performance requirements: A. Landscaped areas and plant material, including the lawn, shall be kept free from refuse and debris, and shall be maintained in a healthy growing condition. B. If any plant material required by this Zoning Ordinance dies or becomes diseased, it shall be replaced within thirty (30) days of written notice from the City or within an extended time period as specified in said notice. C. Tree stakes, guy wires, and tree wrap are to be removed after one (1) year. D. Sidewalks must remain clear and unimpeded. E. The clear vision areas required in Section 5.01.D must be maintained. Section 6.16 TREE PROTECTION DURING CONSTRUCTION Protected trees shall be preserved to the greatest extent practicable through the use of site development techniques including, but not limited to the following: A. Placement of Materials Near Trees. No person shall conduct any activity within the drip line of any tree designated to remain including, but not limited to, placing solvents, building materials, construction equipment, or soil deposits within the drip line. Nor shall vehicles or construction equipment be operated in such close proximity of an existing tree so as to cause compaction of the soil within the drip line or the critical root zone of the tree which is to remain. 6:15 �Zoning Ordinance B. Attachments to Trees. During construction no person or entity shall attach any device or wire to any tree which is to remain after construction. C. Protective Barriers. Before development, land clearing, filling, or any other land alteration for which a permit is required, the developer and/or property owner shall erect and maintain suitable barriers to protect existing trees which are to remain after construction. Protective barriers shall remain in place until the City authorizes their removal or issues a final Certificate of Occupancy, whichever occurs first. Wood, metal, or other substantial material shall be utilized in the construction of barriers. Barriers are required for all trees designated to remain except in the following cases: D. 1. Rights-of-Way and Easements. Street rights-of-way and utility easements may be cordoned by placing stakes a minimum of fifty (50) feet apart and tying ribbon, plastic tape, rope, or similar material from stake to stake along the outside perimeters of areas to be cleared. 2. Large, Separate Areas. Large areas of property separate from the construction or land clearing area on to which no equipment will venture may also be cordoned off as described in Paragraph A, above. Critical Root Zone (CRZ): The CRZ of protected trees shall be maintained and protected during construction as described in Section 6.05.C.5. Section 6.17 LANDSCAPE MATERIAL GUARANTEE All landscaping materials planted per the approved site plan shall have a two (2) -year warranty due to soil conditions within the City of Dexter. In that time all plant materials that are unsightly, dead, dying, or that become unhealthy because of damage, neglect, drainage problems, disease, insect infestation, or other causes shall be replaced. Replacement materials shall meet all standards of the original installation. Two (2) -year landscaping material warranties/performance bonds will not begin until the entire project is complete OR the open space landscaping is completed per the site plan OR for individual residential lots immediately prior to the request for final zoning compliance. All warranties shall be submitted as a cash bond or warranty bond. Amounts shall be established per City Council resolution. All landscaping materials must be healthy and in good condition at the time of inspection. Landscaping materials will be warrantied from the date of approval as documented on the field inspection sheet. Verification of planting date and species information shall be submitted with the Final Zoning Compliance application. Final Zoning Compliance Applications will not be released, and Certificate of Occupancy permits not issued until the planting date and species information has been submitted or a performance guarantee has been submitted. 6:16 �The City of DEXTER ~ Article VII SIGN REGULATIONS Section 7.01 INTENT The intent of this Article is to regulate the location, size, construction, design and architectural compatibility with the surrounding areas and manner of display of signs and outdoor advertising in order to minimize their harmful effects on the public health, safety, and welfare. While this Article recognizes that signs and outdoor advertising are necessary to satisfy the needs of sign uses for adequate identification and communication, failure to regulate them may lead to poor identification of individual businesses, deterioration and blight of business and residential areas of the City, conflicts between different types of land use, and reduction in traffic safety to pedestrians and motorists and other impacts that are contrary to the purpose and intent in the Article. The following municipal interests are considered by the City to be compelling government interests. Each interest is intended to be achieved under this Article that represents the least restrictive means of accomplishing the stated interest, and in all events is intended to promote an important government interest that would not be effectively achieved absent the regulations in this Article. Regulating the location, size, construction, and manner of display of signage in the most narrowly tailored manner represents the least restrictive means of addressing the targeted government interests of avoiding unsafe and nuisance-like conditions while maintaining and improving pedestrian and vehicular safety and efficiency; character and quality of life; economic development and property values; property identification for emergency response and wayfinding purposes; and unique character of areas of the City. A. Public Safety. Maintaining pedestrian and vehicular safety are predominant and compelling government interests throughout the City, with particular emphasis on the safety of pedestrians. The sidewalk network provides facilities for pedestrians situated between vehicular roads and private properties throughout the City. The City encourages signage that will inform motorists and pedestrians of their desired destinations without conflicting with other structures and improvements. These interests are legitimately supported by limiting the maximum size of signage, providing setbacks, and specifying minimum-sized characters for efficient perception by motorists and pedestrians, while minimizing distractions that could put pedestrians at risk. Since most signage on the private properties is intended and designed to attract the attention of operators of motor vehicles, thereby creating distractions that can jeopardize traffic and pedestrian safety, this Article is intended to regulate signs so as to reduce such distractions and, in turn, reduce the risk of crashes, property damage, injuries, and fatalities. 7:1 �Zoning Ordinance This Article is also intended to protect public safety by requiring signs that are poorly maintained and/or structurally unsafe to be repaired or removed to protect against fallen signs or deteriorating sign debris from entering improved roadways, sidewalks and safety paths and causing dangerous conditions for vehicular traffic and pedestrians. B. Character and Quality of Life. Achieving and maintaining attractive, orderly, and desirable places to conduct business, celebrate civic events, entertain people, and provide for housing opportunities is directly related to the stability of property values needed to provide and finance quality public services and facilities within the City. This Article intends to allow signs that are of sufficient, but not excessive, size to perform their intended function as necessary to provide and maintain the City’s character and support neighborhood stability. Signs that contribute to the visual clutter, contribute to the potential conflict between vehicular and pedestrian traffic, and distract from scenic resources and views, will be prohibited in efforts to preserve the character, aesthetic qualities, and unique experience within the City. It is also the intent of this Article that signs will reflect the character of unique districts as may be established by the City’s Master Plan, other adopted plans, or this Article and other parts of this Zoning Ordinance. C. Economic Development and Property Values. The establishment of the restrictions in this Article has a direct relationship to creating stability and predictability, allowing each private interest to secure reasonable exposure of signage, and thus promoting business success. The application of the restrictions in this Article allows businesses to reasonably command attention to the content and substance of their messages while concurrently allowing the promotion of other visual assets, including (without limitation) landscaping and architecture, all of which contribute to economic development and property value enhancement. D. Avoidance of Nuisance-Like Conditions. Due to the concentration of people and activities, there is a potential for, blight, physical clutter, and visual clutter in the City. The result of these conditions leads to diminished property values, reduced attractiveness of the community, and reduced quality of life within the districts. Minimum regulations that substantially relate to signage are important and necessary for the maintenance and well-being of positive conditions, good character, and quality of life in the City. Ultimately, These regulations are compelling and important for the protection of all public health, safety, and welfare, as described below: 1. 7:2 An excessive number of signs in one (1) location creates visual blight and clutter, as well as confusion of the public. Thus, limiting the number of signs on properties, establishing setbacks from property lines, and requiring reasonable spacing between signs are compelling interests that can be directed with minimum regulation. �The City of DEXTER ~ 2. Signs that are too large can lead to confusion, undermine the purposes of the signs, and ultimately lead to physical and visual clutter. Establishing maximum sizes can be the subject of clear and effective regulations that address this compelling and important interest. 3. Requiring maintenance specifications for signs can minimize the creation of blight and clutter due to the deterioration of signs that are not durable or otherwise well-constructed, and such regulations would be consistent with construction codes for other structures. 4. There is a compelling governmental interest that signs avoid glare, light trespass, safety, and skyglow. The selection of proper fixture type(s) and location, use of supportive lighting technology, and control of light levels in a reasonable fashion is consistent with regulations that are narrowly tailored to achieve the City’s interests. E. Property Identification for Emergency Response and Wayfinding Purposes. Locating a business or residence by police, fire, and other emergency responders can be a matter of life and death, and thus it is a compelling interest to ensure that proper, understandable, unambiguous, and coordinated signage be permitted and required, and specifications for such purposes can be accomplished in a simple and narrow manner. Wayfinding for vehicular and pedestrian purposes is also a compelling interest to avoid confusion in public rights-of-way, and unnecessary intrusions on private property. Sign specifications for such wayfinding can be coordinated with property identification for such emergency and other purposes. F. Maintaining Unique Character of Areas of the City. This Article acknowledges the unique character of certain areas and districts, and establishes special time, place and manner of regulations that reflect the unique aesthetic, historical, and/or cultural characteristics of these areas/districts. G. Protection of the Right to Receive and Convey Messages. The important governmental interests and regulations contained in this Article are not intended to target the content of messages to be displayed on signs, but instead seek to achieve non-speech objectives. In no respect do the regulations of signage prohibit a property owner or occupant from an effective means of conveying the desired message. Nothing in this Article is intended to prohibit the right to convey and receive messages, specifically noncommercial messages such as religious, political, economic, social, philosophical, or other types of speech protected by the First Amendment of the United States Constitution. 7:3 �Zoning Ordinance Section 7.02 GENERAL CONDITIONS A. Location: All signs shall be located on the premises to which the sign is accessory, unless specified elsewhere in these regulations. B. Safety: 1. All signs shall be erected and maintained in compliance with all applicable building codes, and other applicable ordinances governing construction within the City. In the event of conflict between this Section and other laws, the most restrictive shall govern. 2. All signs shall be placed so as to not interfere with the visibility or effectiveness of any official traffic sign or signal, motorist or pedestrian, or the clear vision are required in Section 5.01.D. 3. No sign shall be erected, relocated, or maintained so as to obstruct firefighting or prevent free access to any door, window, or fire escape. C. Illumination: 7:4 1. No sign shall be illuminated by other than electrical means. 2. The light from illuminated signs shall be directed in a manner that will not interfere with vehicular traffic or with the enjoyment or use of adjacent properties, nor directly shine onto adjacent or abutting properties. Illuminated signs adjacent to residentially zoned or used property shall be designed and maintained such that illumination levels do not exceed 0.1 foot-candle along the adjacent property line. All externally illuminated signs shall have a shielded light fixture. 3. No sign shall have blinking, flashing, or fluttering lights or other illuminating devices which have a changing light intensity, brightness or color, or which are so constructed and operated as to create an appearance or illusion of writing or printing. 4. No exposed reflective type bulbs and no strobe lights or incandescent lamps shall be used on the exterior surface of any sign so as to expose the face of the bulb, light, or lamp to any public road or adjacent property. 5. The illumination provisions above shall not apply to sign lighting systems owned or controlled by any public agency for the purpose of directing traffic. 6. Neon lighting is prohibited outside of the sign structure and shall not be permitted as accent lighting along a building wall or window. 7. Awning signs shall not be “back-lit.” �The City of D. DEXTER ~ Prohibited Signs: All signs not expressly permitted under this Ordinance are prohibited in the City. Such prohibited signs include, but are not limited to, the following: 1. Beacons. 2. Pennants. 3. Portable Signs, including those mounted on vehicles, except as otherwise permitted by this Zoning Ordinance. 4. Roof Signs. 5. Inflatable signs and tethered balloons. 6. Animated signs including signs containing flashing, intermittent or moving lights or with moving or revolving parts. 7. Signs affixed to trees, rocks, shrubs, or natural features. 8. Signs which imitate traffic signals, traffic direction signs, or similar traffic control devices or signs which make use of words such as “Stop,” “Look”, “Danger”, or any other words, phrases, symbols, or characters, in such a manner as to interfere with, mislead or confuse traffic. 9. Permanent signs (other than those erected by a public agency with a permit from the City of Dexter) which are located within or overhang the public right-of-way or on public property unless specified elsewhere in these regulations. 10. Any strobe, flashing, or oscillating lights either from the interior or exterior of a building. 11. Moving signs. Except as otherwise provided in this Article, no sign or any portion thereof shall be permitted which moves or assumes any motion constituting a non-stationary or fixed condition except for the rotation of barber poles, and except currently licensed vehicles and trailers which have painted upon them in a permanent manner the name of the product which they deliver and/or the name and address of the owner. 12. Abandoned signs. A sign which, for six (6) months or more, that is located on a vacant property or serves a building that is vacant shall be presumed to be abandoned and shall be deemed a nuisance per se. 13. Signs which emit audible sound, odor, or visible matter. 14. Exterior string lights used to advertise a commercial premises, except for outdoor services areas with a permit from the City per Section 14.74 – Outdoor Service Areas. 7:5 �Zoning Ordinance E. 7:6 15. Any sign erected on a tree or utility pole. 16. Awning signs with rear illumination. 17. Vehicular signs. 18. Suspended signs. 19. Any sign or sign structure which is structurally unsafe; constitutes a hazard to safety or health by reason of inadequate maintenance, dilapidation, or abandonment; is not kept in good repair; or is capable of causing electrical shocks to persons likely to come in contact with the sign or sign structure. Exempt From Zoning compliance sign permits 1. Incidental signs or directional signs that direct the flow of pedestrian and vehicular traffic on private property. Incidental signs shall not exceed two (2) sq. ft. in area per side and four (4) feet in height, shall contain no advertising other than the name of the business and may be illuminated. 2. Signs erected for traffic safety purposes by public road agencies. 3. Painting, repainting, cleaning, and other normal maintenance and repair of a sign or any sign structure unless a structural change is made. 4. Integral signs, not to exceed a maximum area of six (6) sq. ft.. 5. Paper notices placed on kiosks as approved by the City. 6. Flags, when the following regulations are met: a. The maximum number on a zoning lot is four (4) flags. b. One (1) flag is allowed per flag pole. c. The minimum setback is fifteen (15) feet. When site plan review is required, the location of flag poles shall be indicated on the site plan. d. Each individual flags shall be limited to forty (40) sq. ft. in area. 7. Permanent signs on vending machines or ice containers, provided that such devices must be located within ten (10) feet of the building. 8. Permanent window signs on the premises of retail establishments up to four (4) sq. ft.. Temporary window signs shall meet the requirements in Section 7.07. 9. Banner signs installed by the City. Such signs shall be attached top and bottom or on two (2) sides to permanent structural members on a post or �The City of DEXTER ~ building erected for another purpose. Such signs require the permission of the City Manager. 10. Residential wall plates, not to exceed a maximum area of two (2) sq. ft.. Section 7.03 GROUND SIGNS A. General Requirements: 1. Within all non-residential zoning districts, only one (1) ground sign shall be permitted per zoning lot, with the following exceptions: a. If the frontage of a zoning lot exceeds four hundred (400) linear feet along a single road frontage two (2) such ground signs may be permitted. b. One (1) additional ground sign may be permitted at a secondary entrance if it is not located on the same road as the primary entrance. c. Lot requirements for ground signs in form-based Zoning Districts in Section 7.05.A.1.a. 2. One (1) ground sign may be permitted at the primary entrance of a one-family subdivision, site condominium development, multiple-family development, or mobile home park. 3. Within the R-1, MF and MHP Zoning Districts, one (1) ground sign may be permitted per zoning lot where a non-residential special land use has been approved. One (1) additional ground sign may be permitted at a secondary entrance if it is not located on the same road as the primary entrance. Size and location shall be determined during site plan review. 4. One (1) freestanding identification may be on the premises of a shopping center, office park, industrial park or other integrated group of stores, commercial buildings, office buildings or industrial buildings, that meet the following standards: 5. a. The sign area shall not exceed one (1) square foot per front foot of building or buildings for which it is erected; up to sixty (60) sq. ft. in area. b. The maximum height is ten (10) feet in height. c. If the lot fronts on two (2) or more collector or arterial roads one (1) such sign may be permitted for each frontage. Within all PUD Districts, the number and size and location of ground signs shall be determined by the intended use of the premises, subject to the review and approval of the City during PUD plan review. 7:7 �Zoning Ordinance B. 6. Ground signs shall be set back a minimum of ten (10) feet from all road rights-of-way and shall be located no closer than fifteen (15) feet from the edge of the principal entrance driveway and all property lines. 7. All internally illuminated ground signs shall have a background darker than the lettering. If a ground sign has an opaque background and only the letters are illuminated a ground sign may have a non-illuminated light background. 8. The support structure for a ground sign shall not exceed twenty-five percent (25%) of the maximum permissible area of the sign measured by viewing the elevation of the sign perpendicular to the sign face, unless otherwise approved during the site plan review process. 9. Up to two (2) additional signs may be permitted for businesses with a drivethrough component. Such signs shall not exceed fifteen (15) sq. ft. in area per sign, per face or six (6) feet in height and shall be located only on internal drives to serve the drive-thru portion of the development. Maximum Height And Area Requirements For Ground Signs. Ground signs shall meet the maximum height and area applied within each use-based zoning district according to the following schedule. The maximum height and area for ground signs within business centers are pursuant to paragraph 4 above: Table A - Ground Signs District R-1 MF RD I-1 PF Max. Height (ft.) 4 ft 4 ft 4.5 ft 4.5 ft 4 ft Maximum Area (sq. ft.) Per Side Total 20 sq. ft. 40 sq. ft. 20 sq. ft. 40 sq. ft. 48 sq. ft. 96 sq. ft. 48 sq. ft. 96 sq. ft. 32 sq. ft. 64 sq. ft. Section 7.04 BUILDING SIGNS A. General Requirements: 1. Within all non-residential, use-based zoning districts, a combination of building signs may be established not to exceed the maximum sign area per “Table B” for each zoning lot (for a single business), with the following exception: a. 7:8 Signs for multiple tenant shopping centers or multi-tenant buildings shall not exceed one (1) square foot of sign area per one (1) lineal foot of building frontage per tenant. �The City of B. DEXTER ~ 2. Within all PUD Districts, the number and size of wall signs shall be determined by the intended use of the premises, subject to the review and approval of the City, during PUD plan review. 3. Building signs are not permitted above the first floor. 4. Awnings must be over doorways or windows. Awning signs and awning shall be limited to three (3) colors. Black and white are defined as colors. Awnings with graphics will be considered an awning sign and may not exceed the allowable square footage of signage. Maximum Area Requirements For Building Signs. Building signs shall meet the requirements within each zoning district according to the following schedule: Table B – Building Signs District R-1 MF RD I-1 PF Area (sq. ft.) per One (1) Foot of Building Frontage N/A N/A 1 1 N/A Maximum Area in sq. ft. Three (3) sq. ft. Three (3) sq. ft. Twenty (20) sq. ft. Twenty (20) sq. ft. N/A Section 7.05 PERMITTED SIGNS IN FORM-BASED DISTRICTS A. General Requirements. All signs in the VR-1, VR-2, VC, CBD, ARC and BRC Zoning Districts shall meet the following standards: 1. Ground signs. a. Lot Requirements. Ground sign(s) are only permitted on lots that are at least fifty (50) feet in width and for lots where the building is a minimum of ten (10) feet from the public right-of-way. Ground signs are not allowed on lots with frontage on Downtown A roads. b. Number. One (1) ground sign shall be permitted for each lot meeting the lot requirements in item a. above. c. Maximum Area and Height. The maximum area and height shall comply with the standards in the table below: 7:9 �Zoning Ordinance District VR-1 VR-1 VC CBD BRC ARC d. 7:10 Max. Height (ft.) 4 ft 4 ft 6 ft 6 ft 6 ft 6 ft Maximum Area (sq. ft.) Per Side Total 20 sq. ft. 40 sq. ft. 20 sq. ft. 40 sq. ft. 25 sq. ft. 50 sq. ft. 25 sq. ft. 50 sq. ft. 42 sq. ft. 84 sq. ft. 42 sq. ft. 84 sq. ft. Minimum Setbacks. Ground signs shall meet the following minimum setbacks: i. Ten (10) feet from all road rights-of-way. In the VC and CBD Zoning Districts, the setback from the road right-of-way is five (5) feet. ii. Fifteen (15) feet from the edge of the principal entrance driveway and all property lines in the ARC and BRC Zoning Districts. e. Illumination. All internally illuminated ground signs shall have a background darker than the lettering. If a ground sign has an opaque background and only the letters are illuminated a ground sign may have a non-illuminated light background. f. Landscaping. One (1) square foot of landscaping adjacent to the sign per one (1) square foot of sign area. Landscaping shall include a decorative combination of ground cover and shrubs to provide seasonal interest. The Zoning Administrator may waive this requirement in the CBD and VC Zoning Districts. g. Electronic Message Signs (EMS). An EMS may be allowed as a component of a ground sign on a parcel with a gasoline service station when the following conditions are met: i. The electronic message is no more than fifty percent (50%) of the allowable ground sign area. ii. Such signs shall contain static messages only and shall not have movement, scrolling words or images, or flashing on any part of the sign structure, design, or pictorial segments of the sign, nor shall such sign have varying light intensity during display of any single message. iii. The display on an EMS shall remain fixed. �The City of 2. DEXTER ~ iv. No EMS message display shall resemble or simulate any warning or danger signal, or any official traffic control device, sign, signal, or light or have the brilliance or intensity that will interfere with any official traffic sign, device, or signal. v. No auditory message or mechanical sounds may be emitted from the sign. vi. All EMS shall meet the illumination standards in Section 7.02.C. Building Signs. a. Number. Each developed lot shall be permitted one(1) building sign per frontage on right-of-way and parking lot. All occupants’ businesses without ground floor frontage shall be permitted one (1) combined exterior building sign, in addition to the number of signs allocated to the developed lot, with the following exceptions: i. In the CBD Zoning District, buildings which contain more than one (1) business where all businesses share a common building entrance or entrances (for example, an office building or other type of building where access to individual tenant space is off an interior common hallway or atrium) the total permitted wall signage area shall be divided between all the tenants, but each business shall be permitted one wall sign. Maximum area shall not exceed that provided in table below. Multiple-tenant buildings shall be permitted an additional nonilluminated wall sign, mounted on the entrance door or on the wall next to the entrance. The total area of this sign shall not exceed twelve (12) sq. ft., or one (1) square foot per tenant, whichever is less. b. District VR-1 VR-2 VC CBD ARC BRC Area. The area of building signs permitted for each lot shall be determined by the table below: Area (sq. ft.) per One (1) Foot of Building Frontage 0.5 N/A 1 1 1 1 Maximum Area in sq. ft. 12 sq. ft. 3 sq. ft. 30 sq. ft. 42 sq. ft. 42 sq. ft. 42 sq. ft. 7:11 �Zoning Ordinance c. Design in the CBC and VC Zoning Districts. No sign shall be erected in the CBD or VC in any manner that will obstruct any architectural details of a building. i. Illumination: Box signs and channel letter signs or box signs may be internally illuminated when the signs have a background darker than the light-colored message. ii. Channel Letter Signs: Channel letters may be mounted on a raceway (wire way) or be mounted flat against the building wall. Channel letter signs shall not exceed more than twelve (12) inches from the building wall d. Window Signs. Permanent window signs must be located inside the window on the first floor, except in the CBD Zoning District where signs are permitted on second story windows. There is no limit on number, but window signs cannot occupy more than twenty-five percent (25%) of the total window area. In the CBD Zoning District, temporary and permanent window signs shall not exceed thirty-three percent (33%) of the total window area. e. Canopy and Awning Signs. A canopy and awning sign is permitted in lieu of a wall sign. The area of awning and canopy signs permitted for each business shall be determined as one (1) square foot of sign area for each one (1) linear foot of building frontage occupied by an occupant a business to a maximum area of one hundred (100) sq. ft.. Awnings must be over doorways or windows. Awning signs and awning shall be limited to three (3) colors. Black and white are defined as colors. Awnings with graphics will be considered an awning sign and may not exceed the allowable square footage of signage. 3. Projecting. Within the VC, CBD, ARC and BRC Zoning Districts, one (1) projecting sign may be permitted for each first-floor business when the following standards are met: 7:12 a. Number. Shall be limited to one (1) sign with no more than two (2) sign surfaces. b. Area. Shall not exceed eight (8) sq. ft. in sign area. c. Height from Grade. The lowest part of the sign shall be a minimum of eight (8) feet above grade. The maximum height of a projecting sign shall be fifteen (15) feet from the road to highest part of the sign. �The City of DEXTER ~ d. Location. Projecting signs may extend over abutting sidewalk, but shall not extend over public or private roadways, or parking areas unless approved by the City as a part of the zoning compliance sign permit. e. Projection Distance. Sign may not project more than four (4) feet from the attached façade. Section 7.06 COMPUTATIONS/ MEASUREMENTS The following principles shall control the computation of sign area and sign height: A. Computation Of Area. The area of a sign face (which is also the sign area of a wall sign or other sign with only one (1) face) shall be computed by means of the smallest square, circle, rectangle, triangle, or combination thereof that will encompass the extreme limits of the writing, representation, emblem, or other display, together with any material or color forming an integral part of the background of the display or used to differentiate the sign from the backdrop of structure against which it is placed, but not including any supporting framework, bracing, or decorative fence or wall when such fence or wall otherwise meets Zoning Ordinance regulations and is clearly incidental to the display itself. Where a sign has two (2) or more faces, the area of all faces shall be included in determining the total area of the sign. B. Computation Of Height. The height of a sign shall be computed as the distance from the base of the sign at normal grade to the top of the highest attached component of the sign. Normal grade shall be construed to be the lower of: (1) existing grade prior to construction or (2) the newly established grade after construction, exclusive of any filling, berming, mounding, or excavating solely for the purpose of locating the sign. In cases where the normal grade cannot reasonably be determined, sign height shall be computed on the assumption that the elevation of the normal grade at the base of the sign is equal to the elevation of the nearest point of the crown of a public road or the grade of the land at the principal entrance to the principal structure on the zoning lot, whichever is lower. Section 7.07 TEMPORARY SIGNS Temporary signs shall be permitted in accordance with the regulations herein: A. Permit Required. All permitted temporary signs, which are twelve (12) sq. ft. or greater, except those signs where additional sign area is permitted during the time frame and conditions specified in this Section shall require a zoning compliance sign permit. Such permit shall be issued by the City of Dexter Zoning Administrator or designee. The zoning compliance sign permit fee, if any, is to be established by resolution of the City Council. 7:13 �Zoning Ordinance B. C. Temporary Freestanding Signs. All temporary freestanding signs must meet the following requirements: 1. One (1) temporary freestanding sign shall be permitted per premise, except those signs where additional number is permitted in the time frame and conditions specified in Section 7.07.D. 2. Temporary signs shall not be illuminated. 3. Temporary freestanding signs shall meet the requirements within each zoning district according to the following schedule, except those signs where additional area is permitted during the time frame and conditions specified in Section 7.07.D. District Maximum Height in feet R-1 MF VR-1 VR-2 VC CBD ARC BRC RD I-1 PF 4 6 6 4 6 6 6 6 6 6 4 Maximum Area in sq. ft. per side 16 16 16 16 16 16 32 16 32 16 16 Temporary Window Signs. Temporary signs for windows are allowed in conjunction with a commercial establishment, provided they do not, individually or combined with other window signs, exceed thirty percent (30%) of the total area of the display window or sixteen (16) sq. ft., whichever is less. Temporary window signs are permitted on ground floor windows only. In the CBD Zoning District, temporary and permanent window signs shall not exceed thirty-three percent (33%) of the total window area. D. 7:14 Temporary Banners And Building Mounted Signs. Temporary banners and wallmounted signs are allowed in non-residential districts and non-residential uses in the VR-1 and VR-2 zoning districts. The maximum area is thirty-two (32) sq. ft.. If building mounted, these signs shall be flat wall signs and shall not project above the roof line. �The City of DEXTER ~ E. Temporary Ground Signs for Non-Residential Uses in Village Residential Districts. One (1) temporary ground signs is allowed per parcel occupied by a nonresidential uses in the VR-1 or VR-2 zoning districts. The maximum area is thirty-two (32) sq. ft. with a maximum height of four (4) feet. F. Standards For All Temporary Signs. Temporary signs shall meet the following standards: 1. Temporary signs shall be constructed of durable, all-weather materials and designed to remain in place and in good repair so long as they remain on display. 2. Temporary signs on private property must be setback five (5) feet from public property or the road right-of-way. 3. The maximum display time of temporary signs is thirty (30) days unless additional time is granted under subsection 4, 5, or 6. After this time expires, the sign shall be removed. Once the temporary sign is removed, there shall be a gap of at least thirty (30) days between display of a temporary sign on the same property. 4. In recognition that there is a need for additional expression of speech prior to a scheduled election, the following applies for a period of sixty (60) days prior to and three (3) days after a City-designated election day on which there is at least one (1) ballot item: the maximum allowable area of temporary signs shall be increased to sixty-four (64) sq. ft. per premise in all districts. The maximum area of an individual sign remains as stated in the table above during this period. 5. When all or a portion of a building or land area is listed for lease or when all or a portion of a building or land area is listed for sale, the maximum display time of freestanding temporary signs for all uses and temporary signs mounted on buildings for all uses except residential uses shall be the duration the building, building unit or land is listed for lease or for sale. The sign area shall not exceed thirty-two (32) sq. ft. per side. 6. When all or a portion of a parcel is under construction, the following regulations apply: a. The maximum area of a temporary sign shall not exceed thirty-two (32) sq. ft. where the total parcel frontage is twenty-one (21) feet or less. Where parcel frontage exceeds twenty-one (21) feet, such signs shall not exceed one and a half (1.5) sq. ft. per linear feet of thoroughfare frontage, up to a maximum of one hundred (100) sq. ft.. b. The maximum height is ten (10) feet. 7:15 �Zoning Ordinance c. The minimum setback is fifteen (15) feet from any public right-o-fway unless attached to a building, construction fence, or barricade. d. All such signs shall be removed promptly upon completion of construction. e. No more than one (1) temporary sign shall be permitted per thoroughfare frontage. Section 7.08 PORTABLE SIGNS A. Intent. It is the intent of this Section to provide opportunities for businesses to provide pedestrian-scale communication of messages to customers near the entrances to their businesses while preventing sign clutter along the city’s thoroughfares. B. General Standards: Portable signs shall be in accordance with the following regulations: 1. Size. Maximum height shall be four (4) feet. Maximum width shall be two (2) feet. 2. Location. 3. 7:16 a. Portable signs shall be placed on the sidewalk in front of the property in which the business is located, a minimum of three (3) feet from the face of the curb and no more than ten (10) feet from the building in which the sign is intended to serve. A portable signs shall in no case impede pedestrian travel in a sidewalk area and/or public rightof-way and are only permitted when a five (5) foot wide path can be maintained on the sidewalk. Portable signs are not permitted to conceal landscape features in or adjacent to the roads, including grass areas. Portable signs shall not obstruct access to fire hydrants, fire department connections, bicycle racks or curb ramps or interfere with the opening of vehicle doors or access to the sidewalk. b. Portable signs must be moved indoors after accumulation of one (1) or more inches of snow and shall not be placed back on the sidewalk until the entire sidewalk and extension on the side of the road where the business is located is clear of snow. Number of Portable Signs. a. One (1) portable sign is allowed for each business in a building, up to a maximum of two (2) signs per property. A sign may contain advertising for more than one business on the property. b. More than two (2) portable signs are permitted on private property or the public common areas in shopping malls only when the businesses have frontage along the sidewalk. �The City of DEXTER ~ 4. Hours. Portable signs may be utilized during hours of operation only. Portable signs left on the sidewalk or outside overnight shall result in revocation of zoning compliance sign permit or fines. Fines must be paid prior to continuation of use of sandwich board signs. 5. Materials/Design. a. Portable signs are encouraged to be visually consistent with the historic City and are intended to promote the pedestrian scale. Hand painted, carved, and unique signage on a flat surface is preferred. b. Portable signs shall be properly designed and heavy enough to withstand typical winds without tipping over, rocking or sliding. It is the responsibility of the sign owner to remove the sign during inclement weather. 6. Illumination. Illumination is prohibited. 7. Insurance. The City accepts no liability for any injury or damage caused by a sidewalk sign. One million dollars ($1,000,000) of general liability insurance, naming the City as an additionally insured, must be submitted along with the portable zoning compliance sign permit for signs proposed for placement in the right-of-way and on public property. 8. Permitting/Review Process. All sandwich boards require submission of an application, fee, and issuance of a permit. Signs requiring insurance require proof of valid and current insurance for the time of the zoning compliance sign permit request, unless otherwise noted on the zoning compliance sign permit application. Zoning compliance sign permit application fees to be established by the City Council. Section 7.09 SIGNS IN THE PUBLIC RIGHT-OF-WAY No signs shall be allowed in the public right-of-way, except for the following: A. Signs erected by or on behalf of a governmental or other public agency, with a permit issued by the City of Dexter. B. Projecting signs pursuant to the provisions of these regulations. C. Portable sidewalk signs pursuant to the provisions of these regulations. D. Banner signs as permitted by the City of Dexter. 7:17 �Zoning Ordinance Section 7.10 NON-CONFORMING EXISTING SIGNS A. Intent It is the intent of this Section to encourage eventual elimination of signs that, as a result of the adoption of this Article, become nonconforming, and to administer this Article to realize the removal of illegal nonconforming signs and to avoid any unreasonable invasion of established private property rights, therefore; B. 1. No person shall be required to remove a sign which was erected in compliance with previous regulations of this Article if said sign becomes non-conforming due to a change occurring after the original adoption of this article, or in the location of buildings, roads or other signs, which change, is beyond the control of the owner of the sign and the premises on which it is located. 2. If the owner of a sign or the premises on which a sign is located changes the location of a building, property line, or sign, or changes the use of a building so that any sign on the premises is rendered non-conforming, such sign must be removed or made to conform to this Article. Lawful Existing Signs Any sign lawfully existing at the time of adoption of this Article which does not fully comply with all provisions shall be considered a nonconforming sign and may be permitted to remain as long as the sign is properly maintained and not detrimental to the health, safety, and welfare of the community except as hereafter provided. C. Continuance 1. 7:18 Any lawful nonconforming sign shall be permitted to continue to exist, so long as the non-conforming sign: a. is not physically expanded or changed to another non-conforming sign. b. is not relocated or structurally altered so as to prolong the life of the sign, or so as to change the shape, size, type, placement, or design of the sign. Altered shall not include normal maintenance or maintenance to protect public safety. Normal maintenance shall include painting of chipped or faded signs, replacement of faded or damaged surface panels, or repair and replacement of electrical wiring and devices. c. is not reestablished or maintained after the activity, business, or usage to which it relates has been discontinued for ninety (90) days or longer. d. is not repaired or reerected after being damaged if the repair or reerection of the sign would cost more than fifty percent (50%) of the replacement cost of an identical new sign. �The City of DEXTER ~ 2. In the case of a legal non-conforming sign without a defined background (such as individual letters or symbols mounted directly on a building, or lettering on an awning), changes may be made to the letters or symbols, so long as the overall area of the sign is not increased. In such situations, an amended zoning compliance zoning compliance sign permit application shall be filed with the zoning administrator. 3. Changes to the words or symbols used on a non-conforming sign may be made if an amended zoning compliance zoning compliance sign permit application is filed with the Zoning Administrator. In such cases, the message may be changed without affecting the legal non-conforming status, as long as neither the sign structure nor frame is changed. Section 7.11 PERMITS AND APPLICATIONS A. Permit Required It shall be unlawful for any person to erect, reerect, alter or relocate any sign unless a zoning compliance zoning compliance sign permit shall have been first obtained from the Zoning Administrator except as provided elsewhere in these regulations. All building mounted signs, any sign that makes use of electricity and any ground sign with footings will also require a permit from the Washtenaw County Building Department. B. Site Plan Review For new development subject to site plan review under the provisions of Article XXI, the final site plan shall include the location, maximum size and details, if applicable, of all proposed signs. The site plan should note that all signs will be obtained under a separate zoning compliance sign permit C. Applications All zoning compliance sign permit applications shall be submitted to the Zoning Administrator for review and shall include the following: 1. A scale drawing of each sign that shows the dimensions of the sign, the height of the sign, design of the sign and lettering, dimensions of the lettering, the type of materials to be used for the sign and its support system, type of illumination, and color. 2. A scale drawing of the site or building, showing the placement of all signs, both existing and proposed. This drawing shall include all the dimensions of the site or building. 3. Detailed information about other existing signs on the property, including dimensions of the sign, the height of the sign, design of the sign and lettering, 7:19 �Zoning Ordinance dimensions of the lettering, the type of materials used for the sign and its support system, type of illumination, and color. The application shall also indicate whether the existing sign is to remain or be removed. D. 4. The consenting signature of the property owner. 5. The zoning compliance sign permit fee paid in accordance with the current fee schedule, adopted by the City Council. Permit Approval Zoning compliance sign permits for the erection of signs shall only be issued to property owners and/or assignees qualified to carry on such work under the provisions of this article. The Zoning Administrator shall issue zoning compliance sign permits for signs defined in Section 2.02 and permitted in Article VII. Any sign which is not explicitly defined in Section 2.02 Definitions or permitted in Article VII, must be approved by the Zoning Board of Appeals before a zoning compliance sign permit shall be issued. Any required building permits will be under the Washtenaw County Building Department. E. Permit Expiration A zoning compliance sign permit shall become null and void if the work for which the permit was issued is not completed within six (6) months of the date of issue. F. Servicing No zoning compliance sign permit shall be required for ordinary servicing, repainting of existing sign message, or cleaning of a sign. No zoning compliance sign permit is required for change of message of a sign designed for periodic message change without change of structure, including a bulletin board or billboard, but not including a sign to which a new permanent face may be attached. G. Inspections All newly erected signs shall be inspected by the Zoning Administrator. Sign erector’s imprint should be visible. Signs for which a zoning compliance sign permit is required shall be inspected periodically by the Zoning Administrator for compliance with this Article and other laws of the City of Dexter and the Washtenaw County Building Department, as applicable. Section 7.12 CONSTRUCTION REQUIREMENTS A. AND MAINTENANCE Materials And Design All signs shall be designed, constructed, and maintained in conformity with the 7:20 �The City of DEXTER ~ provisions for materials, loads, and stresses of the latest adopted edition of the City engineering standards and requirements of this Article. B. Erector’s Imprint Signs of every type which come within the purview of this Article, must carry the identification and address of the sign erector, electrical voltage, when applicable, and date of erection in clearly legible letters whether for the initial erection or rehanging of a sign. C. Fastenings All signs must be erected in such a manner and with such materials to remain safe and secure during the period of use and all bolts, cables, and other parts of such signs shall be kept painted and free from corrosion. Any defect due to the fault of the erector shall be repaired by the erector. D. Support Location No pole or support of any nature shall be placed on any publicly owned property, road right-of-way, or proposed road right-of-way, unless an easement is granted by the property owner. E. Proximity To Electrical Conductors No sign shall be erected so that any part including cables, guys, etc. will be within ten (10) feet of any electrical conductor, electric light pole, road lamp, traffic light, or other public utility pole or standard. F. Rehanging In case of rehanging or reerection of any sign, the new erector must place his identification, address, and the date on the sign. G. Sanitation Property surrounding any ground sign shall be kept clean, sanitary, and free from obnoxious and offensive substances, free from weeds, rubbish, and inflammable material. H. Traffic Interference No advertising device shall be erected or maintained which simulates or imitates in size, color, lettering, or design any traffic sign or signal or other word, phrase, symbol, or character in such a manner as to interfere with, mislead, or confuse traffic. 7:21 �Zoning Ordinance Section 7.13 REMOVAL OF SIGNS A. Removal. The Zoning Administrator or designee shall order the removal of any sign erected or maintained in violation of this ordinance except for legal non-conforming signs. Notice in writing shall be given to the owner of such sign or of the building, structure, or premises on which such sign is located, to remove the sign or bring it into compliance with the ordinance. Failure to remove the sign or to comply with this notice shall be a civil infraction. The City shall also remove the sign immediately and without notice if it reasonably appears that the condition of the sign is such as to present an immediate threat to the safety of the public. Any cost of removal incurred by the City shall be assessed to the owner of the property on which such sign is located and may be collected in the manner of ordinance debt or in the manner of taxes and such charge shall be a lien on the property. B. Renewal Requirements. A sign shall be removed by the owner or lessee of the premises upon which the sign is located within thirty (30) days after the business which it advertises is no longer conducted on the premises. If the owner or lessee fails to remove the sign, the City shall remove it in accordance with the provisions stated in paragraph 7.13. (1), preceding. These removal provisions shall not apply where a subsequent owner or lessee conducts the same type of business and agrees to maintain the signs to advertise the type of business being conducted on the premises and provided the signs comply with the other provisions of this ordinance. Section 7.14 VIOLATIONS A. Any of the following shall be a violation of this ordinance: 1. To install, create, erect, or maintain any sign in a way inconsistent with the terms of this ordinance or that is inconsistent with any plan or zoning compliance sign permit governing such sign or the zoning lot on which the sign is located; 2. To install, create, erect, or maintain any sign requiring a zoning compliance sign permit without such a permit; B. Each sign installed, created, erected, or maintained in violation of this ordinance shall be considered a separate violation. C. Unless specified elsewhere in this ordinance any signs placed within a road right-ofway and on utility poles will be considered a violation of this ordinance and may be removed by the City at the expense of the owner. Section 7.15 APPEALS Any person aggrieved by any decision, ruling, or order from the Zoning Administrator, may make an appeal to the Zoning Board of Appeals. The ZBA may grant a variance for 7:22 �The City of DEXTER ~ a sign only in cases involving practical difficulties or unnecessary hardships when the evidence of the appeal is supported by one or both of the following findings of fact: A. That the alleged hardship or practical difficulty, or both, are unique to the property (unusual topography, lot configuration, size, etc.), and the alleged hardship or practical difficulty resulting from conditions do not generally exist throughout the City. Personal and economic hardships do not qualify. B. That the granting of the variance will result in substantial justice being done, considering the public benefits intended to be secured by this article. The granting of the variance will not be detrimental to surrounding properties. Section 7.16 ENFORCEMENT This Section shall be administered and enforced by the Zoning Administrator or designee. 7:23 �Zoning Ordinance This page is intentionally left blank. 7:24 �The City of DEXTER ~ Article VIII SPECIAL LAND USES Section 8.01 INTENT This Article is intended to regulate uses which may be compatible with uses in some, but not all, locations within a particular zoning district. Special Land Use standards in this Article are intended to accomplish the following: A. Provide a mechanism for public input on decisions involving more intense land uses. B. Establish criteria for both new development and infill/redevelopment consistent with the City’s land use goals and objectives as stated in the City Master Plan. C. Regulate the use of land on the basis of impact to the City overall and adjacent properties in particular. D. Promote a planned and orderly development pattern which can be served by public facilities and serviced in a cost effective manner. E. Ensure uses can be accommodated by the environmental capability of specific sites. F. Provide site design standards to diminish negative impacts of potentially conflicting land uses. G. Provide greater flexibility to integrate land uses within the City. The process for review of a Special Land Use involves a Public Hearing with the Planning Commission with final determination on the use and site plan by the City Council. Section 8.02 PROCEDURE The procedure for Special Land Use Permit application review shall be as follows: A. Application. An applicant for a Special Land Use Permit shall submit an application for review to the Zoning Administrator, together with the required fee and appropriate information, no fewer than forty-five (45) days prior to the date of the regular meeting of the Planning Commission at which the special use application will be considered. The following information shall also be submitted: 1. A site plan with the required information as set forth in Article XXI. 2. A statement with regard to compliance with the criteria required for approval in Section 8.03, Standards for Special Land Uses and any specific standards required for the specific use in Article XIV, Specific Use Provisions. 8:1 �Zoning Ordinance 3. Failure to provide the required information and materials as part of the application for Special Land Use Permit approval shall render the application deficient and said application shall be held in abeyance until the petitioner submits all required items. The Zoning Administrator may waive the submission of a site plan where such information is not material to Planning Commission action, including when no physical changes to the site are proposed. The Zoning Administrator may allow the information required for administrative review when the project meets the circumstances in Section 21.03.B. B. Public Hearing. The Planning Commission shall hold a public hearing, or hearings, upon any application for special land use, notice of which shall be in the manner required by Section 22.08 Notices. C. Planning Commission Action. D. E. 1. The Planning Commission shall conduct the required public hearing. At the public hearing, the Planning commission shall review the application for special land use approval in accordance with Section 8.03 and any specific standards in Section 8.11 Special Land Use Specific Requirements. 2. The Planning Commission shall recommend that the City Council either approve, approve with conditions, or deny the Special Land Use Permit (based on findings outlined in Section 8.03) and the accompanying site plan. City Council Action. 1. The Special Land Use Permit request and other pertinent information, together with the recommendation of the Planning Commission, shall be placed on the agenda of the next City Council meeting. The City Council shall either approve, approve with conditions, or reject the request within sixty (60) days, unless an extension has been agreed upon in writing by both the City Council and the Applicant. 2. The decision on a special land use required by the City Council shall be made a part of the public record and incorporated into a resolution that includes a statement of findings and conclusions relative to the special land use which specifies the basis for the decision and any condition imposed. Zoning Compliance. Upon approval of a Special Land Use by City Council, Zoning Compliance must be obtained in accordance with Section 22.04. Section 8.03 STANDARDS FOR SPECIAL LAND USES A. Standards. The Planning Commission and City Council shall review: the particular circumstances and facts of each proposed use: any specific standards for the proposed or uses in Article XIV; and the following standards: 8:2 �The City of DEXTER ~ 1. Compatibility with the Master Plan. The proposed Special Land Use shall be consistent with the goals, objectives, and future land use plan described in the City Master Plan. 2. Compliance with Zoning Standards. The proposed Special Land Use shall be designed, constructed, operated, and maintained to meet the stated intent of the zoning district, and shall comply with all applicable ordinance standards. 3. Compatibility with Adjacent Uses. The proposed Special Land Use shall be designed, constructed, operated, and maintained to be compatible with, and not significantly alter, the existing or intended character of the general vicinity in consideration of environmental impacts, views, aesthetics, noise, vibration, glare, air quality, drainage, traffic, or similar impacts. The proposed use shall be such that the location and height of buildings or structures, and the location, nature and height of walls, fences, and landscaping will not interfere with or discourage the appropriate development and use of adjacent land and buildings or unreasonably affect their value. 4. Impact on the Overall Environment. The proposed Special Land Use shall not unreasonably impact the quality of the natural features and the environment in comparison to the impacts associated with typical permitted uses. 5. Impact on Public Facilities. The proposed Special Land Use shall be served adequately by public facilities and services such as police and fire protection, schools, drainage systems, water and sewage facilities, streets, pedestrian or bicycle facilities, and refuse disposal. Such services shall be provided and accommodated without an unreasonable public burden. 6. Traffic Impact. The proposed Special Land Use shall be of a nature that will make vehicular and pedestrian traffic no more hazardous than is normal for the district involved, taking into consideration: pedestrian access and safety; vehicle trip generation (i.e.; volumes); types of traffic, access location, and design, circulation, and parking design; street and bridge capacity; and traffic operations at nearby intersections and access points. Efforts shall be made to ensure that multiple transportation modes are safely and effectively accommodated in an effort to provide alternate modes of access and alleviate vehicular traffic congestion. The applicant shall comply with the City’s Complete Street Ordinance. 7. Public Safety and Welfare. The proposed Special Land Use shall be designed, located, planned, and operated to protect the public health, safety, and welfare. 8. Special Use Approval Specific Requirements. The general standards and requirements of this Section are basic to all uses authorized by Special Land Use Permit approval. The specific and detailed requirements relating to particular uses and area requirements must also be satisfied for those uses. 8:3 �Zoning Ordinance B. Additional Findings. The Planning Commission and City Council shall also consider the nature and character of the activities, processes, materials, equipment, or conditions of operation, either specifically or typically associated with the use, including but not limited to, hours of operation, outdoor storage, and work areas. Section 8.04 CONDITIONS OF APPROVAL A. Authority. The City Council may, at its discretion, impose additional conditions of approval, when it is determined that such increases in standards or additional conditions are required to achieve or assure compatibility with adjacent uses and/or structures. B. Scope. Conditions that are imposed by the City Council shall: 1. Be related to and ensure the review considerations of Section 8.03 and the applicable specific regulations are met. 2. Is applicable to a property, not property owners, so long as use remains in effect under terms set from the Section 8.05. 3. Remain unchanged unless an amendment to the Special Land Use Permit is approved by the City Council. C. Approval of a Special Land Use Permit, including conditions made part of the approval, is attached to the property, as described in the application, and not to the owner of such property. A record of conditions imposed shall be made a part of the City Council minutes and maintained by the Zoning Administrator. D. A development agreement in accordance with Section 22.12 shall be at the City’s discretion. E. A violation of a requirement, condition, or safeguard shall be considered a violation of this ordinance and grounds for the City Council to revoke such Special Land Use Permit approval in accordance with Section 8.08. Section 8.05 EFFECTIVENESS A. 8:4 Remain in Force. Upon receipt of final site plan approval, Special Land Use Permit approval shall continue in force so long as the particular use or activity continues to operate as approved on the approved site, unless otherwise specified in the City Council resolution of approval of the Special Land Use. If final site plan approval is for only part of the site, the Special Land Use Permit approval is in force for each portion of the site as phases are given final site plan approval. For projects with administrative site plan review, the Special Land Use approval begins once administrative site plan approval is granted. �The City of DEXTER ~ B. Expiration. Any Special Land Use Permit approval granted by the City Council shall expire unless a final site plan effectuating the Special Land Use is submitted within one (1) year of the date of approval. C. Extension. Upon written application filed prior to the termination of the period of one (1) year as provided above, the City Council may authorize a single extension of the time limit for an additional period of one (1) year. Such extension shall be granted based on evidence from the applicant that the development has a reasonable likelihood of commencing construction during the extension period of one (1) year. D. Conforming Use Status. Any approved Special Land Use Permit shall be deemed a use permitted in the district in which it is located and is not to be considered a nonconforming use. E. Abandonment. When a Special Land Use which has not previously received a Special Land Use Permit ceases operations for more than one (1) year, the Special Land Use Permit shall become null and void, and a new Special Land Use Permit shall be required to reopen the use. The time frame shall be extended to two (2) years for a use which was approved as a Special Land Use under this Article. F. Resubmittal. No application for a Special Land Use Permit which has been denied wholly or in part shall be resubmitted for a period of one (1) year from the date of denial, except on the grounds of new evidence or proof of changed conditions relating to all of the reasons noted for the denial found to be valid by the Planning Commission or City Council. A resubmitted application shall be considered a new application. Section 8.06 AMENDMENTS, EXPANSIONS, OR CHANGE IN USE The following provisions apply when there is an amendment or a proposed expansion to approved Special Land Uses or when there is a proposed change from one Special Land Use to another. A. Amendments. Any person or agency who has been granted a Special Land Use Permit shall notify the Zoning Administrator of any proposed amendment to the approved site plan of the Special Land Use Permit. The Zoning Administrator shall determine whether the proposed amendment requires new Special Land Use approval. New Special Land Use approval may be required when such amendment is a departure from the operation or use described in the approved application or causes external impacts such as additional traffic, hours of operation, noise, additional outdoor storage, or display. B. Expansions. The expansion, change in activity, reuse or redevelopment of any use requiring a Special Land Use Permit shall require resubmittal in manner described in this Article. A separate Special Land Use Permit shall be required for each use 8:5 �Zoning Ordinance requiring Special Land Use review on a lot, or for any expansions of a Special Land Use which has not previously received a Special Land Use Permit. C. Change in Use. The applicant shall be responsible for informing the Zoning Administrator of any significant change in an approved use, operations, or activities prior to any such change. Zoning Administrator shall determine if a new Special Land Use approval is required. A significant change shall mean any departure from the operation or use described in the approved application or any change that may cause external impacts such as additional traffic, hours of operation, noise, additional outdoor storage, or display. Section 8.07 INSPECTIONS The Zoning Administrator shall make periodic investigations of developments authorized by Special Land Use Permits to determine continued compliance with all requirements imposed by the City Council and this Ordinance. Noncompliance with the requirements and conditions approved for the Special Land Use shall constitute grounds to terminate said approval following a public hearing. Section 8.08 REVOCATION The revocation of a Special Land Use Permit may occur if its recipient fails to continuously abide by its terms and conditions. The revocation procedure is as follows: 8:6 A. The City Council, through its designated administrators, shall notify the recipient, in writing, of any violations of City codes or provisions of the Special Land Use. B. The recipient shall have thirty (30) days to correct any deficiencies to the satisfaction of the City Council. C. If, after thirty (30) days, any deficiencies remain, the City Council may then revoke the Special Land Use, or, if the conditions warrant, allow additional time. D. A repeat violation, after correction of deficiencies to the satisfaction of City Council, may cause immediate revocation of the Special Land Use. �The City of DEXTER ~ Article IX ESTABLISHMENT OF ZONING DISTRICTS AND MAP Section 9.01 ESTABLISHMENT OF DISTRICTS The City of Dexter is hereby divided into the following zoning districts: Residential Districts R-1 One-Family Residential District MF Multiple-Family Residential District MHP Mobile Home Park Residential District Non-Residential Districts I-1 Limited Industrial District R-D Research and Development District PF Public Facilities District Form Based Districts VR-1 Village Residential 1 District VR-2 Village Residential 2 District VC Village Commercial District CBD Central Business District ARC Dexter-Ann Arbor Road Corridor District BRC Baker Road Corridor District Special Districts PUD Planned Unit Development District Section 9.02 ADOPTION OF ZONING MAP A. For the purpose of this Ordinance, zoning districts are shown on “Zoning Map of the City of Dexter.” The official zoning map, with all explanatory matter thereon, is hereby made a part of this Ordinance. 9:1 �Zoning Ordinance B. Identification of Zoning Map: The Zoning Map shall be identified by the signature of the City Mayor, to be kept and maintained including legal changes on two (2) official, signed and attached copies by the City Clerk. Both copies of the Zoning Map shall be located in the office of the clerk and shall be open to public inspection. C. Interpretation of District Boundaries: Where uncertainty exists as to the boundaries of zoning districts as shown on the official Zoning Map, the following rules for interpretation shall govern: 1. A boundary indicated as approximately following or parallel to the centerline of a highway, alley, easement, recorded lot line, municipal boundary line, railroad right-of-way, shoreline, or the centerline of a river, stream or canal shall be deemed as following or parallel to those lines. 2. A distance not specifically indicated on the Zoning Map shall be determined by the scale on the Zoning Map. 3. The Board of Appeals shall interpret the location of the zoning district boundary in the following circumstances: a. Where the district boundary line, as determined by the Zoning Administrator, is a physical or cultural feature existing on the ground that is in conflict with that shown on the official Zoning Map; or b. Any other circumstances not covered by 1 or 2 preceding. Section 9.03 ZONING OF ANNEXED AREAS Whenever any area is annexed to the City of Dexter, the land shall be zoned to whichever district of this Ordinance that most closely conforms with the Master Plan amendment required prior to annexation and the Council shall approve same by resolution. Section 9.04 ZONING OF VACATED AREAS Whenever any road, alley, or other public right-of-way within the City of Dexter is vacated, such road, alley, or other public right-of-way or portion thereof, shall automatically be classified in the same zoning district as the property to which it attaches. Ownership of vacated rights-of-way shall be by the property owner adjacent to site unless other arrangements are specified by the City. Section 9.05 DISTRICT REQUIREMENTS All buildings and uses in any District shall be subject to the provisions of Article III General Provisions. 9:2 �The City of DEXTER ~ Section 9.06 ZONING OF FILLED LAND Whenever any fill is permitted in any stream or other body of water, the land created automatically and without further governmental action becomes subject to the same zoning regulations that are applicable to the land to which the newly-created land attaches. 9:3 �Zoning Ordinance This page is intentionally left blank. 9:4 �The City of DEXTER ~ Article X USE BASED DISTRICTS Section 10.01 INTENT A. Intent. The Master Plan identified areas within the City where regulating use and intensity of use are needed, but form-based regulations are not appropriate. These areas are predominantly single-use areas, built outside of the original Village Plat. The City encourages single-use development in these areas, while preserving the environmental features and quality of life in the City as a whole. Section 10.02 R-1 ONE-FAMILY RESIDENTIAL DISTRICT A. Intent. This district is designed to encourage a suitable and healthy environment for family life, and to provide residential areas for one-family residential densities and other uses that will serve the residents in the district. B. Use Regulations. Section 10.09 sets forth permitted, accessory, and special land uses within the R-1 One-Family Residential District. C. Dimensional Requirements. The following dimensional requirements shall apply to the R-1 One-Family Residential District: Min. Lot Size in sq. ft. 7,800 Width in ft. 60 Max. Lot Coverage (all buildings) 30% 1 Max. Height Stories Ft. 2.5 35 Min. Yards & Setbacks in feet Side Front Least Total 252,3 10 20 Rear 254 Min. floor area per unit in sq. ft. 1,000 1 When a detached accessory dwelling unit is present, the maximum lot coverage shall be as specified in Section 14.03, Accessory Dwelling Units. 2 Front setback may be reduced to fifteen (15) feet if the residential lot fronts a right-of-way greater than sixty-six (66) feet in width. 3 A corner lot shall maintain the minimum front yard setbacks for both the primary and secondary front yards. 4 For a corner lot, the minimum rear yard setback is the minimum side yard setback. 10:1 �Zoning Ordinance D. Supplemental District Standards. 1. In addition to those bulk regulations listed in Section 10.02.C, all development shall conform to supplemental bulk regulations listed in Section 10.08. 2. All front, side, and rear yards shall be the minimum perpendicular distance measured from the principal structure, excluding all projections three (3) feet in length from the structure wall. Section 10.03 MF MULTIPLE-FAMILY RESIDENTIAL DISTRICT A. Intent. The intent of the Multiple-Family Residential District is to provide multiple-family dwelling units including attached single-family dwellings, such as townhouses, and apartment-style dwelling units. This district is intended for locations that have substantial infrastructure including public utilities and are in close proximity to mixed-use areas or local commercial areas that provide retail, personal service, entertainment, and employment opportunities. In addition to the dwellings permitted in this zoning district, certain recreational, institutional, and public uses, compatible with the principal uses of this district, are permitted. B. Use Regulations. Section 10.09 sets forth permitted, accessory, and special land uses within the MF Multiple-Family District. C. Dimensional Requirements. The following dimensional requirements shall apply to the MF Multiple-Family Residential District: Min. Lot Size in acres 1 D. 10:2 Width in feet 200 Max. Height Max. Lot Coverage (all buildings) Stories Feet 30% 2.5 35 Min. Yards & Setbacks in feet Side Front Rear Least Total 25 20 40 30 Supplemental District Standards. 1. In addition to those bulk regulations listed in Section 10.03.C, all development shall conform to supplemental bulk regulations listed in Section 10.08. 2. All front, side and rear yards shall be the minimum perpendicular distance measured from the principal structure, excluding all projections three (3) feet in length from the structure wall. �The City of DEXTER ~ Section 10.04 MHP MOBILE HOME PARK RESIDENTIAL DISTRICT A. Intent. The purpose of this district is to provide for mobile home parks and to promote mobile home parks with the character of residential neighborhoods. It is the intent of this ordinance that mobile home parks be located in areas which are served adequately by essential public facilities and services such access roads, police, and fire protection, and public sanitary sewer and water and storm drainage facilities. It is further the intent of this ordinance that mobile homes in mobile home parks deserve and require locations, services, and facilities similar to any other single-family and multiple-family dwelling units built at urban densities. It is further the intent of this ordinance that various supporting uses common to urban residential areas, and also those which are unique to mobile home communities, be permitted in the district. B. Use Regulations. Section 10.09 sets forth permitted, accessory and special land uses within the MHP Mobile Home Park District. C. Supplemental District Standards. 1. Lot Area and Width. The minimum area for a mobile home park shall be twenty (20) acres. The tract of land shall comprise a single lot, except where the lot is divided by public roads or where the total property includes separate property for necessary utility plants, maintenance or storage facilities and the like, with appropriate access from the mobile home park, provided that all lands involved shall be so dimensioned as to facilitate efficient design and management. The minimum width of any other part of the lot containing dwellings and buildings open to occupants of the mobile home park shall be two hundred (200) feet. 2. Maximum Permitted Density. The maximum density permitted in a mobile home park shall not exceed seven and one-half (7.5) units per gross acre. For purposes of these regulations, gross acreage shall be computed as all land area within the exterior boundaries of the mobile home park lot, including proposed roads, common open space, lands occupied by management offices and community buildings, lands occupied by mobile home stands or lots, and lands occupied by utilities installations. For purposes of these regulations, gross acreage shall not include land area within rights-of-way of existing roads; surface area of lakes, ponds, or wetlands; land within a one hundred (100) year flood plain; or land within easements more than twenty (20) feet wide. In computations, each dwelling unit shall be considered to require five thousand eight hundred eight (5,808) sq. ft. of gross land area. 3. Floor Area Ratio. The minimum floor area ratio of the entire mobile home 10:3 �Zoning Ordinance park shall not exceed forty percent (40%). 4. Yard and Separation Requirements. a. A yard at least twenty-five (25) feet wide shall be provided along the right-of-way of each public road which the mobile home park abuts along its perimeter. Such yard shall be used to satisfy site and spacing requirements for individual dwellings, but shall not contain carports, recreation shelters, storage shelters, or any other structures prohibited in yards adjacent to roads in residential districts. No direct vehicular access to individual lots shall be permitted through such yards, and no parking bays or active recreation areas shall be allowed therein. b. Where mobile home park abuts one or more boundaries or other zoning districts without an intervening road or permanent open space at least twenty (20) feet in width, an exterior yard at least twenty (20) feet in minimum dimension shall be provided. Where the adjoining zoning district is residential, the same limitations on occupancy and the use of such yards shall apply. Where the adjoining district is nonresidential, provided that a minimum of ten (10) feet shall be provided between such structures or facilities and the property line, such yards may be used for the following uses: c. 10:4 i. On-site parking spaces or parking bays; ii. Recreation facilities, iii. Carports, or iv. Storage shelters. The following minimum distances shall be provided and maintained from a mobile home unit and shall be measured from the face of the mobile home unit. If the mobile home has an attached or add-on structure, or other attached structure which is enclosed for more than fifty percent (50%) of its perimeter, the applicable distances shall be measured from the face of the attached structure i. Twenty (20) feet between mobile home units. ii. Ten (10) feet from an on-site parking space on an adjacent site. iii. Ten (10) feet from a detached accessory structure. iv. Ten (10) feet from an attached accessory structure which is �The City of DEXTER ~ enclosed for fifty percent (50%) or less of Its perimeter. 5. v. Fifty (50) feet from any principal building which is not a mobile home. vi. Ten (10) feet from the edge of an internal road. vii. Twenty (20) feet from the right-of-way line of a public road within the mobile home park. viii. Seven and one-half (7 1/2) feet from a parking bay. ix. Seven (7) feet from a common pedestrian walkway. d. Notwithstanding the requirements of Section 10.04.C.4.c preceding, two (2) or more mobile home units may be attached along common walls if these walls contain no windows, doors, or other openings; are constructed or safeguarded to provide at least one (1) hour fire protection when attached to other dwelling units; and are constructed to meet the acoustic controls to living unit sound transmission limitations of minimum property standards for multi-family housing, U.S. Department of Housing and Urban Development. e. Notwithstanding the requirement of Section 10.04.C.4.d preceding, carports, recreation shelters, storage buildings and similar accessory structures on adjacent sites may be attached across site lines, provided they do not impede desirable views, including visibility at intersections of roads or of driveways with roads, or increase fire hazards. Accessory Structures. One (1) carport or garage, and one (1) storage building, are allowed on each mobile home site. Section 10.05 I-1 LIMITED INDUSTRIAL DISTRICT A. Intent. This district is composed of those areas of the City whose intended principal use is light manufacturing and other limited industrial uses. These uses generate a minimum of noise, glare, odor, dust, vibration, air and water pollutants, fire, explosive and radioactive hazards, and other harmful or noxious matter. This district has been located within the City to permit the development of these industrial uses, to protect adjacent residential and commercial areas against the encroachment of incompatible uses, and to lessen congestion on public roads and highways. To these ends, certain uses which would function more effectively in other districts and would interfere with the operation of these industrial activities and the purpose of this district have been excluded. B. Use Regulations. Section 10.10 sets forth permitted, accessory and special land 10:5 �Zoning Ordinance uses within the I-1 Limited Industrial District. C. Dimensional Requirements. The following dimensional requirements shall apply to the I-1 Limited Industrial District: Min. Lot Size in sq. ft. Width in feet Max. Lot Coverage (all buildings) 21,780 150 25% D. Max. Height Stories Feet 2 35 Min. Yards & Setbacks in feet Side Front Rear Least Total 50 50 100 35 Supplemental District Standards. 1. In addition to those bulk regulations listed in Section 10.05.C, all development shall conform to supplemental bulk regulations listed in Section 10.08. Section 10.06 R-D RESEARCH AND DEVELOPMENT DISTRICT A. Intent. This district is intended for research, development, and industrial uses that encourage and promote a healthy, stable local economy. This district is intended for areas with road, transportation, and utility service availability needed by the allowed uses. This district should be located in the City’s industrial park or areas relatively isolated from incompatible uses, such as residential, and to limit impacts on adjacent uses including the generation of noise, glare, odor, dust, vibration, air and water pollutants, fire, explosive and radioactive hazards, and other harmful or noxious matter. Supplemental standards in this district are intended to provide for appropriate facility design in keeping with the character of the district and the City; and to limit impacts on adjacent properties. B. Use Regulations. Section 10.10 sets forth permitted, accessory and special land uses within the R-D Research and Development District. C. Dimensional Requirements. The following dimensional requirements shall apply to the R-D Research and Development District: Min. Lot Size in acres 1 D. 10:6 width in feet 150 Max. Lot Coverage (all buildings) 35% Min. Yards & Setbacks in feet Side Stories Feet Front Rear Least Total 2 40 50 22.5 45 35 Max. Height Supplemental District Standards. 1. In addition to those bulk regulations listed in Section 10.06.C, all development shall conform to supplemental bulk regulations listed in Section10.08. 2. Open storage of materials and products on the lots is prohibited. �The City of DEXTER ~ 3. All vehicle access to any lot within an industrial or research and development park shall be constructed or permitted to exit from a park entrance drive. 4. All building and other structures shall be constructed of durable materials, such as face brick, treated concrete, steel, aluminum or other architectural exterior surfaces or equal material, requiring no periodic painting or treatment. All building fronts shall be fifty percent (50%) or more masonry surface including the glass surface. Section 10.07 PF PUBLIC FACILITIES DISTRICT A. Intent. The district is intended to provide an appropriate zoning classification for government, civic and recreational facilities where a separate zoning district is deemed appropriate based on land use patterns and surrounding conditions. This district is intended for areas are designated either Public or Open Space on the Future Land Use Map in the Master Plan. This district is intended to protect public and quasi-public facilities and institutions from the encroachment of certain other uses, to ensure compatibility with adjoining land uses, and, in some cases, to provide an ecological buffer of open space for Mill Creek and the Huron River. Several of the public facilities allowed in this Section are also permitted or special uses in one (1) or more of the other zoning districts, where integration of those uses contribute to the character of the district, such as a park in a residential zoning district or a municipal building in the Central Business District. B. Use Regulations. Section 10.10 sets forth permitted, accessory and special land uses within the PF Public Facilities District. C. Dimensional Requirements. The following dimensional requirements shall apply to the PF Public Facilities District: Min. Lot Size 1 in sq. ft. Width in feet -- -- Max. Lot Coverage (all buildings) 30%2 Max. Height Stories Feet 2 30 Min. Yards & Setbacks in feet1 Side Front Least Total Rear 10 10 20 10 The following are exempt from minimum yard and setbacks: access for pedestrians, boating and fishing. 2 The Planning Commission may allow up to fifty percent (50%) lot coverage if storm water management best practices are used. 10:7 �Zoning Ordinance D. Supplemental District Standards. 1. In addition to those bulk regulations listed in Section 10.07.C, all development shall conform to supplemental bulk regulations listed in Section 10.08. 2. Special events and temporary events are allowed in the PF Public Facilities Zoning District when approved through the standards in Chapter 34 of the City of Dexter General Code – Peddlers, Solicitors and Transient Merchants. Section 10.08 SUPPLEMENTAL DIMENSIONAL REGULATIONS APPLICABLE TO ALL USE BASED DISTRICTS A. Continued conformity with bulk regulations. The maintenance of setback, height, lot coverage, open space, mobile home site, transition strip, lot area and lot area per dwelling unit required for one (1) use, lot, building or structure shall be a continuing obligation of the owner of such building, structure, or lot on which such use, building or structure exists. No setback, height, lot coverage, open space, mobile home site, transition strip, lot area per dwelling unit allocated to or required about or in connection with one (1) lot, use, building or structure may be allocated to any other lot, use, building, or structure. B. Corner Lot Setbacks. A corner lot shall maintain front yard requirements for each road frontage. C. Height. The limitations affecting the height of the structures shall not apply to the following appurtenant and structures provided they comply with all other provisions of this or any other applicable Ordinances: Parapet walls, chimneys, smokestacks, church spires, flag poles, penthouses for mechanical equipment and water tanks. Section 10.09 RESIDENTIAL DISTRICT USE TABLE 10:8 A. Specified Uses. In all Residential Districts, no building or land shall be used, and no building shall be erected except for one (1) or more of the following specified uses, unless otherwise provided in this Article. B. Schedule of Uses. The Schedule of Use Regulations identifies uses as follows: 1. “P” identifies uses permitted as of right. 2. “S” identifies uses requiring Conditional Use Approval as outlined in Article VIII. 3. “A” identifies accessory uses. 4. No marking identifies uses not permitted �The City of Use Residential Single-family detached dwellings Residential cluster developments Two-family dwellings Single-family attached dwellings Multiple-family dwellings Senior assisted living Senior independent living R-1 MF DEXTER ~ MHP Subject to Section 14.02 Subject to Section 12.02 P S Notes S P P P P P Home occupations P Medical marijuana home occupation P Accessory dwelling units A Bed and breakfasts Boarding and rooming houses P P S Accessory short-term rentals A A Vacation rental housing S S Mobile home parks See Section 14.10 See Section 14.10 Subject to Section 14.04 Subject to Section 14.05 Subject to Section 14.03 P Institutional/Cultural Public swimming pools, parks, playgrounds, and playfields Subject to Section 14.16 Subject to Section 14.17 Subject to Section 10.04 S Family child care homes P P Foster family homes P P Foster family group homes P P Group child care homes P P Subject to Section 14.08 Subject to Section 14.08 Subject to Section 14.08 Subject to Section 14.08 10:9 �Zoning Ordinance Use R-1 MF Adult day care homes P P Adult foster care family homes P P P P Adult foster care group homes (small and large) Adult foster care congregate facilities Child care centers Nursing and convalescent homes Places of worship Primary and secondary nonprofit schools, colleges, and universities Government or communityowned buildings Community center Essential service structures Other Management office, laundry facilities, recreation areas, and similar uses and structures commonly provided to serve the residents of a mobile home park or multiple-family community Accessory uses, buildings, or structures 10:10 MHP S Notes Subject to Section 14.09 Subject to Section 14.09 Subject to Section 14.09 Subject to Section 14.09 S Subject to Section 14.11 S S S S S S P P P P P A P A A A Subject to regulations in Article III. �The City of DEXTER ~ Section 10.10 NON-RESIDENTIAL DISTRICT USE TABLE A. Specified Uses. In all Non-Residential Districts, no building or land shall be used and no building shall be erected except for one (1) or more of the following specified uses, unless otherwise provided in this Article. B. Schedule of Uses. The Schedule of Use Regulations identifies uses as follows: 1. “P” identifies uses permitted as of right. 2. “S” identifies uses requiring Conditional Use Approval as outlined in Article VIII. 3. “A” identifies accessory uses. 4. No marking identifies uses not permitted Use Industrial Research & testing facilities Laboratories - experimental, film, testing. Manufacturing, compounding, process, or treatment of such products as bakery goods, candy, cosmetics, dairy products, food products, drugs, perfumes, pharmaceutical toiletries, and frozen food lockers. Assembly of merchandise such as electrical appliances, electronic or precision instruments and articles of similar nature. Manufacture of pottery and figurines or other similar ceramic products using only previously pulverized clay and kilns fired only by electricity or natural gas. Sheet metal products manufacturing and repair. I-1 RD P P PF Notes P P P P P P Repair is only allowed when incidental to manufacturing. 10:11 �Zoning Ordinance Use Packaging of previously prepared materials, but not including the bailing of discards, old iron or other metal, wood, lumber, glass, paper, rags, cloth, or other similar materials not generated on-site. Manufacturing, compounding, assembling, or treatment of articles or merchandise from previously prepared materials such as bone, canvas, cellophane, cloth, cork, elastomers, feathers, felt, fiber, fur, glass, hair, horn, leather, paper, plastics, rubber, precious or semiprecious metals or stones, sheet metal, shell, textiles, tobacco, wax, wire, wood, and yarns. Printing, lithographic, blueprinting, and similar processes when used to manufacture product but excluding retailing of product or service, such as a copy and printing center for carry-in/ carry out service. Commercial laundries, dry cleaning establishments, wholesale business, ice and cold storage plants, lumber, fuel and feed supply yards, and other similar uses. Light manufacturing industrial uses which by the nature of the materials, equipment, and processes utilized are to a considerable extent clean, quiet, and free from any objectionable or dangerous nuisance or hazard but not including tanning; products from such finished materials as plastic, bone, cork, feathers, felt, fiber, paper, glass, hair, horn, rubber, shell, or yarn. Light-metal cutting 10:12 I-1 RD P P P P P P S PF Notes �The City of Use Warehousing and material distribution centers and contractors’ establishments provided all products, material, and equipment are stored within an enclosed building. Indoor storage of materials to be used on-site and of products made on-site, but excluding warehousing of items not involved in the on-site processes. Wholesale businesses, but not including junkyards or used auto wrecking establishments or business handling wastes, coal yards, junk; the incubation, raising or storing of poultry; the slaughtering of animals or poultry. Manufacturing of wine, beer and/or other alcoholic beverages. Recycling centers Office / Retail / Service Large animal clinics Retail/Showroom for goods manufactured on site or in conjunction with site operations. Restaurants and cafeterias within principal buildings Restaurants and cafeterias in standalone buildings Tasting rooms Personal fitness centers I-1 RD PF DEXTER ~ Notes S P P S P S S P Subject to Section 14.38 Maximum fifteen percent (15%) of total gross floor area. A P Subject to Section 14.75 S 10:13 �Zoning Ordinance Use Open air businesses for the sale of manufactured products, such as or similar to garden furniture, earthenware, hardware items and nursery stock, or the rental of manufactured products or equipment, such as household equipment, small tools, pneumatic-tired two and four wheeled utility trailers, pneumatictired cement mixers, wheelbarrows, rollers and similar products or equipment. RD PF Notes S Self-storage facilities P Automotive/Transportation Automobile or vehicle repair centers Bus, truck, taxi, and rail terminals Institutional/Cultural P S Special land use if abutting or across the road from a residential zone or use. P Public swimming pools, parks, playgrounds and playfields P Commercial outdoor recreational facilities, such as, but not limited to, canoe/kayak/liveries, concession stands, swimming pools S Cemeteries Primary and secondary non-profit schools, colleges and universities Child care center within principal building Child care center in stand-alone building Essential services structures Essential services buildings 10:14 I-1 P P A A S S P S P P P S Minimal encroachment and/or intrusion upon the natural resource areas Minimal encroachment and/or intrusion upon any natural resource area, and to minimize any negative effects on adjacent residential properties. �The City of Use Outdoor storage for essential service buildings Other Any use producing more than seventy (70) decibels at the property line Radio, television, microwave, and cellular phone towers Accessory uses, buildings, or structures I-1 RD PF S S S S A ~ Notes Not an allowed use when adjacent to residentially used or zoned property. S S DEXTER S A A Subject to regulations in Article III. 10:15 �Zoning Ordinance This page is intentionally left blank. 10:16 �The City of DEXTER ~ Article XI FORM-BASED DISTRICTS Section 11.01 INTENT, PURPOSE AND USE A. Intent. The Master Plan identified areas within the City where regulating urban form and character of development is needed in addition to regulating use and intensity of use. Within these focus areas the City encourages development with a mix of uses, including public open space, in order to provide development in a sustainable way, while preserving the historic character of the City. The FormBased Districts are intended to implement the vision, goals, and objectives of the Master Plan and any other applicable Plans. B. Purpose. The general purposes of these regulations are to: C. 1. Ensure that development is of human scale, primarily pedestrian-oriented, and designed to create attractive streetscapes and non-motorized spaces. 2. Preserve the historic design, road layout, and character of the Downtown, and the original City plat. 3. Promote infill development and redevelopment. 4. Promote a compact growth pattern to efficiently use the remaining developable land, and to enable the cost-effective extension of utilities, services, roads, and transit service. 5. Promote mixed-use development within the form-based districts and within buildings. 6. Ensure reasonable transition between higher intensity development and adjacent neighborhoods. 7. Improve mobility options and reduce the need for on-site parking by encouraging alternative means of transportation. Factors for Regulation. These regulations are based on two (2) significant factors: site context and building form. 1. The form-based districts use site context to customize the regulations to the inherent conditions of the places where these regulations are applied. Site context is derived from existing and desired characteristics, which include street types and site types. a. Streets are divided into various types based on purpose and unique attributes. 11:1 �Zoning Ordinance b. D. 11:2 Sites are divided into site types. Site types are distinguished from one another by their context, which includes shape, size, orientation, configuration, road patterns, location, existing land uses, and intensity of uses. 2. Building form addresses the manner in which buildings and structures relate to their lots, surrounding buildings, and road frontage. The shape of the building, the land area-to-volume ratio, and the orientation of the building have significant impacts upon the general feel and character of an area. Building form standards control height, placement, building configuration, parking location, and ground story activation applicable to the site context. 3. Regulations are tailored to meet a more specific intent of each district. These districts and intents are set forth elsewhere in this Article. Regulating Plans. The form-based districts use Regulating Plans, which rely on street types and site types to determine building forms and allowable uses for a given parcel. The steps to determine the regulations that apply to a specific parcel within a form-based district are as follows: 1. Find the site in question on the Zoning Map and it’s zoning district. 2. Find the site in question on the appropriate Regulating Plan map. 3. Identify the street type of types adjacent to the site in question. Streets will be classified Downtown A, Downtown B, Corridor or Village. 4. Identify the site type for the site in question. Sites will be classified Site Type A, B, C, D, E, or F. 5. Consult the Building Forms Permitted tables for the district in which the site is located. The tables will identify if a building form is permitted, permitted by special approval per Article VIII, or not permitted for the site type and street type combination of the site in question. 6. Consult the Use Table in Section 11.11 to identify is the use is permitted, permitted and subject to other regulations, permitted by special approval per Article VIII, or not permitted for the zoning district in question. 7. Follow the regulations for the chosen building form when designing the development application. Building form regulations are established in Section 11.03. 8. Follow the design standards as listed in Section 11.11 and in Sections 11.04.D, 11.05.D, 11.06.D, and 11.07.D. 9. Obtain site plan approval or special use approval for the chosen building form and use, as appropriate. �The City of DEXTER ~ Form-Based Districts Process Determine Zoning District of site on City Zoning Map Locate site on Regulating Plan for site's Zoning District Determine Site Type and Street Type of site on Regulating Plan Find allowed uses and approval process in Schedule of Uses in Section 11.11 Find Building Form permitted by street and site type Meet design regulations for Form Based Districts & Zoning District Building Form is permitted & use is permitted Building form is permitted & use is a special use Building form is a special approval & use is permitted Building form is a special approval & use is a special use I Site plan approval per Article 21 Special approval per Article 8 & site plan approval per Article 21 Section 11.02 APPLICABILITY AND ORGANIZATION A. Applicability 1. Any new use or expansion of existing use that requires site plan review shall comply with the requirements of this Article and other applicable requirements of this Ordinance. 11:3 �Zoning Ordinance 2. 11:4 The requirements of this Article shall not apply to: a. Continuation of a permitted use within an existing structure. b. Changes of use within existing structures that do not require increased parking. c. Normal repair and maintenance of existing structures that do not increase building size or parking demand. d. Continuation of a legal non-conforming use, building, and/or structure, in accordance with Article IV. e. The expansion of a legal non-conforming use, building, and/or structure, in a manner that does not increase its level of nonconformity, in accordance with Article IV. B. Regulating Plans. Each form-based district to which these standards apply shall be governed by a Regulating Plan that is specific to each focus development area. The Regulating Plan, based on the context of street type and site type, determines building form and allowable use for each parcel within a form-based district. C. Street Types. Street types, as set forth in Section 11.03.B, recognize that road patterns within the City of Dexter are established. Streets range from Downtown and Corridor roads which carry a large volume of traffic to Village Streets which carry lower volumes of neighborhood traffic. D. Site Types. Site Types, as set forth in Section 11.03.C, are determined by lot size, lot configuration, location, and relationship to neighboring adjacent sites. E. Building Form Standards. Building form standards, set forth in Section 11.03.D, establish the parameters for building form, height, and placement, and are specifically applied to each district based upon the Regulating Plan. F. Design Standards. General design standards, set forth in Section 11.11, and the design standards established for each district are supplementary to other requirements of the Ordinance. Generally, the design standards regulate parking, public spaces, landscaping, and other site design requirements. G. Modification of District Boundaries. Any modification to the boundaries of any form-based district shall require rezoning, in accordance with the provisions of Article XXIII, Amendments. H. Modification of Regulating Plan. Specific building form, use group, and design standards applied within each Regulating Plan are based upon the designation of street type and site type. Any modification of street type or site type shall be determined by the City Council, after a recommendation by the Planning �The City of DEXTER ~ Commission, following a public hearing and notice in accordance with Section 22.08 of this Ordinance. The City Council and Planning Commission shall consider the following when deciding whether to modify a site type or street type designation: 1. The applicant’s property shall be used for a purpose permitted in the formbased district. 2. Area has been added to or deleted from the subject site in question, requiring the modification. 3. The proposed modification and resulting development will not alter the essential character of the area. 4. The proposed modification meets the intent of the district. 5. Existing roads have been improved and/or new roads constructed that may result in the modification of a specific site type or street type. Modification of the Regulating Plan is in conformance to the Master Plan. 6. Section 11.03 STANDARDS APPLICABLE TO ALL USES A. Intent. The following standards are applicable to all uses and define the elements of the form-based regulations. Each parcel has a street type, site type, and building form. B. Street Types. Street types are described below and are in order of intensity, from most intense to the least intense. 1. Downtown A: The Downtown Street Type A refers to roads in the Central Business District that form the core of the dense, walkable, historic downtown of the City. These roads are characterized by multiple story, mixed use buildings with zero setbacks. The roads have on-road parking and wide sidewalks with road trees and landscaping. Plazas and parks are integrated into the sidewalks and connected via crosswalks and non-motorized pathways. Intersections are designed to create a sense of place, while safely guiding pedestrian circulation in the downtown. Lighting and signs are at pedestrian scale and reflect the character of the historic downtown. Parking is provided by public parking, in municipal parking lots or on-road parking. Vehicle access is from the rear or side of property via alleys or adjacent side roads. On-site loading and waste disposal areas are in the rear of the properties or adjacent alleys. 2. Downtown B: The Downtown Street Type B refers to roads on the edges of the Central Business District. These roads connect the Central Business District to adjacent neighborhoods and corridors and are characterized by a variety of buildings – ranging from multi-story buildings to adaptively re11:5 �Zoning Ordinance used historic houses to single-story buildings. Buildings are typically set back from the road, with sidewalks buffered from the road by trees, planting areas and on-road parking. These roads have pedestrian scale lighting and signs, with well-marked intersections for walkability and safety. While on-road parking and public parking areas are available, curb cuts for individual property are allowed, with side and rear on-site parking. Loading and waste disposal areas are in the rear of the properties and adjacent alleys. 3. Corridor: The Corridor street type refers to mixed use corridors in the City, which are characterized by high traffic volumes and have the widest spacing between building fronts of all roads within the mixed-use districts. Corridor roads accommodate the majority of the traffic traveling through the City of Dexter, connects the City with its adjacent communities, and serve as the primary framework for circulating throughout the City. Corridor roads are envisioned to integrate features designed to accommodate through traffic and local traffic and to enhance experience of traveling along corridors for all forms of transportation, including walking and bicycling. These roads will evolve over time to form “complete roads”, with sidewalks and accommodations for cyclists, while continuing to accommodate pass through vehicular traffic. These roads have distinct landscaping, pedestrian and traffic-scale lighting, effective signage, non-motorized pathways, and a complementary relationship with transit opportunities. The intersections will be signature places with enhanced community and corridor landmarks. The spaces will be defined by a stable and consistent building-to-building ratio complemented by landmark structures, superior landscaping, and memorable architecture. On these roads, parking is provided on site in the rear or side yards with loading and waste disposal areas in the rear yards. On-road parking may be available. Curb cuts are allowed but should be limited and consolidated as much as possible. 4. Village: The Village street type are those roads tying together the neighborhoods in the original Village plat and Village annex. They act as the backbone of these neighborhoods and tie those areas to Downtown or Corridor roads. These roads are characterized by sidewalks with road trees in buffer planting areas, buildings set back from the road and bicycle lanes or pathways, when appropriate. Intersections provide safe pedestrian crossings, facilitating walkability. While on-road parking is provided, Village street types allow curb cuts for individual property when alley access is not available. 11:6 �The City of C. DEXTER ~ Site Types 1. 2. 3. Site Type A. These sites have the following characteristics: a. Small lots located in the original Village plat or Village Annex plat. b. Lot widths are a minimum of forty-nine and a half (49.5) feet but are typically sixty-six (66) or ninety-nine (99) feet, based on the original plat. c. They are typically located on Village roads but are also on Corridor and Downtown B roads. d. They accommodate Building Forms House (H) and Two-Family Dwelling (2F). e. Uses are typically residential but can be used in a non-residential manner in appropriate circumstances. Site Type B. These sites have the following characteristics: a. Medium sized lots located adjacent to Village Residential zoning districts or to Public Use Zoning. The sites are typically at least two (2) lots, but in some cases an entire block, of Village plat or Village Annex which had be combined for an institutional or business use within the original Village neighborhoods. Some sites are larger lots adjacent to public school property. b. Lot widths are typically ninety-nine (99) feet or greater. c. They are typically located on Village roads but are also on Corridor roads. d. They accommodate Building Forms House (H), Two-Family (2F), Single Use (SU), and Institutional (I). e. Uses are residential or non-residential uses appropriate adjacent to residential or semi-public/public uses. Site Type C. These sites have the following characteristics: a. Small to medium sized lots located in the center of the City’s historic downtown. b. These sites range in size from twenty (20) foot wide lots to entire city blocks. c. They are located exclusively on Downtown A roads. 11:7 �Zoning Ordinance 4. 5. 6. d. They accommodate Building Form Downtown Mixed Use (DMU) and, in special circumstances, Single Use (SU). e. A mix of commercial, office, restaurants, institutional and residential uses within buildings and blocks is allowed. f. Buildings located on Site Type C lots shall provide district and prominent architectural features, or site elements which reflect the historic character and context of the City’s downtown. Site Type D. These sites have the following characteristics: a. Medium sized lots located at the entrances to the City or the Downtown, often with historical significance. b. These sites range in size from ten thousand (10,000) sq. ft. to a several acres. c. They are located on Downtown A, Downtown B, and Corridor roads. d. The Building Forms depend on the street type and zoning district. e. Uses are dependent on the zoning district. f. Buildings located on Site Type D lots shall provide distinct and prominent architectural features or site elements which reflect the importance of the building’s location and/or history, and create a positive visual landmark. Site Type E. These sites have the following characteristics: a. Lots of various sizes located in the VC, ARC, or BRC zoning districts. b. These sites range in size from ten thousand (10,000) sq. ft. to a few acres. c. They are located on Downtown B, Corridor, and Village roads. d. The Building Forms depend on the street type and zoning district. e. A mix of commercial, office, restaurants, institutional and residential uses within buildings and blocks is allowed. Site Type F. These sites have the following characteristics: a. 11:8 Medium to large sized lots with development or redevelopment potential located in and near the Downtown, along corridors or adjacent to entrances to the City. �The City of D. DEXTER ~ b. These sites range in size from thirty-two thousand six hundred and seventy (32,670) sq. ft. to ten (10) or more acres. c. They are located on Downtown A, Downtown B, and Corridor roads. d. The Building Forms depend on the street type and zoning district. Building Form Large Format (LF) would be appropriate for large sites on Corridor roads. e. A mix of commercial, office, restaurants, institutional uses, and residential uses within buildings and blocks is allowed. Building Form Standards 1. The mixed-use districts permit a series of building forms, dependent on the site context. The nine (9) building forms are established in this Section as follows. 2. Building forms are designated within each district location based on the Regulating Plan. Building forms are classified in the following manner: a. Permitted Building Forms. These building forms are permitted as of right in the locations specified. b. Special Building Forms. These building forms are permitted after review and approval by the Planning Commission, in accordance with the procedures set forth in Article VIII and the standards in this Ordinance. c. Exceptions. For all building forms in all locations, awnings, signs, other projections (e.g., architectural projections, bay windows, etc.) may project into the right-of-way beyond the required building line by up to three (3) feet. 3. The Regulating Plan dictates the site type and street type for each individual parcel in the district. Building forms are identified within each district as permitted or permitted subject to special use approval based upon the combination of the site type and the street type of each parcel. 4. If a site is adjacent to two (2) different street types, the more intense street type shall control the purpose of determining allowable building forms. 5. Lot Size determines Building Form. The size of the lot determines what type of building may be placed on a lot, in addition to Street Type and Site Type. For instance, a house or a duplex building type may be constructed on an eight thousand five hundred (8,500) square foot lot, since both of the those building types fit within the allowed lot size for those building types, 11:9 �Zoning Ordinance but multiple family building is not allowed. Maximum lot depth and width do not determine building types, but all building types must meet the minimum lot width, depth, and size. 6. Definitions of Terms in Building Forms Standards. The following terms used in the Building Forms Standards are defined as in Article II of this Zoning Ordinance: lot size, lot width, lot coverage, setback, building height. Floor area is the gross floor area as defined in Article II. The following terms in the Building Forms Standards are defined as: E. Frontage buildout: The percentage of the front façade of a building that projects into the space between the minimum front yard setback and the maximum front yard setback. b. Dwelling unit floor area: The gross floor area for each individual dwelling unit within a building form. c. Porch or stoop front setback: The minimum required distance between the right-of-way line or easement for the public road or private road and the nearest edge of a porch or stoop. d. Garage face: The setback between the right-of-way line or easement for the public road or private road and the front façade of an attached garage. e. Principal building setback: The distance between the principal building and the accessory building. f. Screening of adjacent road right-of-way: The required screening of parking areas from the view of adjacent road rights-of-way. Height, Setback and Landscaping Deviations 1. 11:10 a. The City Council, upon recommendation by the Planning Commission, may grant height, setback, and landscaping deviations if the following are found: a. The deviation will not adversely impact public health, safety, and welfare. b. The deviation maintains compatibility with adjacent uses. c. The deviation is compatible with the Master Plan and in accordance with the goals and objectives of the Master Plan and any associated subarea and corridor plans. d. The deviation will not adversely impact essential public facilities and services, such as: roads, pedestrian or bicycle facilities, police �The City of DEXTER ~ and fire protection, drainage systems, refuse disposal, water, and sewage facilities, and schools. e. The deviation will be in compliance with all other Zoning Ordinance standards. f. The deviation will not adversely impact any on-site or off-site natural features. Balance of this page is intentionally left blank. 11:11 �Zoning Ordinance Form A - House LOT REQUIREMENTS MIN MAX ACCESSORY BUILDING(S) MIN MAX -- 2 4,900 -- Number allowed Lot width (ft) 49.5 -- Front setback (front )(ft) 15 -- Lot coverage (%) -- 30 Side street/alley setback (ft) 10 -- MIN MAX Principal Building setback (ft) 10 -- 15 25 Side setback (ft) 3 -- 5 -- Rear setback (ft) 3 -- Side setback combined (ft) 15 -- Height (ft) -- 143 Rear setback (ft) 25 -- PARKING Frontage buildout (%)1 60 80 Location Side & rear yards BUILDING REQUIREMENTS MIN MAX Floor area (sq. f t . ) 1,000 -- Driveway Access Height (ft) -- 35 From rear, permitted from front if alley access is not available. Height (stories) 1 2.5 MIN MAX Screening of adjacent street rightof-way For non-residential uses, 2-foot evergreen shrubs 5 -- NOTES -- 1 Front building façade location requirements do not apply to street side yards. 2 The garage face minimum set back is 5 feet from the front of the house or 20 feet from the front property line, whichever is greater. 3 The maximum height of a detached accessory dwelling unit is the height of the single-family dwelling to which it is an accessory or 30 feet, whichever is less. Lot size (sq. ft.) BUILDING ENVELOPE Front setback (front or side) (ft) Side setback one side (ft) FRONT FACADE Porch or stoop front setback (ft) Garage Face (ft) Figure 1. 20 2 Form A - House - Orthographic View Driveway access from front is allowed if rear/ alley access is not available 35-feet & 2.5 Stories Maximum Building Height 25-feet Minimum Rear Setback 5-foot Min. Side Setback 15-feet Min. Combined 11:12 15-feet Minimum, 25-feet Maximum Front Setback �The City of DEXTER Form B - Duplex / Two-Family MIN MAX Number allowed -- 2 -- Front setback (front )(ft) 15 -- -- 60 Side street/alley setback (ft) 10 -- MIN MAX Principal Building setback (ft) 10 -- Front setback (front or side) (ft) 15 25 Side setback (ft) 3 -- Side setback one side (ft) 7 -- Rear setback (ft) 3 -- Side setback combined (ft) 17 -- Height (ft) -- 14 Rear setback (ft) 25 -- PARKING Frontage buildout (%)1 60 80 Location Side & rear yards MIN MAX 700 -- Driveway Access Height (ft) -- 35 From rear, permitted from front if alley access is not available. Height (stories) 1 2.5 MIN MAX Screening of adjacent street rightof-way For non-residential uses, 2-foot evergreen shrubs LOT REQUIREMENTS MIN MAX Lot size (sq. ft.) 8,500 -- Lot width (ft) 60 Lot coverage (%) BUILDING ENVELOPE BUILDING REQUIREMENTS Floor area (sq. f t . ) FRONT FACADE Porch or stoop front setback (ft) Garage Face Figure 2. NOTES 5 20 ACCESSORY BUILDING(S) 2 Form B - Duplex / Two-Family - Orthographic View 1 Front building façade location requirements do not apply to street side yards 2 The garage face minimum set back is 5 feet from the front of the house or 20 feet from the front property line, whichever is greater. 35-feet & 2.5 Stories Maximum Building Height Driveway access from front is allowed if rear/alley access is not available Alley ; ~ 25-feet Minimum Rear Setback ..·•.•.. .. .......:::·::-:.::. 15-feet Minimum, 25-feet Maximum Front Setback 7-foot Min. Side Setback 17-feet Min. Combined 11:13 �Zoning Ordinance Form C - Multiple Family Building LOT REQUIREMENTS Lot size (sq. ft.) MIN MAX LANDSCAPING Street Trees (1 tree per x lineal feet of street frontage) MIN MAX 30 40 9,000 -- Lot width (ft) 60 -- Lot coverage (%) 1 -- 60 BUILDING ENVELOPE 1 MIN MAX Front setback (front or side) (ft) 152 25 Side setback one side (ft) 10 -- Side setback combined (ft) 20 -- Rear setback (ft) 10 3 -- Frontage buildout (%) 75 90 MIN MAX Dwelling Unit floor area (sq. f t . ) 500 -- NOTES Ground floor height (ft) 12 -- Height (ft) -- 45 Height (stories) 2 3 MIN MAX 5 -- 1 In the CBD, there are no minimum yards and 100% maximum lot coverage allowed 2 The Planning Commission may adjust front yard setbacks, up to 10 feet, and the minimum building frontage to allow a permanent public space, developed as part of the principal building. 3 If adjacent to a one or two family use or zoning distict, the minimum setback is 25 feet. BUILDING REQUIREMENTS FRONT FACADE Porch or stoop front setback (ft) Porches or stoops are required for 1st floor units with front door entrances to the street. Screening between land uses See Section 6.11 PARKING Location Side street, side & rear yards. Driveway Access From front, rear or side. Screening of adjacent street rightof-way 30 inch masonry wall with shrubs or landscaping within 5 feet of street rightof-way Front facades must meet design standards in 11.11.B as well as specific design standards for the applicable zoning district. Figure 3. Form C - Multiple Family Building - Orthographic View 45-feet / 3 Stories Max. Building Height Ground Floor Min. 12-foot Side Parking Screening determined by street type No Side Setback Required Minimum 5-Feet If Provided 10-feet Minimum Rear Setback 11:14 15-feet Minimum Front Setback �The City of DEXTER ~ Form D - Attached Residential / Townhouse LOT REQUIREMENTS LANDSCAPING MIN MAX 30 40 MIN MAX Lot size (sq. ft.) -- -- Lot width (ft) -- -- Lot coverage (%) 1 -- 80 BUILDING ENVELOPE 1 MIN MAX Front setback (front or side) (ft) 52 15 Side setback one side (ft) --3 -- Side setback combined (ft) --3 -- Rear setback (ft) 10 4 -- Frontage buildout (%) 75 90 MIN MAX Dwelling Unit floor area (sq. f t . ) 500 -- NOTES Ground floor height (ft) 12 -- Height (ft) -- 45 1 In the CBD, there are no minimum yards and 100% maximum lot coverage allowed Height (stories) 2 3 5 -- BUILDING REQUIREMENTS FRONT FACADE Porch or stoop front setback (ft) Porches or stoops are required for 1st floor units with front door entrances to the street. Front facades must meet design standards in 11.11.B as well as specific design standards for the applicable zoning district. Figure 4. Street Trees (1 tree per x lineal feet of street frontage) Screening between land uses See Section 6.11 PARKING Location Side street, side & rear yards. Driveway Access From front, rear or side. Screening of adjacent street rightof-way 30 inch masonry wall with shrubs or landscaping within 5 feet of street rightof-way 2 The Planning Commission may adjust front yard setbacks, up to 10 feet, and the minimum building frontage to allow a permanent public space, developed as part of the principal building. 3 Minimum of 5-foot side yard if provided 4 If adjacent to a one or two family use or zoning distict, the minimum setback is 25-feet. Form D - Attached Residential / Townhouse - Orthographic View Minimum 2 Stories, No Minimum Height Maximum 3 Stories, 38-foot Height 10-foot Minimum Rear Setback No Minimum Side Setback, 5-foot Minimum if Provided Minimum 5-foot, Maximum 15-foot Front Setback 11:15 �Zoning Ordinance Form E - Downtown Mixed Use LOT REQUIREMENTS MIN MAX Lot size (sq. ft.) -- -- Lot width (ft) -- -- Lot coverage (%) -- 100 MIN MAX Front setback (front or side) (ft) 01 5 Side setback one side (ft) -- -- Side setback combined (ft) -- -- Rear setback (ft) -- -- 80 100 MIN MAX BUILDING ENVELOPE Frontage buildout (%) BUILDING REQUIREMENTS Dwelling Unit floor area (sq. f t . ) 500 Ground floor height (ft) 14 -- Height (ft) -- 45 Height (stories) 2 4 FRONT FACADE Front facades must meet design standards in 11.11.B as well as specific design standards for the applicable zoning district. Figure 5. LANDSCAPING Street Trees (1 tree per x lineal feet of street frontage) Screening between land uses MIN MAX 30 40 -- PARKING Location Rear yards Driveway Access 2 From side or rear on Downtown A streets and front, rear or side on Downtown B streets. Screening of adjacent street rightof-way -- NOTES 1 The Planning Commission may adjust front yard setbacks, up to 20 feet, and the minimum building frontage to allow a permanent public space, developed as part of the principal building. 2 If a garage or below-grade parking is integrated into the building, it must be accessible from a side yard, rear yard, an alley, or from a side street in the case of a corner lot. Form E - Downtown Mixed Use - Orthographic View No Required Rear Setback No Required Side Setback Minimum 2-Stories Maximum 4-Stories, 45-Feet Ground Floor Minimum 14-Feet 0-Feet Minimum, 5-Feet Maximum Front Setback 11:16 �The City of DEXTER Form F - Commercial Mixed Use/Live Work LANDSCAPING MIN MAX 30 40 LOT REQUIREMENTS MIN MAX Lot size (sq. ft.) 43,560 -- 100 -- -- 60 BUILDING ENVELOPE1 MIN MAX Front setback (front or side) (ft) 152 55 Side setback one side (ft) --3 -- Side setback combined (ft) --3 -- Rear setback (ft) 10 4 -- Frontage buildout (%) 50 75 MIN MAX Dwelling Unit floor area (sq. f t . ) -- -- Ground floor height (ft) 12 -- NOTES Height (ft) -- 38 Height (stories) 2 3 1 In the CBD, there are no minimum yards and 100% maximum lot coverage allowed Lot width (ft) Lot coverage (%)1 BUILDING REQUIREMENTS FRONT FACADE Front facades must meet design standards in 11.11.B as well as specific design standards for the applicable zoning district. Street Trees (1 tree per x lineal feet of street frontage) Screening between land uses See Section 6.11 PARKING Location Side and rear yards. Front with special use approval. Driveway Access From front, rear or side Screening of adjacent street rightof-way 30 inch masonry wall with shrubs or landscaping within 5 feet of street rightof-way 2 The Planning Commission may adjust front yard setbacks, up to 20 feet, and the minimum building frontage to allow a permanent public space, developed as part of the principal building. 3 Minimum of 5’ side yard if provided 4 If adjacent to a one or two family use or zoning distict, the minimum setback is 25 feet Figure 6. Form F - Commercial Mixed Use /Live Work - Orthographic View 30-foot Minimum Rear Setback Minimum 24-feet 2 Stories Maximum 38-feet 3 Stories Ground Floor 14-feet Minimum No Minimum Side Setback. If Provided: 5-feet Minimum Front with special use approval. If parking provided in front yard, only 1 row permitted. 15-foot Minimum, 55-foot Maximum Front Setback 30-inch Masonry Wall within 5-feet 11:17 �Zoning Ordinance Form G - Single Purpose Building LOT REQUIREMENTS MIN Lot size (sq. ft.) 21,780 -- Lot width (ft) 50 -- Lot coverage (%) -- 60 MIN MAX Front setback (front or side) (ft) 15 25 Side setback one side (ft) --1 -- Side setback combined (ft) --1 -- Rear setback (ft) 10 2 -- Frontage buildout (%) 50 75 MIN MAX Dwelling Unit floor area (sq. f t . ) -- -- Ground floor height (ft) 12 -- Height (ft) -- 38 Height (stories) 1 3 BUILDING ENVELOPE BUILDING REQUIREMENTS LANDSCAPING MAX Street Trees (1 tree per x lineal feet of street frontage) Screening between land uses I MIN MAX 30 40 See Section 6.11 PARKING Location Side and rear yards Driveway Access From front, rear or side Screening of adjacent street rightof-way 30 inch masonry wall with shrubs or landscaping within 5 feet of street rightof-way NOTES 1 Minimum of 5’ side yard if provided ' 2 If adjacent to a one or two family use or zoning distict, the minimum setback is 25 feet FRONT FACADE ~ I Front facades must meet design standards in 11.11.B as well as specific design standards for the applicable zoning district. Figure 7. I Form G - Single Purpose Building - Orthographic View Minimum 1 story, 14 feet Maximum 3 stories, 25 feet I I I ~ / 10 Foot Minimum Rear Setback ---------=--...... ~~ I I I I Cross Access I I I I I I I I I I I I I I I I No minimum side setback - If provided, 5 feet minimum I Parking permitted in side and rear yards 30-inch masonry wall within 5 feet of required building line 11:18 c:::.:....____________,e-_________ street 15-foot Minimum, 25-foot Maximum Front Setback �The City of DEXTER ~ Form H - Large Format LOT REQUIREMENTS MIN Lot size (acres) LANDSCAPING MAX Street Trees (1 tree per x lineal feet of street frontage) MIN MAX 30 40 2 -- 200 -- -- 60 MIN MAX Front setback (front or side) (ft) 15 55 Side setback one side (ft) --1 -- Side setback combined (ft) --1 -- Rear setback (ft) 10 2 -- Frontage buildout (%) 50 75 MIN MAX Dwelling Unit floor area (sq. f t . ) -- -- NOTES Ground floor height (ft) 12 -- 1 Minimum of 5’ side yard if provided Height (ft) -- 38 Height (stories) 1 3 2 If adjacent to a one or two family use or zoning distict, the minimum setback is 25 feet Lot width (ft) Lot coverage (%) BUILDING ENVELOPE BUILDING REQUIREMENTS Screening between land uses See Section 6.11 PARKING Location Front, side and rear yards Driveway Access 1 From front, rear or side Screening of adjacent street rightof-way 30 inch masonry wall with shrubs or landscaping within 5 feet of street rightof-way FRONT FACADE Front facades must meet design standards in 11.11.B as well as specific design standards for the applicable zoning district. Figure 8. Form H - Large Format - Orthographic View Rear Building Height: 14 feet - 1 story Minimum, 50 feet - 4 stories Maximum 22’ Cross access Fronting Building Height: 14 feet - 1 story Minimum, 38 feet - 3 stories Maximum Building Frontage: Minimum 70% of lot frontage for 2-story buildings - 50% for 3-story buildings or more 10 feet minimum rear setback 30-inch masonry wall within 5 feet of required building line Parking in side + rear yards No minimum side setback if provided: 5 feet minimum 10-Foot Minimum, 55-Foot Maximum Front Setback 11:19 �Zoning Ordinance Form I - Institutional LOT REQUIREMENTS MIN MAX Lot size (sq. ft.) -- -- Lot width (ft) -- -- Lot coverage (%) -- 60 MIN MAX Front setback (front or side) (ft) 151 25 Side setback one side (ft) 10 -- Side setback combined (ft) 20 -- Rear setback (ft) 15 -- Frontage buildout (%) 50 100 MIN MAX Dwelling Unit floor area (sq. f t . ) -- -- Ground floor height (ft) 14 -- Height (ft) -- 45 Height (stories) 1 3 BUILDING ENVELOPE BUILDING REQUIREMENTS LANDSCAPING MIN MAX 30 40 Street Trees (1 tree per x lineal feet of street frontage) Screening between land uses -- PARKING Location Side street, side and rear yards Driveway Access 1 From front, rear or side Screening of adjacent street rightof-way 30 inch masonry wall with shrubs or landscaping within 5 feet of street rightof-way NOTES 1 The Planning Commission may adjust front yard setbacks, up to 20 feet, and the minimum building frontage to allow a permanent public space, developed as part of the principal building. FRONT FACADE Front facades must meet design standards in 11.11.B as well as specific design standards for the applicable zoning district. Figure 9. Form I - Institutional - Orthographic View 1 story minimum, 4 stories maximum Parking allowed in side, street side, and rear yards No side setback required 15-feet Minimum Rear Setback 15’ 15-feet Minimum Front Setback 11:20 �The City of ER Section 11.04 CENTRAL BUSINESS DISTRICT (CBD) A. Intent. This District is the historical commercial center of the City. The intent is to foster continued improvements and redevelopment, preserving the historic context of the “old Dexter”, while adding residential options, gathering spaces, and green areas to expand the social and environmental diversity of the Downtown and to improve its economic viability. To foster an appealing high-density pedestrian environment, the CBD is intended to be physically compact and to provide a diversity of products and services, convenient parking, and pedestrian and vehicle safety. Regulating Plan 1. The Regulating Plan, as set forth in this Section, identifies allowable uses and permissible development within the District based on location. 2. All development shall be compatible with the vision and in accordance with the goals and objectives set forth in the Master Plan and any other applicable Plan. 3. The Regulating Plan is based on four (4) factors: Street Type; Site Type; Building Form; and the Schedule of Uses in Section 11.11. Form-Based District Boundary Central Business Site Type Type A Type C ad Bro Type D St Type E Type F Street Type Corridor Downtown A Downtown B Village Street Other Features City of Dexter Boundary Parks Parcels St Ce 5th t al S ntr Hu Ri ron ve r M ain Gr an d St Fo re st S t St Baker Rd B. Central Business District ¯ City of Dexter Washtenaw County, Michigan 0 100 200 400 Feet Date: February 27, 2023 Source: City of Dexter, Washtenaw County Prepared by: Carlisle/Wortman Associates, Inc. 11:21 �Zoning Ordinance C. Authorized Building Forms. The following Building Forms, determined by the Street Type and Site Type in the CBD Regulating Plan, are allowed by the approval process in Table 11.04.1 below: TABLE 11.04.1 Street Type Site Type A C Downtown A D F A Downtown B E A Corridor E 11:22 Building Form House Two-Family Downtown Mixed Use Single Use Institutional Downtown Mixed Use Single Use Downtown Mixed Use Institutional Single Use House Two-Family Townhouse/Attached Residential House Two-Family Townhouse/Attached Residential Downtown Mixed Use Multiple Family Single Use House Two-Family Townhouse/Attached Residential House Two-Family Downtown Mixed Use Multiple Family Single Use Approval Permitted if adaptive re-use Special if new construction Special Permitted Special Permitted Special Permitted Special Permitted if adaptive re-use Special if new construction Special Permitted Special Permitted if adaptive re-use Special if new construction Special Permitted Special Use �The City of D. DEXTER ~ Design Standards. In addition to standards set forth in this Ordinance, all proposed development shall comply with the standards set forth herein. 1. Sidewalks and Pedestrian Access. The CBD is intended to be walkable and pedestrian friendly environment. Sidewalks must be provided along the entire frontage of every parcel in the CBD according to the following design specifications: a. The total width of the sidewalk area shall be ten (10) to twenty (20) feet based on available right-of-way and road design. b. A dedicated walkway with a minimum width of five (5) to fifteen (15) feet shall be provided immediately adjacent to the lot line. c. A planting or furniture zone, with a width of three (3) to five (5) feet, shall be located between the walkway and the back of the curb. Such zone shall be reserved for road trees, planter boxes, streetlights, benches, bike racks, waste receptacles, wayfinding signs, and similar appurtenances. 2. Parking. Uses in this district are exempt from the vehicular parking space requirement in Section 5.03 of the Zoning Ordinance. a. 3. Bicycle Parking. Buildings over six thousand (6,000) sq. ft. gross floor area must provide a minimum of two (2) bicycle hoops on Downtown B and Corridor roads. Architectural Design. Architectural concepts, colors, and materials will be reviewed as part of a site plan review per the following standards and guidelines: a. Standards. i. New construction, additions and modifications to buildings shall be harmonious with the historic scale and nature of other structures in the vicinity. Architectural features to be considered when determining if harmonious are roof lines and cornices, fenestration and brackets, shape and style of windows, shape, and style of lights within windows, colors, and finish materials. ii. General architecture, front facade, and overall building appointments should be consistent with the historical buildings of the same building type within a one-block radius. iii. Exterior building materials shall employ a variety of textures and colors and window and door details. Exterior building materials in Section 11.04.3b are encouraged. 11:23 �Zoning Ordinance iv. Exterior building colors must be derived from a historical color palette and shall ordinarily be consistent with the majority of the existing buildings within a one (1) block radius. The use of paint to attract attention or advertise using geometric shapes and color or is inconsistent in other ways with the surrounding architecture is prohibited. v. The elevation of the first-floor and floor-to-floor heights shall be compatible with those of the front facades of buildings on the same block. vi. When used, shutters shall be sized and placed to equal the width that would be required to cover the window opening. vii. Standards for Building Form House (H): viii. (1) The roof must be principally of gable, hip style, or similar residential roof design. (2) Building materials must have a texture, pattern, and scale similar to other Building Form House (H) structures on the same block. (3) Accent materials must be similar in texture and scale to other Building Form House (H) structures on the same block. Accent material can include brick and stone masonry, wood details such as windows, finished lumber applied to achieve traditional patterns e.g., horizontal siding rather than diagonal, finished painted metal and sheet metal, brick, clay and ceramic pavers. (4) Exterior materials not permitted include EIFS (exterior insulation and finishing system), vinyl siding, asphalt or metal siding, composite fiberglass, and reflective glass. (5) Existing awnings may be repaired and replaced. No new awnings that conceal original architectural detail on an existing building are permitted. Standards for Building Forms other than Building Form House (H): (1) 11:24 Cornices are required to delineate the tops of facades. Expression lines are required to delineate the division between the ground floor ad upper stories. Cornices and expression lines must have a minimum depth of two (2) inches. �The City of ix. b. DEXTER ~ (2) Buildings shall have a base, where the ground floor is articulated differently from the rest of the building, either by a change of material or setback. Material on the base shall be of the same or higher quality than the upper stories. (3) Except for ground floor display windows, windows on the front façade must have lintels and sills, which are not flush with the front façade. The height of these windows must be equal to or greater than the width. (4) Upper stories must have a minimum twenty percent (20%) transparency, accomplished principally by the use of windows. (5) EIFS (exterior insulation and finishing system), vinyl siding, asphalt or metal siding, composite fiberglass, and reflective glass shall not be used in large applications but can be used as detail material or as a small application. The following standards apply to additions to an existing building façade facing a public road or park: (1) Modifications are architectural motif. consistent with the existing (2) New exterior additions are constructed to minimize the loss of historical materials, and character-defining features are not obscured, damaged, destroyed or covered. (3) Attached exterior additions are located at the rear or on an inconspicuous side of a historic building and minimize, to the extent possible, its size and scale relative to the historic building. (4) New exterior additions are designed in a manner that makes clear what is historic and what is new while maintaining consistent design motifs from the historical building. Guidelines i. Upper story windows should be smaller than ground story windows. ii. Desirable materials include brick, stone (natural and cast), wood siding and glass. 11:25 �Zoning Ordinance Section 11.05 VILLAGE COMMERCIAL (VC) A. Intent. The intent of the Village Commercial District (VC) is to promote the orderly development, redevelopment, and continued maintenance of Dexter’s commercial areas in and around the historic downtown and Village. This District is also intended to serve the comparison, convenience, and service needs of the Dexter Area. The VC district shall complement the CBD with less intense office, service, and retail uses, all within a safe pedestrian environment and within convenient walking distance from the CBD. B. Regulating Plan. C. 1. The Regulating Plan, as set forth in this Section, identifies allowable uses and permissible development within the District based on location. 2. Relationship to Master Plan. All development shall be compatible with the vision and in accordance with the goals and objectives set forth in the Master Plan and any other applicable Plan. 3. The Regulating Plan is based on four (4) factors: Street Type; Site Type; Building Form; and the Schedule of Uses as described in Section 11.11. Authorized Building Forms. Authorized building form regulations, as set forth in Section 11.03.D, are applied to the site types and street types in the Village Commercial District in Table 11.05.1. Form-Based District Boundary e dg Village Commercial Dr Site Type i str Ea Type B Huron Type D St Type E Corridor Downtown A St Downtown B ine Hu r o n Ri ve r Type F Street Type Village Street Alp t dS a Bro Other Features City of Dexter Boundary t S tral Cen Parks t S 5th * Parcels Conditional Zoning t S ver Do 2nd St 3rd St dS t Baker Rd Gr an Fo re st S t St St ain on 4th M * Edis t nS dso Hu St Village Commercial District ess rn Inve St ¯ City of Dexter Washtenaw County, Michigan 0 100 200 400 Feet Date: October 10, 2022 Source: City of Dexter, Washtenaw County Prepared by: Carlisle/Wortman Associates, Inc. 11:26 �The City of DEXTER ~ TABLE 11.05.1 Street Type Site Type Building Form Single Use B Corridor D House Two-Family Multiple Family Townhouse/Attached Residential Single Use Single Use Institutional Townhouse/Attached Residential Multiple Family Single Use B Village D House Two-Family Townhouse/Attached Residential Multiple Family Two-Family Townhouse/Attached Residential Multiple-Family Commercial Mixed Use Single Use E Village F House Two-Family Downtown Mixed Use Multiple Family Single Use Multiple Family Townhouse / Attached Residential Commercial Mixed Use Single Use Large Format Approval Permitted if adaptive re-use Special if new construction Permitted if parcel is split into smaller lots, including as a site condominium, based on the minimum lot size and width of the applicable building forms Special Permitted Special Permitted if adaptive re-use Special if new construction Permitted if parcel is split into smaller lots, including as a site condominium, based on the minimum lot size and width of the applicable building forms Special Permitted Permitted if adaptive re-use Special if new construction Permitted Special Permitted Special 11:27 �Zoning Ordinance D. Design Standards. In addition to standards set forth in this Ordinance, all proposed development shall comply with the standards set forth herein. 1. Sidewalks. Sidewalks must be provided along the entire frontage of every parcel in the VC district. The minimum width of the sidewalk area is five (5) feet. 2. Parking. 3. a. Off-road parking must be located on the side or rear yard, per the building form. b. Participation in the public parking program is strongly encouraged. c. The City Council, upon recommendation by the Planning Commission, may waive all or part of the off-road parking required in Section 5.03, subject to the applicant’s election to contribute a one (1) time fee, to the City’s Public Parking Fund, in an amount established by resolution of City Council, in lieu of the number of spaces waived. Architectural Design. Architectural concepts, colors, and materials will be reviewed as part of a site plan review per the following standards and guidelines: a. 11:28 Standards. i. New construction, additions, and modifications to buildings shall be harmonious with the historic scale and nature of other structures in the vicinity. Architectural features to be considered when determining if harmonious are roof lines and cornices, fenestration and brackets, shape and style of windows, shape, and style of lights within windows, colors, and finish materials. ii. General architecture, front façade, and overall building appointments should be consistent with the historic nature of other structures in the vicinity in terms of rooflines and cornices, fenestration and brackets, shape and style of windows, colors, and finish materials. iii. Exterior building materials shall employ a variety of textures and colors and window and door details. Exterior building materials in Section 11.05.3.b.ii are encouraged. The use of reflective/tinted glass on the first-floor front, side and rear building windows requires Planning Commission approval. �The City of DEXTER ~ iv. Exterior building colors must be derived from a historical color palette and shall ordinarily be consistent with the majority of the existing buildings within a one (1) block radius. The use of paint to attract attention or advertise using geometric shapes and color or is inconsistent in other ways with the surrounding architecture is prohibited. v. The elevation of the first-floor and floor-to-floor heights shall be compatible with those of the front facades of buildings on the same block. vi. When used, shutters must be sized and placed to equal the width that would be required to cover the window opening. vii. Standards for Building Forms other than House and Duplex: except for Building Forms House (H), and Two-Family Dwelling (2F): viii. (1) Cornices are required to delineate the tops of facades. Expression lines are required to delineate the division between the ground floor ad upper stories. Cornices and expression lines must have a minimum depth of two (2) inches. (2) Buildings shall have a base, where the ground floor is articulated differently from the rest of the building, either by a change of material or setback. Material on the base shall be of the same or higher quality than the upper stories. (3) Except for ground floor display windows, windows on the front façade must have lintels and sills, which are not flush with the front façade. The height of these windows must be equal to or greater than the width. (4) Upper stories must have a minimum twenty (20%) percent transparency, accomplished principally by the use of windows. The following standards apply to additions to an existing building façade facing a public road or park: (1) Modifications are architectural motif. consistent with the existing (2) New exterior additions are constructed to minimize the loss of historical materials and so that character11:29 �Zoning Ordinance defining features are destroyed or covered. b. not obscured, damaged, (3) Attached exterior additions are located at the rear or on an inconspicuous side of a historic building and minimize, to the extent possible, its size and scale relative to the historic building. (4) New exterior additions are designed in a manner that makes clear what is historic and what is new while maintaining consistent design motifs from the historical building. Guidelines i. Upper story windows should be smaller than ground story windows. ii. Desirable materials include brick, stone (natural and cast), wood siding and glass. iii. EIFS (exterior insulation and finishing system), vinyl siding, asphalt or metal siding, composite fiberglass and reflective glass should not be used in large applications but can be used as detail material or as a small application. Section 11.06 DEXTER ANN ARBOR ROAD CORRIDOR DISTRICT (ARC) A. Intent. The Dexter-Ann Arbor Road Corridor District (ARC) is intended to provide a mix of commercial, office, high-tech research and design, service, and residential uses as an entrance to the City as well as a transition area between the originally platted Village area and the eastern portion of the City. B. 11:30 Regulating Plan 1. The Regulating Plan, as set forth in this Section identifies allowable uses and permissible development within the District based on location. 2. Relationship to Master Plan. All development shall be compatible with the vision and in accordance with the goals and objectives set forth in the Master Plan and any other applicable Plan. 3. The Regulating Plan is based on four (4) factors: Street Type; Site Type; Building Form; and the Schedule of Uses as described in Section 11.11. �The City of ~ Authorized Building Forms. Authorized building form regulations, as set forth in Section 11.03.D are applied to the site types and street types in the ARC District in Table 11.06.1. Lak eS Form-Based District Boundary t Ann Arbor Road Corridor Site Type ich Type B Type E St Type F ew Vi ow r n ro D sh bu Dr Ulr n ke Hu Vie w Type A ac Dr Qu le b No Ct Street Type M ea d Corridor View Village Street Other Features City of Dexter Boundary Parks M ain Parcels St Ea to n W ils Ct on n Rya St Dr Dan Hoey Rd Cambridge Dr Lexington Dr C. DEXTER De xte rA nn Ann Arbor Road Corridor District Ar bo rR d ¯ City of Dexter Washtenaw County, Michigan 0 100 200 400 Feet Date: October 10, 2022 Source: City of Dexter, Washtenaw County Prepared by: Carlisle/Wortman Associates, Inc. Balance of this page is intentionally left blank. 11:31 �Zoning Ordinance TABLE 11.06.1 Street Type Site Type A Building Form House Two-Family Dwelling Townhouse/Attached Residential House B Two-Family Dwelling Townhouse/Attached Residential Multiple Family Townhouse/Attached Residential Corridor Multiple Family E Commercial Mixed Use Single Use Institutional Townhouse/Attached Residential Multiple Family F Commercial Mixed Use Single Use Large Format Approval Permitted Special Permitted if parcel is split into smaller lots, including as a site condominium, based on the minimum lot size and width of the applicable building forms Special Permitted Special Permitted Special D. Authorized Uses. Authorized uses, as set forth in Section 11.11 are applied to the site types and street types in ARC District Regulating Plan. E. Design Standards. In addition to standards set forth in this Ordinance, all proposed development shall comply with the standards set forth herein. 1. Sidewalks. Sidewalks must be provided along the entire frontage of every parcel in the ARC district. The minimum width of the sidewalk area is five (5) feet. A planting zone with a minimum width of ten (10) feet, shall be located between the walkway and the back of the curb. a. 11:32 If the Planning Commission allows a front setback deviation to allow a dedicated public space or outdoor cafes, the following standards must be met: �The City of DEXTER ~ i. A dedicated walkway with a minimum width of eight (8) to fifteen (15) feet shall be provided immediately adjacent to the lot line. ii. A planting or furniture zone, with a width of three (3) to five (5) feet, shall be located between the walkway and the back of the curb. Such zone shall be reserved for road trees, planter boxes, streetlights, benches, bike racks, waste receptacles, wayfinding signs, and similar appurtenances. 2. Parking. a. 3. Site Design. Signs, landscaping, walls, lighting, street lighting and other site elements shall be coordinated and harmonious with the intended character of the District. a. 4. Off-road parking is preferred in side or rear yard but may be allowed per building type regulations. Street lighting shall be provided along roads to match the existing streetscape lighting poles and layout. Architectural Design Standards. Architectural concepts, colors and materials will be reviewed as part of a site plan review per the following standards. a. Variety in building design shall be provided by architectural features, details, and ornaments such as archways, colonnades, towers, cornices, or peaked roof lines. b. Building entrances shall utilize windows, canopies, and awnings; provide unity of scale, texture, and color; and provide a sense of place. c. Roof shape and materials shall be architecturally compatible with the ARC District and enhance the predominant streetscape. Gable, hip, and gambrel roofs shall be the roof shape between Meadow View Drive and Kensington Street. d. Where the side or rear facade(s) of a building will be visible from a residential zoning district or public land, or the rear or side of the site will be used for public access or parking, such facade(s) shall be constructed to a finished quality comparable to the front facade. e Buildings located on corner lots shall provide distinct and prominent architectural features or site elements which reflect the importance of the building’s corner location and create a positive visual landmark. 11:33 �Zoning Ordinance An entry feature or site landmark may be required by the Planning Commission. Entry features may include benches, signage, public art, or other features. f. Franchise architecture (building designs that are prototypical or identifiable with a particular chain or corporation) must be revised if the proposed building design does not conform with these design standards. The developer shall provide color pictures of other national tenant buildings (non-prototype examples) that have been built in other cities and states. Section 11.07 BAKER ROAD CORRIDOR DISTRICT (BRC) A. Intent. The Baker Road Corridor District (BRC) is intended to be a walkable corridor that is a gateway between the downtown area and adjacent neighborhoods. New development and redevelopment should be in accordance with the “Baker Road Corridor” goals and objectives as described in the City of Dexter Master Plan. B. C. Regulating Plan. 1. The Regulating Plan, as set forth in this Section, identifies allowable uses and permissible development within the District based on location. 2. Relationship to Master Plan. All development shall be compatible with the vision and in accordance with the goals and objectives set forth in the Master Plan and any other applicable Plan. 3. The Regulating Plan is based on four (4) factors: Street Type; Site Type; Building Form; and the Schedule of Uses as described in Section 11.11. Authorized Building Forms. Authorized building form regulations, as set forth in Section 11.03.D, are applied to the site types and street types in the BRC District in Table 11.07.1. Form-Based District Boundary Baker Road Corridor Site Type Type A Type B Type E Type F M ain St Street Type Corridor Downtown B Village Street Other Features Fo re st S City of Dexter Boundary t Parks d Hu Gr an Parcels t S son dS Baker Rd t H L ur on Ri Baker Road Corridor District ve City of Dexter Washtenaw County, Michigan r ¯ 11:34 0 100 200 400 Feet Date: October 10, 2022 Source: City of Dexter, Washtenaw County Prepared by: Carlisle/Wortman Associates, Inc. �The City of DEXTER ~ TABLE 11.07.1 Street Type Site Type A B Building Form House Two-Family Dwelling House Two-Family Dwelling Townhouse/Attached Residential Approval Permitted Permitted Multiple Family Building Townhouse/Attached Residential Corridor E Multiple Family Building Commercial Mixed Use Permitted Single Use Building Townhouse/Attached Residential Multiple Family Building F Commercial Mixed Use Single Use Building Large Format Permitted Special D. Authorized Uses. Authorized uses, as set forth in Section 11.11 are applied to the site types and street types in BRC Regulating Plan. E. Design Standards. In addition to standards set forth in this Ordinance, all proposed development shall comply with the standards set forth herein. 1. Sidewalks. Sidewalks must be provided along the entire frontage of every parcel in the BRC district. The minimum width of the sidewalk area is five (5) feet. A planting zone with a minimum width of five (5) feet, shall be located between the walkway and the back of the curb. a. If the Planning Commission allows a front setback deviation to allow a dedicated public space or outdoor cafes, the following standards must be met: i. A dedicated walkway with a minimum width of eight (8) to fifteen (15) feet shall be provided immediately adjacent to the lot line. ii. A planting or furniture zone, with a width of three (3) to five (5) feet, shall be located between the walkway and the back of 11:35 �Zoning Ordinance the curb. Such zone shall be reserved for road trees, planter boxes, streetlights, benches, bike racks, waste receptacles, wayfinding signs, and similar appurtenances. 2. Parking. a. 3. Site Design. Signs, landscaping, walls, lighting, street lighting, and other site elements shall be coordinated and harmonious with the intended character of the District. a. 4. 11:36 Off-road parking is preferred in side or rear yard but may be allowed per building type regulations. Street lighting shall be provided along roads to match the existing streetscape lighting poles and layout. Architectural Design Standards. Architectural concepts, colors, and materials will be reviewed as part of a site plan review per the following standards. a. Variety in building design shall be provided by architectural features, details, and ornaments such as archways, colonnades, towers, cornices, or peaked roof lines. b. Building entrances shall utilize windows, canopies, and awnings; provide unity of scale, texture, and color; and provide a sense of place. Entrances shall be designed with one or more of the following: i. Canopy, overhang, or arch above the entrance (pillars & columns) ii. Recesses or projections in the building façade surrounding the entrance iii. Peaked roof or raised parapet structures over the door iv. Windows surrounding the entrance. c. All awnings that do not contain sign copy shall be made of woven cloth or architectural metal. Design, color, and materials shall be compatible with the building to which it is attached. d. Roof shape and materials shall be architecturally compatible with the BRC District and enhance the predominant streetscape. Consideration should be given to surrounding buildings when determining roof shape. Gable, hip, and gambrel roofs shall be the predominant roof shape for Building Forms House (H), Two-Family �The City of DEXTER ~ (2F), Multiple Family, and Townhouse/Attached Residential in the BRC District. e. The use of EIFS (Exterior Insulation Finishing System) shall be limited to vertically sloped architectural elements only and shall be limited to no more than five (5%) percent of each exterior building elevation. f. Franchise architecture (building designs that are prototypical or identifiable with a particular chain or corporation) must be revised if the proposed building design does not conform with these design standards. The developer shall provide color pictures of other national tenant buildings (non-prototype examples) that have been built in other cities and states. Section 11.08 VILLAGE RESIDENTIAL 1 A. Intent. The intent of the Village Residential 1 District (VR-1) is to maintain the well-established character, scale, and density of the traditional pattern of the neighborhoods in the original plat of the Village, while allowing uses other than single-family residential for adaptive re-use of public and institutional buildings. B. C. Regulating Plan. 1. The Regulating Plan, as set forth in this Section, identifies allowable uses and permissible development within the District based on location. 2. Relationship to Master Plan. All development shall be compatible with the vision and in accordance with the goals and objectives set forth in the Master Plan and any other applicable Plan. 3. The Regulating Plan is based on four (4) factors: Street Type; Site Type; Building Form; and the Schedule of Uses as described in Section 11.11. Authorized Building Forms. Authorized building form regulations, as set forth in Section 11.03.D, are applied to the site types and street types in the VR-1 District in Table 11.08.1. Balance of this page is intentionally left blank. 11:37 �Zoning Ordinance Hu Ri v r o n er Huron St Form-Based District Boundary Village Residential 1 Site Type Type A Type B Street Type Corridor Downtown A Downtown B Village Street Other Features City of Dexter Boundary Parks Parcels ad Bro St 5th St 4th St tral Cen St Village Residential 1 District ¯ City of Dexter Washtenaw County, Michigan 0 100 200 400 Feet Date: October 10, 2022 Source: City of Dexter, Washtenaw County Prepared by: Carlisle/Wortman Associates, Inc. TABLE 11.08.1 Street Type Site Type A Building Form House Two-Family Single Use Institutional House Corridor B Two-Family Approval Permitted Permitted if adaptive re-use Special if new construction Permitted if parcel is split into smaller lots, including as a site condominium, based on the minimum lot size and width of the applicable building forms Townhouse/Attached Residential Single Use Institutional 11:38 Special �The City of Street Type Site Type Building Form House A Two-Family Single Use Institutional House Village Two-Family B DEXTER ~ Approval Permitted Permitted if adaptive re-use Special if new construction Permitted if parcel is split into smaller lots, including as a site condominium, based on the minimum lot size and width of the applicable building forms Townhouse/Attached Residential Single Use Building Special Institutional D. Authorized Uses. Authorized uses, as set forth in Section 11.11 are applied to the site types and street types in the District Regulating Plan. Section 11.09 VILLAGE RESIDENTIAL 2 A. Intent. The intent of the Village Residential 2 District (VR-2) is to maintain the well-established character, scale, and density of the traditional pattern of the neighborhoods in the Village annex, while maintaining primarily single-family neighborhoods. B. Regulating Plan. C. 1. The Regulating Plan, as set forth in this Section, identifies allowable uses and permissible development within the District based on location. 2. Relationship to Master Plan. All development shall be compatible with the vision and in accordance with the goals and objectives set forth in the Master Plan and any other applicable Plan. 3. The Regulating Plan is based on four (4) factors: Street Type; Site Type; Building Form; and the Schedule of Uses as described in Section 11.11. Authorized Building Forms. Authorized building form regulations, as set forth in Section 11.03.D, are applied to the site types and street types in the VR-2 District in Table 11.09.1. 11:39 �Zoning Ordinance Form-Based District Boundary D ay gew Brid Village Residential 2 Site Type r ge rid st Ea Type A Dr W Hu ro nR ive Corridor Downtown A Downtown B r Village Street St Other Features nR ro t Parks rD S ral r t Cen City of Dexter Boundary ive ad Bro Type B Street Type d St Hu Alp ine St Huron Jo yR Parcels 5th St t S ver Do St St St 2nd 3rd S 4th on Edis t ain t Hu ess ern Inv St Lak eS t bl eD City of Dexter Washtenaw County, Michigan do w Ke n sin gt on Ct ea ew Vi Village Residential 2 District M n ro Hu St r Dr t Vie w Baker Rd dS No Gr an St t nS dso M Fo re st S Ea to n Ct ¯ 0 100200 400 Feet Date: October 10, 2022 Source: City of Dexter, Washtenaw County Prepared by: Carlisle/Wortman Associates, Inc. TABLE 11.09.1 Street Type Site Type A Building Form House Two-Family Single Use Institutional Corridor B House Two-Family Single Use A Institutional House Two-Family Single Use Institutional Village B House Two-Family 11:40 Institutional Approval Permitted Permitted if adaptive re-use Special if new construction Permitted if parcel is split into smaller lots, including as a site condominium, based on the minimum lot size and width of the applicable building forms Special Permitted Permitted if adaptive re-use Special if new construction Permitted if parcel is split into smaller lots, including as a site condominium, based on the minimum lot size and width of the applicable building forms Special �The City of D. DEXTER ~ Authorized Uses. Authorized uses, as set forth in Section 11.11 are applied to the site types and street types in the VR-2 District Regulating Plan. Section 11.10 FORM-BASED DISTRICT USE TABLE A. Specified Uses. In all Form-Based Districts, no building or land shall be used and no building shall be erected except for one (1) or more of the following specified uses, unless otherwise provided in this Article. B. Schedule of Uses. The Schedule of Use Regulations identifies uses as follows: 1. “P” identifies uses permitted as of right. 2. “S” identifies uses requiring Special Approval as outlined in Article VIII. 3. “A” identifies accessory uses. 4. No marking identifies uses not permitted Use All Uses All buildings over 10,000 sq. ft. to 20,000 sq. ft. in gross floor area All buildings over 20,000 sq. ft. in gross floor area Residential VR-1 VR-2 CBD VC ARC BRC S S P S P P S S S S P P Notes Subject to Section 14.02 Single-family detached dwellings P P Residential cluster development S S P In the CBD,on Site Type A and E parcels fronting Downtown B and Village Streets only. Subject to Section 12.02 11:41 �Zoning Ordinance Use VR-1 VR-2 CBD P P ARC BRC P P Two-family dwellings P Single-family attached dwellings S P S P P Multiple-family dwellings S P S P P Senior assisted living P P Senior independent living P P P P Upper story residential P P Notes In the CBD,on Site Type A and E parcels fronting Downtown B and Village Streets only. In the CBD,on Site Type A and E parcels fronting Downtown B and Village Streets only. In the CBD,on Site Type A and E parcels fronting Downtown B and Village Streets only. Subject to Section 14.10 Subject to Section 14.10 Subject to Section 14.04 Subject to Section 14.05 Subject to Section 14.03 Home occupation P P Medical marijuana home occupation P P Accessory dwelling units A A Bed and breakfast Accessory short-term rental housing P P P P A A A A Vacation rental housing S S S S First floor dwelling unit for resident manager 11:42 VC Subject to Section 14.16 Subject to Section 14.17 S S �The City of Use VR-1 VR-2 CBD Live/Work Units Institutional/Cultural Public swimming pools, parks, playgrounds and playfields ~ VC ARC BRC P P P P P P P P P S S Notes Subject to Section 14.07 S Family child care homes P P Foster family homes P P Foster family group homes P P Group child care homes P P Adult day care homes P P P P S S P P Adult foster care group homes (small and large) Adult foster care family homes Adult foster care congregate facilities Child care centers Nursing and convalescent homes Places of worship Private clubs, fraternal organizations, and lodge halls Public and private nurseries for children Primary and secondary nonprofit schools, colleges and universities Vocational & technical training facilities Government or communityowned buildings Museums Libraries DEXTER S S Subject to Section 14.08 Subject to Section 14.08 Subject to Section 14.08 Subject to Section 14.08 Subject to Section 14.08 Subject to Section 14.09 Subject to Section 14.09 Subject to Section 14.09 Subject to Section 14.11 S S S S S S S S S P P P P P 11:43 �Zoning Ordinance Use Community centers VR-1 P VC P ARC P BRC P P P P P P P P P S S S S S S S S S P P P P S P P P P P S P P S P P P P P P P Essential service structures P P Essential service buildings P P Office/Retail/Service Business, professional & medical offices Kennels, Commercial/Pet Day Care Small animal clinics Banks and other financial institutions Retail sales Food sales up to 2,000 sq. ft 2,000 sq. ft or more Personal service Service or retail establishment with office/ workshop Restaurants (no alcohol served) Bars/Taverns/Lounges (restaurants serving alcohol) Restaurants, carry-out Restaurants, open-front Restaurants, drive-in 11:44 VR-2 CBD P S S P P P P P P S S S S S S S S P S S P S S Notes Subject to Section 14.43 Subject to Section 14.44 Subject to Section 14.37 Subject to Section 14.38 Accessory wholesale or warehouse uses not permitted. In VC & CBD, not more than 50% of the total usable floor area for service, repair or processing. �The City of Use Microbrewer/small distiller/ small wine maker Tasting room with microbrewer/small distiller/ small wine maker Funeral homes VR-1 VR-2 CBD DEXTER ~ VC ARC BRC S S S S A A A A S S S S S Motels & hotels Outdoor service areas P P P Open air businesses P S S S S S S Outdoor display areas Indoor commercial recreation Commercial outdoor recreation Theaters/Cinemas Performing and visual arts studios Printing & photographic reproduction establishments S S S P P P P P P P P P P P P Adult regulated uses S S Drive through facilities S S Urgent medical care centers Use/storage of hazardous or flammable materials Automotive/Transportation Automobile or vehicle service and repair centers S S S S Gasoline service stations S S Automobile or vehicle dealerships S S S Notes Subject to Section 14.75 Subject to Section 14.24 Subject to Section 14.18 Subject to Section 14.74 Subject to Section 14.72 Subject to Section 14.31 Subject to Section 14.30 Subject to Section 14.67 Subject to Section14.57 Subject to Section 14.59 Subject to Section 14.60 Subject to Section 14.58 11:45 �Zoning Ordinance Use Automobile washes, automatic or self-service Temporary Temporary outdoor display area Other Accessory uses, buildings or structures VR-1 A VR-2 CBD A A VC A ARC BRC S S P P Subject to Section14.72 A Subject to regulations in Article III. A Notes Subject to Section 14.61 Section 11.11 DESIGN STANDARDS A. Intent. The intent of these design standards is to preserve the historic character and maintain a minimum design standard in the form-based districts. Design standards are requirements but guidelines in those Sections are optional. B. B. Design Standards for One-Family and Two-Family Dwellings. The following design standards apply to one-family and two-family dwellings in all form-based districts: 1. Primary Entrance Orientation and Connection to the Street. A primary entrance to the dwelling or dwelling(s) must face the road. A pedestrian connection at least three (3) feet wide to the primary entrance must be provided. 2. Porch or Stoop Encouraged. Front porches or stoops are encouraged on the front façade. Design Standards and Guidelines. In addition to standards set forth in this Zoning Ordinance, all proposed development, except for one-family and two-family dwelling units, in the Form-Based Districts shall comply with the standards below and should comply with the guidelines below to the greatest extend possible: 1. 11:46 Site Design a. Intent. To ensure that site layout considers the internal organization of a development project and the external relationship with the public rightof-way, adjacent properties, naturalized features, in order to relate to the road context. b. Site Design Standards. Existing and planned pedestrian and bicycle circulation systems and easements shall be integrated into site design. A pedestrian connection shall provide a clear, obvious, publicly-accessible connection between the primary road upon which the building fronts and the building. The pedestrian connection shall comply with the following: �The City of c. DEXTER ~ i. Fully paved and maintained surface not less than five (5) feet in width. ii. Unit pavers or concrete distinct from the surrounding parking and drive lane surface. iii. Located either within a raised median or between wheel stops to protect pedestrians from vehicle overhangs where parking is adjacent. Site Design Guidelines. i. Site design should consider the placement of adjacent buildings and natural features. ii. Site and building design should accommodate pedestrian circulation on-site from parking areas to plazas, open space, pedestrian pathways, and to adjoining buildings. iii. Coordinate site design with adjoining sites to take advantage of shared access and parking, similar perimeter landscape themes, or similar features. iv. As part of site design, the City of Dexter strongly encourages the use of sustainable practices including: (1) Naturalized stormwater management features such as rain gardens, green roofs, bioswales, and bio-retention basins, which are integrated in a cohesive and logical manner to take advantage of site topography, orientation, and visibility; (2) Use of pervious paving in lieu of impervious paving; (3) Reductions in paved areas to the minimum necessary to accomplish site circulation and parking; (4) Use of native landscaping; (5) Inclusion of natural and open space with access as public space; (6) Inclusion of renewable energy features; (7) Building siting to take advantage of solar orientation and wind protection; and (8) Use of recycled products for infrastructure, site, and building material. 11:47 �Zoning Ordinance 2. Building Placement and Orientation. a. Intent. To require building placement that provides a strong visual and functional relationship with its site, adjacent sites, and nearby thoroughfares and to ensure consistency within sites and with adjacent sites to provide distinct building groups which exhibit similar orientation, scale, and proportion. b. Building Placement and Orientation Standards. c. 3. i. Primary building entrances shall front on the public roads. ii. Sidewalks shall be provided along the full length of the building along any façade featuring a public entrance. iii. Building entries shall be located so that they are easily identifiable with convenient public access. Each project shall provide a well-defined entry sequence for pedestrian and vehicular uses from the road to the building. iv. All additional public entrances, regardless of location, must provide direct pedestrian access of the same quality and design as that required for the main entrance. Building Placement and Orientation Guidelines. i. Building placement and orientation should be coordinated with adjoining sites to take advantage of similar perimeter landscape themes, common access, or similar features. ii. Plazas, courtyards, and public art are strongly encouraged. iii. Where feasible, accessory facilities such as mechanical equipment, trash collection, loading areas, storage areas, and vehicle service areas shall be located away from portions of the site which are highly visible from public roads or private properties with dissimilar improvements. Parking Placement, Orientation, and Screening. a. Intent. To provide a circulation system that efficiently moves vehicles in a well-defined manner, while reducing the visual impact of parking areas and mitigating conflict between pedestrians, bicycles, and automobiles. b. Parking Placement, Orientation and Screening Standards. i. 11:48 Required Parking. Off-road vehicle and bicycle parking shall �The City of DEXTER ~ be provided for a principal use erected, altered, or expanded after the effective date of this Ordinance in accordance with the standards set forth in Article V. The mixed-use districts are intended to encourage nonmotorized and transit friendly design and compact mixeduse developments. Applicants are encouraged to consider the provisions for shared parking set forth in Article V and flexibility in application set forth in Article V. ii. iii. Location. (1) Bicycle parking shall be located, when feasible, near to primary building entrances and should not be located immediately adjacent to service, trash or loading areas. Bicycle parking may be located on a sidewalk or in the road right-of-way, subject to approval by the City of Dexter. (2) When parking is located in a side yard (behind the front building line) but fronts on the required building line, no more than twenty-five percent (25%) of the total linear feet along the required building line or sixty (60) feet, whichever is less, shall be occupied by parking. (3) For a corner lot, no more than twenty-five percent (25%) of the cumulative linear feet along the required lines or sixty (60) feet, whichever is less, shall occupied by parking. The building shall be located the corner of the lot adjacent to the intersection. (4) For a double frontage lot or a lot that has frontage on three (3) roads, the cumulative total of all frontages occupied by parking shall be no more than thirty-five percent (35%) of the total linear feet along a required building line or sixty (60) feet, whichever is less. (5) Where off-road parking is visible from a road, it shall be screened in accordance with the standards in the building forms. Parking Structures. Parking structures shall be located behind buildings in locations that minimize visibility from public roads. Parking structures may be located along public road frontages, subject to the following standards: 11:49 �Zoning Ordinance (1) Building height and placement requirements for principal building shall be met. (2) A lining of retail, office, or residential use with a useable depth of no less than twenty (20) feet shall be provided along the entire length of the frontage on the public road. (3) At least fifty percent (50%) of the upper floors facing a public road shall consist of exposed openings. The openings shall be designed with one (1) or more treatments of: (4) c. Planter boxes with living plants; b) A rail or fence to give the appearance of a balcony; and/or c) Framing and mullions to give the appearance of large windows. An indoor bicycle parking area or areas providing one (1) rack or hoop per twenty (20) vehicular parking spaces. iv. Landscaped areas, including landscaped parking islands and medians, shall be separated from vehicular and pedestrian encroachment by curbs and raised planting areas. v. Measured from the inside of the outermost curb line, a parking lot shall employ at least ten percent (10%) of landscaped area in the form of parking islands, planting strips between parking rows. A parking peninsula extending from the outside curb line will count towards the ten percent (10%). vi. No landscaped area within a parking lot shall be less than one hundred (100) sq. ft.. vii. Every ten (10) parking lot spaces must be broken up with a landscape island or peninsula. viii. Height of parking lot poles shall be consistent with the building height and generally not exceeding thirty (30) feet above the ground. Parking Placement, Orientation and Screening Guidelines. i. 11:50 a) Large parking lots are discouraged in favor of smaller, �The City of DEXTER ~ connected parking lots that utilize landscaping screening, transitions, and buffers. 4. 5. ii. Visitor and employee parking should be separated when possible. Visitor parking lots should be placed closer to the building. Employee parking lots should be oriented to the rear or side of the building and screened from the public right-ofway. iii. The placement and design of parking areas and structures should foster safe nonmotorized access and circulation and clearly identifiable public access, bicycle parking and vehicular visitor parking. iv. Pedestrian access to parking lots, regardless of location, should be equal to the quality of materials and design of the primary entrance. v. Parking lot poles should be located so as not to present an obstacle to pedestrians or hazard to vehicles. Building Massing and Scale. a. Intent. To maintain consistent massing and scale and ensure the use of properly proportioned building elements. b. Building Massing and Scale Standards. i. Building massing, height, bulk, scale, and proportion shall maintain consistency with the existing character of the adjacent buildings. ii. Building design should employ coordinated massing to produce overall unity, scale, and interest. iii. Rooflines and pitches shall be proportionate to nearby structures so as to provide transition or mitigation of significant changes to scale. Architectural Design and Building Materials a. Intent. To preserve the historic character of the Downtown and nearby areas and to create a character for the mixed-use districts that encourages the greatest amount of visual interest, architectural consistency, and high-quality material use. The standards are not intended to limit imagination, innovation, or variety. 11:51 �Zoning Ordinance b. 11:52 Materials. Durable building materials, simple configurations, and solid craftsmanship are required. More restrictive regulations may be applied in individual form-based districts. i. Eighty percent (80%) of walls visible from public roads, exclusive of wall areas devoted to meeting transparency requirements, shall be constructed of high-quality materials (i.e., brick veneer, quarried stone, glass, precast concrete). ii. Exterior walls facing public rights-of-way and customer parking areas shall have a finished appearance, using the same materials as used on the front of the building. iii. Materials shall be selected for suitability to the type of buildings and the architectural design in which they are used. iv. Material selection shall be consistent with architectural style in terms of color, shades, and texture. However, monotony shall be avoided. v. Materials shall be consistent with adjoining buildings. vi. Buildings shall have the same materials, or those that are architecturally compatible, for construction of all building walls and other exterior building components wholly or partly visible from public rights-of-way and public parking lots. vii. Preferred building materials: quarried stone, cultured stone, full veneer brick, composite lap siding, architectural concrete (with recessed panels and reveal lines), colored CMU block and architectural CMU block (i.e., split face, fluted, scored, honed, etc.), architectural metals and standing seam metal roofing, and dimensional shingles. viii. Preferred accent materials are precast cast stone, natural stone accents, and glass accents. ix. Prohibited Materials are plain, flat faced CMU block (painted CMU), brick tiles, metal walls and EIFS. EIFS may be used if no more than five percent (5%) percent permitted and used as an accent only. x. The applicant shall provide a schedule indicating percentage of façade materials totaling one hundred percent (100%) and the applicant shall provide a sample board to the Planning Commission. �The City of c. d. DEXTER ~ Building Variation. Building articulation or architectural design variations for building walls facing the roads are required to ensure that the building is not monotonous in appearance. i. Building facades shall be subdivided, through the location of architectural treatments and the arrangement of openings (doors and windows) that are compatible in size and scale to the surrounding buildings. ii. The height to width ratio of these subdivided facades of single story buildings shall not exceed 1:2. The height to width ratio of these subdivided facades of two-story buildings shall not exceed 1:1. iii. The maximum linear length of an uninterrupted building façade facing public roads and/or parks shall be thirty (30) feet. Building articulation shall be accomplished through a combination of the following techniques: (1) Façade modulation: Stepping portions of the façade to create shadow lines and changes in volumetric spaces. (2) Use of engaged columns or other expressions of the structural system. (3) Horizontal and vertical divisions: Use of textures and materials, combined with façade modulation. (4) Dividing facades into storefronts with visually separate display windows. (5) Providing projections such as balconies, cornices, covered entrances, pergolas, arcades, and colonnades. (6) Variations in the rooflines by use of dormers windows, overhangs, arches, stepped roofs, gables, and other similar devices. Transparency. The first floors of all buildings shall be designed to encourage and complement pedestrian-scale activity and crime prevention techniques. It is intended that this be accomplished principally by the use of windows and doors arranged so that active uses within the building are visible from or accessible to the roads. i. The first floor of any front façade facing a right-of-way of road on the Regulating Plans shall meet the minimum requirements based on street type and building form in Table 11.12.B.5.d.i. 11:53 �Zoning Ordinance The minimum transparency requirement shall apply to all sides of a building that abut an open space, or public rightof-way. Transparency requirements shall not apply to sides which abut an alley. If a building form and street type is not specified, the minimum percentage is fifty percent (50%) : Table 11.12.B.5.d.i. 1st Floor Transparency Requirements BUILDING FORM STREET TYPE House, Two-Family Multiple-Family, All street types MIN. 1ST FLOOR TRANSPARENCY (%) 0 All street types 30 All street types All street types 50 70 Village, Corridor, Downtown B 50 Downtown A 70 Attached Residential/Townhouse Institutional Downtown Mixed Use Commercial Mixed Use/Live Work Single Use Large Format All building forms ii. If a building is on a corner and the side road is classified as a Village street in a Regulating Plan, the minimum transparency for the facades facing a side road may be reduced to no less than thirty percent (30%) of the façade. iii. Transparency Alternatives. The following alternatives may be used singularly or in combination. If used in combination, they may count toward no more than eighty percent (80%) of the transparency requirement set forth in Table 11.12.B.5.d.i: (1) Wall Design. Wall designs that provide visual interest and pedestrian scale may count toward no more than fifty percent (50%) of primary road and fifty percent (50%) of side road transparency requirements. Wall designs must provide a minimum of three (3) of the following elements, occurring at intervals no greater than twenty-five (25) feet horizontally and ten (10) feet vertically: a) 11:54 Expression of structural system and infill panels through change in plane not less than three (3) inches. �The City of 6. DEXTER ~ b) System of horizontal and vertical scaling elements such as: belt course, string courses, cornice, and pilasters. c) System of horizontal and vertical reveals not less than one (1) inch in width/depth. d) Variations in material module, pattern, and/or color. e) System of integrated architectural ornamentation. f) Green screen or planter walls. (2) Permanent Art. Non-commercial art or graphic design of sufficient scale and orientation to be perceived from the public right-of-way and rendered in materials or media appropriate to an exterior, urban environment and permanently integrated into the building wall may count toward no more than forty percent (40%) of the transparency requirement. (3) In the ARC and BRC, inclusion of outdoor dining/ seating located between the building and the primary road lot line. Landscaping. a. Intent. To incorporate appropriate native landscaping to enhance visual appearance, provide transitions between properties, and screen unsightly areas. b. Landscaping Standards. Landscaping in all form-based districts shall meet the following standards: i. Street trees shall be provided at a minimum of one (1) tree per every forty (40) feet of lineal road frontage, and at a maximum of one (1) tree per every thirty (30) feet of lineal road frontage. ii. Plant, shrub, and tree species shall be appropriate to the southeast Michigan climate and should require minimal water and care. iii. Landscaping shall be protected from vehicular encroachment by the use of curbs. iv. Except on roads designated Downtown A on the Regulating Plan, landscaping shall be provided around the perimeter of a 11:55 �Zoning Ordinance building to minimize the “hard edge” that is created where the building meets the pavement. v. c. 7. 8. Landscaping Guidelines. i. The use of naturalized stormwater management techniques (bioswales, roof gardens, rain gardens) is highly encouraged to reduce stormwater runoff. ii. Landscaping should conform and incorporate existing landscape and topographic features. iii. Landscaping within courtyards and patios may include hardscape and softscape materials. iv. Landscaping should maintain adequate sight lines for visual safety, visibility, and efficient security. v. Pedestrian areas and walks should be distinguishable from parking and circulation areas with distinct paving materials, shade trees, and groundcover planting Utilities and Mechanical Screening. a. Intent. To ensure that utilities are designed to be a part of the overall building so to reduce the visual impact. b. Utilities and Mechanical Screening Standards. i. New utilities shall be located underground. ii. Ground mechanical equipment and utilities shall be screened from the public right-of-way with the use of walls, fencing, or roof-top mechanical equipment and utilities shall be screened from view of adjacent parcel or the public right-of-way. iii. Walls, fencing, and architectural details for screening shall compliment the materials used in the associated building’s architectural style. Loading and Storage Areas a. 11:56 Screening between land uses shall be provided in compliance with Section 6.11. Intent. To ensure that loading, storage, and other building utility features are designed to be a part of the overall building as so to reduce the visual impact. �The City of b. DEXTER ~ Loading and Storage Areas Standards. i. Loading and service areas shall be located on the sides or rears of the buildings. ii. Loading and service areas shall be screened from the public right-of-way with the use of fencing, landscaping, or walls. iii. Freestanding storage facilities (including warehousing) shall comply with all design standards. iv. Trash storage and pick-up facilities shall be located in the rear or side of a building or site and screened from view of adjacent parcel and the public right-of-way. v. Outdoor trash storage shall be screened with fencing or walls, which are consistent with the associated primary building color and materials. 11:57 �Zoning Ordinance This page is intentionally left blank. 11:58 �The City of DEXTER ~ Article XII DEVELOPMENT OPTIONS Section 12.01 SITE CONDOMINIMUMS A. Intent. The intent of this Section is to: 1. Regulate site condominium projects to ensure compliance with this Article and other applicable standards of the City of Dexter. 2. Provide procedures and standards for review and approval or disapproval of such developments 3. Ensure that each project will be consistent and compatible with other developments in the community. B. Approval required. Pursuant to authority conferred by Section 141 of the Condominium Act (MCL 559.241), preliminary and final site plans for all site condominiums shall be approved by the City Council, per recommendation of the Planning Commission, in accordance with the provisions set forth in Article XXI – Site Plan. C. General requirements. All site condominium projects shall meet the following standards: 1. Each condominium lot shall be located within a Zoning District that permits the proposed use. 2. For the purposes of this Article, each condominium lot shall be considered equivalent to a single lot and shall comply with all regulations of the Zoning District in which located. In the case of a site condominium containing single-family detached dwelling units, not more than one (1) dwelling unit shall be located on a condominium lot, nor shall a dwelling unit be located on a condominium lot with any other principal structure or use, except in a PUD district. Required yards shall be measured from the boundaries of a condominium lot. Lot coverage and floor area ratio shall be calculated using the area of the condominium lot. 3. Each condominium lot shall be connected to public water and sanitary sewer facilities. 4. Relocation of boundaries between adjoining condominium lots, if permitted in the condominium documents, as provided in Section 48 of the Condominium Act (MCL 559.148), shall comply with all regulations of the Zoning District in which located and shall be approved by the Zoning Administrator. These requirements shall be made a part of the bylaws and recorded as part of the master deed. 12:1 �Zoning Ordinance 5. D. Each condominium lot that results from a subdivision of another condominium lot, if such subdivision is permitted by the condominium documents, as provided in Section 49 of the Condominium Act (MCL 559.149), shall comply with all regulations of the Zoning District in which located, and shall be approved by the Zoning Administrator. These requirements shall be made a part of the condominium bylaws and recorded as part of the master deed. Preliminary site plan requirements. Preliminary site plans for site condominium projects shall include all land that the developer intends to include in the site condominium project. The preliminary site plan shall include all information required in Article XXI – Site Plan. In the case of a development that consists only of condominium lots and not buildings or other structures at the time of preliminary site plan review, the location, and dimensions of condominium lots rather than individual buildings, and other structures, and required yards, shall be shown on the preliminary site plan E. F. 12:2 Final site plan requirements. 1. A final site plan shall be filed for review for each phase of development shown on the approved preliminary site plan. 2. A final site plan for any phase of development shall not be filed for review by the Planning Commission unless a preliminary site plan has been approved by the City Council and is in effect. 3. A final site plan shall include all information required by Section 66 of the Condominium Act (MCL 559.166), and the master deed and bylaws. The final site plan shall also include all information required in Article XXI- Site Plan. In the case of a development that consists only of condominium lots and not buildings or other structures at the time of plan review, the location, and dimensions of condominium lots rather than individual buildings, and other structures, and required yards, shall be shown on the final site plan. 4. The applicant shall provide proof of approvals by all county and state agencies having jurisdiction over improvements in the site condominium development. The City Council shall not approve a final site plan until each county and state agency having such jurisdiction has approved that portion of the final site plan that is subject to its jurisdiction. Revision of condominium subdivision plan. If the condominium subdivision plan is revised, the final site plan shall be revised accordingly and submitted for review and approval or denial by City Council before any building permit may be issued, where such permit is required. �The City of DEXTER ~ G. Amendment of master deed or bylaws. Any amendment to a master deed or bylaws that affects the approved preliminary or final site plan, or any conditions of approval of a preliminary or final site plan, shall be reviewed and approved by the City Council before any building permit may be issued, where such permit is required. The City Council may require its review of an amended site plan if, in its opinion, such changes in the master deed or bylaws require corresponding changes in the approved site plan. H. Relation to Subdivision Regulations. The provisions of Division 4 of the City of Dexter Subdivision Regulations shall apply to site condominiums, and these provisions are incorporated herein by reference. In applying the design, development standards, and the improvement requirements of Division 4 of the City of Dexter Subdivision Regulations, the standards and requirements that are intended to apply to lots in a subdivision shall apply instead to condominium lots. All other provisions of the Articles shall apply, including the requirements for posting financial securities, completing improvements, inspection fees and condominium completion. The following terms as used in Division 4 shall mean the following when applied to site condominiums: 1. Before Final Plat. Before any building permit is issued. 2. Lot(s). Unit(s). 3. Preliminary Plat as finally approved by the City Council. Final site plan as approved by the City Council including any conditions imposed by their approval. 4. Subdivision. Site condominium. Nothing in this Section shall be construed as requiring a site condominium to obtain plat approval under the State of Michigan, Land Division Act, Act 288, Public Acts of 1967, as amended I. Development agreement. The City Council shall require, as a condition of approval, that the applicant enter into a development agreement with the City of Dexter, incorporating the terms and conditions of final site plan approval, and record the same in the Office of Register of Deeds for Washtenaw County, in accordance with the provisions set forth in § 40-3.10, Development agreements. J. Monuments. Monuments shall meet the following standards: 1. Monuments shall be set at all boundary corners and deflection points and at all road right-of-way intersection corners and deflection points. Lot irons shall be set at all condominium lot corners and deflection points of condominium lot lines. 12:3 �Zoning Ordinance 2. K. The City Engineer may grant a delay of the setting of required monuments or irons for a reasonable time, but not to exceed one (1) year, on condition that the developer deposit with the City cash, a certified check, or an irrevocable bank letter of credit running to the City of Dexter, whichever the developer selects, in an amount as determined from time to time by resolution of the City Council. Such deposit shall be returned to the developer upon receipt of a certificate by a surveyor registered in the State of Michigan that the monuments and irons have been set as required, within the time specified. If the developer defaults, the City Council shall promptly require a registered surveyor to set the monuments and irons in the ground as shown on the condominium site plans, at a cost not to exceed the amount of the security deposit. Roads rights-of-way. Road rights-of-way shall be described separately from individual condominium lots and shall be accurately delineated by bearings and distances on the condominium subdivision plan and the final site plan. The rightof-way shall be for roadway purposes and for the purposes of locating, installing, maintaining, and replacing of public utilities. The developer shall dedicate easements to the City of Dexter for all road right-of-way, public water and sanitary sewer lines and appurtenances. L. Improvements. All improvements in a site condominium shall comply with the design specifications as adopted by the City Council and any amendments thereto. Section 12.02 RESIDENTIAL CLUSTER DEVELOPMENT A. Purpose. The cluster development provision has the following purposes: 12:4 1. To permit flexibility in the layout of subdivisions; 2. To permit variety in the size and shape of residential lots; 3. To permit flexibility in the location of residential buildings and grouping of same; 4. To encourage creative approaches in traditional design and development of the residential area; and interconnect with the City pattern of development and road system. 5. To permit economy of the required improvements; 6. To preserve significant natural features such as wooded areas, streams, marshes, ponds, and similar amenities by permitting concentration of building lots and improvements in more readily developable portions of the parcel of land; and �The City of 7. DEXTER ~ To permit provision of open space for the use of residents of the subdivision or to the City at large, and to concentrate such open spaces in locations of such size and shape as to be accessible, usable, and maintainable. B. General Regulations. Cluster development is a designation permitted to be applied to a parcel(s) of land in the R-1 Zoning District, subject to all of the regulations of the district in which located, except as specifically modified in this Section. The cluster development designation is offered as an alternative to conventional subdivision design under standard zoning district regulations but is not designed as separate zoning district. C. Minimum Area. The minimum parcel area for a cluster development shall be twenty (20) acres. D. Permitted Uses. Permitted, accessory, and conditional uses as listed herein in the R-1 and Zoning District are permitted in a cluster subdivision in each zoning district. E. Density of Development. The minimum lot area in each of the residential districts may be reduced as permitted in this Section. However, the number of dwelling units in the cluster subdivision shall be no greater than the number permitted if the parcel were to be subdivided in the minimum lot areas as set forth in the zoning district of the subject site. The permitted number of dwelling units shall be calculated on the basis of the following dwelling unit densities: F. 1. R1 3.63 dwelling units per acre of total lot area; 2. The land area used in the calculation shall include public and private road rights-of-way, existing and proposed, that are located within the proposed subdivision, but shall not include any existing right-of-way of any boundary roads of the subdivision. Only twenty-five percent (25%) of the acreage comprised of open water, land within the one hundred (100)-year floodplain elevation, and/or wetlands protected by the GoemaereAnderson Wetland Protection Act, PA 203 of 1979, shall be calculated toward the total site acreage. Area, Placement, and Height Regulations. Cluster developments shall be laid out so as to reduce the lineal feet of road for economy and safety that would otherwise be needed to serve the area; to economize on cost of utility installations; to retain and take advantage of existing natural features and vistas; to reduce the amount of grading required; to take maximum advantage of storage, absorption, and drainage characteristics of the natural landscape; and to otherwise secure the objectives set forth in this Section. In so doing, the minimum lot areas, lot widths, and other standards may be modified as follows, for single family dwellings and their accessory structures only: 12:5 �Zoning Ordinance Max. Lot Coverage Min. Lot Size (all buildings) in sq. Width ft. in feet 5,850 50 G. -- Max. Height Stories 2.5 Feet 35 Min. Yards & Setbacks in feet Side Front Least Total 25 5 10 Min. floor area per unit in sq. ft. Rear 15 -- Common Open Spaces and Facilities. For each square foot of excess land area resulting from the lot reductions provided in subsection F preceding, the subdivision shall provide an equal amount of land dedicated to the common use of the owners in the subdivision or to the public, meeting the following standards: 1. The manner of dedication shall be approved by the City Council. The lands so dedicated shall be permanently retained as open space for parks, recreation and/or related uses. The proprietor shall insure the permanence of both the existence and proper maintenance of the open space by either dedicating it to public agency responsible for areas and activities or by dedicating it to a homeowner’s association to be made up of the residents of the subdivision. Where homeowner’s associations are to be used, the following conditions shall be met: a. The association shall be established before dwellings are sold. b. Membership shall be mandatory for each homebuyer and any successive buyer. c. Open space must be held and maintained as open space in perpetuity. d. The association shall be responsible for local taxes, maintenance of grounds and facilities, liability insurance, and other similar duties of ownership. The proprietor shall file declaration of covenants and restrictions with the preliminary plats, setting forth these and other features of the association. The proprietor shall also supply to the governing body a copy of articles of incorporation and a complete set of bylaws of the association. The City Council may require that, in addition to the restrictive covenants and the homeowner’s association, an easement over the open space area be given to the public to ensure that the area will remain open in perpetuity. Such an easement is intended only to preserve open space and is not intended to provide public access thereto. 12:6 �The City of DEXTER ~ 2. Open space in any one cluster development shall be laid out, to the maximum feasible extent, so as to connect with other open space, existing or proposed, in the vicinity, whether such areas are or will be public or private. In the case of two (2) or more adjacent developments, proprietors may cooperatively allocate open space areas if such areas are coordinated in design and location to an extent acceptable to the Planning Commission. 3. Parks and/or recreation areas shall have a minimum area of four (4) acres and a minimum dimension of one hundred (100) feet. The location, size, suitability for the intended uses, and shape of the dedicated area shall be subject to approval by the City Council. Such land areas shall not include, as a part of the minimum acreage, bodies of water, swamps, or areas of excessive grades which make the land unusable for recreation; however, the area may be in a flood plain. 4. The land areas shall be graded and developed so as to have natural drainage, if such drainage does not exist in the unimproved condition. 5. If the open space area is to consist of two (2) or more properties, at least one (1) parcel shall have the minimum area of four (4) acres. 6. The minimum lot width or depth of open space shall in all cases be one hundred (100) feet. The location size and shape of any parcel shall be subject to approval by the City Council. 7. A parcel divided by a drainage course, stream, or river shall be considered one (1) parcel. 8. Access shall be provided to areas dedicated for the common use of lot owners of the subdivision for those lots not bordering on such dedicated areas by means of roads or pedestrian walkways. 9. Areas dedicated to the public shall have at least one (1) access point by a public road for each separate open space parcel. The City Council shall have the discretion to require additional vehicular and/or pedestrian access points. 10. The developer or subdivider shall dedicate all land areas to be used as common spaces in the subdivision as provided herein at the time of filing for final plat approval for the first phase of the subdivision. Common open space shall have a legal description therefor, which shall include an accurate statement of land areas, all of which shall be certified by a registered land surveyor. H. Sewer and Water Services. All lots in a cluster subdivision shall be served by a public water and sanitary sewer facilities. 12:7 �Zoning Ordinance I. Procedures. The applicant for approval of a preliminary plat or condominimum site plan shall, at the same time, apply for a Cluster Development designation (hereafter referred to as CD designation) if such designation is desired. 1. 2. J. Application. The application shall consist of: a. A completed form. b. Fees. c. All information required for review of a preliminary plat submitted for tentative approval. Planning Commission and City Council Review. The Planning Commission shall review the preliminary plat as set forth in the Subdivisions Ordinance and shall include its analysis and recommendations concerning the CD designation in its report to the City Council on the preliminary plat or condominimum site plan. If the City Council approves the CD designation, it shall indicate the CD designation in its tentative approval of the preliminary plat or condominimum site plan. Procedures with Zoning Amendment. If the property included in the CD designation request must also be rezoned to an applicable residential districts, the petition to change the zoning district classification shall accompany the application for tentative approval of the preliminary plat. The application shall, in this case, include a waiver, signed by the applicant, that the ninety (90) day limit on review of a preliminary plat for tentative approval may be extended to accommodate the time required to process the zoning amendment. The City shall not give tentative approval to the preliminary plat unit after it has approved the zoning amendment. With this exception the procedures set forth in Item i, preceding, shall apply. K. Calculations. All calculations and other information needed to review conformance of the plat with the Zoning Ordinance regulations shall be provided on the preliminary plat. L. Authority. The City Council shall have the authority to approve or deny a request for a CD designation. The Council shall also have the authority to require changes in the size and shape of lots; in lot and road layout; location, size, and shape of open area; and in other features of the design and character of a CD subdivision as proposed in a preliminary plat. This authority may be exercised by the Council when it determines that the proposed CD subdivision does not meet the intent of this Section or does not otherwise result in good site and subdivision planning. M. Improvements. Improvements, or security in lieu thereof, shall be provided as required in the Subdivision Ordinance. Improvements of open space areas to be dedicated to the City, or security in lieu thereof, shall be provided by the developer 12:8 �The City of DEXTER ~ prior to approval of the final plat by the City Council for the first stage of the subdivision. Agreement as to the required improvements for such open space areas shall be made by the developer and City Council prior to the Council’s tentative approval of the preliminary plat. Requirements for improvements may be modified as set forth In the Subdivision Ordinance. 12:9 �Zoning Ordinance This page is intentionally left blank. 12:10 �The City of DEXTER ~ Article XIII RESERVED 13:1 �Zoning Ordinance This page is intentionally left blank. 13:2 �The City of DEXTER ~ Article XIV SPECIFIC USE PROVISIONS Section 14.01 INTENT The intent of this Article is to provide standards for specific uses, whether regulated as a principal permitted use, accessory use, or a special use. Section 14.02 SINGLE FAMILY DWELLING DESIGN STANDARDS Single-family dwellings, whether mobile homes, manufactured homes, modular homes, or site (“stick”) built homes, located outside a mobile home park, shall conform to the standards of this Section in addition to HUD standards or the County Building Code, as appropriate. In order to preserve the substantial investment of property owners in singlefamily neighborhoods, single-family homes erected in residential districts shall be similar in appearance to the exterior design and appearance of existing detached single-family homes in the surrounding area. The standards herein are intended to prevent dissimilar dwelling designs which would adversely affect the value of dwellings in the surrounding area, adversely affect the desirability of an area to existing or prospective homeowners, impair the stability of the environment, prevent the most appropriate use of real estate, and lessen the opportunity to realize the development pattern envisioned in the Dexter Master Plan. A. Code compliance: Each such dwelling unit shall comply with all pertinent building and fire codes. In the case of a mobile home, all construction and all plumbing, electrical apparatus, and insulation within and connected to said mobile home shall be of a type and quality conforming to the “Mobile Home Construction and Safety Standards” as promulgated by the United States Department of Housing and Urban Development, being 24 CFR 3280, as amended. Additionally, all dwellings shall meet or exceed all applicable roof snow load and strength requirements. Where there are conflicting applicable regulations, the more stringent shall apply. B. Building permit: All construction required herein shall be commenced only after a building permit has been obtained in accordance with the County Building Code and other building regulations. C. Certification: If the dwelling unit is a mobile home, the mobile home must either be (1) new and certified by the manufacturer and/or appropriate inspection agency as meeting the Mobile Home Construction and Safety Standards of the U.S. Department of Housing and Urban Development, as amended, or any similar successor or replacement standards which may be promulgated, or (2) used and certified by the manufacturer and/or appropriate inspection agency as meeting the standards referenced in subsection (3) above, and found, on inspection by the Zoning Administrator or their designee, to be in excellent condition and safe and fit for residential occupancy. 14:1 �Zoning Ordinance 14:2 D. Dimensional Standards: Each such dwelling unit shall comply with the minimum standards listed in Article IX or Article XI for the Zoning District in which it is located, including minimum lot area, minimum lot width, minimum floor area, required setbacks and maximum building height. E. Foundation: Each dwelling unit shall be firmly attached to a permanent basement or crawl space foundation constructed on the site in accordance with the County Building Code and shall have a wall of the same perimeter dimensions of the dwelling and constructed of such materials and type as required in the applicable building code for single-family dwellings. If said dwelling is a mobile home, the dwelling shall be securely anchored to the foundation to prevent displacement during windstorms. F. Undercarriage: In the event that such dwelling unit shall be a mobile home, the wheels, tongue, hitch assembly and other towing appurtenances shall be removed before attachment to its permanent foundation. The foundation or skirting shall fully enclose the towing mechanism, undercarriage, and chassis. G. Architectural Compatibility: In the event that such dwelling unit shall be a manufactured, modular, or mobile home as defined herein, each such home shall be aesthetically compatible in design and appearance with other residences in similar zoning districts in the surrounding area. Surrounding area shall be defined as within five hundred (500) feet of the subject dwelling unit, with measurements made from the edge of the lot in each direction. The determination shall be made by the Zoning Administrator based on the following factors: 1. The residential floor area of the proposed dwelling shall be at least seventy five percent (75%) of the average square footage of constructed singlefamily dwellings in the surrounding area. 2. The type of material used in the proposed dwelling is not grossly dissimilar to the type of materials used in single-family homes in the surrounding area, provided the reflection from such exterior surface shall be no greater than from white semi-gloss exterior enamel. 3. The design and position of windows shall not be grossly dissimilar in relation to other single-family homes in the surrounding area. 4. A roof overhang of not less than six (6) inches on all sides shall be provided, or alternatively with window sills or roof drainage systems concentrating roof drainage at collection points along the sides of the dwelling. 5. A minimum of two (2) exterior doors shall be provided with the second one being in either the rear or side of the dwelling. 6. The width across any front, side, or rear elevation shall be a minimum of twenty (20) feet and comply in all respects with the City and County Building Code (BOCA). �The City of DEXTER ~ 7. An applicant may appeal to the Board of Zoning Appeals within a period of fifteen (15) days from the receipt of notice of said Zoning Administrator’s decision. 8. The above standards shall not be construed to prohibit innovative design concepts involving such matters as solar energy, view, unique land contour, or relief from the common or standard designed home. H. Sewage disposal and water supply: Each such dwelling unit shall be connected to a public sewer and water supply. I. Exceptions: The foregoing standards shall not apply to a mobile home located in a licensed mobile home park except to the extent required by state or federal law or otherwise specifically required in this Zoning Ordinance and pertaining to such parks. Mobile homes which do not conform to the standards of this Section shall not be used for dwelling purposes within the City unless located within a mobile home park or a mobile home subdivision district for such uses, or unless used as a temporary residence as otherwise provided in this Zoning Ordinance. Section 14.03 ACCESSORY DWELLING UNITS A. General Provisions. 1. B. Purpose and Intent. It is the policy of the City of Dexter to promote and encourage the creation of legal accessory dwelling units (ADUs) in a manner that: a. Supports the City’s housing affordability goals; b. Supports the efficient use of existing housing stock and public infrastructure; c. Provides housing that responds to changing family need, smaller households, and increasing housing costs; d. Meets the housing needs of residents; e. Provides accessible housing for seniors and person with disabilities; and f. Enhances residential neighborhoods. Eligibility, Permits, and Application. 1. Eligibility. a. Notwithstanding the regulations in Section 21.03.B, one (1) accessory dwelling unit shall be permitted on a parcel that has one (1) single14:3 �Zoning Ordinance family dwelling as the principal permitted use, in any zoning district that permit a single-family dwelling on an individual lot as a principal permitted use, subject to administrative review and approval of the Zoning Administrator. 2. b. Accessory dwelling units are not subject to restrictions in Section 3.02 B and C. c. The property owner shall occupy either the accessory dwelling unit or the single-family dwelling for which the ADU is accessory, except for temporary absences not to exceed a combined total of six (6) months in a calendar year. d. An ADU may be created through new construction, conversion of an existing structure, addition to an existing structure, or conversion of a qualifying existing house to a detached ADU, while simultaneously constructing a new primary dwelling on the site. Permit. a. 3. 14:4 No person shall create an accessory dwelling unit without first obtaining a Zoning Compliance Permit. Application Requirements. a. All applications for a zoning compliance permit for an accessory dwelling unit shall be filed with the City of Dexter Zoning Administrator, on forms provided by the Zoning Administrator, subject to the requirements of Section 22.04(B). b. Each applicant shall certify to the City that the proposed accessory dwelling unit included in the application is in compliance with the regulations in this Zoning Ordinance. No permit shall be issued unless the completed application form is accompanied by payment of the required fee, as established by the City Council. c. Within ten (10) business days of receiving a complete application, the Zoning Administrator shall notify by mail notices all property owners within three hundred (300) feet of the property proposed for an accessory dwelling unit. The notice shall: i. Describe the nature of request. ii. Identify the property that it the subject of the request, including by address or parcel identification number. iii. Indicate when and where written comments may be submitted concerning the request. �The City of C. DEXTER ~ Development Regulations. 1. Conversion of an existing accessory structure. a. An accessory dwelling unit may be permitted in a legally nonconforming accessory structure that was constructed before June 30, 2021. i. b. If the existing accessory building is more than two hundred (200) sq. ft. in gross floor area, it may be replaced or modified for use as an accessory dwelling unit, provided the new or modified accessory building conforms to the standards and regulation of this Zoning Ordinance. An illegal non-conforming accessory structure that was constructed before June 30, 2021, which is over two hundred (200) sq. ft. in gross floor area shall be replaced or modified prior to use as an accessory dwelling unit, provided the new or modified accessory structure conforms to this Zoning Ordinance. 2. Short-term rental. Short-term rental of an accessory dwelling unit shall be prohibited. 3. Deed Restriction. A deed restriction that runs with the land, on a form to be provided by the City, shall be filed with the Washtenaw County Register of Deeds prior to occupancy, and it shall incorporate the following restrictions: 4. a. The accessory dwelling unit may not be sold separately from the principal dwelling unit to which it is an accessory. b. The owner occupancy requirement of subsection B.1.c, herein. Minimum Lot Area. a. The minimum lot area required for an ADU shall be 5,000 sq. ft. b. Notwithstanding the provisions of Section 3.02.B and C, the maximum gross floor area (gfa) of an ADU shall be as follows: Lot Area 5,000 sq. ft. to <7,800 sq. ft. 7,800 sq. ft. to <12,000 sq. ft. ≥ 12,000 sq. ft. 5. ADU Max. (gfa) 600 sq. ft. 700 sq. ft. 800 sq. ft. Setbacks. 14:5 �Zoning Ordinance 6. a. Attached ADU. An ADU that is structurally attached to the singlefamily dwelling unit, including by a breezeway, shall be subject to the same setback requirements as the principal single-family structure. b. Detached ADU. i. A detached ADU shall be at least ten (10) feet from the singlefamily dwelling and other accessory structures; however, the setback may be reduced to five (5) feet, if the ADU is constructed with fire rated walls, in accordance with building code requirements. ii. A detached ADU shall be at least five (5) feet from any side or rear lot line, at least fifty (50) feet from any shoreline and at least ten (10) feet from the boundary of a regulated wetland. Lot coverage. Notwithstanding the maximum lot coverage regulations in Section 20.01for residentially zoned lots in the R-1A, R-1B, and VR District, the maximum lot coverage for a detached ADU shall be as follows: Zoning District R-1A R-1B and VR 7. Max. Lot Coverage All Structures on the Lot 33% 40% Height. a. Attached ADU. An ADU that is structurally attached to the singlefamily dwelling, including by a breezeway, shall be subject to the same height requirements, as the principal single-family structure to which it is attached. At no time shall the attached ADU exceed the height of the single-family dwelling to which it is attached. b. Detached ADU. At no time shall the detached ADU exceed the height of the single-family dwelling to which it is an accessory or thirty (30) feet, whichever is less 8. Public Utilities. All ADUs must be served by municipal water and municipal sanitary sewer through connection with existing service for the principal building or, if that is determined infeasible by the Superintendent of Public Services, a separate service connection. 9. Design a. 14:6 Max. Lot Coverage Detached ADU 8% 10% ADUs shall be designed to enhance the residential neighborhood in which it is located. �The City of DEXTER ~ b. ADUs shall comply with the single-family design standards in Section 3.04 of the Ordinance. c. The orientation of the proposed ADU shall, to the extent practical, maintain the privacy of residents in adjoining dwellings, as determined by the physical characteristics surrounding the ADU, including landscape screening, fencing, and window and door placement. Section 14.04 HOME OCCUPATION A home occupation may be permitted in a single-family detached dwelling within a zoning district where such dwelling is permitted, subject to the following conditions. A. Application and approval of the home occupation is received from the City of Dexter in accordance with this Section. B. Certain uses by the nature of their operation have a pronounced tendency to increase in intensity beyond the limits permitted for home occupations, thereby impairing the reasonable use and value of surrounding residential properties. This Section is not intended to prohibit offices related to the administration of uses listed below, including construction contracting, landscaping, maintenance, and snow removal businesses. The following uses shall not be permitted as home occupations: 1. Medical care services (unless otherwise permitted by law and City ordinance), 2. Mortuaries or funeral homes, 3. Tea rooms (café’s & coffee houses), 4. Antique shops, 5. Restaurants, 6. Private clubs, 7. Veterinary clinics or animal grooming establishments, 8. Barbers shops or beauty parlors with more than one (1) stylist, 9. Medical clinics or hospitals, 10. Commercial stables or kennels, 11. Real estate offices, 12. Vehicle repair or painting shops, 14:7 �Zoning Ordinance 14:8 13. Retail sales, 14. Landscape installation and maintenance businesses, and snow removal businesses, 15. Construction contractors, 16. Trailer rentals, 17. Nursing homes, 18. Adult regulated uses and 19. Repair shops in general. 20. Use determined by the Zoning Administrator to have a pronounced tendency to increase in intensity beyond the limits permitted for home occupations, thereby impairing the reasonable use and value of surrounding residential properties. C. The use of the dwelling unit for a home occupation shall be clearly incidental and subordinate to its use for residential purposes, and not more than onequarter (25%) of the floor area of the dwelling unit may be used for the purposes of the home occupation or for storage purposes in conjunction with the home occupation. D. A home occupation shall be conducted completely within the principal structure. E. There shall be no change in the outside appearance of the structure or premises, or other visible evidence of conduct of such home occupation, and there shall be no external or internal alterations not customary in residential areas, including the expansion of off-road parking areas in excess of residential standards. F. No article shall be sold or offered for sale on the premises except such as is primarily produced within the dwelling. G. A home occupation shall not create noise, dust, vibration, smell, smoke, glare, electrical interference, wireless communications interference, fire hazard, or any other hazard or nuisance to any greater or more frequent extent than would normally be generated in a similarly zoned residential district. H. Signs not customarily found in residential areas shall be prohibited. However, one (1) non-illuminated name plate, not more than two (2) sq. ft. in area, may be attached to the building, and which sign shall contain only the name, occupation, and address of the premises. �The City of DEXTER ~ I. There shall be no deliveries to or from a home occupation with a vehicle larger than a fifteen thousand (15,000) pound truck with not more than two (2) axles. J. In no case shall a home occupation be open to the public earlier than 8:00 a.m., nor later than 7:00 p.m. K. No outdoor display or storage of materials, goods, supplies, or equipment used in the home occupation shall be permitted on the premises. The home occupation shall not be visible from the road. L. Bed & Breakfast operations shall be permitted in Residential Districts as regulated in Section 14.15 of this Zoning Ordinance. M. No more than one (1) other person shall be employed or involved with such activity on premises other than a member of the immediate family residing in the dwelling unit. N. Services and transactions shall be conducted by appointment only, walk-in retail trade shall be prohibited. Section 14.05 MEDICAL USE OF MARIJUANA A. The acquisition, possession, cultivation, use, delivery, or distribution of marijuana to treat or alleviate a debilitating medical condition is prohibited except in compliance with the Michigan Medical Marijuana Act (“MMMA”) of 2008 and applicable provisions of the City Zoning Ordinance. 1. A registered primary caregiver, operating in compliance with the MMMA General Rules, the MMMA and the requirements of this subsection, shall be permitted as a home occupation, as regulated by this subsection. The City makes the following findings, in support of its determination that the regulation of registered primary caregivers as a permitted home occupation is consistent with the purposes and intent of the MMMA: a. The MMMA does not create a general right for individuals to use, possess, or deliver marijuana in Michigan. b. The MMMA’s protections are limited to individuals suffering from serious or debilitating medical conditions or symptoms, to the extent that the individuals’ marijuana use is carried out in compliance with the provisions of the MMMA, including the provisions related to the operations of registered primary caregivers. c. The MMMA’s definition of “medical use” of marijuana includes the “transfer” of marijuana “to treat or alleviate a registered qualifying patient’s debilitating medical condition or symptoms associated with the debilitating medical condition,” but only if such “transfer” 14:9 �Zoning Ordinance is performed by a registered primary caregiver who is connected with the same qualifying patient through the registration process established by the Department of Licensing and Regulatory Affairs, and who is otherwise operating in strict compliance with the MMMA and the MMMA General Rules. 2. 14:10 d. The MMMA provides that a registered primary caregiver may assist no more than five (5) qualifying patients with their medical use of marijuana. e. The MMMA does not, therefore, create a new vocation for entrepreneurs or others who wish to engage in the sale of marijuana to more than five (5) persons in a commercial setting. Instead, the MMMA is directed at improving the health and welfare of qualifying patients. f. The health and welfare of qualifying patients is improved by permitting the operations of registered primary caregivers as a home occupation, because this allows qualifying patients who suffer from serious or debilitating medical conditions or symptoms to obtain the benefits of the medical use of marijuana in a residential setting, without having to unnecessarily travel into commercial areas. g. By permitting the operations of registered primary caregivers as a home occupation, rather than in a commercial setting, this promotes the MMMA’s purpose of ensuring that: i. A registered primary caregiver is not assisting more than five (5) qualifying patients with their medical use of marijuana, and ii. A registered primary caregiver does not unlawfully expand its operations beyond five (5) qualifying patients, so as to become an illegal commercial operation, in the nature of a marijuana collective, cooperative or dispensary. The following standards and requirements shall apply to the location at which the medical use of marijuana is conducted by a primary caregiver. a. The medical use of marijuana shall comply at all times with the MMMA and the MMMA General Rules, as amended. b. A registered primary caregiver shall not possess marijuana, or otherwise engage in the medical use of marijuana, in a school bus, on the grounds of any preschool or primary or secondary school, or in any correctional facility. �The City of DEXTER ~ c. Not more than two (2) registered primary caregivers, who shall also be full-time residents of the dwelling, shall be permitted to operate at any one property. d. The medical use of marijuana shall be conducted entirely within a dwelling or attached garage, except that a registered primary caregiver may keep and cultivate, in an “enclosed, locked facility” (as that phrase is defined by the MMMA), up to twelve (12) marijuana plants for each registered qualifying patient with whom the registered primary caregiver is connected through the registration process established by the Department of Licensing and Regulatory Affairs, and up to twelve (12) additional marijuana plants for personal use, if the primary caregiver is also registered as a qualifying patient under the MMMA. e. A sign identifying the home occupation by word, image, or otherwise, or indicating that the medical use of marijuana is taking place on the premises, shall not be permitted; nor shall any vehicle having such a sign be parked anywhere on the premises. f. Except for lighting, heating, watering, drying or other equipment, or fertilizers, herbicides or other chemicals directly related to the medical use of marijuana, no other materials or equipment not generally associated with normal ownership, use, and maintenance of a dwelling shall be permitted. g. Distribution of marijuana or use of items in the administration of marijuana shall not occur at or on the premises of the primary caregiver. A qualifying patient shall not visit, come to, or be present at the residence of the primary caregiver to purchase, smoke, consume, obtain, or receive possession of any marijuana. h. Except for the primary caregiver, no other person shall deliver marijuana to the qualifying patient. i. No one under the age of eighteen (18) years shall have access to medical marijuana. j. No on-site consumption or smoking of marijuana shall be permitted within the dwelling (or on the property) of a primary caregiver, except for lawful medical marijuana consumption by the primary caregiver if registered as a qualifying patient under the MMMA. k. Medical marijuana shall not be grown, processed, handled, or possessed at the dwelling of the primary caregiver beyond that which is permitted by law. 14:11 �Zoning Ordinance 3. 14:12 l. All necessary building, electrical, plumbing, and mechanical permits shall be obtained for any portion of a building or structure in which equipment and devices that support the cultivation, growing or harvesting of marijuana are located or used. m. If marijuana is grown or located in a room with windows, all interior lighting shall be shielded to prevent ambient light from creating a distraction for adjacent properties. n. Related merchandise or products shall not be sold or distributed from the dwelling or property of the primary caregiver, apart from the permitted quantity of medical marijuana. o. To ensure compliance with all applicable requirements and laws, the portion of a building or other structure, such as a cultivation room, where energy use and heating requirements exceed typical residential limits and chemical storage occurs, are subject to inspection and approval by the Zoning Administrator or other authorized official. p. The property, dwelling, and all enclosed, locked facilities shall be available for inspection upon request by the Zoning Administrator, Building Official or law enforcement official. The operations of a registered primary caregiver, as a home occupation, shall be permitted only with the prior issuance of a Zoning Compliance Permit. a. A complete and accurate application shall be submitted on a form provided by the City and an application fee in an amount determined by resolution of the City shall be paid. b. The permit application shall include the name and address of the applicant; the address of the property; proof, such as a driver’s license, voter registration card, or similar record showing that the dwelling is the applicant’s full-time residence; a current state registration card issued to the primary caregiver; a full description of the nature and types of equipment which will be used in marijuana cultivation and processing; and a description of the location at which the use will take place. The Zoning Administrator may require additional information necessary to demonstrate compliance with all requirements. The Zoning Administrator shall review the application to determine compliance with this Zoning Ordinance, the MMMA and the MMMA General Rules. A permit shall be granted if the application demonstrates compliance with this Zoning Ordinance, the MMMA and the MMMA General Rules. �The City of DEXTER ~ c. The use shall be maintained in compliance with the requirements of this Zoning Ordinance the MMMA and the MMMA General Rules. Any departure shall be grounds to revoke the permit and take other lawful action. If a permit is revoked, the applicant shall not engage in the activity unless and until a new permit is granted. d. Information treated as confidential under the MMMA, including the primary caregiver registry identification card and any information about qualifying patients associated with the primary caregiver, which is received by the City, shall be maintained separately from public information submitted in support of the application. It shall not be distributed or otherwise made available to the public and shall not be subject to disclosure under the Freedom of Information Act. 4. It is unlawful to establish or operate a for-profit or nonprofit marijuana dispensary, collective, or cooperative within the City, even if such use is intended for the medical use of marijuana. 5. The use of the dwelling or other permitted facility of a qualifying patient to cultivate medical marijuana in accordance with the MMMA, solely for personal use, does not require a permit under this subsection; however, all applicable state and City ordinance requirements must be met. 6. The provisions of this subsection do not apply to the personal use and/or internal possession of marijuana by a qualifying patient in accordance with the MMMA, for which a permit is not required. Section 14.06 MARIHUANA ESTABLISHMENTS PROHIBITED A. Any and all types of a “marihuana establishment,” as that term is defined and used in Michigan Initiated Law 1 of 2018, commonly known as the Michigan Regulation and Taxation of Marihuana Act, are completely prohibited in the City, and may not be established or operated in any zoning district, by any means, including by way of a variance. B. Any and all types of “marihuana facilities” as described in Act 281 of 2016, the Medical Marihuana Facilities Licensing Act are completely prohibited in the City and may not be established, licensed, or operated in any zoning district, by any means, including by way of a variance. C. Nothing in this Section 14.06 shall limit any privileges, rights, immunities, or defenses of a person as provided in the Michigan Medical Marihuana Act, Michigan Initiated Law 1 of 2008, MCL 333.26421, et seq. 14:13 �Zoning Ordinance Section 14.07 LIVE/WORK UNITS A. Purpose. Live/Work Units are intended to provide the following: 1. Provide for the appropriate development of units that incorporate both living and working space; 2. Provide flexibility for the development of live/work units, particularly within existing buildings; 3. Provide locations where appropriate new businesses can start up; 4. Provide opportunities for people to live in mixed use commercial areas when it is compatible with existing uses; 5. Protect existing and potential commercial uses and nearby residential uses from conflicts with one another; and 6. Ensure the exterior design of live/work buildings is compatible with the exterior design of commercial and residential buildings in the area. B. Location. Live/Work Units are allowed as a permitted use in the VC, Village Commercial district. C. Uses. The commercial component of the live/work unit must be a use permitted by right or by special land use in the VC, Village Commercial district. If a special land use, the applicant must request approval from the Planning Commission and City Council, in accordance with Article VIII. D. Requirements. 1. Parking. One (1) off-road parking space shall be required for each dwelling unit proposed, as part of the live/work development. 2. Zoning Compliance. At least one (1) resident in each live/work unit shall maintain a valid zoning compliance permit for a business on the premises. Section 14.08 GROUP DAY CARE HOMES Group day care homes shall be subject to the following requirements: 14:14 A. The minimum lot area required for a group day care home shall be the same as the minimum lot area required for the zoning district in which the use would be located. B. An onsite drive shall be provided for drop off/loading. This drive shall be arranged to allow maneuvers without affecting traffic flow on the public road. C. A minimum of outdoor play area as required by the State of Michigan Licensing �The City of DEXTER ~ requirements shall be provided. The outdoor play area shall be fenced and screened with landscaping on the exterior side of the fence. The outdoor play area shall not be located within a primary front yard. Section 14.09 ADULT FOSTER CARE FACILITIES Adult foster care facilities shall be subject to the following requirements: A. B. Adult foster care small group homes serving between seven (7) and twelve (12) persons. 1. A site plan, prepared in accordance with Article XXI shall be submitted. 2. The subject parcel shall meet the minimum lot area requirements for the zoning district in which it is located, provided there is a minimum site area of two thousand (2,000) sq. ft. per adult, excluding employees and/or caregivers. 3. The property is maintained in a manner that is consistent with the character of the neighborhood. 4. One (1) off-road parking space per employee and/or caregiver shall be provided. 5. Appropriate licenses with the State of Michigan shall be maintained. Adult foster care large group homes serving between thirteen (13) and twenty (20) persons. 1. A separate drop-off and pickup area shall be required adjacent to the main building entrance, located off of a public road and the parking access lane, and shall be of sufficient size so as to not create congestion on the site or within a public roadway. 2. A site plan, prepared in accordance with Article XXI shall be submitted. 3. The subject parcel shall meet the minimum lot area requirements for the zoning district in which it is located, provided there is a minimum site area of two thousand (2,000) sq. ft. per adult, excluding employees and/or caregivers. 4. The property is maintained in a manner that is consistent with the character of the neighborhood. 5. One (1) off-road parking space per employee and/or caregiver and one (1) visitor be provided. 6. Appropriate licenses with the State of Michigan shall be maintained. 14:15 �Zoning Ordinance C. Adult foster care congregate facilities serving more than twenty (20) persons. 1. A separate drop-off and pickup area shall be required adjacent to the main building entrance, located off of a public road and the parking access lane, and shall be of sufficient size so as to not create congestion on the site or within a public roadway. 2. A site plan, prepared in accordance with Article XXI shall be submitted. 3. The subject parcel shall meet the minimum lot area requirements for the zoning in which it is located, provided there is a minimum site area of two thousand (2,000) sq. ft. per adult, excluding employees and/or caregivers. 4. The property is maintained in a manner that is consistent with the character of the neighborhood. 5. One (1) off-road parking space per employee and/or caregiver and one (1) visitor shall be provided. 6. Appropriate licenses with the State of Michigan shall be maintained. 7. The building shall meet all design standards for the underlying zoning district. In addition, the maximum length of an uninterrupted building façade facing public roads and residentially zoned or used property shall be thirty (30) feet. Façade articulation or architectural design variations for building walls facing the road are required to ensure that the building is not monotonous in appearance. Building wall offsets (projections and recesses), cornices, varying building materials, or pilasters shall be used to break up the mass of a single building. 8. Such facilities may include multi-purpose recreational rooms, kitchens, and meeting rooms. Such facilities may also include medical examination rooms and limited space for ancillary services for the residents of the facility, such as barber and beauty facilities. Section 14.10 SENIOR ASSISTED AND INDEPENDENT LIVING 14:16 A. Dwellings may be provided for as single-family detached, two-family, or multiplefamily units. B. Height, lot coverage and setback requirements of the MF District as set forth in Section 9.08 shall apply. C. Parking is not allowed in any required front yard. Parking is permitted in the side and rear yards provided a minimum twenty (20) foot setback is observed. D. The maximum length of an uninterrupted building façade facing public roads and �The City of DEXTER ~ residentially zoned or used property shall be thirty (30) feet. Façade articulation or architectural design variations for building walls facing the road are required to ensure that the building is not monotonous in appearance. Building wall offsets (projections and recesses), cornices, varying building materials, or pilasters shall be used to break up the mass of a single building. E. A separate drop-off and pickup area shall be required adjacent to the main building entrance, located in a manner that will not create congestion on the site or within a public roadway. Section 14.11 NURSING AND CONVALESCENT HOMES A. There shall be provided on the site, not less than four hundred (400) sq. ft. of land area for each occupant of the home. The four hundred (400) sq. ft. of land area shall provide for landscape setting, off-street parking, service drives, loading space, yard requirement and accessory uses, but shall not include the area covered by main or accessory buildings. B. The maximum length of an uninterrupted building façade facing public roads and residentially zoned or used property shall be thirty (30) feet. Façade articulation or architectural design variations for building walls facing the road are required to ensure that the building is not monotonous in appearance. Building wall offsets (projections and recesses), cornices, varying building materials, or pilasters shall be used to break up the mass of a single building. C. Such facilities may include multi-purpose recreational rooms, kitchens, and meeting rooms. Such facilities may also include medical examination rooms and limited space for ancillary services for the residents of the facility, such as barber and beauty facilities. Section 14.12 RESERVED Section 14.13 RESERVED Section 14.14 RESERVED Section 14.15 BED AND BREAKFASTS A. Requirements. 1. No person shall operate a bed and breakfast without first obtaining a Zoning Compliance Permit. Bed and breakfasts shall be exempt from site plan review by the Planning Commission and City Council. 2. The owner-operator shall reside on the premises of the bed and breakfast 14:17 �Zoning Ordinance establishment. 3. B. C. 14:18 Meal service or other services provided on the premises shall only be available to transient guests of the bed and breakfast. Application Requirements. 1. All applications for a bed and breakfast permit shall be filed with the City of Dexter Zoning Administrator on forms provided by the Zoning Administrator, subject to the requirements of Section 22.04(B). 2. Each applicant shall certify to the City that the bed and breakfast included in the application is in compliance with the provisions of this Chapter. No permit shall be issued unless the completed application form is accompanied by payment of the required fee, as established by the City Council. Structural and Occupancy Requirements. 1. Every guest bedroom shall contain not fewer than seventy (70) sq. ft.. Every guest bedroom occupied by more than one (1) person shall contain not fewer than fifty (50) sq. ft. of floor area for each occupant thereof. 2. Every guest bedroom shall have access to a bathroom, including a toilet, sink, and bathtub or shower, without going through another guest bedroom; and the bathroom must be on the same floor as the guest bedroom. 3. One (1) private bathroom, exclusively for transient guests, shall be provided for every two (2) guest bedrooms. 4. Accessory dwellings in existence as of the effective date of this Section and located on the same parcel as a bed and breakfast may be utilized for guest bedrooms, in accordance with this Section. 5. No separate cooking facilities shall be allowed in guest bedrooms. D. Parking. At least one (1) off-road parking space is required for the owner-operator. One (1) parking space shall be required for each guest bedroom. The Zoning Administrator may permit existing, improved on-road parking spaces to be used for guest parking, for the purposes of this requirement. The Zoning Administrator may attach conditions to the permitted use of existing, improved on-road parking spaces as guest parking. E. Signs. Only one (1) ground sign or only one (1) building sign shall be permitted per bed and breakfast. One (1) additional ground sign or one (1) additional building sign may be permitted if the bed and breakfast is located on a lot with more than one (1) road frontage. Sign design and materials are to be compatible with the architecture of the building. Internal illumination is prohibited. The maximum height and area �The City of DEXTER ~ of ground signs shall comply with the zoning district requirements established in Section 7.03(2), Table A. The maximum area of building signs shall be one (1) square foot per one (1) linear foot of building frontage, not to exceed a maximum sign area of twelve (12) sq. ft. in the R-1A, R-1B, R-3, and VR Districts, and the maximum sign area permitted in Section 7.04(2), Table B in the VC District, and the CBD. Building signs shall comply with the requirements established in Sections 7.04(1)(D) and 7.04(1)(E). Section 14.16 ACCESSORY SHORT-TERM RENTAL HOUSING A. B. Permit Required. 1. No person shall operate an accessory short-term rental without first obtaining a Zoning Compliance Permit. 2. Applicants must be a Permanent Resident of the proposed short-term rental. Permanent residency of a dwelling unit shall be established by providing the documentation required in Section 3.27(B)(3)(ii). 3. All short-term rental permits expire December 31st of the current year and must be renewed annually through administrative review. The annual permit fee for establishing and maintaining a short-term rental shall be established by City Council resolution. 4. Accessory short-term rental permits are not transferable. If a property is sold or transferred and the new owner wishes to continue the accessory short-term rental of the dwelling unit or any portion thereof, a new permit must be obtained. Application Requirements. 1. All applications for a new accessory short-term rental permit or permit renewal shall be filed with the City of Dexter Zoning Administrator on forms provided by the Zoning Administrator, subject to the requirements of Section 22.04(B). 2. Each applicant shall certify to the City that the accessory short-term rental included in the application is in compliance with the provisions of this Chapter. No permit shall be issued unless the completed application form is accompanied by payment of the required fee, as established by the City Council. 3. The initial application for an accessory short-term rental permit shall contain the following: 14:19 �Zoning Ordinance 4. C. E. 14:20 a. The name, address, and contact information of the Permanent Resident. If the Permanent Resident is not the Property Owner, the application must also include the name, address, and contact information of the Property Owner, as well as the Property Owner’s signature authorizing the use of the property as an accessory shortterm rental. b. Information sufficient to show that the applicant is the Permanent Resident of the accessory short-term rental. Permanent residency shall be established by showing that the dwelling is listed as the applicant’s residence on at least two (2) of the following: motor vehicle registration; driver’s license; voter registration; tax documents showing the unit as the applicant’s primary residence for a standard homestead credit; or utility bill. The permit holder shall notify the City of any changes to the approved application within thirty (30) days of the date of the change, including change of mailing address, or contract information. Structural and Occupancy Requirements. 1. All lodging is to be exclusively within the dwelling unit and not in a recreational vehicle, camper, tent, or other temporary structure. Accessory dwellings in existence as of the effective date of this Section and located on the same parcel as the Permanent Resident’s principal dwelling, may be utilized for guest bedrooms, in accordance with this Section. 2. Every guest bedroom shall contain not fewer than seventy (70) sq. ft.. Every guest bedroom occupied by more than one (1) person shall contain not fewer than fifty (50) sq. ft. of floor area for each occupant thereof. 3. Every guest bedroom shall have access to a bathroom, including a toilet, sink, and bathtub or shower, without going through another guest bedroom; and the bathroom must be on the same floor as the guest bedroom. 4. One (1) private bathroom, exclusively for transient guests, shall be provided for every two (2) guest bedrooms. 5. Kitchens and non-habitable spaces shall not be used as guest bedrooms. 6. No separate cooking facilities shall be allowed in guest bedrooms. Parking. At least one off-road parking space is required for the Permanent Resident of the dwelling unit. One (1) parking space shall be required for each guest bedroom. The Zoning Administrator may permit existing, improved on-road �The City of DEXTER ~ parking spaces to be used for guest parking, for the purposes of this requirement. The Zoning Administrator may attach conditions to the permitted use of existing, improved on-road parking spaces as guest parking. F. Violations. An accessory short-term rental permit may be revoked subsequent to its issuance by the Zoning Administrator or their designee upon findings that the accessory short-term rental dwelling(s) fails to comply with this Section and/ or for violations of the City’s general code, fire code, Zoning Ordinance, or other applicable laws and regulations. G. Conflicts. In the event that the provisions of this article conflict with any other provision within the City’s Code of Ordinances, the provision that is more restrictive shall apply. Section 14.17 VACATION RENTAL HOUSING A. Each vacation rental permit shall expire December 31st of the current year and must be renewed annually through administrative review. The annual permit fee for establishing and maintaining a vacation rental shall be established by City Council resolution. B. All applications for a new vacation rental permit or a permit renewal shall be filed with the City of Dexter Zoning Administrator on forms provided by the Zoning Administrator. Each applicant shall certify to the City that the vacation rental included in the application is in compliance with the provisions of this Article. No permit shall be issued unless the completed application form is accompanied by payment of the required fee, as established by the City Council. C. Every vacation rental owner-operator shall appoint a local agent to manage the vacation rental. D. In addition to the application requirements of this Article, all applications for a new vacation rental permit or a permit renewal shall include a Local Agent Agreement reflecting the local agent’s authority and acceptance of all responsibilities under this Article. E. The local agent shall: 1. Keep their permanent residence within one hundred (100) miles of the vacation rental, or if a property management company or similar business entity, have offices within one hundred (100) miles of the vacation rental; 2. Be authorized on behalf of the owner of the vacation rental, to accept service of all notices from the City or service of legal process relating to any and all matters relating to the vacation rental; 14:21 �Zoning Ordinance 14:22 3. Be authorized to allow City officers, employees, or agents, to enter the owner’s property for purposes of inspection and enforcement of this Article or any other ordinance, statute, rule, or regulation the City may have the duty or authority to enforce; 4. Be authorized on behalf of the owner of the vacation rental in all matters relating to dealing with renters of the vacation rental; 5. Be authorized to undertake, or cause to be undertaken, any repair or act of maintenance of the vacation rental necessary to comply with any City ordinance, or any applicable state building regulations. F. The permit holder shall notify the City of any changes to the approved application within thirty (30) days of the date of the change, including change of mailing address, contract information, or appointed Local Agent. G. One (1) parking space shall be required for each guest bedroom. The Planning Commission may approve existing, improved on-road parking spaces to be used for guest parking, for the purposes of this requirement. The Planning Commission may attach conditions to the approved use of existing, improved on-road parking spaces as guest parking. H. Structural and Occupancy Requirements. 1. All lodging is to be exclusively within the dwelling unit and not in a recreational vehicle, camper, tent, or other temporary structure. Accessory dwellings in existence as of the effective date of this Section and located on the same parcel as the principal dwelling unit that is utilized as a Vacation Rental, may be utilized for guest bedrooms, in accordance with this Section. 2. Every guest bedroom shall contain not fewer than seventy (70) sq. ft.. Every guest bedroom occupied by more than one (1) person shall contain not fewer than fifty (50) sq. ft. of floor area for each occupant thereof. 3. Every guest bedroom shall have access to a bathroom, including a toilet, sink, and bathtub or shower, without going through another guest bedroom; and the bathroom must be on the same floor as the guest bedroom. 4. One (1) bathroom shall be provided for every two (2) guest bedrooms. 5. Kitchens and non-habitable spaces shall not be used as guest bedrooms. 6. No separate cooking facilities shall be allowed in guest bedrooms. �The City of DEXTER ~ Section 14.18 MOTELS AND HOTELS, INCLUDING ACCESSORY CONVENTION/MEETING FACILITIES AND RESTAURANTS A. Access shall be provided so as not to conflict with the adjacent business uses or adversely affect traffic flow on a major thoroughfare. B. Each unit shall contain not less than two hundred and fifty (250) sq. ft. of floor area. C. No guest shall establish permanent residence at a motel for more than thirty (30) days within any calendar year. Section 14.19 RESERVED Section 14.20 RESERVED Section 14.21 RESERVED Section 14.22 RESERVED Section 14.23 CEMETERIES Cemeteries shall be subject to the following requirements: A. New cemeteries shall have a minimum property size of twenty (20) acres. B. All grave sites, buildings, and structures, in new or existing cemeteries, shall be setback at least twenty-five (25) feet from all property lines. C. A cemetery with a memorial park setting may be allowed as an accessory use to a place of worship with City Council approval. D. The use shall be so arranged that adequate assembly area is provided off-road for vehicles to be used in a funeral procession. This assembly area shall be provided in addition to any required parking. E. Points of ingress and egress for the site shall be designed so as to minimize possible conflicts between traffic on adjacent major thoroughfares and funeral processions or visitors entering or leaving the site. Section 14.24 FUNERAL HOMES All funeral homes shall provide an adequate off-street assembly area for a minimum of five (5) vehicles to be used in a funeral procession. Such an assembly area shall be provided in addition to any required off-street parking area. Parking areas may be used for off-road assembly areas for more that the required five (5) vehicle spaces if the maneuvering lanes in the parking area are at least twenty-two (22) feet in width and can 14:23 �Zoning Ordinance accommodate two-way circulation. A residence may be provided within the main building of mortuary establishments. Section 14.25 PLACES OF WORSHIP Places of worship shall be subject to the following requirements: A. Minimum lot area shall be one (1) acre. B. Buildings of greater than the maximum height permitted in Article IX may be allowed provided the front, side, and rear yard setbacks are increased above the minimum required by one (1) foot for each foot of building height that exceeds the maximum permitted. For places of worship in the form-based districts, places of worship shall meet the height requirements for the Institutional Building Form (Form I). C. All vehicular access to the site shall be onto an arterial or collector road, as classified in the Master Plan. The Planning Commission may allow secondary access onto local (residential) roads if the uses fronting the road which would be most impacted by traffic flow are predominantly two-family or multi-family housing. D. Wherever an off-street parking area is adjacent to a residential district, a continuous obscuring wall, fence, landscaped area, or combination thereof, at least five (5) feet in height, shall be provided. The Planning Commission may reduce this buffer based on the standards of Article VI - Landscaping. Section 14.26 RESERVED Section 14.27 RESERVED Section 14.28 RESERVED Section 14.29 RESERVED Section 14.30 RECREATION: COMMERCIAL OUTDOOR RECREATION ESTABLISHMENTS (EXCLUDING GOLF RELATED USES) 14:24 A. Uses accessory to commercial outdoor recreation use may include refreshment stands, retail shops selling related items, maintenance buildings, office for management functions, spectator seating, and service areas, including locker rooms and rest rooms. B. The site shall be adequate to accommodate the intended use(s), parking, and �The City of DEXTER ~ adequate buffer areas without significant impact on nearby properties in terms of noise, traffic, lighting glare, views, odors, trespassing, dust, or blowing debris, as determined by the City Council. The applicant shall provide documentation that the site area is adequate using national facility standards. C. No building or structure with spectator seating shall be located within one hundred (100) feet of any residential district or permitted use. Section 14.31 RECREATION RECREATION: COMMERCIAL INDOOR A. The principal and accessory buildings and structures shall not be located within one hundred (100) feet of any residential district or permitted use. B. All uses shall be conducted completely within a fully enclosed building. C. The buildings shall be soundproofed. Section 14.32 RECREATION: PRIVATE, NONCOMMERCIAL A. The proposed site shall have at least one (1) property line abutting an arterial roadway as classified in the City Master Plan, and the site shall be so planned as to provide all ingress and egress directly onto or from said road. B. Front, side, and rear yards shall be at least eighty (80) feet wide and shall be landscaped in trees, shrubs, and grass. All such landscaping shall be maintained in a healthy condition. There shall be no parking or structures permitted in these yards, except required entrance drives and those walls used to obscure the use from abutting residential districts. C. Off-street parking shall be provided so as to accommodate not less than one-third of the member families and/or individual members. The City Council may modify the off-street parking requirements in those instances wherein it is determined that the users will be pedestrian and originate from the immediately adjacent areas. Prior to the issuance of a building permit or zoning compliance permit, bylaws of the organization shall be provided in order to establish the membership involved for computing the off-street parking requirements. In those cases, wherein the proposed use or organization does not have bylaws or formal membership, the offstreet parking requirements shall be determined by the City Council on the basis of usage. Section 14.33 RESERVED Section 14.34 RESERVED 14:25 �Zoning Ordinance Section 14.35 RESERVED Section 14.36 RESERVED Section 14.37 KENNELS, COMMERCIAL/PET DAY CARE REGULATIONS 14:26 A. For kennels or pet day cares housing dogs, the minimum lot size shall be one (1) acre. B. A caretaker’s quarters may be permitted. C. Buildings wherein animals are kept shall be setback at least one hundred (100) feet from abutting residential districts, churches, or restaurants on the same side of the road; fifty (50) feet from the front property line; and fifty (50) feet from all other property lines. D. Dog runs and/or exercise areas shall not be located nearer than one hundred (100) feet to property lines and shall not be located in any required front, rear or side yard setback area. Outdoor exercising is allowed when the animal is accompanied by an employee. E. No animals shall be permitted outside of the buildings between 8:00 p.m. and 7:00 a.m. F. Such facilities shall be subject to other conditions and requirements necessary to prevent possible nuisances (i.e., fencing, soundproofing, sanitary requirements). Such facilities adjacent to a residential district shall have the following construction features: 1. Walls are soundproofed to all a maximum transmission of sixty-five (65) dB measured at any point on the outside of the exterior wall. 2. Doors must be solid core. 3. Ventilation must be forced air designed in such a fashion as to reduce odiferous effects on residential neighbors. G. An operations/management plan shall be submitted, as part of the special use permit application, with a waste management plan and a plan for how noise will be attenuated. H. Training classes shall be permitted only if specifically authorized in the Special Land Use Permit. I. The kennel shall not be operated for breeding purposes, unless specifically authorized in the Special Use Permit. �The City of DEXTER ~ J. The Special Land Use Permit shall establish a limit on the number of animals that may be boarded at one (1) time. The permit may limit the specific species of animals that are permitted and on other measures of the intensity of use. K. Pet grooming (including bathing, fur, and nail trimming, brushing, flea and tick treatment, and similar treatment) shall be permitted for animals being boarded. For animals not being boarded, pet grooming shall be permitted if allowed in the zoning district. L. The sale of pet and veterinary products shall be incidental to the kennel shall be permitted if allowed in the zoning district. M. Veterinary care shall be incidental to the kennel unless specifically authorized in the Special Land Use Permit. Section 14.38 VETERINARY CLINICS AND HOSPITALS (SMALL ANIMAL CLINIC, LARGE ANIMAL CLINIC, SMALL ANIMAL HOSPITAL, AND VETERINARY HOSPITAL) A. B. The following regulations apply to all animal clinics and hospitals: 1. The use shall be operated by a licensed or registered veterinarian. 2. Any indoor boarding shall be limited to that incidental to treatment or surgery. 3. Any veterinary clinic building or structure which is used for the treatment or holding of animals which is adjacent to a residential district shall have the following construction features: a. Walls are soundproofed to all a maximum transmission of sixty-five (65) dB measured at any point on the outside of the exterior wall. b. Doors must be solid core. c. Ventilation must be forced air designed in such a fashion as to reduce odiferous effects on residential neighbors. 4. A caretaker’s quarters may be permitted. 5. Adequate on-site parking shall be required. 6. A minimum of one thousand (1,000) sq. ft. of green space (grass area) in the rear and/or side yard shall be required. The following regulations apply to all Small Animal Clinics in addition to items in subsection A of this Section: 14:27 �Zoning Ordinance C. D. 1. Principal use activities shall be conducted within a totally enclosed principal building; no outdoor pet enclosures or runs are permitted. 2. Outdoor exercising is allowed when the pet is accompanied by an employee, provided no animals shall be permitted outside of the buildings between 8:00 p.m. and 7:00 a.m. The following regulations apply to all Large Animal Clinics in addition to subsections A and B of this Section: 1. The principal and all accessory buildings or structures used for the treatment or holding of animals shall be setback at least two hundred (200) feet from abutting residential districts, churches, or restaurants on the same side of the road; fifty (50) feet from the front property line; and fifty (50) feet from all other property lines. 2. All principal use activities shall be conducted within a totally enclosed principal building; no outdoor pet enclosures or runs are permitted. 3. Outdoor exercising is allowed when the pet is accompanied by an employee provided no animals shall be permitted outside of the buildings between 8:00 p.m. and 7:00 a.m. The following regulations apply to all Veterinary Hospitals and Small Animal Hospitals in addition to subsections A, B, and C of this Section: 1. The principal and all accessory buildings or structures used for the treatment or holding of animals shall be setback at least two hundred (200) feet from abutting residential districts, churches, or restaurants on the same side of the road; fifty (50) feet from the front property line; and fifty (50) feet from all other property lines. 2. Minimum one (1) acre lot. 3. No dogs are permitted in outside boarding area between 8:00 p.m. and 7:00 a.m. Section 14.39 RESERVED Section 14.40 RESERVED Section 14.41 RESERVED Section 14.42 RESERVED 14:28 �The City of DEXTER ~ Section 14.43 ESSENTIAL PUBLIC SERVICES Essential services buildings and structures shall be permitted as authorized under any franchise in effect within the City, subject to regulation as provided in any law of the State of Michigan the list of uses within each zoning district or in any other City Ordinance. It is the intent of this Section to ensure conformity of all buildings, structures uses and storage yards to the requirements of this Zoning Ordinance wherever such conformity shall be practicable, and not in conflict with the specific requirements of such franchise, state legislation, or City Ordinance. In the absence of such conflict, the Zoning Ordinance shall prevail. Appeal from the application of this Zoning Ordinance in regard to any essential service may be made to the Board of Zoning Appeals. A. Public and on-Site Utilities: Prior to issuance of a building permit under the terms of this Zoning Ordinance, the applicant shall obtain engineering approval from the City. B. Wireless Facilities: The location and installation of wireless communication towers, poles, and related facilities is not considered an essential public service as defined and regulated by this Zoning Ordinance. Regulations pertaining to the location, construction, and use of wireless communication facilities within the City may be found in Section 14.51 of this Zoning Ordinance. Section 14.44 ESSENTIAL PUBLIC SERVICE BUILDINGS AND STRUCTURES Essential public services buildings and structures shall be subject to the following requirements: A. Operating requirements necessitate that the facility be located at the subject site to serve the immediate vicinity. B. Electric or gas regulator equipment and apparatus shall be setback a minimum of thirty (30) feet from all lot lines or equal to district setbacks, whichever is greater. They cannot be located in the district front yard setback. C. Essential Public Service Storage Yards shall be screened from any adjacent residential district by a buffer strip (See Section 6.05 and Section 6.11). D. The buildings or structures shall be architecturally compatible with the surrounding buildings and shall be of masonry construction. Section 14.45 ESSENTIAL PUBLIC SERVICE STORAGE YARDS Essential public service storage yards shall be subject to the following requirements: A. The requirements of Section 14.43, Essential Public Services Buildings And Structures, shall be met. 14:29 �Zoning Ordinance B. The minimum lot size shall be three (3) acres. C. A chain link fence six feet (6’) in height shall be constructed on the boundary property lines. The required fence shall be screened from any adjacent residential district by a buffer strip, as required in Section 6.05 and Section 6.11. Section 14.46 RESERVED Section 14.47 RESERVED Section 14.48 RESERVED Section 14.49 RESERVED Section 14.50 RECEPTION ANTENNAE In all zoning districts, the installation or use of a reception or transmission antenna facility shall be permitted only as an accessory use, and only when meeting the standards of this Section. Upon review of the application, the Zoning Administrator shall grant approval if it is found that the plans comply in all respects with this Zoning Ordinance. It is the intent and purpose of this Section to provide reasonable regulations for the mounting of reception antenna facilities. A. 14:30 Intent: The intent of this Section is to regulate reception antenna facilities to achieve the objectives listed below. 1. Promote safety and prevent hazards to persons and property resulting from accidents involving antenna facilities which could fall from building or structural mountings due to wind load, snow load or other factors. 2. Promote utilization of ground mounting for antennae facilities where reasonably feasible. 3. Require screening of ground-mounted facilities and minimize visibility to roof or structure mounted facilities to maintain architectural integrity and aesthetic quality of property improvements and preserve property values. 4. Exclude from provisions of this Section, conventional VHF and UHF television antennae, FM reception antennae and short wave radio antennae used by amateur radio operators based upon the following findings: there is relatively minor concern for wind and snow load issues due to an established safety record; there has been an historical acceptance of such facilities from architectural and aesthetic standpoints; amateur radio operators provide benefits to emergency service providers, and the cost of complying with the procedure for application and review would be unreasonable in relation to the cost of purchasing and installing the facility. �The City of B. DEXTER ~ 5. Balance regulations on the placement and manner of reception antenna installation to the minimum required to achieve the objectives herein. 6. Promote and protect the public health, safety, and welfare by the exercise of City police powers in relation to a property owner’s right to construct and use reception antennae to receive signals without reasonable restriction. Ground-mounted facilities: Shall be subject to the conditions listed below. 1. The maximum diameter shall be ten (10) feet for a dish type receiver where diameter can be measured. 2. The maximum height of any part of the facility shall be fourteen (14) feet. 3. The antenna facility shall be located only in the rear yard and shall not be located in a required yard setback area. 4. An antenna facility within fifty (50) feet of a residential property line or public road right-of-way shall be screened from view by a wall, fence, berm, evergreen plantings, or a combination of these elements, provided, if there is no conforming location on the property where the facility may be so obscured from view, screening shall be accomplished to the extent reasonably feasible, as approved by the Zoning Administrator or if the antenna is mesh type, screening need not exceed six (6) feet in height. 5. The color of all antennae shall be of color tones similar to the surroundings. Ground-mounted antennae shall not be white unless they are of a mesh type or unless the background consists primarily of a white building. Bright colors shall not be used in any instance. 6. If a usable signal cannot be obtained by locating the antenna in the rear yard, the antenna may be located in the side yard of the property subject to the submission of a written affidavit and approval of the Board of Zoning Appeals, provided the placing of an antenna in a side yard shall remain subject to all other conditions set forth in this Section. 7. All electrical and antenna wiring shall be placed underground, where applicable, and grounded to meet County Building Code requirements. 8. The antenna shall be located and designed to meet manufacturer specifications to withstand a wind force of one hundred (100) miles per hour. 9. No advertising or identification display shall be placed on any portion of the antenna or tower except the name and logo of the manufacturer and the serial number. 14:31 �Zoning Ordinance C. D. 14:32 Roof or structure mounted facilities in residential districts: In one-family residential and Village Residential districts, reception antenna facilities mounted on a roof of a building, or on a structure more than three (3) feet in height, shall be subject to the following regulations. 1. The antenna facility itself shall not be larger than ten (10) feet in height or diameter width. Moreover, the facility shall be of perforated, mesh, rod and/ or pole construction, and shall not be of solid sheet or panel construction. 2. A roof-mounted antenna facility shall be located on that portion of the roof adjacent to the rear yard on the property, and a structure-mounted facility shall be located in the rear yard area but shall not be located in a required yard setback area. 3. No part of the antenna facility shall extend higher than three (3) feet above the ridge and/or peak of the roof, but in no event higher than the maximum height limitation in the zoning district in the case of a building mounted facility; and/or seventeen (17) feet above grade in the case of a structure mounted facility. Roof or structure-mounted facilities not situated in residential districts. 1. Roof mounted reception antenna shall be a maximum ten (10) feet in diameter. 2. The top of the antenna shall be within the maximum height for principal buildings permitted in the district. 3. Reception antennae shall be of a color to match the building. 4. No advertising may be applied or attached to the antenna. E. Interpretation guidelines. The provisions of this Section shall be interpreted to carry out the stated objectives of this Section and shall not be interpreted so as to impose costs on the applicant which are excessive in light of the purchase and installation cost of the antenna facility and accessory equipment. F. Exemption. Up to three (3) conventional VHF or UHF television antennae, FM reception antennae and antennae, used by amateur radio operators licensed by the FCC, are exempt from the requirement of applying for and receiving approval under this Section, when the following regulations are met: 1. Width and height dimensions of the antennae are not more than one hundred thirty-five (135) inches and ten (10) feet, respectively; 2. The antennae are situated on that portion of the roof adjacent to the rear yard on the property; �The City of 3. G. DEXTER ~ The antennae do not extend higher than three (3) feet above the ridge and/ or peak of the roof or the maximum height limitation in a residential zoning district or ten (10) feet above the roof in a nonresidential district. Variance. If a hardship or practical difficulty exists on a particular lot or parcel of land such that compliance with the provisions of this Zoning Ordinance is impossible because satellite reception signals are blocked, then a variance may be sought from the Zoning Board of Appeals. Section 14.51 WIRELESS COMMUNICATION FACILITIES It is the general purpose and intent of the City of Dexter to carry out the will of the United States Congress by authorizing communication facilities needed to operate wireless communication systems. However, it is the further purpose and intent of the City to provide for such authorization in a manner which will retain the integrity of neighborhoods and the character, property values, and aesthetic quality of the community at large. In fashioning and administering the provisions of this Section, attempts have been made to balance these potentially competing interests and promote the public health, safety, and welfare. A. Definitions 1. Wireless Communication Facilities shall mean and include all structures and accessory facilities relating to the use of the radio frequency spectrum for the purpose of transmitting or receiving radio signals. This may include, but shall not be limited to, radio towers, television towers, telephone devices, and exchanges, microwave relay towers, telephone transmission equipment building, and commercial mobile radio service facilities. Not included within this definition are: citizen band radio facilities; short wave facilities; ham, amateur radio facilities; satellite dishes; and governmental facilities which are subject to state or federal law or regulations which preempt municipal regulatory authority. 2. Attached Wireless Communications Facilities shall mean wireless communication facilities that are affixed to existing structures, such as existing buildings, towers, water tanks, utility poles, and the like. A wireless communication support structure proposed to be newly established shall not be included within this definition. 3. Wireless Communication Support Structures shall mean structures erected or modified to support wireless communication antennas. Support structures within this definition include, but shall not be limited to, monopoles, lattice towers, light poles, wood poles and guyed towers, or other structures which appear to be something other than a mere support structure. 4. Collocation shall mean the location by two (2) or more wireless communication providers of wireless communication facilities on a common 14:33 �Zoning Ordinance structure, tower, or building, with the view toward reducing the overall number of structures required to support wireless communication antennas within the community. B. Authorization. Subject to the standards and conditions set forth in this Section, wireless communication facilities shall be permitted uses in the following circumstances. Towers and antennas shall be regulated and permitted pursuant to this Zoning Ordinance and shall not be regulated or permitted as essential services, public utilities, or private utilities. 1. Permitted Uses By Right. The following uses are specifically permitted: a. 2. 14:34 Antennas or towers located on property owned, leased, or otherwise controlled by the City, provided a license or lease authorizing such antenna or tower has been approved by the City Council. Administratively Approved Uses. a. Locating a tower or antenna, including the replacement of additional buildings or other supporting equipment used in connection with said tower or antenna, in any industrial zoning district. b. Locating antennas on existing structures or towers consistent with the terms below: i. Antennas on existing structures. Any antenna which is not attached to a tower may be approved by the Zoning Administrator as an accessory use to any commercial, industrial, professional, institutional, or multiple family structure of eight (8) or more dwelling units, provided the antenna: does not exceed more than thirty (30) feet above the highest point of the structure; complies with all applicable FCC and FAA regulations; and complies with all applicable building codes. ii. Antennas on existing towers. An antenna which is attached to an existing tower may be approved by the Zoning Administrator, if tower is in compliance with this Zoning Ordinance or was legally approved by the City previously, and proposed collocation complies with the terms and conditions of any previous final approval of the tower. A tower which is modified or reconstructed to accommodate the collocation of additional antenna shall be of the same tower type as the existing tower unless the Zoning Administrator allows reconstruction as a monopole. The following conditions shall also be met for antennas on existing towers: �The City of iii. 3. C. DEXTER ~ (1) The overall height of the wireless communications support structure is not increased by more than twenty (20) feet or ten percent (10%) of its original height, whichever is greater. (2) The width of the wireless communications support structure is increased by no more than the minimum necessary to permit collocation. (3) The area of the existing equipment compound is increased to no greater than two thousand five hundred (2,500) sq. ft.. A tower which is being rebuilt to accommodate the collocation of an additional antenna. Such towers may be moved onsite within fifty (50) feet of its existing location. After the tower is rebuilt to accommodate collocation, only one tower may remain on the site. Uses Approved by Special Use Permit. If a tower is not a permitted use or permitted administratively as defined in items 1 and 2 of this subsection, a special use permit shall be required for the construction of a tower or the placement of an antenna. Standards for Approval. 1. Administratively Approved Uses. The following provisions shall govern the issuance of administrative approval for towers and antennas: a. The Zoning Administrator may administratively approve only those uses stipulated in this Zoning Ordinance. b. Each applicant for administrative approval shall apply to the Zoning Administrator providing the information set forth in this Zoning Ordinance and a non-refundable fee as established by Resolution of the City Council to reimburse the City for the costs of reviewing the application. c. The Zoning Administrator shall review the application for administrative approval and determine if the proposed use complies with Section 14.51.C. d. The Zoning Administrator shall respond to each such application within sixty (60) days after receiving it by either approval or denying the application. If the Zoning Administrator fails to respond to the applicant within said sixty (60) days, then the application shall be deemed to be approved. 14:35 �Zoning Ordinance 2. 14:36 e. In connection with any such administrative approval, the Zoning Administrator may, in order to encourage shared use, administratively waive any zoning district setback requirements, up to fifty percent (50%). f. In connection with any such administrative approval, the Zoning Administrator may, in order to encourage the use of monopoles, administratively allow the reconstruction of an existing tower to monopole construction. g. If an administrative approval is denied on the basis of non-compliance with items i, ii, or ii of Section 14.51.B.2.b, the applicant may file an application for a special use permit pursuant to Article VIII prior to filing an appeal that may be available under this Zoning Ordinance. The City Council must approve or deny the application within sixty (60) days after the application is considered to be administratively complete. If the City Council fails to approve or deny the application within this time period, the application shall be considered approved and the body or official shall be considered to have made any determination required for approval. Special Use Permit Procedure. Special use permit application shall follow the procedure below, in compliance with Section 514 of the Michigan Zoning Enabling Act. a. Fees. The fee required to accompany an application shall not exceed one thousand ($1,000.00) dollars. b. Zoning Administrator Review. After an application for a special land use approval is filed with the City, the Zoning Administrator shall determine within fourteen (14) business days from when the application was received whether the application is administratively complete. If the Zoning Administrator finds that the application is incomplete, the Zoning Administrator shall notify the applicant, in writing or by electronic notification, that the application is not administratively complete, specifying the information necessary to make the application administratively complete. If the Zoning Administrator does not notify the applicant within fourteen (14) business days of the City’s receipt of the application that the application is administratively incomplete, the application shall be considered complete. c. Special Use Approval. The application shall be reviewed per the procedures and standards in Article VIII of this Zoning Ordinance and be approved or denied within ninety (90) days after the application �The City of DEXTER ~ is considered to be administratively complete. If the City Council fails to approve or deny the application within this time period, the application shall be considered approved and the body or official shall be considered to have made any determination required for approval. 3. Special Use Permits. Applications for special use permits under this Section shall be subject to the procedures and requirements of Article VIII of this Zoning Ordinance. In granting a special use permit, the City Council may impose conditions to the extent the Council considers such conditions to be necessary to minimize any adverse effect of the proposed tower on adjoining properties. In addition to any standards for consideration of special use permit applications pursuant to Article VIII, the Planning Commission and Council shall consider the following factors in determining whether to issue a special use permit, although the City Council may waive or reduce the burden on the applicant of one or more of these criteria if the City Council concludes that the goals of this Zoning Ordinance are better served thereby: a. Height of the proposed tower; b. Proximity of the tower to residential structures and residential district boundaries; c. Nature of uses on adjacent and nearby properties; d. Surrounding topography; e. Surrounding tree coverage and foliage; f. Design of the tower, with particular reference to design characteristics that have the effect of reducing or eliminating visual obtrusiveness; g. Proposed ingress and egress; h. Availability of suitable existing towers, other structures, or alternative technologies not requiring the use of towers or structures. No new towers shall be permitted unless the applicant demonstrates, to the reasonable satisfaction of the City Council, that no existing tower, structure or alternative technology that does not require the use of towers or structures can accommodate the applicant’s proposed antenna. An application shall submit information requested by the Planning Commission and City Council related to the availability of suitable existing towers, other structures, or alternative technology. Evidence submitted to demonstrate that no exiting tower structure or alternative technology can accommodate the applicant’s proposed antenna may consist of any of the following: 14:37 �Zoning Ordinance i. j. 14:38 i. No existing towers or structures are located within the geographic area which meets applicant’s engineering requirements; ii. Existing towers or structures are not of a sufficient height to meet applicant’s engineering requirements; iii. Exiting towers or structures do not have sufficient structural strength to support applicants proposed antenna and related equipment; iv. The applicant’s proposed antenna would cause electromagnetic interference with the antenna on the existing towers or structures, or the antenna on the existing towers or structures would cause interference with the applicant’s proposed antenna; v. The fees, costs, or contractual provisions required by the owner in order to share an existing tower or structure or to adapt an existing tower or structure for sharing are unreasonable. Costs which exceed new tower development or tower lease costs are presumed to be unreasonable. vi. The applicant demonstrates that there are other limiting factors that render existing towers and structures unsuitable. The applicant for a special use permit shall demonstrate the need for the proposed facility to be located as proposed based upon the presence of one (1) or more of the following factors: i. Proximity to an interstate or major thoroughfare ii. Areas of population concentration iii. Concentration of commercial, industrial, and/or other business centers iv. Areas where signal interference has occurred due to tall buildings, masses of trees, or other obstructions v. Topography of the proposed facility location in relation to other facilities with which the proposed facility is to operate vi. Other specifically identified reason(s) creating facility need In single-family residential neighborhoods, site locations may be permitted on the following sites (not stated in any order of priority), subject to application of all other standards contained in this Section: �The City of D. DEXTER ~ i. Municipally owned site ii. Other governmentally owned site iii. Religious or other institutional site iv. Public park and other large permanent open space areas when compatible v. Public or private school site vi. Other locations if none of the above is available General Regulations. All applications for wireless communication facilities shall be reviewed in accordance with the following standards and conditions, and, if approved, shall be constructed, and maintained in accordance with such standards and conditions. In addition, if the facility is approved, it shall be constructed and maintained with any additional conditions imposed by the Planning Commission or City Council in its discretion: 1. Facilities shall not be demonstrably injurious to neighborhoods or otherwise detrimental to the public safety and welfare. 2. Facilities shall be located and designed to be harmonious with the surrounding areas. 3. Wireless communication facilities shall comply with applicable federal and state standards relative to the environmental effects of radio frequency emissions. 4. Applicants shall demonstrate a justification for the proposed height of the structures and an evaluation of alternative designs which might result in lower heights. 5. Height. The maximum height of a new or modified support structure and antenna shall be the minimum height demonstrated to be necessary for reasonable communication by the applicant (and by other entities to collocate on the structure). The accessory building contemplated to enclose such things as switching equipment shall be limited to the maximum height for accessory structures within the respective district. 6. Setback, Residential. The setback of the support structure from any residential district shall be at least the height of the highest point of any structure on the premises. The setback of the support structure from any existing or proposed rights-of-way or other publicly traveled roads shall be no less than the height of the structure. 14:39 �Zoning Ordinance 14:40 7. Setback, Non-residential. Where the proposed new or modified support structure abuts a parcel of land zoned for a use other than residential, the minimum setback of the structure, and accessory structures, shall be in accordance with the required setbacks for main or principal buildings as provided in the schedule of regulations for the zoning district in which the support structure is located. 8. Access. There shall be unobstructed access to the support structure, for operation, maintenance, repair, and inspection purposes, which may be provided through or over an easement. This access shall have a width and location determined by such factors as: the location of adjacent thoroughfares and traffic and circulation within the site; utilities needed to service the tower and any attendant facilities; the location of buildings and parking facilities; proximity to residential districts; minimizing disturbance to the natural landscape; and the type of equipment which will need to access the site. 9. Property Size Requirements. The division of property for the purpose of locating a wireless communication facility is prohibited unless all zoning requirements and conditions are met. 10. Roof Mounted Equipment. Where an attached wireless communication facility is proposed on the roof of a building, it shall be designed, constructed, and maintained to be architecturally compatible with the principal building. The equipment enclosure may be located within the principal building or may be an accessory building. If proposed as an accessory building, it shall conform with all district requirements for principal buildings, including yard setbacks. 11. Aesthetics. The Planning Commission shall, with respect to the color of the support structure and all accessory buildings, review and approve so as to minimize distraction, reduce visibility, maximize aesthetic appearance, and ensure compatibility with surroundings. It shall be the responsibility of the applicant to maintain the wireless communication facility in a neat and orderly condition. 12. Code Compliance. The support system shall be constructed in accordance with all applicable building codes and shall include the submission of a soils report from a geotechnical engineer, licensed in the State of Michigan. This soils report shall include soil borings and statements confirming the suitability of soil conditions for the proposed use. The requirements of the Federal Aviation Administration, Federal Communication Commission, and Michigan Aeronautics Commission shall be noted. �The City of DEXTER ~ 13. Maintenance. A maintenance plan, and any applicable maintenance agreement, shall be presented and approved as part of the site plan for the proposed facility. Such plan shall be designed to ensure the long term, continuous maintenance to a reasonably prudent standard. 14. Signs. No signs shall be allowed on an antenna or tower. 15. Lighting. Towers shall not be artificially lighted, unless required by the FAA or other applicable authority. If lighting is required, the lighting alternatives and design chosen must cause the least disturbance to the surrounding views. The provisions of this Section shall not prohibit security lighting for unmanned equipment shelters. 16. Fencing. Towers shall be enclosed by security fencing not less than six (6) feet in height and shall also be equipped with appropriate devices to discourage climbing, provided however that the City Council may waive such requirements as it deems appropriate. 17. Landscaping. Unless otherwise stipulated by this Zoning Ordinance, the following requirements shall govern the landscaping surrounding towers for which a special use permit is required. 18. a. Tower facilities shall be landscaped with a type 1 buffer as described in Section 6.11. b. In locations where the visual impact of the tower would be minimal, the landscaping requirement may be reduced or waived. c. Existing mature tree growth and natural land forms on the site shall be preserved to the maximum extent possible. In some cases, such as towers on large, wooded lots, natural growth around the property perimeter may be a sufficient buffer. This determination must be made by the City Council. Buildings or Equipment Storage. a. Antennas mounted on structures or rooftops. The equipment cabinet or structure used in association with antennas shall comply with the following: i. The cabinet or structure shall not contain more than two hundred (200) sq. ft. of gross floor area or be more than twelve (12) feet in height; ii. If the equipment structure is located on the roof of a building, the area of the equipment structure and other equipment shall not occupy more than ten percent (10%) of the roof area; and 14:41 �Zoning Ordinance iii. b. c. 19. E. 14:42 Equipment storage buildings or cabinets shall comply with all applicable building codes. Antennas mounted on utility or light poles. The equipment cabinet or structure used in association with antennas shall be located in accordance with the following: i. In residential districts, in a side or rear yard, provided the cabinet or structure is no greater than twelve (12) feet in height or fifty (50) sq. ft. of gross floor area and the cabinet/structure is located a minimum of five (5) feet from all property lot lines. The cabinet/structure shall be screened by an evergreen hedge with a planted height of at least thirty-six (36) inches. ii. In all other zoning districts, the equipment cabinet or structure shall be no greater than fifteen (15) feet in height or four hundred (400) sq. ft. in gross floor area. The structure or cabinet shall be screened by an evergreen hedge with an ultimate height of eight (8) feet and a planted height of at least thirty-six (36) inches. In all instances, structures or cabinets shall be screened from view of all residential properties, which abut or are directly across the road from the structure or cabinet by a solid fence six (6) feet in height and an evergreen hedge as stipulated above. Antennas located on towers. The related unmanned equipment structure shall not contain more than four hundred (400) sq. ft. of gross floor area or be more than twelve (12) feet in height and shall be located in accordance with the minimum yard requirements of the zoning district in which it is located. Collocation. All proposals shall be reviewed in conformity with the collocation requirements of this Zoning Ordinance. Application Requirements for uses permitted by right, administratively approved uses, and uses requiring special use permit approval. 1. Site Plan. A site plan prepared in accordance with Article XXI shall be submitted, including the location, size, screening and design of all buildings and structures, including fences and outdoor equipment. 2. Landscaping Plan. The site plan shall also include a detailed landscaping plan where the support structure is being placed. The purpose of landscaping is to provide screening and aesthetic enhancement for the structure base, accessory buildings, and enclosure. �The City of DEXTER ~ 3. Fencing. Fencing shall be shown on the plan, which is required for protection of the support structure and security from children and other persons who may otherwise access facilities. 4. Engineering Statement. The application shall include a signed certification by a State of Michigan licensed professional engineer with regard to the manner in which the proposed structure will fall, which certification will be utilized, along with other criteria such as applicable regulations for the district in question, in determining the appropriate setback to be required for the structure and other facilities. 5. Security. The application shall also include a description of security to be posted at the time the facility is to be removed when it has been abandoned or is no longer needed. In this regard, the security shall, at the election of the applicant, be in the form of: (1) cash; (2) surety bond; (3) letter of credit; or, (4) an agreement in a form approved by the attorney for the community and recordable at the office of the Register of Deeds, establishing a promise of the applicant and owner of the property to remove the facility in a timely manner as required under this Section of the ordinance, with the further provision that the applicant and owner shall be responsible for the payment of any costs and attorney’s fees incurred by the community in securing removal. 6. Inventory. The application shall include a map showing existing and known proposed wireless communication facilities within the City, and further showing existing and known proposed wireless communication facilities within areas surrounding the borders of the City in the location, and in the area, which are relevant in terms of potential collocation or in demonstrating the need for the proposed facility. If and to the extent the information in question is on file with the community, the applicant shall be required only to update as needed. Any such information which is trade secret and/or other confidential commercial information which, if released would result in commercial disadvantage to the applicant, may be submitted with a request for confidentiality in connection with the development of governmental policy. MCLA 15.243(l)(g). This Zoning Ordinance shall serve as the promise to maintain confidentiality to the extent permitted by law. The request for confidentiality must be prominently stated in order to bring it to the attention of the community. 7. Collocation Statement. A notarized statement by the applicant as to whether construction of the owner will accommodate collocation of additional antennas for future users. 14:43 �Zoning Ordinance F. Collocation 1. Statement of Policy. It is the policy of the City to minimize the overall number of newly established locations for wireless communication facilities and Wireless Communication Support Structures within the community and encourage the use of existing structures for Attached Wireless Communication Facility purposes. Each licensed provider of a wireless communication facility must, by law, be permitted to locate sufficient facilities in order to achieve the objectives promulgated by the United States Congress. In light of the dramatic increase in the number of wireless communication facilities reasonably anticipated to occur as a result of the change of federal law and policy in and relating to the Federal Telecommunications Act of 1996, it is the policy of the City that all users should collocate on Attached Wireless Communication Facilities and Wireless Communication Support Structures in the interest of achieving the purposes and intent of this Section. If a provider fails or refuses to permit collocation on a facility owned or otherwise controlled by it, where collocation is feasible, the result will be that a new and unnecessary additional structure will be compelled, in direct violation of and in direct contradiction to the basic policy, intent, and purpose of the City. The provisions of this subsection are designed to carry out and encourage conformity with this policy. 2. 3. 14:44 Feasibility of Collocation. Collocation shall be deemed to be “feasible” for purposes of this Section where all of the following are met: a. The wireless communication provider entity under consideration for collocation will undertake to pay market rent or other market compensation for collocation. b. The site on which collocation is being considered, taking into consideration reasonable modification or replacement of a facility, is able to provide structural support. c. The collocation being considered is technologically reasonable, e.g., the collocation will not result in unreasonable interference, given appropriate physical and other adjustment in relation to the structure, antennas, and the like. d. The height of the structure necessary for collocation will not be increased beyond a point deemed to be permissible by the City, taking into consideration the several standards contained in this Zoning Ordinance. Requirements for Collocation. �The City of DEXTER ~ a. A Special Land Use Permit for the construction and use of a new wireless communication facility shall not be granted unless and until the applicant demonstrates that a feasible collocation is not available for the coverage area and capacity needs. b. All new and modified wireless communication facilities shall be designed and constructed so as to accommodate collocation. c. The policy of the community is for collocation. Thus, if a party who owns or otherwise controls a wireless communication facility shall fail or refuse to alter a structure so as to accommodate a proposed and otherwise feasible collocation, such facility shall thereupon and thereafter be deemed to be a nonconforming structure and use, and shall not be altered, expanded, or extended in any respect. d. If a party who owns or otherwise controls a wireless communication facility fails or refuses to permit a feasible collocation, and this requires the construction and/or use of a new facility, the party failing or refusing to permit a feasible collocation shall be deemed to be in direct violation and contradiction of the policy, intent and purpose of the City, and, consequently such party shall take responsibility for the violation, and shall be prohibited from receiving approval for a new wireless communication support structure within the City for a period of five (5) years from the date of the failure or refusal to permit the collocation. Such a party may seek and obtain a variance from the Zoning Board of Appeals if and to the limited extent the applicant demonstrates entitlement to variance relief which, in this context, shall mean a demonstration that enforcement of the five (5) year prohibition would unreasonably discriminate among providers of functionally equivalent wireless communication services, or that such enforcement would have the effect of prohibiting the provision of personal wireless communication services. 4. Offer of Collocation Required. An application for a new wireless communication support structure shall include a letter from the applicant to all potential users offering an opportunity for collocation. 5. Approval. Final approval for a wireless communication support structure shall be effective for a period of six (6) months. 6. Incentive. Review of an application for collocation, and review of an application for a permit for use of an existing facility shall be expedited by the City. 14:45 �Zoning Ordinance G. Removal. 1. A condition of every approval of a wireless communication facility shall be adequate provision for removal of all or part of the facility by users and owners upon the occurrence of one (1) or more of the following events: a. When the facility has not been used for one hundred eighty (180) days or more. For purposes of this Section, the removal of antennas or other equipment from the facility, or the cessation of operations (transmission and/or reception of radio signals) shall be considered as the beginning of a period of non-use. b. Six (6) months after new technology is available at reasonable cost, as determined by the legislative body of the community, which permits the operation of the communication system without the requirement of the support structure. 2. The situations in which removal of a facility is required, as set forth in paragraph (1) above, may be applied and limited to portions of a facility. 3. Upon the occurrence of one (1) or more of the events requiring removal, specified in paragraph (1) above, the property owner or persons who had used the facility shall immediately apply or secure the application for any required demolition or removal permits, and immediately proceed with and complete the demolition/removal, restoring the premises to an acceptable condition as reasonably determined by the Planning Official. 4. If the required removal of a facility or a portion thereof has not been lawfully completed within sixty (60) days of the applicable deadline, and after at least thirty (30) days written notice, the City may remove or secure the removal of the facility or required portions thereof, with its actual cost and reasonable administrative charge to be drawn or collected and/or enforced from or under the security posted at the time application was made for establishing the facility. Section 14.52 SMALL CELLULAR FACILITIES All small cellular facilities proposed in the public right-of-way are governed by Article IV - Small Wireless Communications Facilities In The Public Right-Of-Way And Public Spaces of Chapter 50 – Telecommunications of the General Code of Ordinances of the City of Dexter. Section 14.53 RESERVED Section 14.54 RESERVED 14:46 �The City of DEXTER ~ Section 14.55 RESERVED Section 14.56 RESERVED Section 14.57 DRIVE-THROUGH FACILITIES A. Ingress and Egress. Ingress and egress to a drive-through facility shall be part of the internal circulation of the site and integrated with the overall site design. Clear identification and delineation between the drive-through facility and the parking lot shall be provided. A drive-through facility shall be designed in a manner which promotes pedestrian and vehicular safety. B. Traffic control. Projected peak hour traffic volumes which will be generated by the proposed drive-in or drive-through service shall not cause undue congestion during the peak hour of the road serving the site. C. Location. A drive-through must be located behind the facade on the opposite side of the road (i.e., the back of the building) or detached from the principal building and shall be located in a manner that will be the least visible from a public thoroughfare. D. Detached Design Requirements. If detached, the point-to-point tube transport system (pneumatic tubes) must be located underground to serve the drive-through kiosk or canopy. E. Canopy Design. Canopy design shall be compatible with the design of the principal building and incorporate similar materials and architectural elements. F. Stacking Space Requirements. Each drive-through facility shall provide stacking space meeting the following standards: 1. Each stacking lane shall be one (1) way, and each stacking lane space shall be a minimum of ten (10) feet in width and twenty (20) feet in length. 2. If proposed, an escape lane shall be a minimum of twelve (12) feet in width to allow other vehicles to pass those waiting to be served. 3. All stacking lanes must be clearly delineated through the use of striping, landscaping, curbs, or signage. 4. The number of stacking spaces per service lane shall be provided for the uses as listed in the table below. When a use is not specifically mentioned, the requirements for off-road stacking space for the use with similar needs, as determined at the discretion of the Zoning Administration, shall apply. 14:47 �Zoning Ordinance Use Banks, Pharmacy, Photo Service, and Dry Cleaning Restaurants with Drive-Through Vehicle Use Quick Oil Change Stacking Spaces per Service Lane* 4 10 2 Auto Washes (Self-Service) Entry 2 Exit 1 Auto Washes (Automatic) Entry 8 Exit 2 *The Planning Commission, based on a recommendation from the Zoning Administrator, may require more stacking spaces for a specific user, if it is determined that said user, based on their specific operation requires additional stacking for a typical day. Section 14.58 AUTOMOBILE OR VEHICLE DEALERSHIPS Automobile or vehicle dealerships with repair facilities or outdoor display area shall be subject to the following requirements: 14:48 A. Outdoor Display Area. Outdoor display areas shall be subject to the regulations in Section 14.72. B. Outdoor Storage. Outdoor storage shall be prohibited. All partially dismantled vehicles, damaged vehicles, new and used parts, and discarded parts shall be stored within a completely enclosed building. C. Servicing Of Vehicles. Any servicing of automobiles or vehicles, including major motor repair and refinishing, shall be subject to the following requirements: 1. Service activities shall be clearly incidental to the automobile or vehicle sales operation. 2. Automobile or vehicle service activities shall occur within a completely enclosed building. 3. Partially dismantled vehicles, damaged vehicles, new and used parts, and discarded parts shall be stored within a completely enclosed building. 4. The building containing service operations shall be set back a minimum of fifty (50) feet from any property line. �The City of 5. DEXTER ~ There shall be no external evidence of service operations, in the form of dust, odors, or noise, beyond the service building. D. Broadcasting Devices. Devices for the transmission or broadcasting of voice or music shall be prohibited outside of any building. E. Minimum Lot Area. The minimum lot area required for automobile or vehicle dealerships, including repair facilities and outdoor display areas, shall be 43,560 sq. ft.. Section 14.59 AUTOMOBILE SERVICE CENTERS AND MAJOR AUTOMOTIVE REPAIR Automobile service centers (minor repair) and major automotive repair (such as body shops), not including those which are accessory to an automobile or vehicle dealership, shall be subject to the following requirements: A. All principal and accessory structures shall be set back a minimum of fifty (50) feet from a one-family residential district. B. If the gas station has auto repair, there shall be a minimum lot frontage on a paved road of one hundred (100) feet. C. Overhead doors shall not face a public road or residential district. The Planning Commission can modify this requirement upon determining there is no reasonable alternative, and the poor visual impact will be diminished through use of landscaping beyond that required in Article VI. D. Only one (1) driveway shall be permitted from any road unless the City Council determines additional driveways are necessary and will not increase potential for accidents or congestion. E. Where adjoining a residential district, the landscape screening required in Section 6.11 shall be erected along any common lot line. Any fence or wall erected as part of the required screening shall be continuously maintained in good condition. F. All repair work shall be conducted completely within an enclosed building. G. There shall be no outdoor storage or display of vehicle components and parts, materials, commodities for sale, supplies, or equipment. H. Storage of wrecked, partially dismantled, or other derelict vehicles, or overnight parking of any vehicle except a wrecker is prohibited beyond one day. I. The applicant shall submit a Pollution Incidence Protection Plan (PIPP). The PIPP shall describe measures to prevent groundwater contamination caused by accidental gasoline spills or leakage, such as: special check valves, drain back 14:49 �Zoning Ordinance catch basins and automatic shut off valves, as approved by the Fire Department and Washtenaw County Water Resources Commission. Section 14.60 AUTOMOBILE SERVICE (GASOLINE) STATIONS Automobile service (gasoline) stations including those which are accessory to another use, shall be subject to the following requirements: 14:50 A. The minimum lot area for gasoline service stations shall be fifteen thousand (15,000) sq. ft. for up to two (2) service bays. There shall be added three thousand (3,000) sq. ft. for additional service bay and one thousand five hundred (1,500) sq. ft. for each additional pump island. At least one (1) road lot line shall be at least one hundred fifty (150) feet in length along one (1) major thoroughfare. The lot shall be so shaped and the station so arranged as to provide ample space for vehicles which are required to wait. B. Pump islands shall be a minimum of forty (40) feet from any public right-of-way or lot line. Tanks, propane, and petroleum products shall be set back at least fifteen (15) feet from any lot line. C. Overhead canopies shall be setback at least twenty (20) feet from the right-of-way with materials consistent with the principal building. The proposed clearance of any canopy shall be noted on the site plan. D. Access driveways shall have access on an arterial road. Only one (1) driveway shall be permitted from any road unless the City Council determines additional driveways are necessary and will not increase accident or congestion potential. E. Where adjoining residential district, the landscape screening required in Section 6.11. F. All repair work shall be conducted completely within an enclosed building. G. There shall be no outdoor storage or display of vehicle components and parts, supplies or equipment, except within an area defined on the site plan approved by the City Council and which extends no more than ten (10) feet beyond the building. H. Storage of wrecked, partially dismantled, or other derelict vehicles is prohibited. I. The applicant shall submit a Pollution Incidence Protection Plan (PIPP). The PIPP shall describe measures to prevent groundwater contamination caused by accidental gasoline spills or leakage, such as: special check valves, drain back catch basins and automatic shut off valves and approved by the Washtenaw County Water Resources Commission. J. In the event that an automobile service station use has been abandoned or terminated for a period of more than one (1) year, all underground gasoline storage tanks shall be removed from the premises, as per state requirements. �The City of DEXTER ~ Section 14.61 AUTOMOBILE WASHES, AUTOMATIC OR SELFSERVICE Automobile washes, automatic or selfservice, not including those, which are accessory to an automobile or vehicle dealership shall be subject to the following requirements: A. Only one ingress/egress driveway shall be permitted on any single road. B. Where adjoining a residential district, a solid fence or wall six (6) feet in height shall be erected along any common lot line. Such fence or wall shall be continuously maintained in good condition. C. All washing facilities shall be within an enclosed building. D. Vacuuming and drying may be located outside the building but shall not be in the required front yard and shall be set back at least fifty (50) feet from any residential district. E. All cars required to wait for access to the facilities shall be provided stacking spaces fully off the road right-of-way which does not conflict with vehicle maneuvering areas to access gasoline pumps or vacuums, and as required in Article V, Parking Standards and Section 14.57. F. Truck wash must be at least one hundred (100) feet from all property lines and entirely screened using landscaping from residential Section 14.62 RESERVED Section 14.63 RESERVED Section 14.64 RESERVED Section 14.65 RESERVED Section 14.66 ACCESSORY USE OR STORAGE OF HAZARDOUS MATERIALS The applicant shall provide documentation for the following, with appropriate correspondence from the Michigan Department of Environment, Great Lakes, and Energy (EGLE), Michigan State Police, County Sheriff, Fire Marshall, the EPA, local fire department, and other applicable local codes and ordinances: A. Description of any discharge of any type of wastewater to a storm sewer, drain, lake, stream, wetland, or other surface water body or into the groundwater. 14:51 �Zoning Ordinance B. Description of storage of any salt, oil, or other potentially hazardous materials including common name, name of chemical components, location, maximum quantity expected on hand at any time, type of storage containers or base material, and anticipated procedure for use and handling. C. Description of any transportation, onsite treatment, storage, or disposal of hazardous waste generated in quantities of at least two hundred fifty (250) gallons or two thousand two hundred (2,200) pounds per month. D. Description of any secondary containment measures proposed including design, construction materials and specifications, volume, and security measures. E. Name and phone number(s) of person(s) responsible for materials and available twenty-four (24) hours, in case of detected spill. Section 14.67 ADULT REGULATED USES A. Purpose and Preliminary Statements: Sexually oriented businesses require special supervision from the public safety agencies of the City in order to protect and preserve the health, safety, and welfare of the patrons of such businesses as well as the citizens of the City. There is convincing documented evidence that sexually oriented businesses, as a category of establishments, have deleterious secondary effects and are often associated with crime and adverse effects on surrounding properties. The City Council desires to minimize and control these adverse effects and thereby protect the health, safety, and welfare of the citizenry; protect the citizens from crime; preserve the quality of life; preserve the character of surrounding neighborhoods; and deter the spread of urban blight. Certain sexually oriented products and services offered to the public are recognized as not inherently expressive and not protected by the First Amendment. See, e.g., Heideman v. South Salt Lake City, 348 F.3d 1182, 1195 (10th Cir. 2003) (“[T]he Ordinance applies to all ‘sexually oriented businesses,’ which include establishments such as ‘adult motels’ and ‘adult novelty stores,’ which are not engaged in expressive activity.”); Sewell v. Georgia, 233 S.E.2d 187 (Ga. 1977) (upholding ban on commercial distribution of sexual devices), dismissed for want of a substantial federal question, 435 U.S. 982 (1978). Sexually oriented businesses have often manipulated their inventory or business practices to avoid regulation while retaining their “adult” nature. See, e.g., Z.J. Gifts D-4, L.L.C. v. City of Littleton, No. 99-N-1696, Memorandum Decision and Order (D. Colo. March 31, 2001) (finding retail adult store’s “argument that it is not an adult entertainment establishment” to be “frivolous at best”); People ex rel. Deters v. The Lion’s Den, Case No. 04-CH-26, Modified Permanent In junction Order (Ill. Fourth Judicial Circuit, Effingham County, July 13, 2005)(noting that adult store manager’s testimony was “less than candid” and “suggested an intention to 14:52 �The City of DEXTER ~ obscure the actual amount of sexually explicit material sold”); City of New York v. Hommes, 724 N.E.2d 368 (N.Y. 1999) (documenting manipulation of inventory to avoid regulation); Taylor v. State, No. 01-01-00505-CR, 2002 WL 1722154 (Tex. App. July 25, 2002) (noting that “the nonadult video selections appeared old and several of its display cases were covered with cobwebs”). The manner in which an establishment holds itself out to the public is a reasonable consideration in determining whether the establishment is a sexually oriented business. See, e.g., East Brooks Books, Inc. v. Shelby County, 588 F.3d 360, 365 (6th Cir. 2009) (“A prominent display advertising an establishment as an ‘adult store,’ moreover, is a more objective indicator that the store is of the kind the Act aims to regulate, than the mere share of its stock or trade comprised of adult materials.”); FW/PBS, Inc. v. City of Dallas, 493 U.S. 215, 261 (1991) (Scalia, J., concurring in part and dissenting in part) (“[I]t is most implausible that any enterprise which has as its constant intentional objective the sale of such [sexual] material does not advertise or promote it as such.”); Patterson v. City of Grand Forks, Case No. 18-2012CV-00742 (Nov. 1, 2012) (upholding sex paraphernalia store location restriction which exempted stores in regional shopping malls because malls on are on large property that buffer sensitive land uses, have their own security personnel, and limit signage and hours of operation). The City intends to regulate such businesses as sexually oriented businesses through a narrowly tailored Zoning Ordinance designed to serve the City’s content-neutral substantial interest in preventing the negative secondary effects of sexually oriented businesses, and its regulations shall be narrowly construed to this end. The purpose and intent of this Section is to regulate sexually oriented businesses, in order to promote the health, safety, and general welfare of the citizens of the City, and to establish reasonable and uniform regulations to prevent the deleterious location and concentration of sexually oriented businesses within the City. The provisions of this Zoning Ordinance have neither the purpose nor effect of imposing a limitation or restriction on the content or reasonable access to any communicative materials, including sexually oriented materials. Similarly, it is neither the intent nor effect of this Zoning Ordinance to restrict or deny access by adults to sexually oriented materials protected by the First Amendment, or to deny access by the distributors and exhibitors of sexually oriented entertainment to their intended market. Neither is it the intent nor effect of this Zoning Ordinance to condone or legitimize the distribution of obscene material. B. Findings and Rationale: Based on evidence of the adverse secondary effects of adult uses presented in hearings and in reports made available to the Board of Trustees, and on findings, interpretations, and narrowing constructions incorporated in the cases of City of Littleton v. Z.J. Gifts D-4, L.L.C., 541 U.S. 774 (2004); City of Los Angeles v. Alameda Books, Inc., 535 U.S. 425 (2002); City of Erie v. Pap’s A.M., 529 U.S. 277 (2000); City of Renton v. Playtime Theatres, Inc., 475 U.S. 41 (1986); Young v. American Mini Theatres, 427 U.S. 50 (1976); Barnes v. Glen Theatre, Inc., 501 U.S. 560 (1991); California v. LaRue, 409 U.S. 109 (1972); N.Y. State Liquor Authority v. Bellanca, 452 U.S. 714 (1981); Sewell v. 14:53 �Zoning Ordinance Georgia, 435 U.S. 982 (1978); FW/PBS, Inc. v. City of Dallas, 493 U.S. 215 (1990); City of Dallas v. Stanglin, 490 U.S. 19 (1989); and Entm’t Prods., Inc. v. Shelby County, 721 F.3d 729 (6th Cir. 2013); Lund v. City of Fall River, 714 F.3d 65 (1st Cir. 2013); Imaginary Images, Inc. v. Evans, 612 F.3d 736 (4th Cir. 2010); LLEH, Inc. v. Wichita County, 289 F.3d 358 (5th Cir. 2002); Ocello v. Koster, 354 S.W.3d 187 (Mo. 2011); 84 Video/Newsstand, Inc. v. Sartini, 2011 WL 3904097 (6th Cir. Sept. 7, 2011); Plaza Group Properties, LLC v. Spencer County Plan Commission, 877 N.E.2d 877 (Ind. Ct. App. 2007); Flanigan’s Enters., Inc. v. Fulton County, 596 F.3d 1265 (11th Cir. 2010); East Brooks Books, Inc. v. Shelby County, 588 F.3d 360 (6th Cir. 2009); Entm’t Prods., Inc. v. Shelby County, 588 F.3d 372 (6th Cir. 2009); Sensations, Inc. v. City of Grand Rapids, 526 F.3d 291 (6th Cir. 2008); World Wide Video of Washington, Inc. v. City of Spokane, 368 F.3d 1186 (9th Cir. 2004); Ben’s Bar, Inc. v. Village of Somerset, 316 F.3d 702 (7th Cir. 2003); Peeka-Boo Lounge v. Manatee County, 630 F.3d 1346 (11th Cir. 2011); Daytona Grand, Inc. v. City of Daytona Beach, 490 F.3d 860 (11th Cir. 2007); Heideman v. South Salt Lake City, 348 F.3d 1182 (10th Cir. 2003); Williams v. Morgan, 478 F.3d 1316 (11th Cir. 2007); Jacksonville Property Rights Ass’n, Inc. v. City of Jacksonville, 635 F.3d 1266 (11th Cir. 2011); H&A Land Corp. v. City of Kennedale, 480 F.3d 336 (5th Cir. 2007); Hang On, Inc. v. City of Arlington, 65 F.3d 1248 (5th Cir. 1995); Fantasy Ranch, Inc. v. City of Arlington, 459 F.3d 546 (5th Cir. 2006); Illinois One News, Inc. v. City of Marshall, 477 F.3d 461 (7th Cir. 2007); G.M. Enterprises, Inc. v. Town of St. Joseph, 350 F.3d 631 (7th Cir. 2003); Richland Bookmart, Inc. v. Knox County, 555 F.3d 512 (6th Cir. 2009); Bigg Wolf Discount Video Movie Sales, Inc. v. Montgomery County, 256 F. Supp. 2d 385 (D. Md. 2003); Richland Bookmart, Inc. v. Nichols, 137 F.3d 435 (6th Cir. 1998); Spokane Arcade, Inc. v. City of Spokane, 75 F.3d 663 (9th Cir. 1996); DCR, Inc. v. Pierce County, 964 P.2d 380 (Wash. Ct. App. 1998); City of New York v. Hommes, 724 N.E.2d 368 (N.Y. 1999); Fantasyland Video, Inc. v. County of San Diego, 505 F.3d 996 (9th Cir. 2007); Bronco’s Entm’t, Ltd. v. Charter Twp. of Van Buren, 421 F.3d 440 (6th Cir. 2005); Charter Twp. of Van Buren v. Garter Belt, Inc., 258 Mich. App. 594 (2003); Jott, Inc. v. Clinton Twp., 224 Mich. App. 513 (1997); Michigan ex rel. Wayne County Prosecutor v. Dizzy Duck, 449 Mich. 353 (1995); Gora v. City of Ferndale, 456 Mich. 704 (1998); Rental Property Owners Ass’n of Kent County v. City of Grand Rapids, 455 Mich. 246 (1996); 15192 Thirteen Mile Road, Inc. v. City of Warren, 626 F. Supp. 803 (E.D. Mich. 1985); City of Warren v. Executive Art Studio, Inc., No. 197353, 1998 WL 1993022 (Mich. App. Feb. 13, 1998); Tally v. City of Detroit, 54 Mich. App. 328 (1974); Z.J. Gifts D-2, L.L.C. v. City of Aurora, 136 F.3d 683 (10th Cir. 1998); ILQ Investments, Inc. v. City of Rochester, 25 F.3d 1413 (8th Cir. 1994); Enlightened Reading, Inc. v. Jackson County, 2009 WL 792492 (W.D. Mo. March 24, 2009); MJJG Restaurant, LLC v. Horry County, 2014 WL 1314445 (D.S.C. Mar. 28, 2014); Cricket Store 17, LLC v. City of Columbia, --- F.Supp.2d ---, 2014 WL 526339 (D.S.C. Feb. 10, 2014); Taylor v. State, No. 01-01-00505-CR, 2002 WL 1722154 (Tex. App. July 25, 2002); Gammoh v. City of La Habra, 395 F.3d 1114 (9th Cir. 2005); Z.J. Gifts D-4, L.L.C. v. City of Littleton, Civil Action No. 14:54 �The City of DEXTER ~ 99-N-1696, Memorandum Decision and Order (D. Colo. March 31, 2001); People ex rel. Deters v. The Lion’s Den, Inc., Case No. 04-CH-26, Modified Permanent Injunction Order (Ill. Fourth Judicial Circuit, Effingham County, July 13, 2005); Reliable Consultants, Inc. v. City of Kennedale, No. 4:05-CV-166-A, Findings of Fact and Conclusions of Law (N.D. Tex. May 26, 2005); Warren Gifts, LLC v. City of Warren, No. 2:02-cv-70062, R. 26 (E.D. Mich. June 21, 2002) (denying motion for preliminary injunction); Patterson v. City of Grand Forks, Case No. 18-2012CV-00742, Memorandum Decision and Order (Grand Forks Cnty. Dist. Ct. Nov. 1, 2012); and based upon reports concerning secondary effects occurring in and around sexually oriented businesses, including, but not limited to, “Correlates of Current Transactional Sex among a Sample of Female Exotic Dancers in Baltimore, MD,” Journal of Urban Health (2011); “Does the Presence of Sexually Oriented Businesses Relate to Increased Levels of Crime?” Crime & Delinquency (2012) (Louisville, KY); Metropolis, Illinois – 2011-12; Manatee County, Florida – 2007; Hillsborough County, Florida – 2006; Clarksville, Indiana – 2009; El Paso, Texas – 2008; Memphis, Tennessee – 2006; New Albany, Indiana – 2009; Louisville, Kentucky – 2004; Fulton County, GA – 2001; Chattanooga, Tennessee – 19992003; Jackson County, Missouri – 2008; Ft. Worth, Texas – 2004; Kennedale, Texas – 2005; Greensboro, North Carolina – 2003; Dallas, Texas – 1997; Houston, Texas – 1997, 1983; Phoenix, Arizona – 1995-98, 1979; Tucson, Arizona – 1990; Spokane, Washington – 2001; St. Cloud, Minnesota – 1994; Austin, Texas – 1986; Indianapolis, Indiana – 1984, 2009; Garden Grove, California – 1991; Los Angeles, California – 1977; Whittier, California – 1978; Oklahoma City, Oklahoma – 1986; New York, New York Times Square – 1994; the Report of the Attorney General’s Working Group On The Regulation Of Sexually Oriented Businesses, (June 6, 1989, State of Minnesota); Dallas, Texas – 2007; “Rural Hotspots: The Case of Adult Businesses,” 19 Criminal Justice Policy Review 153 (2008); “Strip clubs According to Strippers: Exposing Workplace Sexual Violence,” by Kelly Holsopple, Program Director, Freedom and Justice Center for Prostitution Resources, Minneapolis, Minnesota; “Sexually Oriented Businesses: An Insider’s View,” by David Sherman, presented to the Michigan House Committee on Ethics and Constitutional Law, Jan. 12, 2000; Sex Store Statistics and Articles; and Law Enforcement and Private Investigator Affidavits(Adult Cabarets in Forest Park, GA and Sandy Springs, GA), the City Council finds: 1. Sexually oriented businesses, as a category of commercial uses, are associated with a wide variety of adverse secondary effects including, but not limited to, personal and property crimes, prostitution, potential spread of disease, lewdness, public indecency, obscenity, illicit drug use and drug trafficking, negative impacts on surrounding properties, urban blight, litter, and sexual assault and exploitation. Alcohol consumption impairs judgment and lowers inhibitions, thereby increasing the risk of adverse secondary effects. 14:55 �Zoning Ordinance 2. Sexually oriented businesses should be separated from sensitive land uses to minimize the impact of their secondary effects upon such uses, and should be separated from other sexually oriented businesses, to minimize the secondary effects associated with such uses and to prevent an unnecessary concentration of sexually oriented businesses in one (1) area. 3. Each of the foregoing negative secondary effects constitutes a harm which the City of Dexter has a substantial government interest in preventing and/ or abating. This substantial government interest in preventing secondary effects, which is the City’s rationale for this Zoning Ordinance, exists independent of any comparative analysis between sexually oriented and non-sexually oriented businesses. Additionally, the City’s interest in regulating sexually oriented businesses extends to preventing future secondary effects of either current or future sexually oriented businesses that may locate in the City. The City finds that the cases and documentation relied on in this Zoning Ordinance are reasonably believed to be relevant to said secondary effects. The City hereby adopts and incorporates herein its stated findings and legislative record related to the adverse secondary effects of sexually oriented businesses, including the judicial opinions and reports related to such secondary effects. C. . D. 14:56 Uses Regulated. The following uses are regulated by this Section: 1. Adult Book or Supply Store 2. Adult Model Studio 3. Adult Motion Picture Arcade 4. Adult Motion Picture Theater or Adult Live Stage Performing Theater 5. Adult Outdoor Motion Picture Theater 6. Adult Physical Cultural Establishment 7. Cabaret 8. Massage Parlor except those licensed by the State of Michigan and meeting the criteria outlined in the definitions Section (Article II). Required Spacing. The establishment of the types of Adult Regulated Uses listed in “C” above shall meet all of the following space requirements’ with the distance between uses measured horizontally between the nearest point of each property line: �The City of E. F. DEXTER ~ 1. At least five hundred (500) feet from any other adult regulated use; 2. At least five hundred (500) feet from all churches, convents, temples, and similar religious institutions; 3. At least five hundred (500) feet from all public, private, or parochial nursery, primary or secondary schools, public parks, and hospitals; 4. At least five hundred (500) feet from any use defined as a “care organization”; 5. At least five hundred (500) feet from any one-family or multiple-family residential district or use; 6. At least five hundred (500) feet from any pool or billiard hall, coinoperated amusement center, indoor and outdoor recreation such as miniature golf; dance club catering primarily to teenagers, movie theaters-, ice- or rollerskating rinks and similar uses frequented by children and teenagers. Special Site Design Standards: 1. Maximum size of the building shall be five thousand (5,000) sq. ft.. 2. The building and site shall be designed, constructed, and maintained so material such as a display, decoration or sign depicting, describing, or relating to “specific sexual activities” or “specified anatomical areas” (as defined in this Zoning Ordinance) cannot be observed by pedestrians, motorists on a public right-of-way or from an adjacent land use. 3. Adult regulated uses shall be located within a free-standing building. A shared or common wall structure or shopping center are not considered to be a free-standing building. 4. The color of the building materials shall be reviewed by the Planning Commission and approved by the elected body. 5. A six (6) foot high brick or masonry wall shall be constructed to screen the parking lot. The Planning Commission may permit use of landscaping in place of the wall. 6. Access shall be from an arterial roadway. Waivers. Upon denial of any application for an Adult Regulated Use, the applicant may appeal for a waiver of the location provisions above to the Zoning Board of Appeals consistent with the standards set forth below. The Zoning Board of Appeals may waive the location provisions set forth herein, after all the following findings are made: 1. Compliance with Regulations: The proposed use will not be contrary to any other provision of these zoning regulations, or injurious to nearby properties; 14:57 �Zoning Ordinance G. 2. Not Enlarge District: The proposed use will not enlarge or encourage the development of a “skid row” or “strip”; 3. Consistent with Programs: The establishment of an additional regulated use will not be contrary to, or interfere with, any program of urban renewal or neighborhood development; 4. Consistent with Law: All applicable City, state or federal laws and regulations will be observed. Procedure for Waiver. Prior to granting a waiver of the location restrictions set forth above, and no less than five (5), nor more than fifteen (15) days before the request for waivers is considered or a public hearing held pursuant to this Section, the City Council shall publish, in a newspaper of general circulation in the City, one (1) notice indicating that a request for waivers to establish a regulated use has been received, and shall send by mail or personal delivery a copy of that notice to the owners of the property for which waivers are being considered, and to all waivers are being considered, and to all persons to whom any real property is assessed within five hundred (500) feet of the boundary of the premises in question, and to the occupants of all structures within five hundred (500) feet. If the name of the occupant is not known, the term “occupant” may be used in making notification. 1. The notice of application shall further indicate that a public hearing on the proposed regulated use may be requested by a property owner or occupant, no less than eighteen (18) years of age, or the property owner or occupant, no less than eighteen (18) years of age, of a structure located within three hundred (300) feet of the boundary of the property being considered for the regulated use. The applicant, City Council, or Zoning Board of Appeals may request a public hearing. H. Conditions of Approval. Prior to the granting of approval for the establishment of any Adult Regulated Use, the Planning Commission may impose any conditions or limitations upon the establishment, location, construction, maintenance, or operation of the regulated use as in its judgment may be necessary for the protection of the public interest. Any evidence, bond, or other performance and guarantee may be required as proof that the conditions stipulated in connection therewith will be fulfilled. I. Specific Penalties. No person operating an adult entertainment business shall permit any person under the age of eighteen (18) to be on the premises of said business either as an employee or customer. Section 14.68 RESERVED 14:58 �The City of DEXTER ~ Section 14.69 RESERVED Section 14.70 RESERVED Section 14.71 RESERVED Section 14.72 OPEN AIR BUSINESSES The following regulations shall apply to permanent open-air businesses: A. Generally. B. 1. The minimum lot size for open-air businesses shall be twenty-one thousand seven hundred and eighty (21,780) sq. ft.. 2. Notwithstanding the regulations in Section 5.11 Access Management, subSection F.4, the minimum spacing requirements between a commercial driveway and an intersection shall be set on a case-by-case basis by the Planning Commission during site plan review, as recommended by the City engineer. 3. Parking shall be setback a minimum of ten (10) feet from any existing or planned road right-of-way line. 4. All loading, unloading, and parking areas for open-air businesses shall be confined within the boundaries of the site, and shall not be permitted to encroach into adjacent road rights-of-way. a. Automobiles or vehicles dealerships shall comply with the requirements in Section 14.58. b. Nurseries and garden centers, which deal with plant materials shall comply with the following: i. Plant storage and display areas shall comply with the minimum setback requirements for the district in which the nursery or garden center is located. ii. The storage of soil, fertilizer, and similar loosely packaged materials shall be contained and covered to prevent it from blowing onto adjacent properties. Outdoor display areas. The following regulations shall apply to outdoor display areas: 14:59 �Zoning Ordinance 1. Grading, surfacing, and drainage. Outdoor display areas, parking areas, and other vehicle maneuvering areas shall be hard-surfaced with concrete or plant-mixed bituminous material and shall be graded and drained so as to dispose of surface waters. Grading, surfacing, and drainage plans shall be subject to review and approval by the City Engineer. 2. C. Off-road parking, loading, and unloading. a. Outdoor display areas, parking areas, and other vehicle maneuvering areas shall comply with the locational requirements for off-road parking spaces, as described in Article V. b. All outdoor display areas, loading, unloading, and parking areas shall be confined within the boundaries of the site, and shall not be permitted to encroach into adjacent roads rights-of-way. c. All outdoor display parking areas adjacent to residential and nonresidential zoning districts shall provide landscape buffer and screening, as described in Article VI. Access Management. Notwithstanding the regulations in Section 5.11 Access Management, subsection F.4, the minimum spacing requirements between a commercial driveway and an intersection shall be set on a case-by-case basis by the Planning Commission during site plan review, as recommended by the City engineer. Section 14.73 OUTDOOR DISPLAY AREAS, TEMPORARY A. B. Permit Required. 1. No person shall operate a temporary outdoor display area without first obtaining a Zoning Compliance Permit. 2. All temporary outdoor display area permits shall expire on December 31st of the current year, unless another time frame is specified in the permit, or by the requirements of this Section, and shall be renewed annually, by administrative review. 3. The application and annual permit fee for operating a temporary outdoor display area shall be established by Resolution of City Council. Application Requirements. 1. 14:60 All applications for a temporary outdoor display area permit or permit renewal shall be filed with the City of Dexter Zoning Administrator on forms �The City of DEXTER ~ provided by the Zoning Administrator, subject to the requirements of Section 22.04(B). 2. 3. C. All applications for a temporary outdoor display area permit or permit renewal shall include the following: a. A location sketch that identifies the location and dimensions of the temporary outdoor display area, including the width of the sidewalk, as applicable, in relation to the business it will serve, the entrance to the business, adjacent properties (include addresses) and their building entrances, as well the location of existing landscaping, road, trees, catch basins, fire hydrants, and other utilities. b. Photographs, drawings, or manufacturers brochures fully describing the appearance of all proposed merchandise display furnishings and fixtures for the temporary outdoor display area, including but not limited to shelving, tents, canopies, igloos, greenhouses, portable heaters, decorative lighting, and other fixtures used during colder weather, shall be included with the application. c. A signed Hold Harmless Agreement as provided by the City. In addition to the documents listed above, permit applications for a temporary outdoor display area proposed in a public right-of-way or on other public property shall be accompanied by a Certificate of Liability Insurance, in an amount acceptable to the City, including workers compensation, and naming the City as an additionally insured. General Regulations. 1. For a temporary outdoor display area located on a sidewalk, a minimum of ten (10) feet of sidewalk width must be provided, of which a minimum of five (5) feet must be maintained free of any encumbrances, to allow for unobstructed pedestrian access along the sidewalk, as well as ingress/ egress to the principal use for which the temporary outdoor display area is accessory. 2. The maintenance of an outdoor display area shall be the responsibility of the establishment including but not limited to, surface treatment and cleaning, litter control, sweeping, and snow and ice removal. The sidewalk and public property shall be kept neat and clean at all times and free from any substance that may cause damage to the sidewalk or public property or cause pedestrian injury. 3. Extended awnings or canopies attached to the building within which the temporary outdoor display area permittees principal use is located may be allowed and shall be complementary with the architecture and color of said building. 14:61 �Zoning Ordinance 4. All temporary outdoor display area furnishings and fixtures shall be of substantial weight so that at no time shall the temporary outdoor display area present an obstruction or risk to public safety, especially during inclement weather. 5. All temporary outdoor display area furnishings and fixtures shall be maintained in a state of good repair. Any temporary outdoor display area furnishings and fixtures having broken, peeling, or rusting features or are showing other signs of disrepair shall be promptly removed and replaced. 6. The City of Dexter reserves the right to deny, revoke, or suspend a temporary outdoor display area permit, if the permittee has failed to correct violations of the temporary outdoor display area permit, within the time specified on the violation notice. If the City denies, revokes, or suspends the permit the City will notify the permittee in writing. The decision to deny, revoke, or suspend a permit may be appealed to the City Council. Variances from the temporary outdoor display area standards must be appealed before the Zoning Board of Appeals. Section 14.74 OUTDOOR SERVICE AREAS A. B. 14:62 Permit Required. 1. No person shall operate an outdoor service area without first obtaining a Zoning Compliance Permit. 2. All outdoor service area permits shall expire on December 31st of the current year, unless another time frame is specified in the permit, or by the requirements of this Section, and shall be renewed annually, by administrative review. 3. Permitted outdoor service areas may be operated all year; however, the use of public on-road parking spaces shall be limited to May 1st - November 1st. 4. The application and annual permit fee for operating an outdoor service area shall be established by Resolution of City Council. Application Requirements. 1. All applications for an outdoor service area permit or permit renewal shall be filed with the City of Dexter Zoning Administrator on forms provided by the Zoning Administrator, subject to the requirements of Section 22.04(B). 2. All applications for an outdoor service area permit or permit renewal shall include the following: �The City of a. 3. DEXTER ~ Sketch Plan: A sketch plan (top-view drawing of the outdoor service area) shall include: i. The location of an outdoor service area in relation to the business it will serve, the entrance to the business, adjacent properties (include addresses) and their building entrances, as well the location of existing landscaping, road, trees, catch basins, fire hydrants, and other utilities. ii. The dimensions of the outdoor service area footprint, including dimensions and total square footage. Identify the number of parking spaces to be combined, if using parking spaces, and include setback dimensions. iii. The location of the access ramps, platforms, and internal barriers such as planters, stanchions, or railing, if using parking spaces. iv. Any hardware such as fasteners to be used in the construction of ramps and platforms. v. The location and dimensions of all road furniture and furnishings, including, but not limited to tables, chairs, trash receptacles, benches, and sun shading. vi. The location of outdoor lighting fixtures, as applicable, as well as the location of wiring and a description of how the wiring will be secured to prevent trip or electrical hazards. vii. Photographs, drawings, or manufacturers brochures fully describing the appearance of all proposed tables, chairs, umbrellas, awnings, canopies, or other furnishings/fixtures related to the outdoor service area, including but not limited to portable heaters, and other fixtures used during colder weather, shall be included with the application. viii. A signed Hold Harmless Agreement as provided by the City. Temporary shelters. Outdoor service area permittees may be allowed to erect temporary shelters, such as tents, igloos, bubbles, garden sheds, or similar type from November 1st through April 30th, excepted as cited herein, with the submittal of a separate sketch plan that includes the following: a. The location and dimensions of all temporary shelters within the permitted outdoor service area, and shall include a dimensioned interior seating layout, and the materials of which the shelters are fabricated. 14:63 �Zoning Ordinance 4. C. The type, size and location of portable heating elements, fuel tanks, and decorative lighting. Non-electric heating elements are prohibited inside any temporary shelters. c. Non-electric portable heating elements shall be a minimum of ten (10) feet from the temporary shelter for which it is used and ten (10) feet from all other permanent or temporary structures. d. The type and location of decorative lighting to be used. e. The power source for portable heating elements and decorative lighting. In addition to the documents listed above, permit applications for an outdoor service area proposed in a public right-of-way or on other public property shall be accompanied by a Certificate of Liability Insurance, in an amount acceptable to the City, including workers compensation, and naming the City as an additionally insured. An outdoor service area in which alcohol is served shall also provide a liquor liability policy or certificate of insurance naming the City as an additionally insured. General Regulations. On-road parking spaces, parking lots, sidewalks, and similar areas may be closed for their current uses and made available for use by a nearby business for outdoor dining and beverage service, subject to the following regulations: 1. 2. 3. 14:64 b. Use of sidewalks. a. Sidewalk outdoor service areas shall only be permitted on sidewalks that are ten (10) feet in width or greater. b. All outdoor services areas, whether located on a sidewalk or accessed from a sidewalk, must allow a minimum of five (5) feet of unobstructed pedestrian access along the sidewalk, as well as ingress/egress to the principal use for which the outdoor service area is accessory. Use of on-road or parking lot spaces. a. A minimum of two (2) parking spaces are required for use of public on-road or parking lots spaces as an outdoor service area. b. Parking space outdoor service areas shall be setback at least two (2) feet from adjacent auto traffic lanes and at least three (3) feet from adjacent parking spaces not used as an outdoor service area. Access. Outdoor service areas shall be Michigan Barrier Free Code compliant, including but not limited to the following: �The City of 4. DEXTER ~ a. Entrances must be a minimum of forty-eight (48) inches wide. b. Connections between platforms, ramps, sidewalks, or parking spaces must be flush, and must not leave a horizontal gap greater than half (1/2) inch, or a vertical separation greater than a quarter (¼) inch. 1:4 bevels are required for vertical differences that exceed a quarter (¼) inch. c. For outdoor service areas proposed on parking spaces with grades that exceed five percent (5%), level platforms must be provided. d. Ramps must be provided for parking space outdoor service areas that are accessed from curbed sidewalks. Enclosures and railings. a. A continuous rigid physical separation (enclosure) is required to separate outdoor service areas from vehicular traffic. Such enclosures are required along the curb separating a sidewalk outdoor service area from the roadway, and on all three (3) sides of parking space outdoor service areas that are adjacent to vehicular parking spaces or roadway. b. All enclosures shall be a minimum of forty-two (42) inches in height. c. Railings shall be a minimum height of thirty-six (36) inches in height and not exceed forty-two (42) inches in height. d. Enclosures and railings shall be constructed of wrought iron, cast aluminum, steel, or other substantial metal material and painted/ colored black or the primary color of the building. Enclosure and railing spacing shall not exceed four (4) inches in width. Opaque enclosures are prohibited. 5. Bolting of ramps and platforms into the road or penetrating the surface of the road/parking space is prohibited. Ramps and platforms may be bolted to the existing curb. Curbs must be restored to the satisfaction of the Superintendent of Public Services, for the City of Dexter. 6. Ramps and platforms shall be designed and constructed to maintain unobstructed drainage flow along the gutter. 7. Platform and ramp substructures must be made of quality materials: i.e., wood, treated wood, or composite materials. Platform and ramp surfaces must be of a non-slip, composite material (not wood). 14:65 �Zoning Ordinance 8. The maintenance of an outdoor service area shall be the responsibility of the establishment including but not limited to, surface treatment and cleaning, litter control, sweeping, and snow and ice removal. The sidewalk and public property shall be kept neat and clean at all times and free from any substance that may cause damage to the sidewalk or public property or cause pedestrian injury. 9. Outdoor service area furniture and enclosures shall not block the view of traffic, including pedestrian traffic, or block the view of traffic control devices such as traffic signs, traffic signals, and other traffic warning devices. It should not obstruct motorists’ visibility of traffic signals from two hundred (200) feet away (about half a block). 10. Hanging or overhead objects, including umbrellas, must have a clearance of at least seven (7) feet (or eighty-four (84) inches), and cannot exceed ten (10) feet (including poles, posts, canopies, wires, signs) from the ground. 11. Alcohol Service. 12. a. Alcoholic beverages may be served in an outdoor service area, as licensed by the State, for consumption by customers of the licensee. b. The City may restrict the hours of operation for an immediately adjacent to residential uses. c. The outdoor service area shall be no more than twenty-five (25) feet from the licensed premises. d. The maximum size of an outdoor seating area shall not exceed twenty- thousand (20,000) sq. ft. e. The outdoor service area shall not be separated from the license premises by a public road, road, or alley. f. The outdoor service area shall not be located on a balcony or rooftop. g. The outdoor service area shall include a removable enclosure, such as, but not limited to planters, posts with ropes, or other decorative equipment to define and secure the outdoor service area for consumption. Street furniture and furnishings. a. 14:66 Extended awnings or canopies attached to the building within which the outdoor service area permittees principal use is located may be allowed and shall be complementary with the architecture and color of said building. �The City of 13. DEXTER ~ b. Sun shading in public spaces shall be limited to umbrellas; sun shading in private spaces may include umbrellas, shelters, and tents. All sun shading shall be constructed of fire-retardant materials. c. Tables, chairs, umbrellas, planters, trash receptacles, and other elements of road furniture/fixtures shall be of high-quality materials that are consistent with the character of the district in which the outdoor service area is located. d. Decorative outdoor lighting may be permitted, provided such lighting shall be limited to the hours of operation of the outdoor seating area and shall not create glare that negatively impacts public safety or adjacent properties and shall be secured in a manner to prevent trip or electrical hazards. e. All outdoor service area road furniture/fixtures shall be of substantial weight so that at no time shall the outdoor service area furniture present an obstruction or risk to public safety, especially during inclement weather. All umbrellas shall be closed or removed each evening. f. All outdoor service area furniture/fixtures shall be maintained in a state of good repair. Any outdoor service area furniture/fixtures having broken, peeling, or rusting features or are showing other signs of disrepair shall be promptly removed and replaced. Violations. The City of Dexter reserves the right to deny, revoke, or suspend an outdoor service area permit, if the permittee has failed to correct violations of the permit, within the time specified on the violation notice. If the City denies, revokes, or suspends the permit, the City will notify the permittee in writing. The decision to deny, revoke, or suspend a permit may be appealed to the City Council. Variances from the outdoor service area standards must be appealed before the Zoning Board of Appeals. Section 14.75 TASTING ROOMS Tasting rooms shall meet the following requirements: A. A tasting room shall be accessory to a wine, beer, and/or other alcoholic beverage manufacturing facility, licensed as such by the State of Michigan. B. The square footage of the tasting room shall not exceed 15% of the gross floor area of the principal facility in the R-D or I-1 Zoning Districts. C. A tasting room licensee may be permitted to operate an outdoor service area, subject to Section 14.74 and the following additional regulations: 14:67 �Zoning Ordinance 14:68 1. The consumption of alcoholic beverages outside of the outdoor service area enclosure shall be prohibited. 2. Hours of operation shall be consistent with the hours of operation of the tasting room. 3. All other federal, state, and local approvals. �The City of DEXTER ~ ARTICLE XV ENVIRONMENTAL PROVISIONS Section 15.01 PURPOSE Environmental standards are established in order to preserve the short-term and longterm environmental health, safety, and quality of the City of Dexter. Any use that does not conform to the environmental standards set forth in this Article shall be prohibited. Section 15.02 PERFORMANCE STANDARDS No parcel, lot, building, or structure in any district shall be used or occupied in any manner so as to create any dangerous, injurious, noxious, or otherwise objectionable element or condition so as to adversely affect the surrounding area or adjoining premises provided that any use permitted by this Ordinance may be undertaken and maintained if acceptable measures and safeguards are employed to limit dangerous and objectionable elements to acceptable limits as established by the following performance standards: A. Fire Hazard. Any activity involving the use or storage of flammable or explosive materials shall be protected by adequate firefighting and fire suppression equipment and by such safety devices as are normally used in the handling of any such material. Such hazards shall be kept removed from adjacent activities to a distance which is compatible with the potential danger involved. B. Airborne Emissions. 1. Smoke and Air Contaminants. It shall be unlawful for any person to permit the emission of any smoke or air contaminant from any source whatsoever to a density greater than that permitted by applicable Federal and State Clean Air Standards. There shall not be discharged from any source whatsoever such quantities of air contaminants or other material which cause injury, detriment, or nuisance to the public; or which endanger comfort, repose, health, or safety of persons; or which cause injury or damage to business or property. 2. Odors. Any condition or operation which results in the creation of odors of such intensity and character as to be detrimental to the health and welfare of the public or which interferes unreasonably with the comfort of the public shall be removed, stopped, or so modified as to remove the odor. 3. Gases. The escape or emission of any gas that is injurious, destructive, or harmful to persons or property, or explosive, shall be unlawful and shall be abated. 15:1 �Zoning Ordinance C. Noise. Noise restrictions are provided in Section 18-61 of the City of Dexter Codified Ordinances. D. Vibration. No vibration shall be permitted which is discernible without instruments on any adjoining lot or property. E. Glare. No direct or reflected glare shall be permitted which is visible from any property, or from any public road, road, or highway. F. Radioactivity or Electrical Disturbance. No activity shall emit dangerous radioactivity at any point, or unreasonable electrical disturbance adversely affecting the operation at any point of any equipment other than that of the creator of such disturbance. G. Hazardous Uses. Any activity defined as a hazardous use, as defined in Article II, shall abide by the following standards: 1. Areas storing hazardous substances must be designed to prevent spills and discharges to the air, surface of the ground, stormwater system, groundwater, lakes, streams, rivers, or wetlands. 2. Secondary containment for above ground areas where hazardous substances are stored or used shall be provided. Secondary containment shall be sufficient to store the substance for maximum anticipated time necessary for the recovery of any released substance. 3. General purpose floor drains shall be allowed only if they are authorized to be connected to a public sewer system, an on-site holding tank, or a system authorized through a state groundwater discharge permit. 4. State and federal requirements for storage, spill prevention, records keeping, emergency response, transport, and disposal of hazardous substances shall be met. No discharge shall be allowed without required permits and approvals. Section 15.03 PRESERVATION OF ENVIRONMENTAL QUALITY The preservation of enhancement of natural features is essential to maintaining the City of Dexter’s character, ecological diversity and stability, economic well-being, and quality of life. For purposes of this Section, “natural features” shall include wetlands, watercourses, floodplains, woodlands and trees, steep slopes, threatened or endangered species habitats, and ground water recharge areas. When natural features exist on a site proposed to be developed, the applicant shall do the following: A. 15:2 Federal, State, and Local Permits. Development in or affecting natural features may be regulated by the Federal, State, County, or City governments, and require licenses, permits or approvals. Permits and approvals required by the City of Dexter �The City of DEXTER ~ shall not relieve a person from obtaining applicable permits or approvals from other relevant jurisdictions. Similarly, obtaining permits from the Federal, State, or County government does not relieve a person from obtaining the required permits from the City of Dexter. B. Applicable for Parcels Five (5) Acres or Larger. For property five (5) acres or larger in any zoning district, none of the following natural features shall be obstructed, removed, altered, transformed, or otherwise impacted in any way at any time by any person unless as part of an approved site plan as provided in Article XXI, Site Plan Review: 1. Area, water level, vegetation, edge, bank, shore, or natural condition of a river, stream, watercourse, drainageway, lake, or pond, whether filled or partially filled with water or dry in certain seasons. 2. Area, water level, vegetation, or natural conditions of a marsh, swamp, or wetland. 3. Living tree(s) in any wooded lot, grove, bush, park, wooded area, or forested land. 4. Land having a slope of twelve percent (12%) or greater. If such person wishes to obstruct, remove, alter, transform, or otherwise impact the natural features in items 1-4 above on a parcel five (5) acres or larger, they must submit a site plan to the Planning Commission containing the information described in sub-sections C and D below. If approved, any such alterations shall be made in conformance to applicable local, State, and Federal requirements. C. Natural Features Impact Statement. As part of the site plan review process, the applicant is required to determine if natural features exist on the site, and within one hundred (100) feet of the site. If one (1) natural feature is determined to exist on a site, then the Zoning Administrator shall require the applicant to submit a Natural Features Impact Statement containing the following information: 1. Site inventory map clearly showing locations and types of natural features both on-site and those within one hundred (100) feet beyond the property lines. For natural features beyond the property lines, aerial photographs and publicly available data and maps may be used. The drawing shall delineate: a. Edges of woodlands and description of plant community type. b. Landmark trees identified and labeled on the plans and in an accompanying table showing corresponding species, size, and condition data for individual trees. Trees on the site must be tagged in the field and tag numbers shown on the site inventory map. 15:3 �Zoning Ordinance 2. D. c. Edges of wetlands, watercourse stream banks, ordinary high-water marks of water features, floodways, floodplains, areas of hydric soils, highly permeable soils, and groundwater recharge areas. d. Steep slopes. Written description that illustrates the quality, character, and health of the natural features. Natural Feature Protection Plan. In addition to the Natural Features Impact Statement, the applicant shall provide a Natural Features Protection Plan as part of the site plan review process, showing: 1. Natural features that are excluded from the development. 2. Natural features that are to be retained as part of the development, and the measures taken to sustain the natural features. 3. Landmark trees, as defined in Section 6.05.b, to be retained, in compliance with Section 6.16, Tree Protection During Construction. Section 15.04 WETLAND PROTECTION The City of Dexter intends to promote compliance with Part 303 Wetlands Protection, of the Natural Resources and Environmental Protection Act of 1994, Public Act 451 as amended. The City encourages placement of buildings to protect Michigan Department of Environment, Great Lakes and Energy (EGLE) regulated wetlands and nonregulated wetlands between two (2) acres and five (5) acres in size. The City intends to ensure important wetlands are preserved, to prevent the mistaken elimination of regulated wetlands and to promote the goals of the Dexter Master Plan. 15:4 A. Any disturbance of soils, removal of landmark trees or stumps, grading, alteration of water flowing into or from an EGLE regulated wetlands, or any prohibited activity as listed in Section 5 of Public Act 203 of 1979, without a permit from the EGLE, may result in a stop work order issued by the City and/or require restoration of the wetland in accordance with EGLE standards. B. Judicious effort shall be made through site plan design to preserve wetlands not protected by EGLE, which exceed two (2) acres in size, particularly those with standing water or considered to be important wildlife habitat. C. Where stormwater is planned to drain into a wetlands, the standards of Section 15.05 D shall be met. D. Land shall not be subdivided in a manner creating property or lots which cannot be used in conformance with the requirements of this Section or the EGLE regulations. �The City of DEXTER ~ Section 15.05 STORMWATER MANAGEMENT A. Purpose. Efforts shall be made to preserve water features (including natural wetlands and watercourses) in a natural state, and to avoid stormwater and sedimentation discharge that may damage these features. B. Stormwater Drainage / Erosion Control. All stormwater drainage and erosion control plans shall meet the standards of the City of Dexter and shall, to the maximum extent feasible, utilize non-structural control techniques including, but not limited to: 1. Limitation of land disturbance and grading. 2. Maintenance of vegetated buffers and natural vegetation. 3. Use of terraces, contoured landscapes, run-off spreaders, grass, or rock-lined swales. 4. Use of infiltration devices. Best management practices to reduce stormwater runoff and erosion, such as rain gardens and pervious surfaces, are encouraged. C. General Standards. 1. Sites shall be designed and managed utilizing low impact development techniques to emulate the natural water cycle and maintain local and regional hydrologic patterns. The Low Impact Development Manual for Michigan, published by the Southeast Michigan Council of Governments (SEMCOG) provides guidance for the designer and developer. 2. Stormwater management systems shall be designed to prevent flooding and the degradation of water quality related to stormwater runoff and soil erosion from proposed development. 3. All new development and redevelopment of properties shall include on-site storage of stormwater. Facilities shall be designed to provide a volume of storage and discharge rate which meets City standards. 4. Priority shall be placed on site design which maintains natural drainage patterns and watercourses. Alterations to natural drainage patterns shall not create flooding or degradation of water quality for adjacent or downstream property owners. 5. The use of swales and buffer strips vegetated with desirable native materials is encouraged as a method of stormwater conveyance so as to decrease runoff velocity, allow for bio-filtration, allow suspended sediment particles to settle and to remove pollutants. Tolerance for water saturation, sunlight, pesticides, metals, and salts shall be required in determining appropriate plantings in these areas. 15:5 �Zoning Ordinance D. 6. Where large amounts of grease and oil may accumulate, as in the case of commercial/industrial developments, and large areas of impervious surfaces for parking, oil separators shall be required. 7. For sites that store or use chemicals, a spill response plan shall be submitted and approved by the City. Use of Wetlands. Wetlands may be used for stormwater management, provided applicable permits are obtained from EGLE and/or the appropriate federal agency. Section 15.06 CONSTRUCTION FLOODPLAIN AREAS WITHIN DESIGNATED A. Intent. It is the intent and purpose of this Section to establish those standards necessary to significantly reduce hazards to persons and damage to property as a result of flood conditions in the City of Dexter; and further comply with the provisions and requirements of the National Flood Insurance Program. B. Delineation of Flood Hazard Areas. The boundaries of flood hazard areas shall be determined by reference to the Flood Insurance Rate Maps and the Flood Boundary and Floodway Maps, and any amendment thereto, as provided by the National Flood Insurance Program. C. Development Requirements. In cases of conflict, the flood hazard area development requirements shall take precedence over the standards and requirements of the existing zoning district. Compliance with the requirements of this Section shall be necessary for all development occurring within flood hazard areas. D. Uses Permitted. 1. 15:6 Within flood hazard areas, no land shall be used except for one (1) or more of the following uses: a. Parks, picnic areas, playgrounds, playfields, athletic fields, golf courses, nature paths and trails, and wildlife preserves. b. Required open space or lot area for uses in compliance with zoning district requirements of contiguous property not within the flood hazard area. c. Off-road parking, roads, drives, roads, and outdoor lay equipment or structures, provided that such equipment and/or structures would not cause an increase in water surface elevation, obstruct flow, or reduce impoundment capacity. Such equipment and/or structures shall be anchored to prevent flotation and lateral movement. When possible and approved by the City Engineer, use of pervious surfaces is expected. �The City of 2. DEXTER ~ New and/or substantially improved structures shall be permitted, provided that such structures comply with the standards and requirements of Sections 6.12.2.1, 612.2.2, or 612.2.3 of the Army Corps of Engineers “Flood Proofing Regulations”. E. Permits. No structure shall be erected, converted, or substantially improved or placed, and no land filled or used in a flood hazard area without the granting of any applicable permits by the Washtenaw County Building Department and the City Engineer, as well as any other authorized state or federal agency. Section 15.07 GRADING, REMOVAL AND FILLING OF LAND Any grading which changes site elevation by more than three (3) feet, or the use of land for the excavation, removal, filling or depositing of any type of earth material, topsoil, gravel, rock, garbage, rubbish or other wastes or byproducts, is not permitted in any zoning district except under a certificate from, and under the supervision of the Zoning Administrator in accordance with a topographic plan, approved by the Zoning Administrator and City engineer, submitted at a scale of not less than one (1) inch equals fifty (50) feet and shall show existing and proposed grades and topographic features and such other data as may from time to time be required by the Zoning Administrator. Such certificate may be issued in appropriate cases upon the filing with the application of a performance or surety bond in an amount as established by the Zoning Administrator sufficient to rehabilitate the property upon default of the operator or such other reasonable expenses. The form of the bond shall be approved by the City Attorney. This regulation does not apply to normal soil removal for basement or foundation work when a building permit has previously been duly issued by the Zoning Administrator. 15:7 �Zoning Ordinance This page is intentionally left blank. 15:8 �The City of DEXTER ~ Article XVI RESERVED 16:1 �Zoning Ordinance This page is intentionally left blank. 16:2 �The City of DEXTER ~ Article XVII RESERVED 17:1 �Zoning Ordinance This page is intentionally left blank. 17:2 �The City of DEXTER ~ Article XVIII RESERVED 18:1 �Zoning Ordinance This page is intentionally left blank. 18:2 �The City of DEXTER ~ Article XIX PUD PLANNING AND DEVELOPMENT REGULATIONS FOR PLANNED UNIT DEVELOPMENT DISTRICTS Section 19.01 PURPOSE AND INTENT The Planned Unit Development (PUD) is provided as a design and planning option, intended to permit flexibility in the regulation of land development; to encourage innovative land use in terms of variety in design, layout, and type of structures constructed; to preserve significant natural features and open space; to promote efficient provision of public services and utilities; to encourage aesthetically pleasing development; to ensure compatibility of a proposed PUD with adjacent uses of land and to promote the use of land in a socially and environmentally desirable manner; minimize adverse traffic impacts, to provide adequate housing and employment; to encourage development of convenient recreational facilities; and to encourage the use and improvement of existing sites or buildings when the uniform regulations contained in other zoning districts alone do not provide adequate protection and safeguards for the site or its surrounding areas or flexibility to consider adaptive re-use of existing structures. Specifically, the PUD District regulations set forth herein are intended to achieve the following and a petitioner for a PUD must demonstrate all of the following as a condition for a PUD: A. A recognizable and material benefit to the ultimate users of the project and to the community, where such benefit would otherwise be unfeasible or unlikely to be achieved without application of the PUD regulations. 1. The applicant shall demonstrate to the Planning Commission and City Council that the PUD provides at least three of the following site design elements that could not be attained through a project design under conventional zoning: a. Mixed-use development with residential and non-residential uses or a variety of housing types. b. Redevelopment of brownfield or grayfield sites. c. Pedestrian/transit-oriented design with buildings oriented to the sidewalk and parking to the side or rear of the site. d. High quality architectural design beyond the site plan requirements of this Ordinance. 19:1 �Zoning Ordinance 19:2 e. Extensive landscaping beyond the site plan requirements of this Ordinance. f. Preservation, enhancement, or restoration of natural resources (e.g. trees, slopes, non-regulated wetland areas, views to Mill Creek and/or the Huron River). g. Preservation or restoration of historic resources. h. Provision of open space of public plazas or features. i. Efficient consolidation of poorly dimensioned parcels or property with difficult site conditions (e.g. topography, shape, etc.). j. Effective transition between higher and lower density uses, and/or between non-residential and residential uses; or allow incompatible adjacent land uses to be developed in a manner that is not possible using a conventional approach. k. Shared vehicular access between properties or uses. l. Mitigation of off-site impacts on public facilities such as road improvements. m. Significant use of sustainable building and site design features such as: water use reduction, water-efficient landscaping, innovative wastewater technologies, low-impact stormwater management, optimized energy performance, on-site renewable energy, passive solar heating, reused/recycled/renewable materials, indoor air quality, or other elements identified as sustainable by established groups such as the U.S. Green Building Council (LEED) or ANSI National Green Building Standards. B. Encourage innovation in land use and excellence in design, architecture, layout, type of structures constructed through the flexible application of land development regulations, and the preservation of natural resources. C. The PUD shall incorporate design elements that unify the site through landscaping, lighting, coordinated signage, pedestrian walks, and pathways. D. Long term protection and preservation of natural resources and natural features of a significant quantity and/or quality, where such benefit would otherwise be unfeasible or unlikely to be achieved without application of the PUD regulations. The PUD emphasizes a planning approach, which identifies and integrates natural resources and features in the overall site design concept and encourages the provision of open space for active and passive use. �The City of DEXTER ~ E. Long term protection of historic structures or significant architecture worthy of preservation, if applicable. F. Achieve economy and efficiency in the use of land, natural resources, energy and the provision for public services and utilities, provides adequate housing, employment and shopping opportunities particularly suited to the needs of the City residents, if applicable. G. The PUD shall be harmonious with public health, safety, and welfare of the City. H. The proposed PUD shall not result in an unreasonable negative environmental impact or loss of historic structure(s) on the subject site. I. The proposed planned unit development shall not result in an unreasonable negative economic impact upon surrounding properties. J. The proposed use or uses shall be of such location, size, density, and character as to be in harmony with the zoning district and City of Dexter Master Plan and shall not be detrimental to the adjoining districts. K. The proposed PUD shall be under single ownership and/or control such that there is a single person, corporation, or partnership having responsibility for completing the project in conformity with this ordinance. L. The PUD is not proposed in an attempt by the petitioner to circumvent the strict application of zoning standards. Section 19.02 PUD REGULATIONS A. A PUD may be applied in any zoning district. B. Any land use or mix of land uses authorized in the City of Dexter Zoning Ordinance may be considered for a PUD, subject to public health, safety, and welfare to ensure the compatibility of varied land uses both within and outside of the development and to the limitations of this Article. C. The location of all uses and buildings, all uses and mixtures thereof, all yards and transition strips, and all other information regarding uses of properties as shown on or as part of an approved final PUD site plan, shall have the full force and permanence of the zoning ordinance as though such regulations were specifically set forth in the zoning ordinance. D. Regulations shall be the continuing obligation of any subsequent interest in a PUD district or parts thereof and shall not be changed or altered except as approved through amendment or revision procedures as set forth in this Article XIX. The approved plan(s) and any conditions attached thereto shall control all subsequent planning or development. A parcel of land that has been approved as a PUD district shall not thereafter be developed or used except in accordance with the approved final PUD site plan. 19:3 �Zoning Ordinance E. No construction, grading, tree removal, soil stripping, or other site improvements or changes shall commence, and no permit shall be issued therefore, on a lot with, or under petition for, a PUD district classification, until the requirements of this article have been met. Section 19.03 GENERAL PROVISIONS All regulations within the City Zoning Ordinance applicable to setback, parking and loading, general provisions, and other requirements shall be met in relation to each respective land use in the PUD based upon the zoning districts in which the use is listed as Permitted Principle Uses. In all cases, the strictest provision shall apply. Notwithstanding the immediately preceding paragraph, deviations with respect to such regulation may be granted as part of the overall approval of the PUD, provided there are features or elements demonstrated by the petitioner and deemed adequate by the City Council, upon recommendation of the Planning Commission designed into the project plan for the purpose of achieving the objectives of this Section. For properties approved for PUD designation, the PUD standards provide the developer with flexibility in design and permit variation of the specific bulk, area, and in some situations, the density requirements of this Ordinance on the basis of the total PUD plan, subject to the approval of the PUD by the City Council, based on a recommendation of the Planning Commission, in accordance with the requirements set forth herein. The PUD standards shall not be sought primarily to avoid the imposition of standards and requirements of other zoning classifications rather than to achieve the stated purposes set forth in this Section. A. Residential Density. 1. 2. 19:4 Residential density shall not be greater than the maximum density permitted in the zoning district in which the property is situated immediately prior to classification under this Article. Provided, however, City Council may allow, based on a recommendation by the Planning Commission, up to a 25% density bonus upon a finding that: a. Additional density is consistent with the Master Plan and/or DDA Plan; and b. The project provides more than five recognizable and material benefits listed in Section 19.01 A.1. Further, in the determination whether a project warrants additional density, the Planning Commission and City Council may also consider the following factors including, without limitation: innovative design; pedestrian or vehicular safety; long term aesthetic beauty; protection and preservation of natural resources and features; preservation of open space which avoids fragmentation of the resources base and contributes to an area wide open space network; and improvements to the City’s infrastructure. �The City of B. DEXTER ~ 3. To determine density achievable with the underlying zoning for projects 20 acres or greater, the applicant shall submit a parallel plan, which is a conceptual subdivision layout based on the uses of land, dimensional requirements, access to public utilities, and density allowed by right in the district in which the land is located. Only the net buildable area of the residential portion of the site shall be considered. The “net buildable area” consists of the portion of the site that is not encumbered by regulated wetlands, steep slopes, existing rights-of-way, easements that cannot be included in residential lots, and other site features that would prevent use of the site for residential purposes. The parallel plan shall be submitted as part of the preliminary PUD application. Projects less than twenty (20) acres do not require a parallel plan. 4. If the parcel is not zoned for residential use immediately prior to classification under this Article, the City shall make a determination as to appropriate density based upon existing and planned residential densities in the surrounding area, the availability of utilities and services, and the natural features and resources of the subject parcel. 5. Where a PUD is proposed for a land area that includes multiple underlying zoning districts, density shall be determined separately for each respective zoning district then combined for a maximum permitted dwelling unit density for the overall project. Following the determination of density, residential dwelling unit types may be integrated within the overall design for the project and need not be segregated by the underlying zoning districts. The location and distribution of dwellings within the PUD shall be determined through design that meets the intent of this Article, preservation of natural features and compatibility with surrounding land uses. Mixed Use Projects. For planned unit development projects which contain a residential component, the City shall make a determination as to appropriate residential density based upon existing and planned residential densities in the surrounding area, the availability of utilities and services, the natural features, and natural resources of the subject parcel. Where non-residential uses adjoin off-site residentially zoned or used property, noise reduction and visual screening mechanisms such as earthen and/or landscaping berms and/or decorative walls, shall be employed in accordance with Article VI. C. Open Space Regulations. 1. Buildings, parking lots, drives, and similar improvements may be permitted in open space areas if related and necessary to the functions of the open space. Other buildings and improvements shall be prohibited therein. 2. Open space areas shall be conveniently located in relation to dwelling units. 19:5 �Zoning Ordinance D. 19:6 3. Open space areas shall have minimum dimensions, which are useable for the functions intended, which will be maintainable. 4. The City Council may require, upon recommendation of the Planning Commission, that natural amenities such as ravines, rock outcrops, wooded areas, tree or shrub specimens, unique wildlife habitat, ponds, streams and marshes be preserved as part of the open space system. 5. Landscaping shall be preserved and/or provided to ensure that the proposed uses will be adequately buffered from one another and from surrounding public and private property. 6. Efforts shall be made to preserve natural, historical, and architectural features and the integrity of the land, including EGLE regulated and non-EGLE regulated wetlands or floodplains. 7. When completed, the PUD shall have significant areas devoted to open space, which shall remain in its natural state and/or be restricted for use for active and/or passive recreation purposes harmonious with peaceful single-family residential uses in and surrounding the development. Priority shall be on preserving the most important natural features on the site, as identified by a site analysis. The amount of open space, including the area and percentage of the site, shall be specified on the site plan. 8. In addition to preservation of natural features, additional open space shall be, where possible, located and designed to achieve the following: provide areas for active recreation, provide areas for informal recreation and pathways convenient to the majority of the residents within the development connect into adjacent open space, parks, bike paths, and provide natural greenbelts between land uses. 9. Areas not considered open space. a. The area within a public street right-of-way or private road access easements or other easements that include roads or drives. b. The area located below the ordinary high water mark of an inland lake, river or stream, or any pond with standing water year round. c. The area within any manmade storm water detention or retention pond. d. The required yard (setbacks) area around buildings, which are not located on an individual lot or condominium site. Preservation of Natural Resources and Natural Features. Taking into consideration the criteria set forth in Sections 19.01 and 19.03, the City shall evaluate the proposed PUD to determine the following: �The City of DEXTER ~ 1. Natural resources will be preserved to the maximum extent feasible. 2. The proposed PUD respects the natural topography and minimizes the cutting, filling, and grading required. 3. The proposed PUD will not detrimentally affect or destroy natural features such as lakes, ponds, streams, wetlands, steep slopes, and woodlands and will preserve and incorporate such features into the development’s site design. 4. The proposed PUD will not cause off-site soil erosion or sedimentation problems. 5. The conveyance and storage of storm water will enhance the aesthetics of the site. Section 19.04 DESIGN STANDARDS A. Generally. The proposed development shall be consistent with the general principles and objectives of the adopted Master Plan, the subdivision ordinance, and all applicable building codes. B. Setbacks in the PUD Project. All regulations applicable to front, side and rear yard setbacks, shall be met in relation to each respective land use in the PUD upon zoning district regulations in which the proposed use is listed as a Permitted Principle Use or Special Land Use. C. Vehicular and Pedestrian Circulation. 1. Vehicular circulation shall be designed in a manner, which provides safe and convenient access to all portions of the site, promotes safety, contributes to coherence of site design, and adapts to site topography. The City encourages vehicular circulation to be modeled after the grid system or a modified grid system and traditional neighborhood design (TND) guidelines. 2. Walkways shall be provided in a manner, which promotes pedestrian safety and circulation. Walkways should be separated from vehicular traffic except where roadway crossings are necessary. The plan shall provide pedestrian and bicycle access to, between or through all open space areas, and to appropriate off-site amenities. Informal trails may be constructed of gravel or other similar material. However, the City may require the construction of a pathway of up to eight (8) feet in width be constructed of concrete or asphalt through portions of the development or along any public rightof-way abutting the development. The pedestrian circulation system, and its related walkways and safety paths, shall be separated from vehicular thoroughfares and ways. 19:7 �Zoning Ordinance D. 3. Physical design techniques, known as traffic calming are encouraged. These techniques are intended to alter driver behavior to reduce speed and cut-through traffic, improve vehicular safety, and improve conditions for non-motorized traffic. Traffic calming techniques may include but are not limited to the following, pedestrian refuge islands, central islands, chicanes, roundabouts, chokers, curb extensions, and/or raised pedestrian crossings. 4. Locations for school bus stops and mailboxes shall be shown on the site plan. 5. Each lot or principal building shall have vehicular access from a public street or private street or alley approved by the City Council and recommended by the Planning Commission. 6. Each lot or principal building shall have pedestrian access from a public or private sidewalk where deemed necessary by the City Council, upon recommendation of the Planning Commission, as part of the preliminary and final site plans. All parts of a PUD district shall be interconnected by a sidewalk system with design and materials acceptable to City Council, which will provide necessary, safe, and convenient movement of pedestrians. 7. Standards of design and construction for public and private streets may be modified to adequately provide the service required. Right-of-way standards may also be modified, especially where the preliminary and final site plans provide for separation of pedestrian and vehicular traffic and adequate, offstreet parking facilities. Modification of proposed public streets shall first be reviewed by the City Engineer. 8. Public and private streets shall be designed and constructed according to established standards for public streets, except that such standards may be modified as provided in Section 19.03.A.3. If private streets are to be dedicated to a public agency in the future, the petitioner shall first agree to bear the full expense of making the street suitable for public acceptance. 9. An individual dwelling unit in any single-family, two-family, townhouse, mobile home, or similar residential structure shall not have direct access to a collector or arterial street. 10. Thoroughfare, drainage, and utility design shall meet and exceed standards otherwise applicable in connection with each of the respective types of uses served. Parking and Loading Regulations. 1. 19:8 The parking and loading requirements set forth in Article V, herein, shall apply except that the number of spaces required may be reduced if approved by the City Council, upon recommendation of the Planning Commission, as part �The City of DEXTER ~ of the preliminary and final site plans. Such reduction shall be based upon specific findings and further based on the provisions in Article V. 2. Parking areas within the PUD shall meet the minimum requirements of City Ordinances, unless modified by the Planning Commission and City Council. E. Utilities. F. G. 1. Each principal building shall be connected to public water and sanitary sewer lines. 2. Each site shall be provided with adequate storm drainage. Open drainage courses and storm water retention/detention ponds may be permitted. 3. There shall be underground installation of utilities, including but not limited to, electrical, telephone, and cable television lines, provided, however, that distribution lines may be placed overhead if approved by the City Council. Surface mounted equipment for underground wires shall be shown on the final site plan and shall be screened from view. 4. The uses proposed in the PUD shall not adversely affect the existing public utilities and circulation system, surrounding properties, or the environment. Storm water Drainage/Erosion Control. All storm water drainage and erosion control plans shall meet the standards adopted by the City for design and construction and shall to the minimum extent feasible, utilize non-structural control techniques, including but not limited to: 1. Limitation of land disturbance and grading; 2. Maintenance of vegetated buffers and natural vegetation; 3. Minimization of impervious surfaces; 4. Use of terraces, contoured landscapes, runoff spreaders, grass, vegetated, or rock-lined swales; use of infiltration devices, including but not limited to rain gardens, native landscaping, and bio-retention swales. Design Elements. It is the intent of this article to promote excellence and innovation in design. Signage, lighting, landscaping, architecture and building materials for the exterior of all structures, and other features of the project, shall be designed and completed with the objective of achieving an integrated and controlled development, consistent with the character and the community, surrounding developments, and natural features of the area. Residential projects shall be designed to complement the visual context of the natural area. Techniques such as architectural design, site design, the use of native landscaping, and choice of colors and building materials shall be utilized in such manner that the scenic views across or through the site are protected and that the residential development is buffered from different land uses. 19:9 �Zoning Ordinance Non-residential and/or mixed use projects shall contribute to the enhancement of community and public spaces by providing at least two of the following: patio/ seating area, pedestrian plaza with benches, transportation center, window shopping walkway, outdoor playground area, kiosk area, water feature, clock tower or other such deliberately shaped area and/or focal feature or amenity that, in the judgment of the City Council, as recommended by the Planning Commission, adequately enhances such community and public spaces. Any such areas shall have direct access to the public sidewalk network, and such features shall not be constructed of materials that are inferior to the principal materials of the building and landscape. Section 19.05 APPLICATION AND PROCESSING PROCEDURES 19:10 A. Pre-Application Meeting (Optional). An optional pre-application meeting with the Zoning Administrator may be requested by the applicant, and may include the Fire Inspector, other City department heads, and the City’s engineer and planning consultants, as determined by the Zoning Administrator. The intent of the PreApplication meeting is to discuss the appropriateness for the PUD concept, solicit feedback, and receive requests for additional materials supporting the proposal. A generalized site plan may be presented by the prospective applicant for consideration of the overall idea of the development. Statements made during the pre-application meeting shall not be legally binding commitments. B. Conceptual Review. All Planned Unit Development (PUD) projects are required to undergo a conceptual review process to facilitate a complete and thorough review prior to approval. This requirement is deemed necessary because PUD projects are generally complex projects with potentially higher intensity development that could have a major impact on surrounding land uses and significantly affect the health, safety, and general welfare of City residents. 1. Conceptual Review Procedure. Conceptual review shall be undertaken first by the Planning Commission and then by the City Council at public meetings held pursuant to all applicable notice requirements. At this stage, complete details of landscaping, site grading, drainage, and utilities, etc. are not essential. Basic questions of use, density, design, architecture, integration with existing development in the area, and impacts on and the availability of public infrastructure are generally discussed. No formal action shall be taken on a plan submitted for conceptual review. Statements made during conceptual review shall not be legally binding commitments. 2. Information Required for Conceptual Review. The following information shall be required for conceptual review and shall be submitted to the Zoning Administrator at least thirty (30) days prior to a Planning Commission or City Council meeting, as appropriate. If complete and accurate plans and documents are submitted, the case will be eligible to be placed on the meeting agenda (although placement on an agenda may be delayed due to other scheduling priorities). �The City of DEXTER ~ a. An application, in a form provided by the Zoning Administrator, along with the applicable fee, as set forth by resolution of the City Council. b. A conceptual plan for the proposed PUD, drawn to an engineer’s scale of not less than one (1) inch = twenty (20) feet for property less than three acres, or one (1) inch = one hundred (100) feet for property three (3) acres or more in size, that includes all of the following: i. Title block with sheet number/title; name, address and telephone number of the applicant and firm or individual who prepared the plans; and date(s) of submission and any revisions. ii. Scale and northpoint; iii. Location map drawn to a separate scale; iv. A legal description of the property; v. Zoning classification of site and all abutting parcels; vi. Net acreage (minus rights-of-ways) and total acreage. For parcels less than one acre, square footage must be provided; vii. Adjacent land uses; viii. Existing lot lines, building lines, structures, parking areas, and other improvements on the site and within one hundred (100) feet of the site; ix. Location, type, and land area of each proposed land use; type of dwelling units, if residential use is proposed, along with the number of units and proposed density; x. Proposed lot lines, lot dimensions, property liens, setback dimensions, and other improvements; xi. Location and height of all proposed buildings and structures; xii. Location of existing and proposed roads, driveways, parking lots, sidewalks, and pathways on or within two hundred and fifty (250) feet of the site; xiii. Proposed off-street parking lots and number of spaces; xiv. Conceptual landscape plan; xv. The general location of existing plant material; 19:11 �Zoning Ordinance Propose d Arii:d e 119 IPlianned Unit Deve lopme nt Process ~--------=--Pre~appliranon meeting (Opti1onal, but strnngl;y encouraged) Submit l1etter of request andl application f or Conceptu al PU D Pl an Review 1 Review an di discu ssi100 by Planning Commisston , and tl1.en Gify Coun t i'i Su bm i~petiti'oruappli1cati.on an di Prelii1m in al)'JFinail PU D Site·Phan and Deve·lopmem Agreement No adiion talke·n on Con cepb.J al PUD Pl1an, but appl:ica m recei,ve·s valluable i1nput andl drirecti:o,n from PC andl CC, staff and consu litmts. Publii c He.ari1JTg ar,i d Revi,ew of Preli:m i111a1y Site Pl,an an dl Devel opmentAg"reemeot by Plan ni1ng Commi,ssi·on 1 Acti10,n by Pllarmiing Com mission: Recoinm en dation to Gi1ty Counci ll Prel1im ina1y1Fi11 al Si~e Pllan andr Devel•opmem:Agreemelll: reviewed by Ciily Coundl Revi,ew of Final.Site Pltan and DevelopmentA:greement by Pl.anning Commissiioo If Pl1an is tabled'by PC, it may be revised & resubmitted for ri<>,l"l'>n<::irl...,r.:1tiM hv P ("_ 1 If Plan i:s denied by CC, p11an may be revi.sed & resu bmi1 1Ed, f or PC review/acti'on. Acti on by City Council If Plan israbledbyCC, i1 t m ay be revi,sedt & resubm itted f or Approval!of Fi1nal PU D Plian a11 d' DevelopmemAgre,ement fy Cou nci'IIi,s foll1owed1by by Ci1 ttle executi:0,11 an dl recording of tn e dlevellopment agreemenl 19:12 reconsrd'erati:oo by CC. �The City of C. DEXTER ~ xvi. Location of existing drainage courses, floodplains, rivers, and EGLE regulated wetlands; xvii. Location of existing and proposed sanitary sewers; xviii. Location of existing and proposed water mains; xix. Stormwater retention and detention pond locations and existing, or proposed storm sewers; xx. Number and location of residential units; xxi. Density calculation by type of residential unit; and xxii. Location and size of recreation and open space areas. c. Documentation indicating how the criteria for qualifications for a PUD have been met (as outlined in Section 19.01). d. A table which details all deviations from the established zoning district uses; area, height, and setback requirements; off-street parking regulations; general provisions; or subdivision regulations which would otherwise be applicable to the uses and development proposed in the absence of this PUD article. This table shall clearly identify the allowed regulation in comparison to the requested deviation. e. Any additional information requested by the Planning Commission and City Council to better assist in the determination of PUD qualification such as, but not limited to: market studies, fiscal impact analysis, traffic impact studies, and environmental impact assessments. Preliminary PUD Application – Submission and Content. Following the Conceptual Review with the Planning Commission and City Council, sixteen (16) paper copies and one electronic PDF copy of the application and all required materials for Preliminary PUD Plan shall be submitted. The submission shall be made to the Zoning Administrator for distribution to applicable reviewing parties and agencies. The Preliminary PUD Plan shall be accompanied by an application form and fee as determined by the City Council. The Preliminary PUD Plan shall contain the following information: 1. All information required for Preliminary Site Plan Review in accordance with Section 21.08, Data Required for Preliminary and Final Site Plans. 2. A narrative describing: a. The nature of the project, projected phases, and timetable. b. The proposed density, number, and types of dwelling units if a residential PUD. 19:13 �Zoning Ordinance 19:14 c. A statement describing how the proposed project meets the intent of the PUD District pursuant to Section 19.01. d. A statement from a registered engineer describing how the proposed project will be served by public water, sanitary sewer, and storm drainage. e. Proof of ownership or legal interest in property. D. Public Hearing – Planning Commission. The Planning Commission shall hold a public hearing and give notice in accordance with Section 22.08, Public Notice. If at any time after the public hearing the Preliminary PUD becomes inactive (no new information or plans submitted) for a period of six (6) months, the Preliminary PUD submittal shall become null and void. A single extension may be granted at the discretion of the Zoning Administrator upon written request by the applicant to the Zoning Administrator with additional information provided for a period of six (6) months. The Zoning Administrator will notify the Planning Commission and the City Council of the extension. E. Preliminary PUD Plan – Planning Commission Review and Recommendation. The Planning Commission shall review the Preliminary PUD Plan according to the provisions found in Sections 19.03 through 19.05. Following the public hearing, the Planning Commission shall recommend to the City Council either approval, denial, or approval with conditions of the Preliminary PUD Plan. In making its recommendation, the Planning Commission shall find that the proposed PUD meets the intent of the PUD district and the following standards: 1. In relation to the underlying zoning, the proposed type and density of use shall not result in a material increase in the need for public services, facilities, and utilities and shall not place a material burden upon the subject or surrounding land or property owners and occupants or the natural environment. 2. The proposed development shall be compatible with the Master Plan and shall be consistent with the intent and spirit of this Article. 3. The PUD shall not change the essential character of the surrounding area. 4. Proposed phases and timetable. 5. The proposed PUD shall be under single-ownership or control such that there is a single person or entity having responsibility for completing the project in conformity with this Article. This provision shall not prohibit transfer of ownership or control which must be requested in writing to the Zoning Administrator and shall require approval of City Council. �The City of DEXTER ~ F. Preliminary PUD Plan – City Council Review and Determination. After receiving the recommendation of the Planning Commission, the City Council shall approve, deny, or approve with conditions the Preliminary PUD Plan in accordance with the standards for approval and conditions for a PUD noted in Subsection E. above. G. Preliminary PUD Plan – Effect of Approval. Approval of the Preliminary PUD Plan that is required to accompany a PUD application does not constitute Final PUD Plan or rezoning approval, but only bestows the right on the applicant to proceed to the Final PUD Plan stage. The application for Final PUD consideration shall be submitted within twelve (12) months of receiving Preliminary PUD approval or the application shall be null and void. H. Final PUD Application – Submission and Content. Following Preliminary PUD Plan approval, copies of the application for Final PUD Plan shall be submitted to the Zoning Administrator. The Final PUD Plan shall be accompanied by an application form and fee as determined by the City Council. The Final PUD Plan shall contain the same information required for the Preliminary PUD Plan in subsection C. above along with the following information and any information specifically requested by the Planning Commission and/or City Council in their review of the Preliminary PUD Plan: 1. All information required for Final Site Plan Review in accordance with Section 21.08, Data Required for Preliminary and Final Site Plans. 2. Detailed construction and engineering plans in accordance with Section 21.10. 3. PUD Agreement. The applicant shall submit a Development Agreement in accordance with Section 22.12. I. Final PUD Plan and Rezoning – Planning Commission Review and Recommendation. After receiving approval of the Preliminary PUD Plan from the City Council, the Planning Commission shall review the Final PUD Site Plan and rezoning application and shall recommend to the City Council either approval, denial, or approval with conditions. In making its recommendation, the Planning Commission shall find that the proposed Final PUD Plan is in substantial compliance with the approved Preliminary PUD Plan and still meets the intent of the PUD District in addition to all development standards outlined in Sections 19.03 through 19.05. J. Final PUD Plan and Rezoning – City Council Review and Determination. After receiving the recommendation of the Planning Commission and considering the comments of the public, the City Council shall prepare a report stating its conclusions, its decision, the basis for its decision, and any conditions imposed on an affirmative decision. 19:15 �Zoning Ordinance K. Final PUD Plan and Rezoning – Effect of Approval. The Final PUD Plan, the narrative and all conditions imposed, if any, shall constitute the land use authorization for the property. All uses not specifically listed in the Final PUD Plan are disallowed and not permitted on the property. All improvements and uses shall be in conformity with this zoning amendment to PUD. The applicant shall record an affidavit with the Washtenaw County Register of Deeds, which shall contain the following: 1. Information Related to the Condominium Development. The following information shall be provided with the final site plan for a condominium development a. Condominium documents, including the proposed master deed, restrictive covenants, and condominium bylaws. b. Condominium subdivision plan requirements, as specified in Section 66 of Public Act 59 of 1978, as amended, and Rule 401 of the Condominium Rules promulgated by the Michigan Department of Commerce, Corporation and Securities Bureau. 2. Legal description of the property. 3. Legal description of the required open space and/or common space along with a plan stating how the open space and/or common space is to be maintained. 4. A statement that the property will be developed in accordance with the approved Final PUD Plan and any conditions imposed by the City Council or Planning Commission unless an amendment is duly approved by the City upon the request of the applicant or applicant’s transferees and/or assigns. This statement shall also include the duration of approval and action for noncompliance. Section 19.06 RESOLUTION OF AMBIGUITIES AND CHAPTER DEVIATIONS 19:16 A. The City Council, based upon the recommendation of the Planning Commission, shall resolve all ambiguities as to applicable regulations using this Zoning Chapter, the Master Plan, and other City standards and/or polices as a guide. B. Deviations with respect to such regulations may be granted as part of the overall approval of the PUD provided there are features or elements demonstrated by the applicant, and deemed adequate by the City Council upon the recommendation of the Planning Commission, designed into the PUD for the purpose of achieving the intent and objectives of this Article. �The City of DEXTER ~ Section 19.07 PUD CONDITIONS A. Reasonable conditions may be required by the City Council, upon the recommendation of the Planning Commission before approval of a PUD, to the extent authorized by law. Conditions may be included which are deemed necessary to ensure that existing public services and facilities affected by a proposed land use or activity will be capable of accommodating increased service and facility loads caused by the land use or activity; protecting the natural environment and conserving natural resources and energy; ensuring compatibility with adjacent land uses; and promoting the use of land in a socially and economically desirable manner consistent with the Master Plan. B. Conditions imposed shall be designed to protect natural resources and the public health, safety and welfare of individuals within the project and those immediately adjacent, and the community as a whole; necessary to meet the intent and purpose of this Ordinance; and be related to the objective of ensuring compliance with the standards of this Ordinance. All conditions imposed shall be made part of the record of the approved PUD which shall include a Final PUD plan and development agreement signed by the City and the petitioner. Section 19.08 PHASING AND COMMENCEMENT OF CONSTRUCTION A. Phasing. 1. Where a project is proposed for construction in phases, upon completion, each phase shall be capable of standing on its own in terms of the presence of safe and convenient vehicular and pedestrian access, adequate utility services and facilities; recreation facilities and open space. Each phase shall contain all necessary components to ensure protection of natural resources and the health, safety, and welfare of the users of the PUD and the residents of the surrounding area, including sidewalk connections and roadway improvements. In addition, each phase of the development which includes residential and non-residential uses shall provide the relative mix of uses and the scheduled completion of construction shall be disclosed and determined to be reasonable at the discretion of the City Council after recommendation from the Planning Commission. 2. The City Council, upon recommendation of the Planning Commission, may require that development be phased so that property tax revenues resulting from such development will generally balance the expenditures required by public agencies to properly service the development; so that serious overloading of utility services and community facilities will not result; and so that the various amenities and services necessary to provide a safe, convenient, and healthful residential environment will be available upon completion of any one phase. 19:17 �Zoning Ordinance The Planning Commission may require the petitioner to provide housing and commercial market analyses, traffic studies, and other information necessary for the Planning Commission to properly and adequately analyze a PUD district request for recommendation to the City Council. 3. The Planning Commission may require, as part of a Final PUD Plan review of a development phase, that land shown as open space on the approved Preliminary PUD Plan be held in reserve as part of the phase to be developed, in order to guarantee that density limits for the entire approved PUD will not be exceeded when the subject phase is completed. Such reserved land may be included in the development of subsequent phases if the density limits will not be exceeded upon completion of that phase or if other land is similarly held in reserve. B. Commencement and Completion of Construction. Construction shall be commenced within one (1) year following Final PUD Plan approval and shall proceed substantially in conformance with the schedule set forth by the applicant, as approved by the City. If construction is not commenced within such time, any approval of a Final PUD Plan shall expire and be null and void, provided, an extension for a one (1)-year period may be granted by the City Council upon good cause shown if such request is made to the City Council prior to the expiration of the initial period. In the event a Final PUD plan has expired, the City Council, based on a recommendation from the Planning Commission, shall be authorized to rezone the property in any reasonable manner, and, if the property remains classified as PUD, a new PUD or zoning application shall be required, and shall be reviewed in light of the existing and applicable law and Ordinance provisions prior to any construction. Extensions on Final PUD Plan approvals are limited to two (2), one (1)-year extension periods. C. No construction, grading, tree removal, soil stripping, or other site improvements or changes shall commence, and no permit shall be issued for a PUD until the requirements of this Article have been met. Section 19.09 AS-BUILT DRAWINGS As-built drawings shall be provided in accordance with Section 21.13, herein. Section 19.10 PERFORMANCE GUARANTEE Performance guarantees shall be provided in accordance with Section 21.16 herein. Section 19.11 MODIFICATION TO AN APPROVED PUD PLAN A. 19:18 A developer may request a change in an approved Preliminary PUD Plan, or an approved Final PUD Plan. A change which is determined by the Zoning Administrator to be a major change shall require an amendment to the approved Preliminary and/or �The City of DEXTER ~ Final PUD Plans. All amendments shall follow the procedures and conditions herein required for the original submittal, review, and approval, including a public hearing and notification. A change, which results only in a minor change as determined by the Zoning Administrator, shall only require a revision to the approved Preliminary PUD Plan and/or Final PUD Plan, and may be approved by the City Zoning Administrator after notification to the Planning Commission and City Council provided the minor change will not significantly alter the PUD as approved by the City Council, including the appearance of the development. B. A request for an amendment shall be made in writing to the Zoning Administrator and shall clearly state the reasons for all proposed amendments. Such reasons shall be based upon considerations such as changing social or economic conditions; potential improvements in layout or design features; unforeseen difficulties; or advantages mutually affecting the interest of City of Dexter and the developer, such as: technical causes, site conditions, state or federal projects and installations, and statutory revisions. Following payment of the appropriate fee, the developer shall submit the required information to the Zoning Administrator for review. C. The following changes shall be considered major: D. 1. A change in concept of the development. 2. A change in use or character of the development. 3. Changes in type(s) of dwelling units. 4. A change in the number of dwelling units (density). 5. Changes in non-residential floor area of over five percent (5%). 6. Changes in lot coverage and/ or floor area ratio of the entire development greater than one percent (1%). 7. The rearrangement of lots, blocks, and building tracts. 8. A change in the character or function of any street. 9. A reduction in land area set aside for common open space or the relocations of such area(s). 10. Horizontal and/or vertical elevation changes of five percent (5%) or more. Minor changes shall include the following: 1. A change in residential floor area. 2. A change in non-residential floor area of five percent (5%) or less. 3. Horizontal and/or vertical elevation changes of five percent (5%) or less. 19:19 �Zoning Ordinance E. 4. An increase in designated “areas not to be disturbed” or open space. 5. Plantings approved in the Final PUD Landscape Plan may be replaced by similar types of landscaping on a one-to-one (1:1) or greater basis. 6. Changes to approved building materials to higher quality materials. 7. Changes floor plans which do not alter the character of the use. 8. Slight modifications of sign placement or reduction of size. 9. Minor variations in layout which do not constitute major changes. 10. An increase in gross floor area or floor area ratio of the entire development of one percent (1%) or less. The Zoning Administrator shall have authority to determine whether a requested change is major or minor, in accordance with this Section. The burden shall be on the applicant to show good cause for any requested change. Upon approval of a minor change, revised drawings shall each be signed by the petitioner, the owner(s) of record, and/or the legal representative(s) of said owner(s) and submitted for the record. Section 19.12 VIOLATIONS 19:20 A. A violation of an approved Preliminary PUD Plan, and/or a Final PUD Plan, shall be grounds for the City Council to order that all construction be stopped, and that building permits and certificates of occupancy be withheld until the violation is removed or adequate guarantee of such removal is provided to the City Council. B. Violations of any plan approved under this Article, or failure to comply with any requirement of this Article, including agreements and conditions attached to an approved plan, shall be considered a violation of the City Ordinance as provided in Section 21.11. �The City of DEXTER ~ Article XX RESERVED 20:1 �Zoning Ordinance This page is intentionally left blank. 20:2 �The City of DEXTER ~ Article XXI SITE PLAN REVIEW Section 21.01 INTENT The intent of this Article is to provide consistent standards and methods for review and approval of site plans to ensure full compliance with the regulations in this Ordinance, other applicable ordinances, state, and federal regulations. Further, the intent is to encourage a harmonious relationship of buildings and uses both within a site and in relation to adjacent uses, achieve efficient use of the land; encourage innovative design solutions; protect natural resources; ensure safety for both internal and external vehicular and pedestrian users; achieve innovative storm water management solutions; and prevent adverse impact on adjoining or nearby properties. It is the intent of these provisions to encourage cooperation and consultation between the City and the applicant to facilitate development in accordance with the City’s land use objectives. This Article also allows administrative approval in certain cases where there is a change in use, a minor change to an existing site, or a minor change determined necessary in the field during construction. Section 21.02 BUILDINGS, STRUCTURES, AND USES REQUIRING SITE PLAN REVIEW A. Site Plan Review Requirement. The following buildings, structures, and uses require site plan review: 1. All proposed or permitted uses and related buildings, except single- and twofamily dwellings located on individual lots and their associated accessory structures. 2. All proposed special land uses and related buildings. 3. Any alteration, addition, or expansion of an existing permitted or special use and/or related building. 4. Any parking lot or addition thereto. Section 21.03 ADMINISTRATIVE REVIEW A. Authority. The City Zoning Administrator shall have the authority to conduct an administrative review of a site plan, provided all other standards of this Ordinance are met. The Zoning Administrator may seek the review and comments of applicable staff and/or consultants and reserves the right to refer the matter to the Planning Commission if desired. 21:1 �Zoning Ordinance B. C. D. 21:2 Projects to be Reviewed Administratively. Administrative review of a site plan may be conducted for the following projects or under the following circumstances: 1. Minor changes required by outside governmental agencies during construction as determined by the Zoning Administrator. 2. Expansion or reduction of an existing conforming structure or use of one thousand (1,000) sq. ft. or less or five percent (5%) of the floor area of the structure, whichever is less, provided the site will not require any significant change to existing site improvements such as parking, landscaping, lighting, signs, or sidewalks. 3. A change in use to a similar or less intense use provided the site will not require any significant changes to the existing site improvements such as parking, landscaping, lighting, signs, or sidewalks. 4. Increase in parking or loading area of up to twenty-five percent (25%) or six thousand (6,000) sq. ft. of pavement area without any building changes. 5. Changes to the building height that do not add additional floor area nor exceed the maximum height requirements of the district. 6. Site improvements such as installation of walls fences, lighting, or landscaping consistent with the Ordinance standards. 7. Temporary uses, sales, and seasonal events. Information Required. At the direction of the Zoning Administrator, any information required in Section 21.05 and Section 21.06 of the Zoning Ordinance may be required for administrative site plan approval. However, at a minimum, submissions of a site plan including the following information: 1. Proprietors’, applicants, and owner’s names, addresses and telephone numbers. 2. Date (month, day, year), including revisions. 3. Title Block and Scale. 4. North arrow. 5. Proposed and existing structures, parking areas, etc. on the parcel, and within one hundred (100) feet of the parcel. 6. Floor plans and Elevations. Two (2) or three (3) dimensional color renderings may be requested by the Zoning Administrator. The Zoning Administrator shall consider the criteria set forth in Section 21.09 in the �The City of DEXTER ~ review of the site plans submitted under this Section. Section 21.04 PRE-APPLICATION MEETING (OPTIONAL) An optional pre-application meeting with the City Zoning Administrator and/or the Site Plan Review Committee, may be requested by the applicant, and may include the Fire Inspector, other City department heads, and the City’s engineer and planning consultants, as determined by the Zoning Administrator. The intent of the pre-application meeting is to discuss the appropriateness of the development concept, solicit feedback, and receive requests for additional materials supporting the proposal. A generalized site plan may be presented by the prospective applicant for consideration of the overall idea of the development. Statements made during the pre-application meeting shall not be legally binding commitments. Section 21.05 PRELIMINARY SITE PLAN REVIEW A. Application and Fee for Preliminary Site Plan Review. An application for a preliminary site plan review shall be filed with the Zoning Administrator and include the number of copies specified on the application. An application for preliminary site plan review shall be accompanied by the required fees, as well as other data, exhibits, and information hereinafter required. B. Required Data for a Preliminary Site Plan. An application for approval of a preliminary site plan shall provide the information required for a preliminary site plan as set forth in Section 21.08. C. Staff/Consultant Review of Preliminary Site Plan. The Zoning Administrator shall determine if the preliminary site plan includes the required information set forth in this Article. If complete, the Zoning Administrator shall forward the preliminary site plan to all applicable City Departments, City Consultants, outside agencies, and other applicable review entities. City Departments, City Consultants, outside agencies, and other applicable review entities shall review the plans and other information submitted for compliance with applicable ordinances, policies, laws, and standards and shall furnish written comments, opinions, and recommendations to the City Zoning Administrator at least two (2) weeks prior to the Planning Commission meeting where action is sought. The City may permit the applicant to resubmit revised plans in response to the review comment depending on the complexity of the project and the time necessary to review the plans. All plan revisions must be clearly demonstrated, i.e. “bubbled” on the revised plan sets, and accompanied by a written narrative summarizing the revisions. Any plan revised in response to comments from the Planner, Engineer, or agencies/departments having jurisdiction shall not be placed on the Planning Commission agenda until written review comments from those persons noted above on the revision have been received by the Zoning Administrator. D. Planning Commission Review of Preliminary Site Plan. If complete, the Zoning 21:3 �Zoning Ordinance Arfi:cle 21 Site Plan R,eview Process Pre-application meetin.g wi .Zoning Administrator and}or site Plan Review committse (Optional, but ,encouraged) Submit generalized q:mce pt sitE plan Na, action ·ra ken an c:onc:eptual sire plan,. but applirarrt receiv es ·i;aluable input and direction. from submit applir ati'on and Pr eliminarv/final or ca,mbined Site Plan ~•tiew of Plan. b'I' sraffi, ccnsull!ant!i, fire Department and. other applicable departments. .Action. b•t Plarmi'ng commi,ssion: If Plan is tatJJe.d bV PC, it REc.ummendation lio Ciu; C::ouncil' ma~· be revised & resubmitted for reconsideration by PC. Zoning AdminislFclOOf' and/or Site Plan Rev iew committee. PreliminaP(/final site Plan,. and possible [le11elopment Agreement r eviewe d b~· ~ ' council is de.n1ed b•t o::, Plan ma·1· be rei1ised' & resubmittEd i'ar PC n Plan re·,iew/action. , Plan is tabled b'f Appra!/al al' rrinal site Plan by city council ma~· be followed b•; the eXEcution and r ec.urding a' ·lihe d.e1,1 elcpment agreement 21:4 cc, it ma,, be re11ised & resubmitted for reconsideration by cc. �The City of DEXTER ~ Administrator shall transmit complete submittals of the application and preliminary site plan drawing(s), including Planner and Engineer reviews to the Planning Commission prior to its next available regularly scheduled meeting. The Planning Commission shall undertake a study of the same and shall make a recommendation on approval, disapproval, or approval with modifications to the City Council. E. City Council Approval of a Preliminary Site Plan – Effect of Approval. After recommendation of the Planning Commission, the City Council may approve, deny, or may require changes in the preliminary site plan, and may attach conditions to its approval. Approval of a preliminary site plan by the City Council shall indicate its acceptance of the proposed layout of buildings, streets, drives, parking areas, and other facilities and areas in accordance with the standards set forth in Section 21.09. F. Expiration of Approval. Approval of a preliminary site plan shall be valid for a period of six (6) months from the date of approval and shall expire and be of no effect unless an application for a final site plan for all or part of the area included in the approved preliminary site plan is filed with the City Zoning Administrator. G. Phased Site Plans. If a final site plan is submitted for only a part of the area included in the approved preliminary site plan, successive final site plans shall be filed at intervals no greater than three (3) years from the date of approval of the previously approved final site plan. If such period is exceeded, the City Council may declare the approved preliminary site plan invalid with respect to the remaining parts of the site, unless good cause can be shown for the development schedule. In such case, the City Council may require that the site plan be revised to meet current ordinance requirements. H. Extension of Time Limits. Time limits set forth in this Article may be extended upon showing of good cause, and by written request by the applicant and review and approval by City Council. Section 21.06 FINAL SITE PLAN REVIEW A. Application and Fee for Final Site Plan Review. Following approval of the preliminary site plan, an application for final site plan review shall be filed with the Zoning Administrator, including the number of copies specified on the application of the proposed final site plan as well as other data, exhibits, and information hereinafter required. An application for final site plan review shall be accompanied by the required fees. B. Required Data for a Final Site Plan. An application for approval of a final site plan shall provide the information required for a final site plan as set forth in Section 21.08. 1. Information Related to a Condominium Development. The following 21:5 �Zoning Ordinance information shall be provided with the final site plan for a condominium development: C. a. Condominium documents, including the proposed master deed, restrictive covenants, and condominium bylaws. b. Condominium subdivision plan requirements, as specified in Section 66 of Public Act 59 of 1978, as amended, and Rule 401 of the Condominium Rules promulgated by the Michigan Department of Commerce, Corporation and Securities Bureau. 2. Legal description of the property. 3. Legal description of the required open space and/or common space along with a plan stating how the open space and/or common space is to be maintained. 4. A statement that the property will be developed in accordance with the approved Final PUD Plan and any conditions imposed by the City Council or Planning Commission unless an amendment is duly approved by the City upon the request of the applicant or applicant’s transferees and/or assigns. This statement shall also include the duration of approval and action for non-compliance. Staff/Consultant Review of Final Site Plan. The Zoning Administrator shall determine if the final site plan includes the required information set forth in this Article. If complete, the Zoning Administrator shall forward the final site plan to all applicable City Departments, City Consultants, outside agencies, and other applicable review entities. City Departments, City Consultants, outside agencies, and other applicable review entities shall review the plans and other information submitted for compliance with applicable ordinances, policies, laws, and standards and shall furnish written comments, opinions and recommendations to the City Zoning Administrator at least two (2) weeks prior to the Planning Commission meeting where action is sought. The City may permit the applicant to resubmit revised plans in response to the review comment depending on the complexity of the project and the time necessary to review the plans. Any plan revised in response to comments from the Planner, Engineer or agencies/departments having jurisdiction shall not be placed on the Planning Commission agenda until written review comments from those persons noted above on the revision have been received by the Zoning Administrator. D. 21:6 Planning Commission Review of a Final Site Plan. The Zoning Administrator shall transmit complete submittals and applicable consultant reviews to the Planning Commission prior to its next available regularly scheduled meeting. The Planning Commission shall undertake a study of the same and shall make a recommendation on approval, disapproval, or approval with modifications to the �The City of DEXTER ~ City Council. The Planning Commission shall include in its study of the site plan consultation with the Zoning Administrator, the Fire Chief, planning and engineering consultants, other governmental officials and departments, and public utility companies that might have an interest in or be affected by the proposed development. E. City Council Review of a Final Site Plan. After recommendation of the Planning Commission, the City Council may approve, deny or may require changes in the final site plan, and may attach conditions to its approval. The Zoning Administrator shall advise the applicant in writing of City Council’s action and any required modifications to a final site plan necessary to achieve conformance to the standards specified in this Ordinance after approval of the Official Meeting Minutes. F. Approval of a Final Site Plan. Upon approval of a final site plan by the City Council, and resolution of any approval contingencies, the applicant, the owner(s) of record, or the legal representative thereof, and the Zoning Administrator shall each sign and stamp five (5) copies of the approved final site plan. A single electronic copy of the approved site plan in PDF format shall also be provided for the City’s records. The Zoning Administrator shall transmit two (2) signed copies of the plan and any conditions attached to the approval to the applicant and City project file. The approved site plan shall become part of the record of approval, and subsequent actions relating to the activity authorized shall be consistent with the approved site plan unless a change conforming to the Zoning Ordinance is agreed by the landowner and the City Council. G. Effect of Approval. Approval of a final site plan authorizes issuance of a certificate of zoning compliance and issuance of a building permit, provided all other requirements for a building permit have been met. In the case of uses without buildings or structures, approval of a final site plan authorizes issuance of a certificate of zoning compliance and issuance of a certificate of occupancy, provided all other requirements for such certificate have been met. H. Expiration of Approval. Approval of a final site plan shall expire and be of no effect two (2) years following the date of approval unless a Zoning Compliance Permit has been issued and construction has begun on the property and is diligently pursued to completion in conformance with the approved final site plan. I. Extensions of Time Limits. Time limits set forth in this Article may be extended upon showing of good cause, and by written agreement between the petitioner and the recommendation of the Planning Commission and approval by City Council. 21:7 �Zoning Ordinance Section 21.07 COMBINING PRELIMINARY AND FINAL SITE PLANS An applicant may, at the applicant’s discretion and risk, with approval of the Zoning Administrator, combine a preliminary and final site plan in an application for approval. The Zoning Administrator shall have the authority to require submittal of a preliminary site plan separate from a final site plan, where, in his/her opinion, the complexity and/or size of the proposed development so warrant. A preliminary and final site plan shall not be combined for any development consisting of two (2) or more phases. Section 21.08 DATA REQUIRED FOR PRELIMINARY AND FINAL SITE PLANS All plans shall be prepared by a professional engineer registered in the State of Michigan whose seal shall be affixed to the first sheet. All landscape plans shall be prepared by a Landscape Architect licensed in the State of Michigan whose seal has been affixed to the Landscape Plan. Preliminary and final site plans shall include the information set forth in Table 21.08 A-1. Table 21.08 A-1. Preliminary Site Plan and Final Site Plan Submittal Requirements Plan Data A. Application Form Name and address of the applicant and property owner Address and common description of property and complete legal description Dimensions of land and total acreage Zoning on the site and all adjacent properties Description of proposed project or use, type of building or structures, and name of proposed development, if applicable Name and address of firm or individual who prepared the site plan Proof of property ownership B. Site and Zoning Data Existing lot lines, building lines, structures, parking areas, and other improvements on the site and within 100 feet of the site 21:8 Required For: Preliminary Final Site Site Plan Plan X X X X X X X X X X X X X X X X �The City of Plan Data Proposed lot lines, lot dimensions, property lines setback dimensions, structures, and other improvements to the site and within 100 feet of the site. All existing and proposed easements, including type Zoning district of site and all adjacent properties Land use of site and all adjacent property Proposed use of site Gross and net lot area in acres and sq. ft., net lot area excluding all existing road rights-of-way as well as that in proposed rights-of-way, required access easements and portions covered by wetlands, bodies of water (including streams, ponds, lakes), and 90% of the area of all existing drainage easements Ground floor and total floor area to be constructed Lot coverage (ground floor area divided by net lot area) Impervious surface (total impervious area and percentage of impervious area to total net lot area) Floor area ratio (total floor area divided by net lot area) Number and type of dwelling units and density, for residential projects Building height, in feet and number of floors Required yards C. Natural Features General location of existing plant materials, with identification of materials to be removed and materials to be preserved Location, sizes, types, and condition of existing trees Topography on the site and within 100 feet of the site at two-foot contour intervals, referenced to a USGS benchmark Location of existing drainage courses, floodplains, lakes and streams, and wetlands with elevations Wetlands delineated both in the field and on the plan. The existing area must be shown for each wetland. All impacted areas and mitigation areas shall be shown with calculations provided. DEXTER ~ Required For: Preliminary Final Site Site Plan Plan X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X 21:9 �Zoning Ordinance Plan Data Soils information, location, and extent of soils that are unbuildable in their natural state because of organic content or water table level, based on the Washtenaw County Soil Survey or equivalent information. Groundwater information on the site, with supporting evidence including, but not limited to site-specific soils information. D. Access and Circulation Dimensions, curve radii, and centerlines of existing and proposed access points, roads, and road rights-of-way or access easements Driveways and intersections within 250 feet of the site Location of proposed roads, driveways, parking lots, sidewalks, and non-motorized pathways Cross-section details of proposed roads, driveways, paring lots, sidewalks, and non-motorized paths illustrating materials and thickness Dimensions of acceleration, deceleration, and passing lanes Calculations for required number of parking and loading spaces, location, and layout Dimensions of parking spaces, islands, circulation aisles, and loading zones Fire protection plan Traffic regulatory signs and pavement markings E. Landscape Plans General landscape plan, including location and type of all proposed shrubs, trees, and other live plant material. Existing live plant material to remain, and if material will be applied to landscaping requirements Existing and proposed topography, by contours, correlated with the grading plan Location of all proposed improvements, as shown on the site plan 21:10 Required For: Preliminary Final Site Site Plan Plan X X X X X X X X X X X X X X X X X X X X X X X X �The City of Plan Data DEXTER ~ Required For: Preliminary Final Site Site Plan Plan Planting list for proposed landscape materials, with caliper size or height of material, root ball type, method of installation (planting/staking details), botanical and common names, spacing, and quantity Irrigation system plan for watering and draining landscape areas Sections, elevations, plans, and details of landscape elements, such as berms, walls, ponds, retaining walls, and tree wells. Proposed means of protecting existing plan material during construction Proposed dates of installation Landscape maintenance schedule F. Building, Structure, and Miscellaneous Site Information Location, height, and outside dimensions of all proposed X buildings and structures Building floor plans and total floor area Details on accessory structures and any screening Location, size, height, and lighting of all proposed site and wall signs Building façade elevations for all sites, drawn at an appropriate scale Description of exterior building materials and colors (samples may be required) Location of exterior lighting (site and building lighting) Lighting details, including size, height, initial lumen rating, type of lamp, method of shielding, type of lens, and depiction of lighting pattern for all site and building lighting Lighting photometric grid overlaid on proposed site plan showing light intensity (in foot-candles) on site and 10 feet beyond parcel lines Location of trash receptacle(s) and transformer pad(s) and method of screening Location of any outdoor sales or display area X X X X X X X X X X X X X X X X X X 21:11 �Zoning Ordinance Plan Data Required For: Preliminary Final Site Site Plan Plan G. Information Concerning Utilities, Drainage, and Related Issues Location of existing and proposed sanitary sewer systems X X Size of existing and proposed sanitary sewer systems X Location of existing and proposed water mains, water X X service, and fire hydrants Size of existing and proposed water mains, water service, X and fire hydrants Site grading, drainage patterns, and other stormwater X X management measures Stormwater drainage and retention/detention calculations X X Stormwater retention and detention ponds, including grading, side slopes, depth, high water elevation, volume, X and outfalls Location of storm sewers and drains X X Size of storm sewers and drains X Location of above and below ground gas, electric, and X X telephone lines, existing and proposed Location of transformers and utility boxes X Assessments of potential impacts from the use, processing, or movement of hazardous materials or X chemicals, if applicable H. Additional Information Required for Multiple-Family Residential Development The number and location of each type of residential unit X X (one-bedroom units, two-bedroom units, etc.) Density calculations by type of residential unit (dwelling X X units per acre) Garage and/or carport locations and details, if proposed X Mailbox clusters X Location, dimensions, floor plans, and elevations of common building(s) (e.g. recreation, laundry, etc.), if X applicable Swimming pool fencing detail, including height and type X of fence, if applicable Location and size of recreation and open space areas X 21:12 �The City of Plan Data DEXTER ~ Required For: Preliminary Final Site Site Plan Plan Indication of type of recreation facilities proposed for X recreation area I. Additional Study (as required by the Zoning Administrator) As required by Zoning Traffic Study Administrator As required by Zoning Environmental Assessment Administrator As required by Zoning Noise Administrator As required by Zoning Additional Study as required by the Zoning Administrator Administrator NOTE: If any of the items listed above are not applicable, a list of each item considered not applicable and the reason(s) why each listed item is not considered applicable should be provided on the site plan. Section 21.09 CRITERIA FOR SITE PLAN REVIEW A. Standards. The Planning Commission (and City Council) shall review the site plan to ensure that it complies with all of the criteria below: 1. General. a. The proposed development shall be consistent with the general principles and objectives of the adopted City Master Plan, the subdivision ordinance, and all applicable building codes. b. All elements of the site plan shall be designed to take into account the site’s topography, existing historical and architectural features, the size and type of lot, the character of adjoining property, and the traffic operations of adjacent streets. The site shall be developed so as not to impede the normal and orderly development or improvement of surrounding property for uses permitted in this Ordinance. 2. Building Design. The building design shall relate to the surrounding environment in regard to texture, scale, mass, proportion, and color. High standards of construction and quality materials will be incorporated into the new development. 3. Preservation of Significant Natural Features. Judicious effort shall be used to preserve the integrity of the land, existing topography, and natural features, in particular woodlands, MDEQ designed/regulated wetlands, and, to a lesser extent, wetlands which are not regulated by the MEDQ. 21:13 �Zoning Ordinance 21:14 4. Landscaping. The landscape shall be preserved in its natural state, insofar as practical, by removing only those areas of vegetation or making those alterations to the topography which are reasonably necessary to develop the site in accordance with the requirements of this Ordinance. Landscaping shall be preserved and/or provided to ensure that proposed uses will be adequately buffered from one another and from surrounding public and private property. Landscaping shall be provided and designed in accordance with the provisions of Article VI, Landscaping Standards. 5. Streets. All streets shall be developed in accordance with the City of Dexter Subdivision control Ordinance and Engineering Standards. 6. Access, Driveways, and Circulation. Safe, convenient, uncongested, and well-defined vehicular and pedestrian circulation within and to the site shall be provided and shall meet the following criteria: a. Drives, streets, parking, and other elements shall be designed to discourage through traffic, while promoting safe and efficient traffic operations within the site and at its access points. b. All driveways shall meet the design and construction standards of the City. c. Access to the site shall be designed to minimize conflicts with traffic on adjacent streets, particularly left turns into and from the site. d. For uses having frontage and/or access on a major traffic route, as defined in the City of Dexter Master Plan, the number design, and location of access driveways, and other provisions for vehicular circulation shall comply with the provisions of Section 5.11 Access Management. 7. Emergency Vehicle Access. All buildings or groups of buildings shall be arranged so as to permit necessary emergency vehicle access as required by the City fire and police departments. 8. Sidewalks, Pedestrian, and Bicycle Circulation. a. The arrangement of public or common ways for vehicular and pedestrian circulation shall be connected to existing or planned streets and sidewalks/pedestrian or bicycle pathways in the area in accordance with City of Dexter Non-Motorized Pathways Plan. b. A pedestrian circulation system shall be separated from vehicular circulation systems. �The City of c. DEXTER ~ In order to ensure public safety, special pedestrian measures, such as crosswalks and crossing signals, other such facilities may be required in the vicinity of primary and secondary schools, playgrounds, local shopping areas, fast food/service restaurants, and other high-traffic areas of pedestrians or bicycles. 9. Barrier-Free Access. The site has been designed to provide barrier-free parking and pedestrian circulation. 10. Parking. The number and dimensions of off-street parking spaces shall be sufficient to meet the maximum standards outlined in Article V, Parking and Loading. However, the Planning Commission may reduce the required number of parking spaces as permitted in Section 5.03 Off-Street Parking: Flexibility in Application and Section 5.05.A. 11. Loading and Storage. All loading and unloading areas and outside storage areas shall be screened, as determined by the Planning Commission, in accordance with Article VI, Landscaping Standards. 12. Soil Erosion Control. The site shall have adequate lateral support so as to ensure that there will be no erosion of soil or other material. The final determination as to adequacy of, or need for, lateral support shall be made by the City Engineer. 13. Utilities. Public water and sewer facilities shall be available or shall be provided for by the developer as part of the site development, where such systems are available. 14. Stormwater Management. a. Appropriate measures shall be taken to ensure that removal of surface waters will not adversely affect neighboring properties or the public storm drainage system. Provisions shall be made to accommodate stormwater which complements the natural drainage patterns and wetlands, prevent erosion and the formation of dust. Sharing of stormwater facilities with adjacent properties shall be encouraged. The use of detention/retention ponds may be required. Surface water on all paved areas shall be collected at intervals so that it will not obstruct the flow of vehicular or pedestrian traffic or create standing water. b. Storm water detention, retention, transport, and drainage facilities shall be designed to conserve and enhance the natural storm water system on site, including the storage and filtering capacity of wetlands, watercourses, and water bodies, and/or the infiltration capability of the natural landscape. Storm water facilities shall not cause flooding 21:15 �Zoning Ordinance or the potential for pollution of surface or groundwater, on-site or offsite. Storm water facilities shall conform to the requirements of the Washtenaw County Water Resource Commissioner. Deviations from the Washtenaw County Water Resource Commissioner standards may be permitted upon review and approval by the City Engineer. 21:16 15. Lighting. Exterior lighting, in accordance with Section 3.11, Exterior Lighting, shall be arranged so that it is deflected away from adjacent properties and so that it does not impede the vision of traffic along adjacent streets. Flashing or intermittent lights shall not be permitted. 16. Noise. The site has been designed, buildings so arranged, and activities/ equipment programmed to minimize the emission of noise, particularly for sites adjacent to residential districts. 17. Mechanical Equipment and Utilities. Mechanical equipment and utilities, roof, building- and ground-mounted, shall be screened in accordance with the requirements of Article VI, Landscaping Standards. 18. Waste Receptacles. Waste receptacles shall be provided as required in Section 3.08, Dumpster and Waste Receptacles. 19. Signs. The standards of Article VII must be met. 20. Hazardous Materials or Waste. For businesses utilizing, storing or handling hazardous material such as automobile service and automobile repair stations, automobile body repair stations, dry cleaning plants, metal plating industries, and other industrial uses, documentation of compliance with state and federal requirements shall be provided. 21. Industrial site plan requirements. a. Site plan proposals for new or expanded industrial development shall comply with the site plan requirements in Articles XVI, I-1, Limited Industrial District and XVII, RD Research and Development District. b. In order to plan for and accommodate new industries in the City of Dexter, the following information shall be provided for all proposed industrial businesses. An industrial activity statement is required in conjunction with site plan review. An industrial activity statement is also required for a new industry prior to occupying an existing building, even if a formal site plan review is not required. Responses shall be submitted on company letterhead, signed, and dated by the chief executive of the proposed facility. i. Business name. ii. Business mailing address. �The City of DEXTER ~ iii. Business phone no., fax no., and emergency phone no. iv. If a subsidiary, the name and address of the parent company. v. The names and titles of individuals involved in management of the business in the City of Dexter. vi. A detailed description of the business to be located in the City of Dexter, including, at minimum, the following information (this information, including the levels of emissions and discharges specified will become a part of the approved site plan, and may be used by the city to monitor compliance with the approved site plan): (1) The types of industrial processes to be used. (2) The products to be created. (3) Identification of chemicals, hazardous substances, flammable or combustible liquids, pesticides, fertilizers, and oil products to be used, stored, or produced. (4) Description of the type and maximum level of any air contaminants or air emissions to be produced by the industrial processes, and description of the measures to be taken to protect air quality. (5) Description of the type and maximum amount of wastewater to be produced, and description of the measures to be taken to prevent discharge of pollutants into or onto the ground. (6) Description of the type and level of noise to be created by the industrial processes, and description of any noise abatement measures to be taken vii. If the business is relocating from another municipality, the addresses of previous location(s). viii. The expected daily hours of operation. ix. The days of the week when expected to be in operation. x. Number of employees expected at the facility. xi. Indication whether the business has been cited within the past five years, in any form or manner, by any governmental authority for violation of any laws and regulations, including 21:17 �Zoning Ordinance environmental laws and regulations, and indication whether the business had any permits revoked because of noncompliance with governmental regulations, with detailed explanation. c. 22. 21:18 xii. Indication whether, in the past five (5) years, any employees sustained on-the-job disabling injuries or injuries necessitating recovery lasting more than two (2) weeks, or whether any employees have been killed on the job, with detailed explanation. xiii. Indication whether there are any special fire protection devices or measures required by this business, with detailed explanation. xiv. Indication whether there are any special waste treatment procedures or measures required by this business, with detailed explanation. Certification Statements. In the letter containing the above information, the following statement shall be inserted prior to the signature by the chief executive officer of the City of Dexter facility: i. I hereby swear or affirm that I have sufficient knowledge concerning the proposed business to provide the information provided herein and that this information is true and accurate. I further swear or affirm that I have the authority to sign this document on behalf of the applicant. ii. I acknowledge that the information contained in this document is required under the City of Dexter Zoning Ordinance and shall become a part of our site plan review application. I acknowledge that any omission or material misrepresentation as to the information contained herein shall be cause for denial of the application, and if the omission or material misrepresentation is discovered subsequent to site plan approval, for revocation of that site plan approval. I acknowledge that any operations of the business that are inconsistent with or in conflict with the information presented herein shall constitute a violation of the Zoning Ordinance, and shall be subject to the penalties and corrective action specified in the Zoning Ordinance. Other Agency Reviews. The applicant has provided documentation of compliance with other appropriate agency review standards, including, but �The City of DEXTER ~ not limited to, the MDEQ, MDOT, Washtenaw County Road Commission, Washtenaw County Water Resources Commission, Washtenaw County Health Department, and other Federal and State agencies, as applicable. Section 21.10 FINAL SITE PLAN AND ENGINEERING A. No certificates of zoning compliance or building permits shall be issued until all required site plans and engineering plans have been approved and all applicable construction permits are in effect. B. No grading, removal of trees or other vegetation, landfilling, or construction of improvements shall commence for any development for which site plan approval is required until a final site plan is approved and is in effect, and construction permits are issued, except as otherwise provided in this Ordinance. Section 21.11 AMENDMENT, REVISION OF SITE PLAN A. An applicant or property owner who has been granted site plan approval shall notify the Zoning Administrator of any proposed amendment to such approved site plan. B. Minor changes may be approved by the Zoning Administrator. The Zoning Administrator must provide, in writing to the Planning Commission and City Council, documentation that the proposed revision does not alter the basic design, compliance with the standards of this Ordinance, nor any specified conditions of the plan. In considering such determination, the Zoning Administrator shall consider the following to be a minor change: 1. Change in size of structures, for residential buildings by up to five percent (5%), provided that the overall density of units does not increase. 2. Change in square footage of non-residential buildings by up to ten percent (10%) or two thousand (2,000) sq. ft., whichever is smaller. 3. Alterations to horizontal and /or vertical elevations by up to five percent (5%). 4. Movement of a building or buildings by no more than ten (10) feet. 5. Increase in designated “areas not to be disturbed”. 6. Replacement of plantings approved in the site plan landscape plan by similar types and sizes of landscaping, which provides a similar screening effect on a one to one (1:1) or greater basis, with approval of the Zoning Administrator. 7. Improvements to site access or circulation, such as inclusion of deceleration lanes, boulevards, curbing, pedestrian/bicycle paths, etc. 21:19 �Zoning Ordinance C. 8. Changes of building materials to another of higher quality, as determined by the Zoning Administrator. 9. Changes in floor plans, which do not alter the character of the use. 10. Modification of sign placement or reduction of size. 11. Internal rearrangement of parking lot, which does not change the number of parking spaces by five percent (5%) or alter access locations or design. 12. Changes required or required by the City of safety reasons. 13. Other minor site improvements that meet all Ordinance requirements. Should the Zoning Administrator determine that the requested site plan modification is not minor, the Planning Commission and City Council shall be notified in writing, and the applicant shall submit an application for an amendment to an approved site plan to the Zoning Administrator, in accordance with the procedure under Section 21.06. Section 21.12 MODIFICATION CONSTRUCTION OF PLAN DURING A. All site improvements shall conform to the approved final site plan, including engineering drawings approved by the City Engineer. If the applicant makes any changes during construction in the development in relation to the approved final site plan, such changes shall be made at the applicant’s risk, without any assurances that the City Council will approve the changes. B. It shall be the responsibility of the applicant to notify in writing the Zoning Administrator, and the City Council of any changes. The Zoning Administrator may require the applicant to correct the changes so as to conform to the approved final site plan, approve the proposed modification or require the applicant to make the modification request to the City Council. C. Any deviation from the approved site plan, except as authorized in Section 21.11, Amendment to an Approved Site Plan, shall be considered a violation of this Article. Section 21.13 AS-BUILT DRAWINGS A. 21:20 The applicant shall provide as-built drawings and a project engineer’s certificate of all sanitary sewer, water, and stormsewer lines and all appurtenances, which were installed on a site for which a final site plan was approved. As-built drawing requirements are available in the City’s current engineering standards. The drawings shall be submitted to the Zoning Administrator, and shall be approved by the City Engineer prior to the release of any performance guarantee or part thereof �The City of DEXTER ~ covering such installation. An as-built performance deposit is required to ensure the completion of the as-built drawings. B. The as-built drawings shall show, but shall not be limited to, such information as the exact size, type, and location of pipes; location and size of valves, fire hydrants, tees, and crosses; depth and slopes of retention basins; and location of any type of other utility installations. The drawings shall show plan and profile views of all sanitary and storm sewer lines and plan views of all water lines. C. The as-built drawings shall show all work as actually installed and as field verified by a professional engineer or a representative thereof. The drawings shall be identified as “As-built Drawings” in the title block of each drawing and shall be signed and dated by the owner of the development or the owner’s legal representative and shall bear the seal of a professional engineer. D. Upon acceptance of the as-built drawings, the applicant shall submit the required information for the dedication of public infrastructure, if applicable. Section 21.14 PHASING OF DEVELOPMENT The applicant may divide the proposed development into two (2) or more phases. In such case the preliminary site plan shall cover the entire property involved and shall clearly indicate the location, size, and character of each phase. A final site plan shall be submitted for review and approval for each phase. A construction timeline must be submitted for phased development. The City Council may impose restrictions on the approval of subsequent plans and phases due to lack of permit activity for a period of more than one year. Prior to the approval of subsequent phases the City Council may require that incomplete site work, such as but not limited to incomplete sidewalks, roads or other site amenities that affect the quality of life for residents, be completed. Section 21.15 INSPECTION The Zoning Administrator shall be responsible for inspecting all improvements for conformance with the approved final site plan. All subgrade improvements, such as utilities subbase installations for drives and parking lots, and similar improvements shall be inspected and approved prior to covering. The applicant shall deposit with the City, to be held by the City in escrow, an amount deemed reasonable by the Zoning Administrator and/or City Engineer to pay for anticipated inspections. The applicant shall be responsible for requesting the necessary inspections. The Zoning Administrator shall obtain inspection assistance from the City Fire Chief, and Engineer, where applicable. The Zoning Administrator shall notify the Planning Commission in writing when a development for which a final site plan is approved has passed inspection with respect to the approved final site plan. The Zoning Administrator shall notify the City Council and the Planning Commission in writing, of any development for which a final site plan was approved, which does not pass inspection with respect to the approved final site plan, and shall advise the 21:21 �Zoning Ordinance City Council and the Planning Commission of steps taken to achieve compliance. In such case, the Zoning Administrator shall periodically notify the City Council and the Planning Commission of progress toward compliance with the approved final site plan and when compliance is achieved. Section 21.16 PERFORMANCE GUARANTEES A. Performance bonds, irrevocable bank letters of credit, cash deposits, or other forms of security shall be provided by the applicant to the City. The guarantee shall be provided after a final site plan and/or zoning compliance certificate is approved, but prior to issuance of a certificate of final zoning compliance, or as determined by the Zoning Administrator, for any improvements covered by the site plan. The guarantee shall cover site improvements shown on the approved final site plan, which will not be completed prior to issuance of the certificate of final zoning compliance. Site improvements shall include but not be limited to: streets and drives, parking lots, sidewalks, street signage, grading, required landscaping, required screens, storm drainage, exterior lighting, trash enclosures, utilities and any other information shown on the approved final site plan. B. The applicant shall provide a cost estimate of the improvements to be covered by the guarantee and such estimate shall be verified as to amount by the City Engineer. The form of the guarantee shall be approved by the City Attorney. C. If the applicant shall fail to provide any site improvement according to the approved plans within the time period specified in the guarantee, the City Council shall have the authority to have such work completed. The City Council may reimburse itself for cost of such work, including administrative costs, by appropriating funds from the deposited security, or may require performance by the bonding company. D. If a cash deposit is used, the applicant and City Zoning Administrator shall decide at the time of deposit on the means of rebating portions of the deposit in proportion to the amount of work completed on the covered improvements. All required inspections for improvements for which the cash deposit is to be rebated shall have been made before any rebate shall be made. E. The Zoning Administrator may refuse to sign a certificate of final zoning compliance in order to achieve compliance with the approved final site plan, and approved engineering plans related thereto. In such cases, a certificate of final zoning compliance shall be signed by the Zoning Administrator upon compliance with the approved plans or upon provision of adequate security to guarantee compliance following occupancy. Section 21.17 FEES Fees for the application and review of site plans and inspections as required by this Article shall be established and may be amended by resolution of the City Council. 21:22 �The City of DEXTER ~ Section 21.18 VIOLATIONS The approved final site plan shall become part of the record of approval and subsequent action relating to the site in question shall be consistent with the approved final site plan, unless the City Council agrees to such changes as provided in this Article. Any violation of the provisions of this Article, including any improvement not in conformance with the approved final site plan, shall be deemed a violation of this Ordinance and shall be subject to all penalties therein. Section 21.19 PROPERTY MAINTENANCE AFTER APPROVAL It shall be the responsibility of the owner of a property for which site plan approval has been granted to maintain the property in accordance with the approved site design on a continuing basis until the property is razed, or until new zoning regulations supersede the regulations upon which site plan approval was based, or until a new site design is approved. This maintenance requirement includes healthy landscaping, walls, fences, pavement, pavement markings, signs, building exterior, drainage facilities and all other elements of a site. Any property owner who fails to so maintain an approved site design shall be deemed in violation of the use provisions of this Ordinance and shall be subject to the same penalties appropriate for a use violation. With respect to condominium projects, the Master Deed shall contain provisions describing the responsibilities of the condominium association, condominium owners, and public entities, with regard to maintenance of the property in accordance with the approved site plan on a continuing basis. A storm water management maintenance schedule shall be part of the master deed. The Master Deed shall further establish the means of permanent financing for required maintenance and improvement activities, which are the responsibility of the condominium association. Failure to maintain an approved site plan shall be deemed in violation of the use provisions of this Ordinance and shall be subject to the same penalties appropriate for a use violation. Prior to the transitional control date, the developer shall not amend the Master Deed without approval from the Planning Commission. Section 21.20 DEVELOPMENT AGREEMENTS The City Council may as a condition of final site plan approval, require the proprietor and/or developer to enter into a Development Agreement with the City. Such agreement shall set forth and define the responsibilities of the proprietor and the City, as set forth in Section 22.12. 21:23 �Zoning Ordinance This page is intentionally left blank. 21:24 �The City of DEXTER ~ Article XXII ADMINISTRATION AND ENFORCEMENT Section 22.01 PURPOSE It is the purpose of this article to provide the procedures for the administration of the Ordinance, issuance of permits, inspection of properties, collection of fees, handling of violators, and enforcement of provisions of this Ordinance and amendments thereto. Section 22.02 ADMINISTRATION The provisions of this Ordinance shall be administered by the Zoning Administrator, or their designee, to enforce the provisions of this Ordinance. The Zoning Administrator shall be appointed by the City Council. When the position of Zoning Administrator is vacant the City Manager shall act as Zoning Administrator until such time a Zoning Administrator is appointed by the City Council. Section 22.03 DUTIES AND POWERS OF THE ZONING ADMINISTRATOR The Zoning Administrator shall have the following duties and powers. A. The Zoning Administrator shall enforce all provisions of this Ordinance and shall issue all necessary notices or orders to ensure compliance with said provisions. B. The Zoning Administrator shall receive applications for and issue certificates of zoning compliance in accordance with this Ordinance. Certificates of Occupancy are issued by the Washtenaw County Building Department. It is the applicant’s responsibility to submit a copy of the Certificate of Occupancy to the Zoning Administrator upon receipt. C. The Zoning Administrator shall make all inspections required by this Ordinance, and all inspections necessary to enforce this Ordinance, and may engage the assistance of the City Fire Chief, Engineer, Attorney, and applicable outside agencies as deemed necessary, in making such inspections. The Zoning Administrator may engage other expert opinion to assist in making such inspections subject to the approval of the City Council. D. The Zoning Administrator shall identify and process violations of this Ordinance. The Zoning Administrator shall be responsible for making periodic inspection of the City or parts thereof for the purpose of finding violations of this Ordinance. 22:1 �Zoning Ordinance E. The Zoning Administrator shall keep official records of applications received, certificates issued, fees collected, reports of inspections, and notices and orders issued. F. The Zoning Administrator shall submit to the City Council a quarterly report in which a summary of the activities of the office is presented. Section 22.04 ZONING COMPLIANCE PERMIT A. B. 22:2 Purpose. A Zoning Compliance Permit must first be obtained by the Zoning Administrator prior to all of the following actions; 1. Procurement of a building permit from the Washtenaw County Building Department. 2. Attaining a Certificate of Occupancy from the Washtenaw County Building Department. 3. A change in use of a lot or structure. 4. Extending a use on a lot where there is a non-conforming use or structure. Requirements. 1. Applications for certificates of zoning compliance shall be made to the Zoning Administrator. Each application shall include a description of the proposed use, specifications including a dimensional plot plan or site plan as required in Section 21.08 herein, or any other information requested by the Zoning Administrator necessary to determine zoning compliance. The Zoning Administrator may waive information requirements that do not affect compliance with the Ordinance. The Zoning Administrator shall retain the original documents in accordance with the City’s document retention policy. 2. A certificate of zoning compliance shall be issued for a use or structure and the lot on which situated in which one or more legal non-conformities exist. In such case, the certificate of zoning compliance shall clearly list each legal non-conformity. A certificate of zoning compliance shall not be issued for any use or structure and the lot on which situated if any illegal non-conformity exists thereon. 3. Application for a certificate of zoning compliance may be made by the owner or lessee of the structure or lot, or agent, or by the licensed engineer or architect employed in connection with the proposed work or operation. If the application is made by a person other than the property owner, the application shall either be signed by the property owner or, it shall be accompanied by a letter from the property owner stating they give authorization to the applicant to make such application. The full names and addresses of the owner, lessee, applicant, and of the responsible officers, if the owner or lessee is a corporate body, shall be stated in the application. �The City of 4. DEXTER ~ Subject to the limitations of this section, amendments to a plan, application, or other records accompanying the same may be filed at any time before completion of the work for which the zoning compliance is issued. Such amendments shall be deemed part of the original application and shall be filed therewith. C. Issuance of a Certificate. The Zoning Administrator shall examine or cause to be examined all applications and required supplemental materials for a certificate of zoning compliance and amendments thereto within seven days after filing. If the application or the plans do not conform to all requirements of this Ordinance, the Zoning Administrator shall reject such application in writing and state the reasons therefore. If the application or plans do so conform, the Zoning Administrator shall issue a certificate of zoning compliance as soon as possible. The Zoning Administrator shall attach his/her signature to every certificate, or may authorize a subordinate to affix such signature thereto. The Zoning Administrator shall stamp or endorse all sets of corrected and approved plans submitted with such applications as “Approved”. D. Voiding of a Certificate. An application for a certificate of zoning compliance shall be deemed to have been abandoned six (6) months after the date of filing unless such application has been diligently prosecuted or a building permit shall have been issued, or a certificate of occupancy shall have been issued for a use not requiring a building permit. The Zoning Administrator may, for reasonable cause, grant one or more extensions of time for additional periods not exceeding ninety (90) days each. Any certificate issued shall become invalid if the authorized work is suspended or abandoned for a period of six (6) months after time of commencing the work. The Zoning Administrator may revoke a certificate of zoning compliance in case of any false statement or misrepresentation of fact in the application or on the plans on which the certificate was based. Section 22.05 BUILDING PERMITS No building permit shall be issued for the erection, alteration, moving or repair of any structure or part thereof which does not comply with all provisions of this Ordinance and unless a certificate of zoning compliance has been issued therefore by the Zoning Administrator and is in effect. No structure shall be erected, moved, added to, or structurally altered unless a building permit shall have been issued therefore by the Zoning Administrator. Section 22.06 CERTIFICATES OF OCCUPANCY A. General Requirement. It shall be unlawful to use or occupy or to permit the use of any structure or premises, or both, or part thereof hereafter created, erected, changed, converted, or wholly or partly altered or enlarged in its use or structure 22:3 �Zoning Ordinance until a certificate of final zoning compliance has been issued by the Zoning Administrator. A certificate of final zoning compliance shall not be approved until it has been signed by the Zoning Administrator, signifying compliance with all provisions of this Ordinance. A certificate of occupancy shall be obtained from the Washtenaw County Building Department, following issuance of final zoning compliance, as cited herein. Failure to obtain a certificate of occupancy when required shall be a violation of this Ordinance and punishable under Section 22.11, herein. B. Change in Use. A structure or part thereof shall not be changed to or occupied by a use different from that existing at the effective date of this Ordinance if a building permit is required, unless a certificate of occupancy is first issued for the different use. C. Existing Structure and Use. A certificate of occupancy shall be issued upon the request of the owner for an existing structure or part thereof, or for an existing use of land, including legal non-conforming uses and structures if, after inspection of premises, it is found that such structures or uses comply with all provisions of this Ordinance, or otherwise have legal non-conforming status. All legal nonconformities shall be clearly described on the certificate of occupancy. A certificate of occupancy shall not be issued for any premises on which illegal non-conformities exist. D. Accessory Structures. An accessory structure shall require a separate certificate of occupancy, unless included in the certificate of occupancy issued for the principal structure, when such accessory structure is completed under the same building permit as the principal structure. E. Application. Application for certificates of occupancy shall be made in writing to Washtenaw County on forms therefore furnished. Upon receipt a copy shall be forwarded to the Zoning Administrator. F. Certificate to Include Zoning. Certificates of occupancy as required by the County Building Code for new buildings or structures, or parts thereof, or for alterations or repairs to existing buildings or structures shall also constitute certificates of occupancy as required by this ordinance. G. Temporary Certificates. Where permitted under the County Building Code, a temporary certificate of occupancy may be issued by the County subject to a recommendation of approval by the Zoning Administrator. Section 22.07 RECORDS The Zoning Administrator shall maintain records of all certificates and permits issued under this ordinance and said records shall be open for public inspection. 22:4 �The City of DEXTER ~ Section 22.08 NOTICES Except as otherwise provided below, notices of hearings regarding zoning amendments, special land uses, and matters before the Zoning Board of Appeals shall be provided as required by the Zoning Enabling Act as follows: A. Newspaper Notice. A notice shall be published in a newspaper of general circulation in the City not less than fifteen (15) days before the hearing. B. Notice Requirements. At least fifteen (15) days before the hearing, notices shall be mailed or hand-delivered to the following: C. 1. The applicant and the owner(s) of the property, if the applicant is not the owner. 2. All persons to whom real property is assessed within three hundred (300) feet of the property for which approval has been requested, as shown by the latest assessment roll, regardless of whether the property is located within the City. 3. The occupants of any structures within three hundred (300) feet of the boundary for the property for which the approval has been requested, regardless of whether the owner and property is located within the City, except as set forth in Section 22.08 B.4. 4. Notification need not be given to more than one (1) occupant of a structure, except that if a structure contains more than one (1) dwelling unit or spatial area owned or leased by different persons, one (1) occupant of each unit or spatial area shall be given notice. If a single structure contains more than four (4) dwelling units or other distinct spatial areas owned or leased by different persons, notice may be given to the manager or owner of the structure, who shall be requested to post the notice at the primary entrance to the structure. 5. The notice under this section is considered to be given when personally delivered or when deposited during normal business hours for delivery with the United States Postal Service, or other public or private delivery service. If the name of the occupant is not known, the term “occupant” may be used for the intended recipient of the notice. Exemption. Actions exempt from notification: 1. Requirements for individual notice to property owners shall not apply to Ordinance text amendments. 2. Requirement for individual notice as set forth in Section 22.08.B. does not apply to any group of adjacent properties numbering eleven (11) or more that are proposed for rezoning. 22:5 �Zoning Ordinance D. Content of Notice. The notices shall: 1. Describe the nature of the request. 2. Identify any property that is the subject of the request. The notice shall include a listing of all existing street addresses and/or parcel ID numbers within the property. If there are not street addresses, other means of identification (including illustrations) may be used. 3. State when and where the request will be considered. 4. Indicate when and where written comments will be received concerning the request. Section 22.09 FEES The City Council shall establish a schedule of fees, by resolution, for administering this Ordinance. The schedule of fees shall be posted on public display in the Office of the Zoning Administrator and may be altered or amended only by the City Council. No permit, certificate, space land use approval, or variance shall be issued unless or until such costs, charges, fees, or expenses listed in this Ordinance have been paid in full, nor shall any action be taken on proceedings before the Zoning Board of Appeals, unless or until charges and fees have been paid in full. Section 22.10 COMPLIANCE WITH PLANS AND APPLICATIONS Building permits and certificates of occupancy issued on the basis of plans and applications approved by the Zoning Administrator authorize only the use, arrangement, and construction set forth in such approved plans and applications, and no other use, arrangement, or construction. Use, arrangement, or construction at variance with that authorized shall be deemed a violation of this ordinance and punishable as provided in Section 22.11, herein. Section 22.11 VIOLATIONS A. A violation of this Ordinance shall be a Municipal Civil Infraction and shall be subject to the penalties established under the Municipal Civil Infraction Ordinance of the City of Dexter (Section 22-9). The imposition of any sentence shall not exempt the offender from compliance with the requirements of this Ordinance nor prevent the City from seeking injunctive relief or any other remedy available under the law. It shall be the responsibility of the Zoning Administrator to initiate the procedure for removing or abating a violation of the Zoning Ordinance. Upon verification that a Zoning Ordinance violation exists, the Zoning Administrator shall: 1. 22:6 Give notice of violation by mail or in person to the property owner and the property possessor/occupant (if any). Such notice shall identify the subject property, identify the nature of the violation and the applicable parts of the �The City of DEXTER ~ Zoning Ordinance, direct the discontinuance of the violation, and specify the time period, which will be allowed for abatement of the violation. Or, 2. Issue a “Stop Work Order” if any one of the following apply: a. A zoning compliance permit has not been issued. b. Work in progress does not comply with the plan of the corresponding zoning compliance permit. The stop work order shall contain the same information required for the notice of violation (paragraph A.1., above). In addition the stop work order shall contain the time of day that the order is issued, shall order all persons to stop work immediately, and shall state that failure to comply with the order or removal of the posted order may result in criminal prosecution. If work is progressing at the time of issuance of the stop work order, the order shall be shown to all persons performing work. A copy of the order shall be posted on the property at a point visible from the street and shall be of a distinctive bright color. The Zoning Administrator shall cancel a notice of violation or remove and cancel a stop work order when his/her re-inspection confirms that the violation originally cited has been abated and that no new violation exists. A copy of the cancellation will be mailed or hand delivered to the property owner and the occupant if different from the owner. B. If work continues after posting of the stop work order or the noted violation has not be rectified within the time period afforded, the Zoning Administrator is authorized to issue a Municipal Civil Infraction violation notice per Section 22-9 of the City of Dexter General Code. Any person who violates any provision of this section shall be responsible for a municipal civil infraction, subject to payment of a civil fine as set forth in Section 22-9 of the City of Dexter General Code. C. Public Nuisance Per Se. Any structure which is erected, altered, or converted, or any use of any structure or lot which is commenced or changed after the effective date of this Ordinance, in violation of any of the provisions herein, is declared to be a public nuisance per se, and may be abated by order of any court of competent jurisdiction. Section 22.12 DEVELOPMENT AGREEMENTS A. Development Agreement Requirement. Following the approval of a planned unit development (PUD) or conditional rezoning, an applicant shall execute a development agreement, in a form approved by the City, specifying all the terms and understandings relative to the proposed development. Development agreements following the approval of site plans or special land uses shall be at the City’s discretion. All costs incurred by the City, including attorney fees, in drafting and approving the development agreement shall be paid by the applicant. 22:7 �Zoning Ordinance B. 22:8 Minimum Terms. The content of the agreement shall outline the specifics of the proposed development, but shall at a minimum provide the following terms: 1. A survey of the acreage involved in the proposed development. 2. A description of the ownership of the subject property. 3. A land use description, including a specific description of the proposed uses, density, lot dimensions, setbacks, and other dimensional standards. 4. Proposed method of dedication or mechanism to protect areas designated as common areas, open spaces, or conservation areas. 5. Description of required improvements to common areas, recreational facilities, and non-motorized pathways. 6. General description of any improvements to roads or utilities. 7. Mechanisms to ensure the continued maintenance of common areas, including but not limited to roadways, sidewalks, lighting, landscaping, utilities, and other site improvements. 8. Provisions assuring that open space areas shown on the plan for use by the public or residents of the development will be irrevocably committed for that purpose. The City may require conveyances or other documents to be placed in escrow to accomplish this. 9. Provisions for the future financing of any improvement shown on the plan as site improvements, open space areas, and common areas, which are to be included within the development, and that maintenance of such improvements is assured by means satisfactory to the City. 10. Provisions to ensure adequate protection of natural features. 11. Financial assurances in accordance with Section 21.16 Performance Guarantee, to guarantee the completion of all site improvements. 12. Requirements that the applicant maintain insurance coverage during development in amounts established by the City, naming the City as an additional insured, and required insurance provisions after the development is completed. 13. The site plan, special land use, planned unit development (PUD), or conditional rezoning shall be incorporated by reference and attached as an exhibit. 14. Description of the timing to complete the development of the project. If the project is to be developed in phases, a timeline to complete the construction of each phase. �The City of 15. DEXTER ~ An acknowledgement by the applicant that the terms and conditions of the approval are fair, reasonable, and equitable, and that the terms and conditions do not violate any constitutional rights, and that the applicant freely agrees to be bound by each condition and provision of the development agreement. 22:9 �Zoning Ordinance This page is intentionally left blank. 22:10 �The City of DEXTER ~ Article XXIII AMENDMENT PROCEDURE Section 23.01 INITIATION OF AMENDMENTS The City Council may, from time to time, amend, modify, supplement, or revise the zoning district boundaries shown on the Official Zoning Map or the provisions of this Ordinance. Amendments may be initiated by resolution of the City Council, the Planning Commission, or by petition of one or more property owners to be affected by the proposed amendment. Section 23.02 AMENDMENT REQUEST An amendment to this Ordinance or the Official Zoning Map, except those initiated by the City, shall be initiated by submission of a completed application form and fee. The following information shall accompany the Zoning Amendment application form: A. A legal description and street address of the subject property, together with a scaled map identifying the subject property in relation to surrounding properties clearly showing the property’s location. B. The name and address of the owner of the subject site, and a statement of the applicant’s interest in the subject site if not the owner in fee simple title. C. The existing and proposed zoning district designation of the subject property. D. The land use classification for the subject site as illustrated on the City’s Master Plan. E. In the case of an amendment to this Ordinance, other than an amendment to the Official Zoning Map, a general description of the proposed amendment and rationale for the change shall accompany the application form. F. A written description of how the requested rezoning meets Section 23.05 Criteria for Amendment of the Official Zoning Map, or Section 23.06 Criteria for Amendments to the Zoning Ordinance Text. Section 23.03 AMENDMENT PROCEDURE A. Upon initiation of an amendment, a work session and public hearing to consider the proposed amendment shall be scheduled before the Planning Commission. Notice of the hearing shall be given as required by the Michigan Zoning Enabling Act (Public Act 110 of 2006, as amended) as provided in Section 22.08. B. Following the public hearing, the Planning Commission shall identify and evaluate all factors relevant to the petition and shall report its findings and recommendation to the City Council. The Planning Commission shall consider the criteria listed 23:1 �Zoning Ordinance in Section 23.05 for a requested amendment to the Official Zoning Map, and the criteria listed in Section 23.06 for requested amendments to the standards and regulations in the text. C. Following receipt of the findings and recommendation of the Planning Commission, the City Council shall act on the proposed amendment. In the case of an amendment to the text of this Ordinance, the City Council may modify or revise the proposed amendment recommended by the Planning Commission prior to enactment. The Zoning Ordinance and any amendment shall be approved by a majority vote of members of the City Council. In the case of an amendment to the Official Zoning Map, the City Council shall approve or deny the amendment, based on its consideration of the criteria in Section 23.05. D. Following adoption of a zoning ordinance or any subsequent amendments by the City Council, the Zoning Ordinance or subsequent amendments shall be filed with the City Clerk, and a notice of ordinance adoption shall be published in a newspaper of general circulation in the City of Dexter within fifteen (15) days of after adoption. The notice required shall include all of the following information: E. 1. In the case of a newly adopted Zoning Ordinance, the following statement: “A zoning ordinance regulating the development and use of land has been adopted by the City Council of the City of Dexter.” 2. In the case of an amendment to an existing zoning ordinance, either a summary of the regulatory effect of the amendment, including the geographic area affected, or the text of the amendment. 3. The effective date of the ordinance or amendment. 4. The place where and time when a copy of the ordinance or amendment may be purchased or inspected. Except as otherwise provided under Section 23.03 D., a Zoning Ordinance shall take effect upon the expiration of seven days after publication as required by Section 23.03 E. or at such later date after publication as may be specified by the City Council. Section 23.04 AMENDMENTS REQUIRED TO CONFORM TO COURT DECREE Any amendment for the purpose of conforming to a decree of a court of competent jurisdiction shall be adopted by the City Council and published, without necessity of a public hearing or referral thereof to any other board or agency. 23:2 �The City of DEXTER ~ Section 23.05 CRITERIA FOR AMENDMENT OF THE OFFICIAL ZONING MAP A. Review. In considering any petition for an amendment to the Official Zoning Map, the Planning Commission and City Council shall identify and evaluate all factors relevant to the application, and shall report its findings in full, along with its recommendations for disposition of the application, to the City Council. B. Findings. The facts to be considered by the Planning Commission and City Council shall include, but not be limited to the following criteria: 1. Consistency with the City of Dexter Master Plan. If conditions upon which the Master Plan was developed (such as market factors, demographics, infrastructure, traffic, and environmental issues) have changed significantly since the Master Plan was adopted. Consistency with recent development trends in the area may be considered. 2. Compatibility with the Environment. Compatibility of the site’s physical, geological, hydrological, and other environmental features with the host of uses permitted in the proposed zoning district. 3. Return on Investment. Evidence the applicant cannot receive a reasonable return on investment through developing the property with at least one (1) of the uses permitted under the current zoning. 4. Use Compatibility. The compatibility of all the potential uses allowed in the proposed zoning district with surrounding uses and zoning in terms of land suitability, impacts on the environment, density, nature of use, traffic impacts, aesthetics, infrastructure and potential influence on property values. 5. Impact on City Services. The capacity of the City’s infrastructure and services sufficient to accommodate the uses permitted in the requested district without compromising the “health, safety and welfare.” 6. Demand for Use. The apparent demand for the types of uses permitted in the requested zoning district in the Dexter area in relation to the amount of land currently zoned and available to accommodate the demand. 7. Other factors deemed appropriate by the Planning Commission and City Council. Section 23.06 CRITERIA FOR AMENDMENT TO THE ZONING ORDINANCE TEXT The Planning Commission and City Council shall consider the following criteria to determine the appropriateness of amending the text, standards and regulations of the Zoning Ordinance. 23:3 �Zoning Ordinance A. Documentation has been provided from City Staff or the Board of Zoning Appeals indicating problems and conflicts in implementation of specific sections of the Ordinance. B. Reference materials, planning and zoning publications, information gained at seminars or experiences of other communities demonstrate improved techniques to deal with certain zoning issues, or that the City’s standards are outdated. C. The City Attorney recommends an amendment to respond to significant case law. D. The amendment would promote implementation of the goals and objectives of the City’s Master Plan. E. Other factors deemed appropriate by the Planning Commission and City Council. Section 23.07 RESTRICTIONS ON RESUBMITTAL OF A REZONING REQUEST An application for an amendment to the Official Zoning Map that has been denied shall not be reconsidered for one (1) year, unless the applicant demonstrates that conditions have changed. Section 23.08 CONDITIONAL REZONING OF LAND A. 23:4 Authorization and Limitations. As an alternative to a rezoning amendment as described in Section 23.01 of this Ordinance, the City Council shall have the authority to place conditions on a rezoning, provided the conditions have been voluntarily offered in writing by the applicant and are acceptable to the City Council. In exercising its authority to consider a conditional rezoning, the City is also authorized to impose the following limitations: 1. An owner of land may voluntarily offer written conditions relating to the use and/or development of land for which a conditional rezoning is requested. This offer may be made either at the time of the application for conditional rezoning is filed, or additional conditions may be offered at a later time during the conditional rezoning process as set forth below. 2. The owner’s offer of conditions may not authorize uses or developments not permitted in the proposed zoning district. The owner’s offer of conditions shall bear a reasonable and rational relationship to the property for which the conditional rezoning is requested. 3. Any use or development proposed as part of an offer of conditions that would require a variance under the terms of this Ordinance may only be commenced if a variance for such use or development is ultimately granted by the Zoning Board of Appeals in accordance with the provisions of Article XXIV of this Ordinance. �The City of DEXTER ~ 4. Conditional rezoning shall not grant special land use approval. The process for review and approval of special land uses must follow the provisions of Article VIII of this Ordinance. 5. In addition to the informational requirements provided for in Section 23.02 of this ordinance the applicant must provide a conditional rezoning site plan prepared by a licensed professional allowed to prepare such plans under this Ordinance. The site plan shall show the location, size, height, or other dimensions for and/or of buildings, structures, improvements and features on, and in some cases adjacent to, the property that are the subject of the conditional rezoning of land. The details to be offered for inclusion in the conditional rezoning site plan shall be determined by the applicant, subject to approval of the City. A conditional rezoning site plan shall not replace the requirement under this Ordinance for site plan review and approval, or subdivision or site condominium approval, as the case may be. B. Amendment of Conditions. The offer of conditions may be amended during the process of conditional rezoning consideration, provided any amended or additional conditions are entered voluntarily by the owner, and confirmed in writing. An owner may withdraw in writing all or part of its offer of conditions any time prior to final rezoning action of the City Council, provided such withdrawal occurs subsequent to the Planning Commission’s public hearing on the original rezoning request, then the rezoning application shall be referred back to the Planning Commission for a new public hearing with appropriate notice and a new recommendation. C. Procedure. The procedure for consideration of a conditional rezoning shall follow the same procedure as a traditional rezoning amendment pursuant to Article XXIII of this Ordinance in addition to the following: 1. A conditional rezoning request shall be initiated by the applicant submitting a proposed Conditional Rezoning Agreement. A conditional Rezoning Agreement shall include the following information: a. A written statement that confirms the Conditional Rezoning Agreement was proposed by the applicant and entered into voluntarily. b. A written statement that confirms the property will not be used or developed in a manner that is inconsistent with conditions placed on the rezoning. c. A list of conditions proposed by the applicant. d. A timeframe for completing the proposed improvements. e. A legal description of the land. f. A sketch plan in sufficient detail to illustrate any specific conditions proposed by the applicant. 23:5 �Zoning Ordinance 23:6 2. The notice of public hearing on a conditional rezoning request shall include a general description of the proposed agreement being considered. A review of the proposed agreement shall be conducted at the public hearing. 3. A conditional rezoning may only be approved upon a finding and determination that all of the following are satisfied: a. The conditions, proposed development, and/or proposed use of the land are designed or proposed for public health, safety, and welfare purposes. b. The conditions, proposed development and/or proposed use are not in material conflict with the Master Plan, or, if there is material conflict with the Master Plan, such conflict is due to one (1) of the following: i. A change in City policy since the Master Plan was adopted. ii. A change in conditions since the Master Plan was adopted. iii. An error in the Master Plan. c. The conditions, proposed development, and/or proposed use are in accordance with all terms and provisions of the zoning district to which the land is to be rezoned, except as otherwise allowed in the Conditional Rezoning Agreement. d. Public services and facilities affected by the proposed development will be capable of accommodating service and facility loads caused by use of the development. e. The conditions, proposed development and/or proposed use shall ensure compatibility with adjacent uses of land. D. Amendment to Zoning Map. Upon approval by the City Council of a Conditional Rezoning request and a Conditional Rezoning Agreement, as provided by this section, the Zoning Map shall be amended to reflect a new zoning classification along with a relevant designation that will provide reasonable notice of the Conditional Rezoning Agreement. E. Expiration A Conditional Rezoning Approval shall expire two (2) years from the effective date of the rezoning unless development has been diligently pursued and substantial completion has occurred in accordance with permits issued by the City. 1. In the event the conditional rezoning expires, the rezoning and the Conditional Rezoning Agreement shall be void and of no effect. 2. If the Conditional Rezoning becomes void, no development shall be undertaken and no permits for development shall be issued until such time as a new zoning district classification of the property has become effective as a result of one or both of the following actions that may be taken: �The City of 3. DEXTER ~ a. The property owner seeks a new zoning classification for the property; and/or b. The City initiates a new request for the property to a reasonable district classification, in accordance with the conventional rezoning procedure. The two (2) year allotted approval may be extended upon the application of the landowner and approval of the City. F. Recording. A Conditional Rezoning Approval shall not become effective until a copy of the Conditional Rezoning Agreement is filed with the Washtenaw County Register of Deeds, and a certified copy of the Agreement is filed with the City Clerk. G. Violation of Conditional Rezoning Agreement. If development and/or actions are undertaken in violation of the Conditional Rezoning Agreement, such development and/or actions shall constitute a violation of this Ordinance and deemed a nuisance per se. In such case, the City may issue a stop work order relative to the property and seek any other lawful remedies. Until action is taken to bring the property into compliance with the Conditional Rezoning Agreement, the City may withholds, or, following notice and an opportunity to be heard, revoke permits and certificates, in addition to or in lieu of such other lawful action to achieve compliance. 23:7 �Zoning Ordinance This page is intentionally left blank. 23:8 �The City of DEXTER ~ Article XXIV ZONING BOARD OF APPEALS Section 24.01 CREATION A Zoning Board of Appeals is hereby established in accordance with Act 110, P.A. 2006, as amended. Section 24.02 MEMBERSHIP AND TERMS A. Number of Members. The Zoning Board of Appeals shall consist of not less than five (5) members and no more than two (2) alternate members to be appointed by the legislative body, and shall be composed of the following five (5) members whose terms shall be as stated: 1. One (1) member shall be a member of the Planning Commission and one member shall be a member of the City Council. The member of the City Council that serves on the Zoning Board of Appeals shall not serve as chairperson of the Zoning Board of Appeals. 2. The remaining regular and any alternate members of the Zoning Board of Appeals shall be selected from the electors residing within the City. The members selected shall be representative of the population distribution and of the various interests present in the City. B. Terms of Office. The term of office for each member shall be for three (3) years except for members serving because of their membership on the Planning Commission or City Council, whose terms shall be limited to the time they are members of the Planning Commission or City Council respectively, and the period stated in the resolution appointing them, whichever is shorter. A successor shall be selected and appointed by resolution of the City Council for any unexpired vacated position. C. Employees/Contractors as Members. An employee or contractor of the City Council shall not serve as a member of the Zoning Board of Appeals. D. Removal of Members / Conflict of Interest. 1. The City Council shall provide for the removal of a member of the Zoning Board of Appeals for misfeasance, malfeasance or nonfeasance in office upon written charges and after a public hearing. 2. A member of the Zoning Board of Appeals shall disqualify herself or himself from a vote in which the member has a conflict of interest. Failure of a member to disqualify herself or himself from a vote in which the member has a conflict of interest constitutes malfeasance in office. 24:1 �Zoning Ordinance E. Alternate Members. An alternate member may be called to serve as a member of the Zoning Board of Appeals in the absence of a regular member, if the regular member will be unable to attend one (1) or more meetings. An alternate member may also be called to serve in the place of a regular member for the purpose of reaching a decision on a case in which the regular member has abstained for reasons of conflict of interest. The alternate member having been appointed shall serve in the case until a final decision is made. The alternate member shall have the same voting rights as a regular member of the Zoning Board of Appeals. Section 24.03 MEETINGS All meetings of the Zoning Board of Appeals shall be held at the call of the Chairperson and at such times as the Zoning Board of Appeals may determine. All hearings conducted by the Zoning Board of Appeals shall be open to the public. The Secretary, or his representative, shall keep minutes of the proceedings, recording the vote of each member upon each question, and indicating absences and abstentions, and shall keep records of hearings and other official action. The Zoning Board of Appeals shall have the power to subpoena and require the attendance of witnesses, administer oaths, and compel testimony and the production of books, papers, files, and other evidence pertinent to the matters before it. The Zoning Board of Appeals shall not conduct business unless a majority of the members of the Board are present. Section 24.04 APPEAL The Zoning Board of Appeals shall hear and decide appeals from and a review any administrative order, requirement, decision, or determination made by an administrative official or body charged with enforcement of this Zoning Ordinance. Such appeal shall be in writing and taken within such time as shall be prescribed by the Zoning Board of Appeals, by filing with the Zoning Administrator and with the Zoning Board of Appeals, a Notice of Appeal specifying the grounds thereof. The Zoning Administrator shall forthwith transmit to the Zoning Board of Appeals all the documents and records pertaining to the action being appealed. Decisions related to Planned Unit Developments or Special Land Uses shall not be appealed to the Zoning Board of Appeals An appeal shall stay all proceedings in furtherance of the action appealed from unless the Zoning Administrator certifies to the Zoning Board of Appeals, after notice of appeal has been filed with the Zoning Administrator, that by reason of facts stated in the certificate, a stay would, in his opinion, cause imminent peril to life or property, in which case, the proceedings shall not be stayed otherwise than by a restraining order which may be granted by a court of record. The Zoning Board of Appeals shall select a reasonable time and place for the hearing of the appeal and give due notice thereof to the parties and shall render a decision on the appeal without unreasonable delay. Any person may appear and testify at the hearing, either in person or by duly authorized agent or attorney. 24:2 �The City of DEXTER ~ A fee, as established by the City Council shall be paid to the City Clerk at the time the notice of appeal is filed. Section 24.05 JURISDICTION A. General Powers. The Zoning Board of Appeals has the power to act on matters as provided in this Article and Public Act 110 of 2006, as amended. The specific powers of the Zoning Board of Appeals are enumerated in this section. B. Delegated Duties. To hear and decide on all matters referred to it upon which it is required to pass under this Ordinance. C. Administrative Review. The Zoning Board of Appeals shall hear and decide appeals where it is alleged there is error of law in any order, requirement, decision or determination made by an administrative official or body charged with enforcement of the Zoning Ordinance. In exercising the powers set forth in this Article, the Zoning Board of Appeals may reverse or affirm wholly or partly, or may modify the order requirements, decision, or determination appealed from and may make such order, requirements, decision or determination as ought to be made, and to that end shall have all the powers of the administrative official or body from whom the appeal is taken. D. Interpretation. 1. The Zoning Board of Appeals shall hear and decide requests for interpretation of this Ordinance or the zoning map, taking into consideration the intent and purpose of this Ordinance and the Master Plan. 2. In an interpretation of the Zoning Map, the Zoning Board of Appeals shall be governed by the rules of interpretation set forth in Section 2.01. 3. A record shall be kept by the Zoning Board of Appeals of all decisions for interpretation of this Ordinance or Zoning Map and land uses which are approved under the terms of this Section. The Zoning Board of Appeals shall request the Planning Commission to review any ordinance amendment it deems necessary. E. Variances. Where, owing to special conditions, a literal enforcement of the provisions of this Ordinance would involve practical difficulties by reason of narrowness, shallowness, shape, or area of a specific piece of property at the time of enactment of this Ordinance, or by reason of exception topographic conditions or other extraordinary or exceptional conditions of a property, the Zoning Board of Appeals shall have power upon appeal in specific cases to authorize such variation or modification of the dimensional provisions of this Ordinance with such spirit of this Ordinance and so that public safety and welfare be secured and substantial justice done. No such variance or modification of the provisions of this Ordinance shall be granted unless the requirements of Section 24.06 A. are met. 24:3 �Zoning Ordinance F. 24:4 1. That there are exceptional or extraordinary circumstances or conditions applicable to the property involved or to the intended use of the property that do not apply generally to other properties or class of uses in the same district or zone. 2. That such variance is necessary for the preservation and enjoyment of a substantial property right possessed by other property in the same zone and vicinity. 3. That the granting of such variance or modification will not be materially detrimental to the public welfare or materially injurious to the property or improvements in such zone or district in which the property is located. 4. That the granting of such variance will not adversely affect the purpose of objectives of the master plan. 5. Absent exceptional circumstances which would otherwise result in substantial injustice, the circumstances or conditions upon which the variance is based do not result from the actions of the applicant or his predecessors in title. 6. No provision contained in this Section shall be construed to give or grant the Zoning Board of Appeals the power or authority to alter or change the Zoning Ordinance or the Zoning Map, to rezone or to grant use variances, such power and authority being reserved to the City Council in the manner provided under Public Act 110 of 2006, as amended. Expansions, Alterations, and Substitutions: The Zoning Board of Appeals is required to determine whether a non-conforming structure may be enlarged, expanded, or extended or whether a non-conforming use can be substituted. In considering expansions, alterations, and/or substitutions related to non-conforming structures and uses, the Zoning Board of Appeals shall review the following criteria: 1. The reasons for a non-conformity shall be limited to minimum lot area, lot width, required yards, off-street loading and parking requirements, and transition strip and landscape strip requirements. In no case shall a structure that is non-conforming due to lot coverage, floor area ratio, lot area per dwelling unit, or height requirements be permitted to expand without removing the existing non-conformity, except as permitted under a variance. 2. The existing and proposed uses of such buildings and structures shall be permitted in the district in which situated. 3. The proposed improvement shall conform to all requirements of the district in which situated. 4. The retention of the non-conforming structure is reasonably necessary for the proposed improvement or that requiring removal of such structure would cause undue hardship; �The City of DEXTER ~ 5. The proposed enlarged or otherwise improved nonconforming structure will not adversely affect the public health, safety and welfare; and 6. The proposed improvement is reasonably necessary for continuation of the use on the lot. 7. The Zoning Board of Appeals shall have authority to require modification of the non-conformity, where such requirement is reasonable, as a condition of approval. The Zoning Board of Appeals may attach other conditions of approval which it deems necessary to protect the public health, safety, and welfare. 8. All expansions permitted under this Section shall meet all requirements of Article XXI, herein, Site Plan Review, if a site plan is required. The site plan may be a final site plan, and shall be first reviewed by the Planning Commission. Upon completion of its review, the Planning Commission shall transmit the site plan and a summary of its review to the Zoning Board of Appeals. The Zoning Board of Appeals shall then act upon the request and return the site plan and the Board’s findings on the request to the Planning Commission for its action. 9. A structure which does not conform to zoning ordinance regulation shall not substitute for, or replace, any conforming or non-conforming structure. 10. A non-conforming use of a structure may be substituted for another nonconforming use upon permission by the Zoning Board of Appeals, provided that no structural alterations are made, and that such nonconforming use is more appropriate than the existing non-conforming use in the district in which it is located. The Zoning Board of Appeals may require appropriate conditions and safeguards in accordance with the intent of this Ordinance. A non-conforming use, when superseded by a more appropriate use as provided in this subsection, shall not thereafter be resumed. Section 24.06 STANDARDS FOR VARIANCES AND APPEALS Variances or reversal on appeals shall be granted only in accordance with Michigan Public Act 110 of 2006, as amended, and based on the findings set forth in this section. The extent to which the following criteria apply to a specific case shall be determined by the Zoning Board of Appeals; however, all of the applicable criteria must be found by the Zoning Board of Appeals in order to receive a variance or appeal. A. Criteria Applicable to Variances. 1. Practical Difficulties. Compliance with the strict letter of the restrictions governing area, setbacks, frontage, height, bulk, density, or other dimensional provisions would create practical difficulties, unreasonably 24:5 �Zoning Ordinance prevent the use of the property for a permitted purpose, or render conformity with such restrictions unnecessarily burdensome. The showing of mere inconvenience is insufficient to justify a variance. B. 24:6 2. Substantial Justice. Granting of a requested variance or appeal would do substantial justice to the applicant as well as to other property owners in the district; or, as an alternative, granting of lesser variance than requested would give substantial relief to the owner of the property involved and be more consistent with justice to other property owners. Absent exceptional circumstances which would otherwise result in substantial injustice, the circumstances or conditions upon which the variance is based do not result from the actions of the applicant or his predecessors in title. 3. Public Safety and Welfare. The requested variance or appeal can be granted in such fashion that the spirit of these regulations will be observed and public safety and welfare secured. The granting of such variance or modification will not be detrimental to the public welfare or injurious to the property or improvement in such zone or district in which the property is located. 4. Extraordinary Circumstances. There are exceptional or extraordinary circumstances or conditions applicable to the property involved or to the intended use of the property that do not apply generally to other properties or other similar uses in the same zoning district. The conditions resulting in a variance request cannot be selfcreated. Such variance is necessary for the preservation and enjoyment of a substantial property right possessed by other property in the same zone and vicinity. 5. No Safety Hazard or Nuisance. The granting of a variance or appeal will not increase the hazard of fire or otherwise endanger public safety or create a public nuisance. 6. Relationship to Adjacent Land Uses. The development permitted upon granting of a variance shall relate harmoniously in a physical and economic sense with adjacent land uses and will not alter the essential character of the neighborhood. In evaluating this criterion, consideration shall be given to the purpose and objectives of the master plan, prevailing shopping patterns, convenience of access for patrons, continuity of development, and the need for particular services and facilities in specific areas of the City. Criteria Applicable to Appeals. The Zoning Board of Appeals shall reverse an order of an Enforcement Official only if it finds that the action or decision appealed (Also refer to Section 24.06A for decision criteria): 1. Was arbitrary or capricious, or 2. Was based on an erroneous finding of a material fact, or �The City of DEXTER ~ 3. Constituted an abuse of discretion, or 4. Was based on erroneous interpretation of the Zoning Ordinance or zoning law. 5. Appeals from denial of Zoning Board of Appeals may be taken to Washtenaw County Circuit Court. Section 24.07 ORDERS In exercising the above powers, the Zoning Board of Appeals may reverse or affirm, wholly or partly, or may modify the order, requirement, decision or determination appealed from and may make such an order, requirement decision, or determination as ought to be made, and to that end, shall have all the powers of the administrative official or body from whom the appeal is taken. A member of the Zoning Board of Appeals who is also a member of the Planning Commission or City Council shall not participate in a public hearing on the same matter that the member voted on as a member of the Planning Commission or City Council. However, the member may consider and vote on other unrelated matters involving the same property. The concurring vote of a majority of the members of the Zoning Board of Appeals is necessary to reverse an order, requirements, decision, or determination of the administrative official or body, decide in favor of the applicant on a matter upon which the zoning board of appeals is required to pass under the zoning ordinance, or to grant a variance in the Zoning Ordinance. Section 24.08 NOTICE The Zoning Board of Appeals shall make no determination, except in a specific case, until after a public hearing. Notice of the public hearing shall be published in the manner required by Section 22.08 Notices. Section 24.09 EFFECTIVENESS No order of the Zoning Board of Appeals permitting the erection of a building shall be valid for a period longer than one (1) year, unless a building permit for such erection or alteration is obtained within such period, and such erection or alteration is started and completed in accordance with the terms of such permit. No order of the Zoning Board of Appeals permitting a use of a building or premises shall be valid for a period longer than one (1) year unless such use is established within such period; provided, however, that where such use permitted is dependent upon the erection or alteration of a building, such order shall continue in force and effect if a building permit for said erection or alteration is obtained within such period, and such erection or alteration is started and completed in accordance with the terms of such permit. 24:7 �Zoning Ordinance Section 24.10 APPEAL OF BOARD OF ZONING APPEAL DECISION Any party aggrieved by a decision of the Zoning Board of Appeals may appeal to the Washtenaw County Circuit Court as provided in Act 110 of Public Acts of Michigan of 2006, as amended. An appeal under this section shall be filed within whichever of the following deadlines comes first: 24:8 A. Thirty (30) days after the Zoning Board of Appeals issues its decision in writing signed by the chairperson, if there is a chairperson, or signed by the members of the Zoning Board of Appeals, if there is no chairperson. B. Twenty-one (21) days after the Zoning Board of Appeals approves the minutes of it decision. �The City of DEXTER ~ ARTICLE XXV SEVERABILITY, REPEAL, EFFECTIVE DATE, ADOPTION Section 25.01 SEVERABILITY This Ordinance and the various parts, sentences, paragraphs, sections, and clauses it contains are hereby declared to be severable. Should any part, sentence, paragraph, section or clause be declared unconstitutional or invalid by any court for any reason, such judgment shall not affect the validity of this Ordinance as a whole or any part thereof, other than the part so declared to be unconstitutional or invalid. Furthermore, should the application of any provision of this Ordinance to a particular property, building, or structure be adjudged invalid by any court, such judgement shall not affect the application of said provision to any other property, building, or structure in the City, unless otherwise stated in the judgment. Section 25.02 REPEAL The Zoning Ordinance text adopted by the City of Dexter on <insert date> and the Zoning Map adopted by the City of Dexter on <insert date> and all amendments thereto, shall be repealed on the effective date of this Ordinance. The repeal of the above Ordinance and its amendment does not affect or impair any act done, offense committed or right accruing, accrued, or acquired, or any liability, penalty, forfeiture, or punishment incurred prior to the time enforced, prosecuted, or inflicted. Section 25.03 EFFECTIVE DATE Made and passed by the City Council of the City of Dexter, Washtenaw County, Michigan on February 13, 2023 and effective fifteen (15) days following publication of notice of Ordinance adoption by the City Clerk in a newspaper of general circulation in the City of Dexter. This Ordinance shall be in full force and effect from and after its passage and publication according to law. Section 25.04 ADOPTION We hereby certify that the foregoing ordinance is a true copy of an ordinance as enacted by the City Council on February 13, 2023. a. Public Hearing by Planning Commission: October 3, 2022. b. Resolution of Planning Commission to Approve Zoning Ordinance Text and Map and Recommend to City Council Adoption: October 3, 2022. 25:1 �Zoning Ordinance c. Resolution of City Council to Adopt Zoning Ordinance Text and Map: February 13, 2023. d. Date Ordinance Shall Take Effect: March 1, 2023. _____________________________________ ___________________ Mayor Clerk 25:2 � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Wyckoff Planning and Zoning Collection Creator An entity primarily responsible for making the resource Planning & Zoning Center (Lansing, Mich.) (Organization) Wyckoff, Mark A. Description An account of the resource Municipal master plans and zoning ordinances from across the state of Michigan, spanning from the 1960s to the early 2020s. The bulk of the collection was compiled by urban planner Mark Wyckoff over the course of his career as the founder and principal planner of the Planning and Zoning Center in Lansing, Michigan. Some additions have been made to the collection by municipalities since it was transferred to Grand Valley State University. Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1960/2023 Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Subject The topic of the resource Michigan Comprehensive plan publications Master plan reports Zoning--Michigan Zoning--Maps Maps Land use--planning Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Identifier An unambiguous reference to the resource within a given context RHC-240 Format The file format, physical medium, or dimensions of the resource application/pdf Type The nature or genre of the resource Text Language A language of the resource eng Text A resource consisting primarily of words for reading. Examples include books, letters, dissertations, poems, newspapers, articles, archives of mailing lists. Note that facsimiles or images of texts are still of the genre Text. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context Dexter_Zoning-Ordinance_2023 Date A point or period of time associated with an event in the lifecycle of the resource 2023-02-13 Title A name given to the resource City of Dexter Zoning Ordinance Description An account of the resource The City of Dexter Zoning Ordinance was adopted on February 13, 2023. Subject The topic of the resource Zoning--Michigan Dexter (Mich.) Washtenaw County (Mich.) Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Type The nature or genre of the resource Text Format The file format, physical medium, or dimensions of the resource application/pdf Language A language of the resource eng Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/9406aeb006c8051e842a5e34c4bc1809.pdf 91586d9103919d14d5a74c8dc055839c PDF Text Text Parks & Recreation Plan Master Plan Adopted November 25, 2019 �RESOLUTION #2019 - 26 RESOLUTION TO ADOPT THE UPDATED MASTER PLAN FOR THE CITY OF DEXTER At a regular meeting of the City Council of the City of Dexter, Michigan called to order by Mayor Keough on, November 25, 2019 al 7:00 p.m. EST, Present: Bell, Cousins, Fisher, Knight, Michels, Smith, and Keough Absent: None The following preamble and resolution were offered by Member Smith and supported by Member Cousins: WHEREAS, Act 33, Public Acts of Michigan, 2008, as amended, provides for a Municipal Planning Commission to prepare, amended and adopt a Master Plan for the physical development of the community; and, WHEREAS, the City of Dexter Planning Commission has prepared an update to the Master Plan for the City, in compliance with said Act 33, including relevant charts, maps and text; and, WHEREAS, the City of Dexter Planning Commission has provided opportunity for public input into the Master Planning update process; and, WHEREAS, the City of Dexter Council approved and subsequently distributed a draft copy of the updated Master Plan to all of the bodies required by said Act 33 for review and comment; and, WHEREAS, no person or entity submitted comments indicating that the proposed City of Dexter Amendment to the Master Plan is substantially inconsistent with the Master Plan of any adjacent community; and, WHEREAS, the City of Dexter Planning Commission held a formal public hearing on the update to the Master Plan on November 4, 2019, in order to provide additional opportunity for public comment; and, WHEREAS, the citizens of the City of Dexter were afforded the opportunity to provide input (written and in-person) on the updated Master Plan, which comments have been carefully considered by the Planning Commission; and WHEREAS, based on the consideration of public comments the City Planning Commission is satisfied that update to the Master Plan is ready for adoption; and WHEREAS, the City Council for the City of Dexter asserts its right approve the Master Plan, in accordance with Act 33; NOW, THEREFORE, LET IT BE RESOLVED, that the City of Dexter Planning Commission recommended the updated City of Dexter Master Plan be adopted by the City Council, during a regular meeting of the Planning Commission held on November 4, 2019; and �FURTHER, LET IT BE RESOLVED that the City Council has reviewed and approved the update to the Master Plan. YEAS: Bell, Knight, Smith, Fisher, Michels, Cousins, and Keough NAYS: None ABSENT: None RESOLUTION DECLARED ADOPTED THIS 25th DAY of NOVEMBER 2019. Shawn W. Keough, Mayor I hereby certify that the attached is a true and complete copy of a resolution adopted by the City of Dexter Council, County of Washtenaw, State of Michigan, at a regular meeting held on the 25 th DAY of NOVEMBER 2019. Justin Breyer, City Clerk �Acknowledgments Planning Commission Chair: Matt Kowalski Vice Chair: Thomas Phillips James Carty Alison Heatley Kyle Marsh Karen Roberts Marni Schmid Jim Smith Scott Stewart City Council Mayor: Shawn Keough Council Members: Scott Bell Administration City Manager: Courtney Nicholls City Clerk and Assistant to the City Manager: Justin Breyer Treasurer/Finance Director/Assessor: Marie Sherry Community Development Manager: Michelle Aniol Assistant Planner: Mike Auerbach Superintendent of Public Services: Dan Schlaff Paul Cousins Donna Fisher Julie Knight Zach Michels Jim Smith 4 2019 Adopted Master Plan �Table of Contents Chapter 1: Introduction 7 Purpose of the Master Plan 7 How Is the Plan to be Used? 7 Historic Context 8 Planning Process 9 Regional Setting and History 10 Chapter 2: Existing Land Use and Community Plans 13 Existing Land Use 15 City Planning Initiatives 16 County Planning Initiatives 19 Non-Motorized Pathway Initiatives 20 Neighboring Communities 21 Chapter 3: Community Goals and Objectives 23 Public Participation 24 City of Dexter Goals 25 Overall Land Use 25 Natural Resources 26 Recreation/Open Space 27 Residential 27 Downtown – Mixed Use 28 Baker Road – Mixed Use 28 Dexter-Ann Arbor Road – Mixed Use 2019 Adopted Master Plan 29 5 �Economic Development 30 Mobility 31 Chapter 4: Future Land Use 33 General Description 33 Future Land Use Categories 33 Building Types 35 Downtown 38 Dexter – Ann Arbor Road Corridor – Mixed Use 41 Baker Road Corridor - Mixed Use 42 Village Commercial 44 Village Residential-1 45 Village Residential-2 47 Multiple-Family Residential 49 Suburban Residential 50 Research/Development 51 Light Industrial 52 Open Space 53 Public 54 Zoning Plan 55 Planning for Properties Outside the Current City Limits 56 Chapter 5: Mobility Plan 59 National Functional Classifications 60 Public Transportation 62 Non-Motorized Transportation 63 Access Management 65 6 2019 Adopted Master Plan �Chapter 6: Background Studies 67 Population 68 Education 71 Income 71 Housing Characteristics 72 Residential Target Market Analysis 73 Downtown Retail Market Study 73 Property Values 73 School Facilities 74 Chapter 7: Implementation 75 Zoning 76 Regulations and Ordinances 78 Strategies 78 Capital Improvement Program 82 Plan Education 83 Plan Updates 83 Project Implementation Table 84 Appendix 85 2019 Adopted Master Plan 7 �This page intentionally left blank. �Chapter 1: Introduction Purpose of the Master Plan Planning is a process that involves the conscious selection of policy choices relating to land use, growth, and physical development of the community. The purpose of the City of Dexter Master Plan is to state the goals and identify the objectives and strategies regarding land use and development that the City will pursue to attain those goals. How Is the Plan to be Used? The Master Plan is used in a variety of ways: General Statement: The Plan is a general statement of the City’s goals and policies and provides a single, comprehensive view of the community’s desires for the future. Aid in daily decision-making: The goals and policies outlined in the Plan guide the Planning Commission, City Council and other City bodies in their deliberations on zoning, subdivision, capital improvements and other matters related to land use and development. The Plan provides a stable, long-term basis for decisionmaking providing for a balance of land uses specific to the character of the City of Dexter. Statutory Basis: The Plan provides the statutory basis upon which zoning decisions are made. The Michigan Planning Enabling Act (P.A. 33 of 2008, as amended) requires that the zoning ordinance be based upon a plan designed to promote the public health, safety and general welfare. The Master Plan and accompanying maps do not replace other City Ordinances, specifically the Zoning Ordinance and Map. 2019 Adopted Master Plan 9 �Public/Private Coordination: The Plan attempts to coordinate public improvements and private developments supported by the Capital Improvements Plan. For example, public investments such as road or sewer and water improvements should be located in areas identified in the Plan as resulting in the greatest benefit to the City and its residents. Educational Tool: The Plan serves as an educational tool and gives citizens, property owners, developers and adjacent communities a clear indication of the City’s direction for the future. The City of Dexter Master Plan is the primary, officially-adopted document that sets forth an agenda for the achievement of goals and policies. It is a long-range statement of general goals and policies aimed at the unified and coordinated development of the City that compliments the goals of nearby governmental units, wherever possible. It helps develop a balance of orderly change in a deliberate and controlled manner that permits controlled growth. As such, it provides the basis upon which zoning and land use decisions are made. Historic Context Because communities are constantly changing, the information contained in a plan becomes outdated in time. As the conditions change, so do opportunities and expectations for the future. It is essential to periodically update the information contained in the Master Plan as well as reevaluate its basic vision and implementation programs. Current State Legislation regarding City Planning requires a review of the Master Plan once every five years. This document represents an amendment to the 2015 Dexter Master Plan, which amended the 2005 Master Plan that was adopted on April 11, 2005. An amendment of the 2005 plan was made one year later to incorporate the amendments made to the 1994 Master Plan in 1995 and 1997 into a single comprehensive plan. In addition, this document has been updated to include all new information available to the City, (i.e. U.S. Census, American Community Survey and SEMCOG projections) and addresses the City’s current desires for the future. 10 2019 Adopted Master Plan �Planning Process The process used to generate the Plan consisted of four phases: background studies; evaluation of City character and development capability; identification of goals, and policies; and plan development. City and public engagement occurred throughout the process. Background studies involving data inventory and analysis from Census data, existing reports, and field survey were gathered. Sound community planning cannot take place by itself. Many factors that exist must be taken into account when formulating plans for the future. This process is illustrated in the diagram below: Figure 1 Planning Process City and Public Engagement ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ Background Studies Socio-Economics Natural Resources Built Environment Economic Base Housing Population Soils Topography Watersheds Facilities Land Use Transportation City Character & Development Capability Identification of Goals & Policies Goals & Objectives Alternative Strategies Plan Development Master Plan 2019 Adopted Master Plan Implementation 11 �Regional Setting and History Dexter is located within the central portion of Washtenaw County, almost due east of the City of Chelsea, southeast of the Village of Pinckney and northwest of the City of Ann Arbor (see Figure 2 - Regional Setting - Washtenaw County). However, the abutting communities are primarily rural and semi-rural Townships. The City of Dexter is almost completely surrounded by Scio Township with the exception of Webster Township to the north and a small portion of Dexter Township to the west where it abuts The Cedars of Dexter. The City of Ann Arbor is located approximately seven (7) miles east of Dexter, and allows access to entertainment, restaurants, medical, and educational (University of Michigan) opportunities, as well as supplements necessary products for City residents. The City has easy access to the I-94 freeway via Baker Road, nearby Zeeb Road, as well as the M-14 freeway. Dexter-Ann Arbor Road provides the primary access from Dexter to the City of Ann Arbor, and along with Baker Road provides the primary access roads into and out of the City. Appropriate planning across borders will help facilitate compatible land use patterns between communities. This area was originally settled in 1824 and was platted in 1830 as the Village of Dexter. After an eight-year process, the village officially became the City of Dexter on November 20, 2014. Historically, it has been noted that the Village was laid out in such a way that the sun could shine on both sides of each street all day. Even though Dexter was the fastest growing municipality in Michigan during the 2000’s, the City has retained its old time charm and hospitality. The following sections of the City of Dexter Master Plan will carefully review the current state of the City and provide a plan to guide residents and officials in future development. 12 2019 Adopted Master Plan �Figure 2 - Regional Setting - Washtenaw County Livingston County Washtenaw County Lyndon Township Webster Township Dexter Township Salem Township Northfield Township Ann Arbor Township Chelsea Superior Township Ann Arbor Ypsilanti Sharon Township Freedom Township Lodi Township Pittsfield Township Ypsilanti Township Livingston County Wayne County Washtenaw County Jackson County Scio Township Washtenaw County Lima Township Sylvan Township Saline Washtenaw County L Manchester ownship Webster Township Northfield Township Manchester Township Salem Township Saline Township Bridgewater Township Ann Arbor Township Wash Washtenaw County Augusta Township York Township 0 Milan Monroe County Superior Township Ann Arbor Ypsilanti Township er Township Lodi Township Pittsfield Township Ypsilanti Township City of Dexter Wayne County Scio Township Washtenaw County ownship - Saline LOCATION MAP City of Dexter Washtenaw County, Michigan Saline Township Washtenaw County York Township Augusta Township 0 2019 Adopted Master Plan 3 Miles 6 June 26, 2019 Carlisle/Wortman Associates, Inc. Ann Arbor, Michigan Milan Monroe County 1.5 I 13 �This page intentionally left blank. 14 2019 Adopted Master Plan �Chapter 2: Existing Land Use and Community Plans While change is inevitable and growth will occur, the City of Dexter is committed to managing growth to enhance economic benefit, recreation activities and overall quality of life for all residents. This chapter is an inventory of existing land use patterns and current community plans, upon which the Master Plan is built. The Existing Land Use map, table and analysis shows a snapshot of land use patterns in the City of Dexter in 2018. The section on City Planning Initiatives documents other planning efforts taken on by the City of Dexter from 2004 to the present. Washtenaw County plans affecting City of Dexter from 2004 to present are noted in the County Planning Initiatives section, including transportation, transit and nonmotorized planning efforts. A separate Non-Motorized Pathway Initiatives section is included due to the number of regional trails linking to the trail system in Dexter. The Neighboring Communities section examines the future land use plans of adjacent communities. 2019 Adopted Master Plan 15 �Figure 3 - Existing Land Use ron Hu D e x t e r To w n s h i p ly Da ge a gew Brid Ma st Potts Joy Ca r Pin evie w Pine View Dan Hoey Vacant De xte r-A nn Ar bo r Oxb ow k ba r Sh ag Lo ch Public/Semi-Public rris Mo on Forshee Kingsle y Bristol on Hi gh l an d rin gto n Ca r Lex ing ton Coventry South Downs Bishop Preston rris Mo Industrial/Research & Development Hillside er Bak Jan Cambridge Melbourn e ber We Mill Creek Baker Heights r Multi Family Residential Office Victoria bo r Single & Two Family Residential Commercial Shield ve Do Hillside k Wellington Ar Baker City Center ba r Kingsley Bristol South Downs r Ta ylo Jan Coventry Wilson n Fo re st Oxb ow rin g to n Lex ing ton Cambrid ge Pine View Bishop w Sh aw Vie An Gr an d Victoria Preston l r Ta ylo Pin evie w Dongara w Vi e ow M ea d Vie w Ben t Jeffords Vie w Sh aw Vie w Ol ive r Ke ns in gt on Tree Ol ive r Mill Creek an Ry Dongara d Potts Ma st Parker ann e View tra Ce n M ai n Br oa Br oa d ee Cr ll Mi ge Eastridge Jeffords d Br oa Ke ns in gt on r ch Ben t Alle y Wilson i Ulr S c i o To w n s h i p ve ich Ulr Baker Heights o ann e S c i o To w n s h i p View Sh ag Jeffords k Island Hill Pa rkr id k ee ll Mi Ri er Ea to n ich Ulr Dan Hoey lm Pa L i m a To w n s h i p Yo rk ber We Tree h Melbou rne ble No sh Yo rk bu en ck W al l La ke Vi ew a Qu Hu ro n n Shield son Hud r an Ry ro ad Bro h ric Ul Cushing ve er ess ern Inv Ri lm Pa Hu n ine Fift Yo rk Ea to n woo d Cotton ond Sec ndfi eld nd Fo re st Ar bo r Joy on Ed is rth Fou Gr a An n naro ll Hermania d Thir er Dov Boe Yo sh n Vi e ble No bu en ck San dfie ld tral Cen La ke a Qu M ai h Fift Alle y Hu ro n r ive nR ro Hu ad Bro ro Cushing w W eWb s t e r T o w nrks h i p a Huro n ine Alp Hu woo d Cotton ess ern Inv Pearl son Hud ke Cr nd Ar bo r ond Sec Gr a d Thir An n Fo re st Alp on Ed is rth Fou La Hermania er Dov l dhil San nd y r Isla er Riv a gew Brid e Glaci r de ul Bo We bs ter M aly aiD n h Fift ron Hu e Ch er xt De a lse tral Cen Alle y S c i o To w n s h i p r ive nR ro Hu ad Bro Sandhill dge W e b s t e r To w n s h i p Huro n ine Alp Forshee ke w La Vi e nd ow Isla l dhil San We bs ter Pearl M ea d r McCormick r de ul Bo y e Glaci e tridg Wes Ka the rin e ar s Ced Eastridge sica ney Pa rkr id Pinck ield yF ne Sto Jes er Riv r Dexte el Samu EXISTING LAND USE Wellington Ar bo r Lo ch Hi gh l an d De xte r-A nn Open Space/Recreation City Boundary City of Dexter Washtenaw County, Michigan er Bak ¯ 0 630 1,260 1,890 Feet 2,520 Source: Washtenaw County Data 4-12-2018 Carlisle/Wortman Associates, Inc. Ann Arbor, Michigan 16 2019 Adopted Master Plan City C �Table 1. - City of Dexter Existing Land Use Alp Existing Land Use ine ad Bro Fift Jeffords h Alle y l tra Ce n d M ai n Br oa An n Ar ve Do bo r r Fo re st City Center --CJ •...... 100% Existing Land Use Vacant The existing land use map documents land use patterns and associations as they existed in 2018 within the City of Dexter. Table 1 shows the acreage and percentage of land area for land uses. The Existing Land Use Map (Figure 3) shows where those land uses exist in the City. Single & Two Family Residential Multi Family Residential Commercial Office Industrial/Research & Development Public/Semi-Public The existing land use survey shows: ,...., City Boundary ■ 966.06 Source: Washtenaw County, 2018 Baker Gr an d Vacant Single-Family & Two-Family Residential Multiple-Family Residential Commercial Office Industrial/Research & Development Public/ Semi-Public Open Space/Recreation Transportation (Right-of-Ways) Total Dexter (City) Acres % 31.09 3.2% 344.8 35.7% 60.59 6.3% 64.8 6.7% 18.17 1.9% 148.19 15.3% 171.97 17.8% 126.45 13.1% Open Space/Recreation ■ EXISTING3.2%LAND USE City of Dexter 13.1% Washtenaw County, Michigan ¯ 0 630 1,260 1,890 Feet 2,520 35.7% 17.8% • Only 31.09 acres of vacant land is available for development. • The primary land use is single-family and two-family residential, over one-third of the City’s area. • Industrial/Research & Development is the second largest land use in terms of acreage. As vacant parcels in the industrial park develop, this category will likely grow. • Office is the smallest land use in terms of area in the City. Source: Washtenaw County Data 4-12-2018 Carlisle/Wortman Associates, Inc. Ann Arbor, Michigan 15.3% 6.7% 6.3% 1.9% 2019 Adopted Master Plan 17 �City Planning Initiatives A number of existing and anticipated circumstances will affect Dexter’s future. These include a growing population, decentralized places of employment with increased commuting distances and conversely, an increase in those working from home. These factors together with the attraction of the Ann Arbor area as a place to live and work will provide development opportunities within Dexter and the surrounding communities for years to come. The City has responded to these challenges in a variety of ways, including a continued commitment to community planning goals and policies geared to preserving important natural features, while planning for growth in those areas most suitable for development. Village of Dexter, Michigan Downtown Development Strategic Plan 2006 The following plans, policies and initiatives highlight Dexter’s commitment to land use planning, and are incorporated into this Master Plan by reference: Baker Road/Dexter Ann Arbor Road Corridors Joint Planning Initiative (2004) – City of Dexter/Scio Township - A guide in evaluating development proposals within the corridor along with the communities, current zoning, master plan, or other applicable reports and studies. It should also be used as an action plan in relation to the future land use and implementation portion of the report for both the City and the Township. This plan is the result of a joint planning effort between Scio Township and the City of Dexter Planning Commission. While much of the area discussed within the plan is for outside the City limits, the City of Dexter Master Plan endorses the goals and objectives of this document. Storm Water Management Study (November 2004) – A study of the storm drainage system in the old Village area, including defining how storm water is conveyed in the area with figures that show existing drainage infrastructure and the drainage district areas. Downtown Development Strategic Plan (2006) – The DDA engaged the public, downtown merchants and local elected leaders in a strategic planning process in order to develop goals, objectives and initiatives supportive of specific infrastructure improvements, programming, activity generators and public/private cooperation. The Strategic Plan also provides Tax Increment Financing (TIF) information required under State statute. 18 2019 Adopted Master Plan �FY 2008 State Revolving Fund Project Plan (July 2007) - A study of alternatives in order to provide the City with more capacity in the wastewater system, including the wastewater treatment plan and distribution system. This Plan was required to obtain funding from the State Revolving Fund. This plan led to the construction of the equalization basin. The Plan included an Inflow and Infiltration Removal Study. Road Maintenance Program (June 2008, updated annually) – A review of the paved road conditions throughout the City. Each road is ranked between one (1) and ten (10), one (1) being totally degraded and ten (10) being a brand new road. This is used to determine where to complete road maintenance in the City in any given year. It is updated annually based on the maintenance that was completed that year. Drinking Water Revolving Loan Fund Project Plan (May 2009) – A study of alternatives in order to provide the City with an additional water supply and repair old water mains. The plan was required to obtain funding from the Drinking Water Revolving Loan Fund. This plan led to the construction of the fifth City well, well house, improvements to the iron removal plant and upgrades to the distribution system. The Drinking Water Revolving Loan Fund Project Plan included a Water System Improvements Report and a Water System Reliability Study. Crosswalk Evaluation (November 2010) – A review of the crosswalks within the City with recommendations for improvements at each crosswalk. The evaluation included inspection and review of existing sidewalk ramps. FY 2012 State Revolving Fund Project Plan (July 2011) – A study of alternatives to upgrade the wastewater treatment plant that included upgrading the sludge handling system (including an analysis that identified several alternatives to upgrade the sludge handing system to provide adequate sludge processing and storage), the grit system, and the instrumentation and controls system (SCADA). This project plan is required to obtain funding through the State Revolving Loan Fund. Oil and Gas Drilling (Master Plan Update 2015) - The City of Dexter has experienced increased interest in oil and gas exploration and development, which the City will balance with other community goals for existing and planned land uses, including natural resource protection. 2019 Adopted Master Plan 19 �Residential Target Market Analysis (2015) - Part of a joint study with the cities of Chelsea, Saline and Ypsilanti, the analysis explored the potential for adding “Missing Middle” housing choices by measuring the residential market potential for rehabilitation of existing structures, conversions of existing buildings, and new construction. TheCltyol ~ DEXTER .. 0 ~ Ii' ! 2018-2023 Capital Improvements Plan Adopted by Planning Commission – April 2, 2018 Accepted by City Council – April 23, 2018 Downtown Retail Market Study (2016) - The objective of the retail market analysis downtown Dexter was to identify the additional retail spending potential that would support the location of new businesses in the downtown. Park and Recreation Facilities Master Plan (2016) – The Plan outlines existing and future parks and recreation needs, and identifies specific improvements, costs, priorities and years of completion to better represent the long-range vision of the Parks and Recreation Commission. Capital Improvement Plan (2018) – The capital improvements plan (CIP) outlines a schedule of public service expenditures over a sixyear period (fiscal years 2018-2023) and beyond. The CIP does not address all of the capital expenditures for the City, but provides for large, physical improvements that are permanent in nature, including the basic facilities, services, and installations needed for the functioning of the community. These include transportation systems, utilities, municipal facilities and other miscellaneous projects. CITY OF DEXTER MICHIGAN DOWNTOWN RETAIL MARKET STUDY MARCH 2016 6 nFXTFR Prepared for the: Office of Community Development City of Dexter 8140 Main Street Dexter Michigan, 48130-1092 (734) 426-8303 20 Downtown Dexter DDA Parking Study (2017) – The objectives of the study are: to inventory existing parking and land uses; examine current parking standards; assess future parking needs; and provide alternatives for parking management to be incorporated into the Master Plan by reference. Economic Development Strategic Plan (2018) – The purpose of the strategic plan is to lay out an optimum approach to economic development efforts, focused on sustaining the local community at the right size with the desired mix of businesses. The plan includes a vision, factors to be addressed, long-term initiatives and recommendations to be incorporated into the Master Plan by reference. 2019 Adopted Master Plan �County Planning Initiatives A number of planning initiatives recently took place in Washtenaw County and the City of Dexter which have relevance to the current Plan. Elements of these various plans and initiatives are incorporated throughout this document. Moving You Forward Transit Master Plan Washtenaw County (2011) – The Moving You Forward Transit Master Plan for Washtenaw County is a new long-range plan which sets out a county-wide transit vision for the next thirty (30) years. The Plan provides a robust, feasible and integrated package of transit investments and services, designed to make transit a real transportation choice for everyone in Washtenaw County. In 2019, the Ride is starting a new 5-year Capital Improvement Plan where options for enhanced and expanded service could be considered. ! ! ! ! ! ! ! Housing Affordability and Economic Equity - Analysis Washtenaw County, Michigan ! ! ! ! ! ! ! ! ! ! ! ■ czb Report Prepared for the OfÞce of Community and Economic Development Washtenaw County January 2015 ! Housing Affordability and Economic Equity – Analysis for Washtenaw County (2015) – Prepared for the Office of Community and Economic Development of Washtenaw County, the analysis provides a snapshot of housing market conditions and corresponding goals to improve affordability across a wide spectrum of households in Washtenaw County’s urban core communities. The report identifies tools to guide the allocation of resources and policy decisions toward a regionally balanced housing market in order to maximize opportunity for lower and middle class households and the development of a more equitable community, with corresponding economic, environmental, and other quality of life benefits for all residents. Washtenaw Area Transportation Study (WATS) 2045 Long Range Transportation Plan (Updated 2019) - The Washtenaw Area Transportation Study has updated a long-range transportation plan for the County. The plan includes goals and capital and operating improvement projects which involve reconstruction or resurfacing, safety improvements, bridge reconstruction, environmental changes, non-motorized improvements and transit capital. 2019 Adopted Master Plan 2045 LONG RANGE PLAN Washtenaw Area Transportation Study 2019 21 �Non-Motorized Pathway Initiatives A number of pathway initiatives link to the non-motorized network in the City of Dexter. Elements of these initiatives are part of the Master Plan, especially mobility and parks and recreation. Border-to-Border Trail (B2B) – This initiative is an ongoing collaboration of communities and organizations to construct a shared-use path that will link the open spaces of the Huron River Greenway. With its County Greenways initiative, the Washtenaw County Parks and Recreation Commission has committed to expand hike and bike trails throughout the County. The B2B in 2017 has over 23 miles of paved, shared-use paths exist, with more planned. The Dexter segment of the Border-to-Border Trail links Dexter-Huron Metropark through Downtown Dexter to Mill Creek Park to Hudson Mills Metropark. http://www.bordertoborder.org/ PATHWAYS ~ Ircrn Belle Trail 22 Huron-Waterloo Pathways Loop – The Huron-Waterloo Pathways Initiative has begun planning, development, and fundraising for a 44-mile continuous “loop” trail system connecting Dexter, Chelsea, Stockbridge, and Pinckney to the State’s Iron Belle Trail System. The proposed system would connect to Dexter via the Border-to-Border Trail that runs north towards Hudson-Mills Metropark, and west via the Dexter-Chelsea Road corridor. http://huron-waterloo-pathways.org/ Iron Belle Trail – When completed, the Iron Belle Trail will allow travelers the opportunity to hike or bicycle on a continuous trail from Belle Isle in Michigan’s Lower Peninsula to Ironwood in the Northern Peninsula. The 1,273-mile hiking route uses existing multi-use trails that have been developed by local units of government, counties, and the State. The Border-to-Border Trail has been incorporated into this statewide trail, including the segment which runs through the City of Dexter. https://www.michigan.org/property/iron-belle-trail Huron River Water Trail & Trail Towns - The Huron River Water Trail provides paddlers, boaters, and tubers a 104-mile trail with which to connect with nature, history, and the communities that abut the River. In January 2015, the Huron River received the distinction of being one of only 18 National Water Trails in the United States. Along the Huron River Water Trail, five communities have been designated as “Trail Towns” for their close-knit relationship with the River: Dexter, Milford, Ann Arbor, Ypsilanti, and Flat Rock. These communities have worked and will continue to work with the Huron River Watershed Council to promote River preservation and water-based recreation. https://huronriverwatertrail.org/trail-towns/ 2019 Adopted Master Plan �Neighboring Communities The City of Dexter is located at the cross-section of three townships in Washtenaw County, Michigan: Scio Township, Webster Township and Dexter Township. In addition, Lima Township is less than one-half mile west of the City limits. While the Townships generally share similar goals regarding maintaining rural character and preserving farmland, the development activities and planning policies in these communities can influence the City of Dexter’s future character. Figure 4 illustrates the different planned future land uses for the areas adjacent to the City. The areas surrounding the City of Dexter are generally planned for lower intensity residential land use, with the exception of the “commercial node” found north of the City on Mast Road. While this commercial area is not necessarily inconsistent with the City, uses proposed by Webster Township in this area should be monitored by the City for compatibility. Working with Webster Township early in the development process for this area should be encouraged. More specifically, the areas surrounding Dexter are planned as follows: • Scio Township – Planned for low-density residential land uses surrounding the City. The only exception to that is the planned Office/Industrial area found adjacent to Dexter Chelsea Road. We note that this planned Office/Industrial area will primarily accommodate existing uses along this road. https://sciotownship.org/wp-content/uploads/2016/08/2015-Scio-Township-MPFinal.pdf • Webster Township – Although not yet developed, Webster Township has planned a commercial node as well as an area of higher density residential land use north of the City along Mast Road. While adjacent to the City, it is separated from it by the Huron River. Outside of the Mast Road area, Webster Township has planned Recreation/Conservation and low density residential (2.5 to 3-acre lots) land uses. http://www.twp.webster.mi.us/Master%20Plan%202015%20Final%20Draft.pdf • Dexter Township – Only a small portion of Dexter Township actually abuts the City. That area is adjacent to the “The Cedars” senior living, a 10-acre, 60-unit facility along Island Lake Drive. http://www.dextertownship.org/BoardCommission/PlanningCommission/ MasterPlan.aspx 2019 Adopted Master Plan 23 �Ta y an Recreation/Conservation Ry Wilson Commercial Node rin gto n Ca r Ox bo ar k gh l an d Agricultural Lo ch Hi Residential - 5 Acres Lots - ADJACENT COMMUNITIES FUTURE LAND USES on Residential - 2 1/2 - 3 Acre Lots City of Dexter Washtenaw County, Michigan ¯ Residential - 1 Acre Lots Residential - 1/2 Acre Lots Residential - 1/4 - 1/3 Acre Lots Office/Industrial gh l an d w Figure 5 Ox bo ar k gb ingsley Forshee Sh a ris or M AD on Hi ris or M Lo ch Wellington gb Kingsl ey w Hillside Forshee Sh a Coventry Victori a Bristol Bishop nne n Pine View iew Pin ev Vie w Public/Semi-Public Ar bo r Jana Hillside Ea to n Ol i ve r Yo View rk Office/Industrial Lexington Dongara Parker h Residential - U1/4 lric - 1/3 Acre Lots k Sh aw s Ke ns in gt on In ve rn es ee t Tr Ben S c i o To w n s h i p Newlyn L i m a To w n s h i p Baker Vie w lo r Ta y Yo r r ble No ke h gto n La De xt er -A nn on Ri Residential - 1/2 Acre Lots ve City Boundary rne r rin ur g ic Ulr City of D e x t e Dan r Hoey Mill Creek be We Ca r Wa ll ou Melb Shield in Cush er lm Pa h Wilson Residential - 1H Acre Lots Pr es to Cambridge n Br oa d k ee Cr ll Pin ev iew Island Hill Pine View Mi so n Hud ew Vi ic Ulr n Boenaro Hermania Residential - 2 1/2 - 3 Acre Lots n ro Hu er lm Pa Sh aw r er t h View a Ry Fo re s Ar bo son Edi od Gr an d Riv An n S c i o To w n s h i p n ro Hu a r rd Thi r l se he e Dov W e b s t e r To w n s h i p Joy Residential - 5 Acres Lots o nw tto Co ve C er xt De Agricultural ond Sec Ri n rth Fou ic Ulr n M ai n tral Cen h Fift No ble ro Alle y hill Hur o ine Alp ad Bro Hu Potts Pe a d San y wa dge We bs ter eri ne lo r Bri rs ier Sandhill a Ced rl Ma st Eastrid ge Pa r r kri dg e ive ge S c Wieo strid T o w n s h i p Ka th Glac d ie l yF ne Sto Hermania nR W e b s t e r To w n s h i p kney ke Pinc nd La ro Hu hill Isla Joy D e x t e r To w n s h i p ly Da er Dext d San Potts Pe a rl Figure 4. - Generalized FLU map for surrounding area 0 350 700 Feet 1,050 1,400 1,750 Source: Washtenaw County Base Data Public/Semi-Public Recreation/Conservation 6-26-2019 Carlisle/Wortman Associates, Inc. Ann Arbor, Michigan Commercial Node City Boundary 24 Figure 5 ADJACENT COMMUNITIES 2019 Adopted Master Plan �Chapter 3: Community Goals and Objectives The City of Dexter is a growing community that faces the difficult challenge of accommodating increasing growth and development, and private land uses and values, while retaining its small town character, protecting natural resources, including air, water and public land. A key component of the City of Dexter Master Plan is the articulation of a vision for the City’s future growth and the formulation of community goals which reflect the community desires regarding how to respond to future development. The goals of the community attempt to balance the various interests and ensure that each development decision is consistent with the overall vision for the City. They help convey preferred development strategies and outline development policies for the City. The goals were developed with input from residents, property and business owners, the Planning Commission, the City Council and other City officials. 2019 Adopted Master Plan 25 �Public Participation Public Input Events for 2019 Update For the 2019 update, the City hosted a variety of public input events, ranging from walking tours to a community-wide implementation workshop. These events are briefly described below and documentation is included in the appendix: Photographs from 2018 Walking Tours 26 • Joint Meetings with the City Council and Planning Commission: Three three joint meetings with the City Council and the Planning Commission were held to kick off the update process, decide goals and objectives and discuss implementation. • Activity Booth at Apple Daze: At Apple Daze in October 2017, the City had a booth where people could mark on a map or write a comment about what they wanted to preserve, improve or change in the City of Dexter. Many contributed that they wanted to preserve the small town feel of Dexter. Comments on improvements or changes focused on traffic, more variety in businesses and additions to parks and playgrounds. • Walking Tours: In the late summer to late fall of 2017, walking tours of the downtown area, the Baker Road Corridor and the Dexter-Ann Arbor Road Corridor were held. Participants included city staff, elected and appointed officials and members of the public. Along Baker Corridor, the consensus was the corridor lacked a clear vision, design regulations needed to be updated to be realistic, and pedestrian improvements were needed. In the downtown area, the group discussed redevelopment of buildings, uses of alleys and the mix of housing types. The Dexter-Ann Arbor Corridor tour was only attended by staff and consultants. Design guidelines and safety for cyclists and pedestrians were discussed. • Interactive On-Line Mapping: An interactive mapping program, called the MiCommunity Remarks™ tool, was used throughout the process for people to conveniently post their ideas, comments, and concerns. The tool let comments to be linked to a specific geographic location. Remarks included suggestions for additional parks and pedestrian crosswalks as well as requests to lessen the traffic in the downtown. • Community-Wide Future Land Use Workshop: In late October 2018, the Planning Commission hosted a community-wide workshop on the proposed Future Land Use Map and changes. 2019 Adopted Master Plan �City of Dexter Goals Goals are general statements that define the direction and character of future development. Policies set forth a framework for action and form the basis upon which more detailed development decisions may be made. Adoption of policies does not commit the City of Dexter to any particular recommendation, but rather constitutes a commitment to take actions consistent with policy guidelines. From evaluation of the survey results, background studies, existing land use information and various referenced City and County Planning Initiatives, the City of Dexter has formulated the following goals and objectives to serve as the basis for the future development of the City of Dexter. Overall Land Use Goal Guide development to foster the responsible use of land, conserve natural features, preserve small town character and to make sustainable use of existing public services, utilities, and infrastructure. Objectives 1. Prioritize positive development, redevelopment and adaptive re-use within the City’s borders. 2. Support controlled growth in all directions from City borders, honoring a spirit of cooperation with neighboring municipalities. 3. Advocate for the enhancement and preservation of natural features and a healthy ecosystem within and surrounding our City. 4. Preserve the small-town character of the City, especially in the Downtown and historic neighborhoods. 5. Allow residential density levels that correspond to available infrastructure (sewer, water and roads) and adjacent land use. 6. Incentivize or require high quality site and building designs that contribute to strong neighborhoods, vital shopping districts and desirable employment centers. 7. Organize commercial development into compact, unified commercial centers or nodes that complement the scale and character of existing development with shared parking, shared driveways and consolidated curb cuts. 2019 Adopted Master Plan 27 �8. Assure that new development and existing residential, commercial and industrial areas protect the City’s small town character, open space, natural resources and recreational values of the City from activities and land uses related or ancillary to mineral, sand and gravel, and oil and gas exploration and development. 9. Evaluate impact of new development, proposed border expansions and new and expanded land uses on community services and facilities, such as police, fire, and parks, and work to ensure there are adequate regulatory tools and resources available to support new development and uses while protecting existing and planned uses and environmental quality, in particular where uses involve a higher risk of release, discharge, or spill of hazardous substances, pollutants, or similar substances. Natural Resources Goal Protect and maintain the City’s natural resources, particularly the Huron River and Mill Creek areas. Objectives 1. Protect and enhance the Huron River and Mill Creek. 2. Protect and maintain the City’s natural landscape. 3. Expand publicly-owned network of natural resources whenever possible. 4. Maintain and strengthen safe management of disposal of all waste materials, both hazardous and non-hazardous, which are generated within or transported through the City. 5. Reduce noise and air pollution and site lighting levels so as to minimize their impact on the community. 6. Continue to concentrate efforts on wellhead protection and groundwater quality to protect this vital community resource. 7. Protect the water quantity and quality of the City’s rivers, streams, groundwater, springs, lakes, ponds, wetlands, and creeks, particularly the Huron River and Mill Creek, as a single interconnected hydrologic system. 28 2019 Adopted Master Plan �Recreation/Open Space Goal Provide recreational opportunities for all residents of the City including programs and activities offered by the City and other agencies. Objectives 1. Meet present and future community needs for parks, greenways, trails and recreation. 2. Encourage healthy lifestyles for City residents through a balanced program of active and passive recreation opportunities. 3. Strive to make every City park and recreation site accessible through barrier-free design and linkage to an all-season system of nonmotorized pathways, trails, sidewalks and bike paths connecting neighborhoods with parks, greenways, pathways, recreation venues, schools and commercial retail areas. 4. Plan for and invest in recreation and open space as a driver of economic development in the City. Develop, as the lead agency or a partner, new parks and/or recreation assets when opportunities arise. 5. Investigate and place appropriate art, cultural and heritage elements in planned locations throughout the City. Residential Goal Provide a desirable residential environment with diverse housing options for City residents. Objectives 1. Allow for a range of housing options for City. 2. Protect the City’s historic neighborhoods. 3. Strengthen and protect the viability of residential neighborhoods. 4. Explore viability of allowing lot splits fronting alleys to increase buildable lots in historic neighborhoods. 2019 Adopted Master Plan 29 �Downtown – Mixed Use Goal Preserve and strengthen the existing character of the downtown area as a historic, pedestrian-scaled community, with traditional site and architectural design creating an aesthetically memorable place with vibrant streetscapes and community spaces. Objectives 1. Concentrate development in the Downtown to foster the responsible use of land and natural features, and to make best use of existing public services, utilities and infrastructure. 2. Encourage, through regulations and incentives, mixed-uses with a village-scale and character. 3. Connect public gathering spaces in and adjacent to the Downtown with accessible sidewalks and trails, landmarks and gateways. 4. Protect public views and access to Mill Creek from the Downtown. Baker Road – Mixed Use Goal Encourage cohesive development and strategic investments for this mixed use area to become a walkable corridor that acts as a gateway between the downtown area and adjacent neighborhoods. Objectives 1. Encourage coordinated mix of commercial, office, service and residential uses. 2. Create a safe corridor for pedestrians, cyclists and motorists alike, linking neighborhoods to the downtown. 3. Require or build common design elements throughout the corridor to create a walkable, mixed-use, urban corridor. 4. Encourage preservation of natural features and development of parks and consider their interrelationship with existing parkland, natural areas and adjacent neighborhoods. 30 2019 Adopted Master Plan �Dexter-Ann Arbor Road – Mixed Use Goal Encourage cohesive and distinct development of a mix of commercial, office, service and residential uses within this area which serves as an entrance to the City as well as a transitional area between the historic Village area and the eastern portion of the City. Objectives 1. Organize commercial development into compact, unified commercial centers that complement the scale and character of existing development or that promote the desired character for areas where new development/redevelopment is planned. 2. Encourage mixed use development or multiple-family or attached housing as a buffer between adjacent residential areas and other uses within this planned area. Such uses will be scaled, designed and landscaped so as to complement and enhance the adjacent properties. 3. Encourage preservation of natural features and consider their interrelationship with existing natural areas and adjacent neighborhoods. 4. Maintain public gathering spaces at key points of interest and entrances to intersections within a pedestrian/non-motorized circulation system. 5. Connect pathways, sidewalks and trails in adjacent neighborhoods to the corridor. 6. Update the Dexter-Ann Arbor Road Corridor Overlay District to ensure accommodation of a compatible and complementary mix of uses and building design within this planned mixed use area. 2019 Adopted Master Plan 31 �Economic Development Goal Provide quality, job producing economic development for a diverse economy within the City. Objectives 1. Maintain commercial opportunities in mixed-use areas and commercial districts that meet the needs of City residents in terms of location and services offered. 2. Organize commercial development into compact, unified commercial centers or nodes that complement the scale and character of existing development. 3. Provide a balanced industrial development strategy to achieve environmental compatibility and maintain the neighborhood character of the City. 4. Promote and coordinate activities aimed at improving the business climate within the City, including cooperation with merchants and the Dexter Area Chamber of Commerce. 5. Facilitate the maintenance, updating and expansion of a high-speed fiber network within the City to allow technology-based businesses of all sizes to flourish. 6. Attract and retain businesses, such as technology-based businesses and unique lifestyle or artisan brands, which enhance the City’s unique small town feel. 7. Plan for and invest in recreation and open space as a driver of economic development in the City. 8. Foster development, redevelopment and expansion within the City creating new employment and business opportunities. 9. Plan for and promote tourism for the City of Dexter, while maintaining the small town character and quality of life for the community. 32 2019 Adopted Master Plan �Mobility Goal Facilitate safe, reliable movement by pedestrians, cyclists, motorists and transit riders through a system of complete streets interconnected with a non-motorized network. Objectives 1. Maintain a safe transportation network that balances the protection of pedestrians and cyclists with the efficient movement of vehicles throughout the City. 2. Expand walkability in the City of Dexter. 3. Reduce the number of ingress and egress points to public roads wherever possible through on street parking, common parking and drives, and shared parking options. 4. Provide a variety of mobility choices including public transit and nonmotorized options. 5. Prepare for shifts in mobility due to technology changes. Community Facilities and Services Goal Provide timely, efficient and quality police, fire, safety and governmental services and facilities to City residents, businesses and visitors. Objectives 1. Provide reliable, quality City government services and facilities. 2. Provide reliable, quality police and safety services and facilities. 3. Provide reliable, quality fire services and facilities. 4. Provide reliable, quality sewer and water service for City residents and businesses. 5. Provide reliable, quality storm and seasonal services to City residents. 6. Provide and maintain open space, parks and recreation facilities. 2019 Adopted Master Plan 33 �This page intentionally left blank. 34 2019 Adopted Master Plan �Chapter 4: Future Land Use The Future Land Use Plan is the framework for the future growth of the City of Dexter. This chapter gives a general description of the desired pattern of development for the community and follows with a description of the future land use categories as illustrated on the future land use map. In addition to the future land use categories, specific development strategies are formulated to achieve community goals for the downtown area, the Dexter-Ann Arbor Road and Baker Road corridors. The chapter also includes a zoning plan and a discussion of planning beyond the City’s borders. General Description In general, the City’s master plan continues a traditional neighborhood development pattern at a scale complementary to the rural, small town character of the City. Rehabilitation, redevelopment and properly scaled infill development, as well as thoughtful growth management policies are key to the sustainability of the City of Dexter and its small-town character. Future Land Use Categories Specific land use categories are identified and illustrated on the future land use map on the following page. The following sections identify the intent of each category, describes the desirable land uses and building types, the land use relationship with natural features, when applicable, and lists the corresponding 2019 Adopted Master Plan 33 �** * * l dhil San Jeffords h Fift Potts Pearl ad Bro Figure 5. -Future Land Use Map l tra Cen Alle y M ai n W e b s t e r To w n s h i p el Samu Joy r Dexte Pa rk k k k Village Residential - 1 shin Cu k ba r Ca rr Kingsley Sh ag Forshee Suburban Residential Multi Family Residential Village Commercial Light Industrial Area under Property Transfer Agreement --- Sh aw Potts w Vil Ta ylo r Ea to n Lig Are Tra k Wilson Dexter - Ann Arbor Corridor Baker Road Corridor Downtown Public Open Space ing to n ba r k FUTURE LAND USE Bristol Sh ag Preston Forshee Bishop Parker on ing Pine View t 34 Village Residential - 2 Research Development Victoria Cambridge Baker Melbourne Mill Creek e an n k Village Residential - 1 Mu an Ry r Jan ~ City Boundary Su r ove Baker Heights Gr an d ew Vi W ils Open Space on Ar bo r Vil View D Institutional or Office Building Ar in Village Residential bo k An n Public Lex ing ton Dongara Shield ber We --- t-■■-l No bl e Ke ns in gt on e Ben t Tre Fo re st Downtown Bristol M ea do w ne ss Inv er Jeffords Wilson xt er -A nn Light Industrial Area under Property Dan Hoey Transfer Agreement ro Br oa d S c i o To w n s h i p L i m a To w n s h i p Baker Vie w Ta ylo r Multi Family Residential De Village Commercial Downtown Vil ch Boe na Yo rk Wellington City of Dexter Washtenaw County, Michigan ¯ I 0 I 500 Feet 1,000 Source: Washtenaw County Data 10-13-2019 Carlisle/Wortman Associates, Inc. Ann Arbor, Michigan Institutional or Office Building in Village Residential FUTURE LAND USE Cit ck en bu i Ulr Sh aw W all Residential Suburban al M ai n land Kurt r- ■ •-·i Yo rk Dow sh Baker RoadUlrCorridor ich er lm Pa an Ry h ric Ul er lm Pa W ils on iew r Dexter - Ann Arbor Corridor Qu a La ke Hu ro - 2 Village Residential nV ve Research Development g tr Cen field Ri Pine View City Boundary * son Hud n Pin evie k ad Bro ro Vie w k Ol ive r ** * Ar bo r Hu wood Cotton Ca rr Fo re st on Edis Kingsley Pine View Downtown ond Sec Gr an d Hermania k Bristol Bristol Jeffords Br oa d w e e Pin k evie Cr er Dov n An n SanAlle d y Joy er R iv e M ai h Fift ew Vi Ar bo r S c i o To w n s h i p d Thir in Alp Alle y rth Fou ll Gr an d ad Bro * Mi tral Cen k n ro Hu kkk Ulr ich View ver Do W e b s t e r To w n s h i p Baker k a lse he rC xte De Huro n k in e Alp South Downs McCormick Eastrid ge ake Vi ew nd L h Fift D e x t e r To w n s h i p Ma st Br oa d sica Jes Island Hill Isla An n Pearl l dhil San We bs ter ne Fo re st r de ul Bo r r ay gew Brid e Glaci ve er Riv y Ri ar s Ced Ka the ri Sandhill n ron Hu kne Pinc e rid g West Hermania rid ge S c i o To w n s h i p 2019 Adopted Master Plan Ins in �Building Types In most of the future land use categories, building types are listed. Building types refers to the form of the building, usually driven by the structure’s initial use, but may be used differently now. For instance, a house is a building type that originally was used as a single-family dwelling, but now, depending on its location, may be used as a residence, office or retail store. The Master Plan lays the ground work for a form-based code in a zoning ordinance update. Examples of each building type are shown below: Mansion Commercial Mixed-Use Small Commercial Mixed-Use Medium 2019 Adopted Master Plan 35 �2-Story Office Multiple Family Single-Story Single-Use Civic & Institutional Building 36 2019 Adopted Master Plan �Townhouses House Two-Family Building 2019 Adopted Master Plan 37 �zoning districts. Downtown Intent. The Downtown is the historical commercial center of the City with the highest intensity of uses. The area is intended to foster continued improvements and redevelopment, while preserving the small-town character of the downtown. It is intended to be a physically compact, mixed use district that provides a diversity of products, services and experiences for residents and visitors. Uses customarily found in the Downtown include municipal services, restaurants, banks (no drive thru), personal services, comparison retail, offices, public spaces, and multiple family residences. The continued maintenance of historic buildings and new buildings echoing the historic character of the downtown are essential within this area. The designation plans for the following: 38 • Expand the Central Business District, selectively, into surrounding Village Commercial areas to open up additional redevelopment opportunities and improve the critical mass, density and walkability of the Downtown. • Identify and redevelop brownfield sites in cooperation with the Washtenaw County Brownfield Redevelopment Authority. • Utilize form-based code concepts for height, bulk and dimensional requirements in zoning to preserve the historic character of the Downtown. • Require high quality site and building designs. • Link public gathering spaces in the downtown by filling in gaps in the pedestrian/non-motorized system. • Continue in the Urban County Program and Redevelopment Ready Communities Program to utilize State funding for Downtown redevelopment. • Access grant opportunities, including crowdfunding match challenges, to implement placemaking efforts in the downtown, such as public art, streetscapes, park improvements, programs and events. 2019 Adopted Master Plan �* ** * Jeffords Figure 6. -Downtown Future Land Use Map l tra Cen Alle y M ai n e b s t e r To w n s h i p in e Alp Joy Br oa d S c i o To w n s h i p * An n Fo re st ** * e ad Bro Baker in Alp Jeffords Pine View w Pin evi e * Downtown Alle ** * y ad Bro City Boundary Jeffords Ulr ich Vie w ip Baker Road Corridor Suburban Residential Downtown Public es t k Wilson An n Baker Light Industrial under Property Transfer Agreement Fo re st Area An n ver Do Ar b Open Spaceor Village Commercial Br oa d so n - Ann Arbor Corridor VillageM Residential - 2 Fo Multi Family Residential r h ric Ul er lm Pa ship Research Development l tra Cen Dexter ai n Br oa d wnship * * Village Residential - 1 Alle y Ar bo r l tra Cen h Fift M ai n sh i p ver Do h Fift Gr an d r * h Fift Potts earl ad Bro ver Do Ar bo r Institutional or Office Building Pine View Pine View w Pin evi e Gr an d Downtown Downtown k ba r Sh ag FUTURE LAND USE City of Dexter Research Development 1111 Research Development Residential - 1 Dexter - Ann Arbor Corridor 1111 Village Washtenaw County, Michigan Village Residential - 1 Dexter - Ann Arbor Corridor 1111 Village Residential - 2 1111 Baker Road Corridor Village Residential - 2 Baker Road Corridor Suburban Residential 1111 Downtown Suburban Residential Family Residential 1111 Multi 1111 Public Downtown Feet 0 500 1,000 Village Commercial Open Space 1111 Multi Family Residential 1111 Public :,-■■ -•i Forshee Pin evi e w Baker in Village Residential Gr an d ,_ .. _I City Boundary City Boundary ~ Light Industrial Village Area under Commercial Property Transfer Agreement ¯ k Light Industrial Institutional or Office Building Property inArea Villageunder Residential ~, Source: Washtenaw County Data Open Space 10-13-2019 Carlisle/Wortman Associates, Inc. Ann Arbor, Michigan Transfer Agreement Institutional or Office Building 2019 AdoptedkMaster Plan in Village Residential 39 �Description: This designation is centered on the Main Street corridor between Jeffords and Dover with the Mill Creek as the western gateway into the City and includes the block on Central facing Monument Park, the block of Baker between Main Street and Forest, and blocks on Jeffords between Main Street and Forest Lawn Cemetery. Appropriate Uses: • Retail stores, personal service establishments, restaurants, municipal facilities, and offices • Off-street parking in appropriate locations • Multiple-family uses by right on the upper floors and by special land use on the ground floor • Parks, open space and public art • Live/work units • For all residential uses, the maximum density should be determined by height and bulk requirements • Municipal offices and services • Museums • Libraries • Theaters Highway-oriented and convenience commercial uses which require high accessibility and visibility are incompatible with the character of the Downtown and should be not be allowed. Off-street parking areas should not front Main Street. Appropriate areas for bike parking should be designated. Building Types: • Mansions (houses fronting Monument Park, no more than three and a half stories) • Commercial mixed-use small (no more than three stories) • Commercial mixed-use medium (no more than five stories) • Civic and institutional buildings Building type placement should take into consideration the size, scale and character of each block in the Downtown. Height, bulk and building placement 40 2019 Adopted Master Plan �should preserve public views and access to Mill Creek, Monument Park and other public places in the Downtown. Compatible Zoning Districts: The Central Business District zoning category is compatible with the Downtown – Mixed Use future land use category. The Heritage Overlay District is also appropriate. An updated zoning ordinance should incorporate and strengthen the design regulations the Central Business District and the Heritage Overlay District into a single zoning district for the Downtown. Dexter – Ann Arbor Road Corridor – Mixed Use Intent: This designation is intended to provide a mix of commercial, office, hightech research and design, service and residential uses as an entrance to the City as well as a transitional area between the originally platted Village area and the eastern portion of the City. The designation also plans for the following: 1. Compact commercial center/node at Dan Hoey intersection with a less intensive mixture of commercial, office and multiple-family residential uses throughout the rest of the corridor. 2. Traditional neighborhood design standards for density, scale, setbacks, parks, landscaping, access management, and linkages. 3. Physical connections along to the corridor for pedestrians, cyclists and motorists between the Downtown, neighborhoods, schools and the gateway to the City. 4. Updated architectural standards that require quality but realistic building design in keeping with the established fabric of the corridor. 5. Flexibility in parking requirements, shared parking and shared parking access standards with the specific goal of minimizing access points (curb cuts) along Dexter-Ann Arbor Road, while minimizing impervious area. Description: The Dexter-Ann Arbor Road Corridor is located along the DexterAnn Arbor Road from Kensington Street southeast to the City boundaries. Appropriate Uses: • Multiple-family, no more than five stories • Live/work units • Office • Commercial uses clustered at the Dan Hoey intersection 2019 Adopted Master Plan 41 �• Automobile oriented uses such as gasoline stations, drive-throughs and vehicle dealerships • Municipal offices and services Building Types: • Single-story single-use buildings • Two-story office buildings • Townhouses • Multiple-family buildings • Commercial mixed-use small (no more than three stories) • Civic and institutional buildings Compatible Zoning Districts: The Dexter-Ann Arbor Road Corridor Overlay zoning district is compatible with the Dexter-Ann Arbor Road Mixed Use future land use designation. General Commercial zoning is appropriate at the commercial node at the intersection with Dan Hoey Road. An updated zoning ordinance should incorporate density and updated design standards in the Dexter-Ann Arbor Corridor Overlay District. Baker Road Corridor - Mixed Use Intent: This mixed-use designation is intended to be a walkable corridor that is a gateway between the downtown area and adjacent neighborhoods. The designation also plans for the following: 1. Mix of complementary land uses, including residential, office, high-tech research and design, and commercial uses, that is scaled, designed and landscaped to complement the corridor and enhance the adjacent properties. 2. Commercial development in nodes that complement the scale and character of the corridor. 3. Flexibility in parking requirements, allowance of shared on-street and off-street parking and the reduction of curb cuts. 4. Conversion of single-family homes into multiple-family, all types of live/work units and non-residential land uses. 42 2019 Adopted Master Plan �5. A variety of housing types and higher densities for residential infill projects. 6. Architectural standards and controls that deliver high-quality yet realistic designs for new buildings as well as renovations. 7. Better pedestrian and bicycle circulation/parking and access from adjacent neighborhoods to the Baker Road Corridor, including the addition of and upgrades to pedestrian crossings in the corridor. 8. Redevelopment and infill development. 9. Design and installation of a streetscape throughout corridor, with landscaping, signage, and lighting, which includes elements of the streetscape in the downtown. 10. Public gathering spaces at key points of interest and entrances to intersections. 11. The roundabout at Dan Hoey, Shield and Baker Road as a gateway into the City. 12. A greenway connection between open space adjacent to the corridor and Mill Creek through collaboration with Dexter Community Schools for interconnection with their Outdoor Lab property. Description: The Baker Road corridor is from the alley north of Grand Street to the border with the Dexter Community Schools property on Baker Road. All parcels abutting Baker Road are included within the designation, exclusive of the school property located at the southern end of the corridor. Appropriate Uses: • Existing single-family housing • Mixed use including assisted living • Multiple-family residential uses (no more than three stories) • Second story residential uses • Live/work units • Office uses and commercial uses that provide essential goods and services • Activity and entertainment uses Building Types: • Houses • Two-family buildings 2019 Adopted Master Plan 43 �• Townhouses • Single-story single-use buildings • Two-story office buildings • Multiple-family buildings (no more than three stories) • Commercial Mixed-Use Small (no more than three stories) Compatible Zoning Districts: The Baker Road Corridor – Mixed Use designation is compatible with the Baker Road Corridor Overlay District. An updated zoning ordinance should incorporate density and strengthen design regulations. Village Commercial Intent: The Village Commercial designation encompasses neighborhoods adjacent to the downtown, which are transitioning from single family to a mix of uses, primarily commercial, but which are complimentary to the transitioning neighborhoods. These areas have a compact development pattern, which sometimes contributes to insufficient land necessary to accommodate off-street parking. Uses typical of this designation include convenience retail, personal services, office, live-work, multiple family residences, and public spaces. The designation also plans for the following: • Adaptive re-use of existing buildings • Transition between mixed use districts • Live/Work Units Description: This designation is located on the edge of the Downtown along Grand Street, at the entrance to the City at Mast Road and the railroad, the block on Huron Street just west of Broad Street, and the parcel on Dan Hoey near the entrance to the industrial park. The Village Commercial area planned on Grand Street is a transition between the Downtown and the Baker Road Corridor and could be primarily multiple-family or mixed-use buildings. The area at Mast Road is intended to preserve the unique businesses at that location, namely the Cider Mill and Dexter Mill, while allowing for neighborhood commercial shops or services. The area on Huron Street is to preserve long standing businesses while allowing office space for new enterprises. The area on Dan Hoey is to accomodate a pending mixed use development including housing, offices and a food pantry. Appropriate Uses: 44 • Commercial • Office • Live/work units 2019 Adopted Master Plan �• • • • • Theaters Libraries Museums Municipal offices and services Public open spaces Multiple-family uses, 3-5 stories for new buildings and current building height for adaptive re-use • • Commercial mixed-use small Two-story office buildings Single-story single-use buildings I • • Institutional or civic buildings Street Structure of Village Residential-1 Neighborhoods 45 i ~~~~ $~ Building Types: • ·~~~ .. Compatible Zoning Districts: The Village Commercial future land use designation is compatible with the Village Commercial zoning district. An updated zoning ordinance should incorporate density regulations and strengthen design regulations. Village Residential - 1 Intent: The intent of this category is to maintain the wellestablished character, scale and density of the traditional pattern of the neighborhoods in the original plat of the Village, while allowing uses other than single-family residential for adaptive re-use of public and institutional buildings. The designation also plans for the following: 1. Update zoning regulations in Village Residential-1 neighborhoods to preserve and enhance the older, small town residential character of the City. The Zoning Plan in the Implementation Chapter provides more details. 2. Amend zoning ordinance to allow duplexes and accessory dwelling units in Village Residential neighborhoods, as well as adaptive re-use of public 2019 Adopted Master Plan -;;JA~Yss �and semi-public buildings. Live/work units could also be considered with zoning changes to the uses allowed in Village Residential-1. 3. Expand the Village Residential Zoning District to or to cover all neighborhoods planned as Village Residential-1, but currently zoned R1-B. 4. Explore zoning and land division ordinance changes to allow single-family uses with sole access to alleys, while maintaining the low-traffic nature of alleys. 5. Encourage continued maintenance of, and reinvestment in, residential structures to protect existing housing from deterioration or underutilization, and recognize that in order to maintain high quality housing, some deteriorated homes or residential areas may need to be redeveloped. 6. Consider programs and techniques to help maintain and improve neighborhoods and the condition of housing stock within the City, which may include improvements to the City’s building inspection practices and assisted housing rehabilitation 7. Maintain and improve pedestrian connections from neighborhoods to schools, parks, downtown, other community facilities, and other neighborhoods 8. Continue to allow office and retail uses if granted special use approval in the area between the railroad to the north, Central to the south, Fifth Street to the west and Third Street to the east. Description: The Village Residential 1 is the located between the railroad to the north, Second and Third Streets to the east, Hudson to the south and the edge of the Downtown and Baker Road Corridor to the west. Parcels marked with an asterisk note buildings used for institutional or office uses that contribute to the character of the neighborhood and should be allowed to remain or be adaptively re-used. Appropriate Uses: 46 • Single-family dwellings • Accessory dwelling units • Two-family dwellings • Live/work units • Adaptive re-use of civic and institutional buildings such as churches and school buildings in the Village Residential neighborhoods. Uses could include offices, institutions or multiple-family or senior housing. The density should be limited by the existing height and bulk of the building and the capacity of the infrastructure - streets, sewer, water, etc. 2019 Adopted Master Plan �• Parks • Civic or institutional uses • Density of up to eight dwelling units per acre for greenfield developments • Office and retail uses when appropriate in the area between the railroad to the north, Central to the south, Fifth Street to the west and Third Street to the east. Building Types: • Houses • Two-family buildings • Mansions • Civic or institutional buildings Compatible Zoning Districts: The Village Residential (VR) zoning district is the only zoning classification currently compatible with the Village Residential future land use category. A single-family village residential zoning district with flexibility for adaptive re-use of buildings as well as retail and office uses under appropriate circumstances is anticipated in a zoning ordinance update. Street Structure of Village Residential-2 Neighborhoods Village Residential-2 Intent: The intent of this category is to maintain the wellestablished character, scale and density of the traditional pattern of the neighborhoods in the Village annex, while maintaining solely single-family neighborhoods. The designation also plans for the following: Update the zoning regulations in Village Residential-2 neighborhoods to preserve and enhance the older, small town residential character of the City. The Zoning Plan in the Implementation Chapter provides more details. 1. Create a Village Residential Single-Family Zoning District to cover all neighborhoods planned as Village Residential-2 but currently zoned R1-B. 2. Examine whether accessory dwelling units and duplexes are appropriate in Village-Residential-2 neighborhoods. 2019 Adopted Master Plan 47 �3. Explore zoning and land division ordinance changes to allow single-family uses with sole access to alleys while maintaining the low-traffic nature of alleys. 4. Encourage continued maintenance of, and reinvestment in, residential structures to protect existing housing from deterioration, and recognize that in order to maintain high quality housing, some deteriorated homes or residential areas may need to be redeveloped. 5. Consider programs and techniques to help maintain and improve neighborhoods and the condition of housing stock within the City, which may include improvements to the City’s building inspection practices and assisted housing rehabilitation 6. Maintain and improve pedestrian connections from neighborhoods to schools, parks, downtown, other community facilities, and other neighborhoods Description: The Village Residential 2 is located in two areas. One is between Hudson and Kensington and Grand and Second Streets. The other is on either side of Huron Street and the block on Mast between the Huron River and the railroad. Appropriate Uses: • Single-family dwellings • Accessory dwelling units • Two-family dwellings • Parks • Civic or institutional uses • Density of up to eight dwelling units per acre for greenfield developments Building Types: • Houses • Mansions • Two-family buildings Compatible Zoning Districts: The Village Residential (VR) zoning district is the only zoning classification currently compatible with the Village Residential-2 future land use category. A single-family village residential zoning district is anticipated in an update of the City Zoning Ordinance. 48 2019 Adopted Master Plan �Multiple-Family Residential Intent: The intent of this category is to provide for a mix of multiple family uses at appropriate locations in the City. The designation also plans for the following: 1. Encourage continued maintenance of, and reinvestment in, residential structures to protect existing housing from deterioration, and recognize that in order to maintain high quality housing, some deteriorated homes or residential areas may need to be redeveloped. 2. Provide access to usable contiguous and convenient open space from multiple-family housing. 3. Create or maintain pedestrian connections from multiple-family areas to schools, parks, downtown, other community facilities, and neighborhoods. 4. Update zoning to require high standards for multiple-family housing design and construction. Description: The Multiple Family Residential designation encompasses five areas within the City: northeast of the Downtown between Edison and Meadow View along the railroad; both sides of Huron View; both sides of Eaton; both sides of Grand between Broad and Baker; east side of Lexington bounded by Dan Hoey to the north; and south of Dan Hoey west of the Baker Road intersection. In addition to these larger areas of Multiple-Family Residential, there are smaller, single parcel areas designated multiple-family mixed within the Village Residential neighborhood west of the Downtown. Appropriate Uses: • Townhouses, garden apartments, multiple-family, density determined by height and bulk regulations • Parks Building Types: • Two-family buildings • Townhomes • Multiple-family buildings with up to 3 stories Compatible Zoning Districts: Zoning districts that are compatible with the MultipleFamily Residential land use classification include R-3, Multiple-Family Residential and MH, Mobile Home Park Residential. 2019 Adopted Master Plan 49 �Suburban Residential Intent: The intent to maintain and create suburban-style residential neighborhoods outside of the Downtown, in a transitional manner still compatible with the existing traditional neighborhood development pattern. The existing street pattern is suburban in nature with curving roads, long blocks and cul-de-sacs. The designation also plans for the following: 1. Provide access to usable contiguous and convenient open space from residential neighborhoods Street Structure of Suburban Residential Neighborhoods 2. Create or maintain pedestrian connections from neighborhoods to schools, parks, downtown, other community facilities, and other neighborhoods 3. Limit non-residential intrusions and separate intrusive commercial and industrial areas from residential areas with open space and other buffers. 4. Update zoning to require high standards for housing design and construction. Description: The Suburban Residential designation is contained within four peripheral locations in the City, most of which have been developed as single-family housing primarily since 2000. The street pattern is suburban in nature with curving roads, long blocks and cul-de-sacs. Appropriate Uses: • Single-family dwellings • Parks and recreation • Density of up to 6 dwelling units per acre for greenfield developments Building Types: • Houses • Civic or community buildings Compatible Zoning Districts: Zoning districts compatible with the Suburban Residential future land use classification include R-1A and R-1B One-Family Residential. In the anticipated update to the Zoning Ordinance, a single zoning district is envisioned for properties shown as Suburban Residential. 50 2019 Adopted Master Plan �Research/Development Intent: The Research/Development land use classification provides for a diverse range of high-tech industry, research facilities, laboratories, light fabrication operations, wholesale and parts assembly. The designation also plans for the following: 1. Adequate setbacks for research/development operations, landscape buffers and greenbelts to minimize visual and environmental conflicts with adjoining land uses. 2. Minimization of negative impacts of research/development areas on adjacent areas and the environment. 3. Safe traffic flow for Research/Development uses. 4. Expansion of Dexter Business and Research Park, particularly for an additional access point. 5. Space for medium scale office and research and development uses. 6. Regulations that recognize the connection of groundwater and surface water, and include limitations that protect, and prevent pollution, impairment or diminishment of, the quantity and quality of available water resources, including aquifers, springs, rivers, creeks, ponds, and wetlands, for existing and future water needs for residential recreation, commercial, industrial, and for protection and preservation of water bodies and their natural resources and uses. Description: The Future Land Use Map designates three (3) areas for Research/ Development use: 1. The Dexter Business and Research Park is located south of Dan Hoey Road and is a subdivided industrial park targeted toward research and development activities. All uses for this category are appropriate for this area. 2. This area is located between Second Street and the Railroad. In this area, the Research/Development designation is intended to allow the continued operation of its current uses and facilitate adaptive re-use of existing buildings for high tech businesses. These new businesses should be less intensive than research uses and compatible with the adjacent neighborhood. 3. This area is east of Mast Road, along Joy Road and Huron River Drive. Since it is buffered from residential uses, all uses listed below are appropriate. 2019 Adopted Master Plan 51 �Appropriate Uses: High-tech industry, light fabrication, wholesale and parts assembly operations that provide: • Well-designed circulation systems • Supportive facilities such as utilities • Abundant landscaping, screening of services and loading areas • Landscape buffering to protect adjacent residential uses • Oil and gas exploration and development, and similar extractive activities, to the extent the activities and uses are: sufficiently setback from incompatible uses, such as residential, office, commercial, recreation/conservation, and environmentally sensitive areas and natural resources; and the ancillary activities and uses generating potential nuisance effects such as traffic, lights, vibration, and noise will not be incompatible with surrounding existing or planned uses Compatible Zoning Districts: The RD, Research and Development, zoning district is compatible to the Research/Development future land use designation. Light Industrial Intent: This designation is intended to allow the continued operation of the current industrial uses or for areas planned for light industrial use outside of the City’s borders. The designation also plans for the following: 1. Adequate setbacks for industrial operations, landscape buffers and greenbelts to minimize visual and environmental conflicts with adjoining land uses. 2. Minimization negative impacts of industrial areas on non-industrial areas and on the environment. 3. Safe traffic flow for industrial uses, separate from residential areas. 4. The location of industrial development away from conflicting land uses (i.e. residential areas). 5. Regulations that recognize the connection of groundwater and surface water, and include limitations that protect, and prevent pollution, impairment or diminishment of, the quantity and quality of available water resources, including aquifers, springs, rivers, creeks, ponds, and wetlands, for existing and future water needs for residential recreation, commercial, industrial, and for protection and preservation of water bodies and their natural resources and uses. 52 2019 Adopted Master Plan �Description: The Light Industrial area is located along Huron River Drive in the northern portions of the City, for the parcels where the City’s sewer plant and existing industrial buildings are located, as well as on the property along Mast Road north of the City’s boundaries, planned for industrial uses per agreements with Webster Township. Appropriate Uses: • Light manufacturing, assembly, packaging, and testing facilities more intense than the fabrication uses in Research and Development that provide: — Abundant landscaping — Screening of services and loading areas — Landscape buffering to protect adjacent residential uses • Oil and gas exploration and development, and similar extractive activities, to the extent the activities and uses are: sufficiently setback from incompatible uses, such as residential, office, commercial, recreation/conservation, and environmentally sensitive areas and natural resources; and the ancillary activities and uses generating potential nuisance effects such as traffic, lights, vibration, and noise will not be incompatible with surrounding existing or planned uses Land intensive industrial uses should not be permitted within the City limits due to the associated off-site impacts that have the potential to significantly detract from the quality of life in the City’s residential neighborhoods. Compatible Zoning Districts: The I-1, Light Industrial zoning district is compatible to the Light Industrial future land use classification. Open Space Intent: Open Space areas are designated on the Future Land Use Map are either areas surrounding the Huron River and Mill Creek or land permanently designated for open space. The natural areas of the City and adjacent townships contain environmentally sensitive resources such as wetlands, woodlands, and sloped areas which are planned for preservation. Development should be recreational in nature, if not restricted. The designation also plans for the following: 1. Maintenance, planning and development of the City’s system of parks, greenways, open space and recreation facilities. 2. Protect and preserve existing trees and wooded areas within the City. 2019 Adopted Master Plan 53 �3. Collaborate with other organizations to improve water quality in Mill Creek and the Huron River. Description: Open space areas are designated in Mill Creek Park, along the Huron River throughout the City and in the land preserve off of Baker Road. Relationship to Physical and Natural Features: Land in this use category generally includes environmentally sensitive areas where natural features need to be protected to preserve a balanced ecosystem. Appropriate Uses: • Public or private conservation areas • Active and passive recreational uses Compatible Zoning Districts: The PP, Public Park, zoning district is compatible with the Open Space/Recreation future land use classification. Public Intent: The Future Land Use Map designates areas known to be in public use for the foreseeable future, such as schools, parks and municipal buildings. The designation also plans for the following: 1. Coordination between the City of Dexter and Dexter Community Schools to link school properties into the City-wide path system. 2. Maintenance, planning and development of the City’s system of parks, greenways, open space and recreation facilities. 3. Locate municipal buildings, such as City Hall or the Fire Station, in places where they contribute to the sense of place. Description: The public future land use category is located on the Dexter Community School campuses, the public parks and buildings in the Village areas, and cemeteries. Appropriate Uses: 54 • Municipal buildings and facilities • Parks • Churches • Cemeteries • Public schools 2019 Adopted Master Plan �Compatible Zoning Districts: The PP, Public Park, zoning district is compatible with the Public future land use classification. School properties are compatible with R-1A Zoning. Zoning Plan Certain areas of the City have been designated for a land use classification in the Master Plan which conflicts with either existing zoning or existing land uses. These designations were developed in order to guide the desired development of these areas, which could be rezoned by the City or at the request of the land owner. The City expects to update their Zoning Ordinance in the next five years, possibly to include form-based districts. The table below shows how future land use categories relate to current and anticipated zoning districts. Planning for Properties Outside the Current City Limits From time to time, and under mutual consent between the City of Dexter and adjacent townships, the municipal boundaries of the City may expand. Municipal expansion of the City boundaries will typically occur in relation to a corresponding Table 2: Master Land Use + Zoning District Classification Comparison Master Plan Land Use Current Zoning District Classifications Designations Downtown Central Business District (CBD) Dexter Ann Arbor Dexter-Ann Arbor Road Corridor Overlay Baker Street Baker Road Corridor Overlay Anticipated Zoning District Classification Central Business District (CBD) Dexter-Ann Road Corridor Village Commercial Village Residential 1 Village Commercial (VC) Village Residential Village Residential 2 Multiple Family Suburban Residential Research Development Industrial Open Space Public Village Commercial (VC) R-1B, One Family Residential, Village Residential R-1B, Two Family Residential Multiple Family Residential (R-3) and Mobile Home Park Residential (MH) Baker Road Corridor R-1A & R-1B, One Family Residential Research and Development (RD) Village Residential Two Family Multiple Family Residential (R-3) and Mobile Home Park Residential (MH) Suburban Residential Research and Development (RD) Limited Industrial (I-1) Public Park (PP) Public Park (PP) Limited Industrial (I-1) Public Park (PP) Public Park (PP) 2019 Adopted Master Plan 55 �extension of sewer and water facilities into underserved areas of adjacent Townships. The City’s water and sewer systems were designed to serve City property within the present boundaries of the City. The City has made a significant investment in building the capacity, quality, and reliability of the water and sewer systems to serve existing areas of the City, but limited capacity is currently available. Due to the significant investment in these facilities, the City will carefully consider the following general guidelines in accepting potential municipal service expansions: 1. The City of Dexter is willing to work with surrounding communities in developing appropriate agreements that may include the extension of municipal sewer and water services. These agreements must be beneficial to the economic development of the City of Dexter and bring new tax base. Ideally, agreements would benefit the economic development of the surrounding community. 2. To promote an orderly growth from the City of Dexter into adjacent municipalities, any area proposed for inclusion in the City must be adjacent to and contiguous to the current city boundaries. The “leapfrogging” of Township areas to provide municipal services, creating an island within a Township, will not be considered by the City. Municipal services will only expand from one fully-developed area to the next adjacent area. 3. The City shall examine the environmental impacts of any municipal service expansion. The environmental impact assessment should include natural features such as woodlands, wetlands, floodplains, and water quality and wildlife in the Huron River and Mill Creek. The City of Dexter may decline extension of municipal services based on adverse environmental impacts. 4. The City shall consider effects on the transportation system, such as impacts on roadway capacity and condition in the City and the adjacent municipalities. Where roadway upgrades are needed to maintain a safe and efficient transportation system, the City may refuse to extend utilities or require developers to provide a negotiated monetary amount to offset the cost of needed improvements. 5. The City shall undertake and/or require studies to determine the estimated water and sewer demand of proposed areas to be included within the City’s border and the City’s ability to service such demand. Where expansion of facilities is proposed, the City may refuse to extend utilities or require developers to provide a negotiated monetary amount to offset the cost of the extension of water and sewer service as well as the cost of expanding and providing water treatment and distribution capacity and wastewater treatment capacity. 56 2019 Adopted Master Plan �6. The extension of City utilities shall be with appropriate municipal agreements between the City and any adjacent municipality(ies). Several tools are available to allow such annexation agreements between communities including PA 425 – Transfer of Property, PA 8 – Transfer of Functions and Responsibilities Act, and PA 7 – Urban Cooperation Act. In addition to these tools, other types of agreements may be pursued if mutually beneficial between parties. 7. Any area to which City utilities are extended must be ultimately brought under the jurisdiction of the City of Dexter. This includes, but is not limited to, control of planning and zoning within the area. A Joint Planning Commission, permitted under P.A. 226 of 2003, may be established as part of the agreement. 8. To extend utilities, the area must be planned as part of a master plan amendment, under the Michigan Planning Enabling Act, PA 33 of 2008. The future land use category should have an urban street structure, such as Village Commercial and Village Residential, and the density range from existing levels to planned densities for Dexter-Ann Arbor Road and Village Commercial. 9. Zoning of areas would then follow the Master Plan amendment. Zoning will be established based in part upon an agreement between the City and the adjacent municipality. 2019 Adopted Master Plan 57 �This page intentionally left blank. 58 2019 Adopted Master Plan �Chapter 5: Mobility Plan The City of Dexter lies near the I-94 and M-14 Corridors approximately seven (7) miles west of the City of Ann Arbor (connecting to I-94 at Zeeb Road), two (2) miles northeast of I-94 (connecting at Baker Road) and five (5) miles northeast of M-14 (connecting at Dexter-Ann Arbor Road). Two (2) minor arterials lead into and out of the City, Dexter-Ann Arbor Road from the east and Baker Road from the south. Main Street leads to Dexter-Pinkney Road, a minor arterial connecting to the northwest. Within and surrounding the City, the most important roads include: Dexter-Ann Arbor Road (Main Street), Baker Road, Central Street, Huron River Drive, Island Lake Road, Dexter-Chelsea Road, Dexter-Pinckney Road, Mast Road and Joy Road. These roads provide access to the adjacent communities and the surrounding region. The remainder of the road system is composed of local roads. Adequate roads are essential to the conduct of commerce and daily activities. The local grid street network provides convenient movement, linking the residential neighborhoods with the downtown business district. Alleys also provide secondary access to properties throughout Dexter. Public transit and non-motorized systems (sidewalks, trails and bicycle lanes) facilitate movement for people of all abilities, using a variety of modes of transportation. 2019 Adopted Master Plan 59 �National Functional Classifications The road system and land use patterns have a strong inter-relationship. The type and pattern of land use strongly influences traffic volumes along a given road. Likewise, adequacy of roads may determine the type of adjacent land development that occurs. The Transportation Plan assists in establishing priorities for future transportation improvements, including non-motorized and transit, based on the function of roadway services. Roads (shown in Figure 7 on the opposite page) are classified as follows: • Interstate – Provides major “through traffic” between municipalities and states. • Principal Arterial Roads – Primary function is to carry relatively long distance, through travel movements and/or to service important traffic generators, i.e. airports or regional shopping centers. • Minor Arterial Roads – Similar to Principal Arterial Roads, with trips carried being shorter distances to lesser traffic generators. • Collector Roads – Funnel traffic from residential or rural areas to arterials. Collector Roads also provide some access to property. • Local Roads – Primary function is to provide access to property, i.e., residential neighborhoods or rural areas. The above classifications correspond to the National Functional Classification Map for Washtenaw County used by the Michigan Department of Transportation Bureau of Transportation Planning. The road classification determines whether the road is eligible for federal aid. “Federal aid” roads include all principal arterials, all minor arterials, all urban collectors, and all rural major collectors. The following describes all primary roads within and surrounding the City of Dexter along with their designations: 60 • Dexter-Ann Arbor Road (Main Street) – Minor Arterial • Baker Road – Minor Arterial • Central Street – Collector • Huron River Drive – Collector • Joy Road – Collector • Mast Road - Collector 2019 Adopted Master Plan �t Isl an Dr WJ on Dr No bl e Vi ew w St in gt on Ke ns Baker Rd M ea do Ea to n Yo rk r on Ct St Planned 120' ROW Urban Local Ct n Major Collector ils o W S Ry an Ct Ca rri Minor Arterial Bristo Bishop Cir E Major Collector Coventry Cir Wellington Dr Private Road .......,. ,,........ ! Not Improved Lexington Dr Dr Coventry Cir ng to n Ct ns D r l Dr Do w r Ca rri Cambridge Dr City Boundary Washte ¯ Kingsl e y Ci Ct n ils o W S ng to n Dr ns D r ley Ci Do w Ct Urban Local Kings South Planned 120' ROW r Lexin gton Lexin gton EXISTING A RIG Not Improved --~1 ■ 11 ■ 11 ■ 11 ■ 11 ■ 1 I 1 Ca EXISTING AND PLANNED RIGHT-OF-WAYS City of Dexter Washtenaw County, Michigan ¯ 0 500 1,000 1,500 Feet 2,000 Source: Washtenaw County Base Data June 27, 2019 Carlisle/Wortman Associates, Inc. Ann Arbor, Michigan City Boundary ! 2019 Adopted Master Plan 0 Wellington Dr Wilson Dr Existing 99' ROW Victo ria D ! °;.11■ 11 ■ 11 ■11■ 11■11 ■ 11 ■11 ■ 11 ■1~ Existing 66' ROW l Dr Bishop Cir W Cambridge Dr Bishop Cir Lexington Dr Rd St VHI~- South Victo ria D Bishop Cir E ich d ! ! ! ! Ulr Dr t St Ul ric h on Ct ! Mill Creek Dr .... '.e.,, Private Road Bristo r Dr D W ils St Bishop Cir Ulrich S t Vi ew Dr Dr M ea do w No bl e Vi ew nb us h S er Ar Yo rk r lm Pa Ea to n bo rR ck e Wilson Dr ! Q ua St ve Dongara Dr Minor Arterial St d Cit Existing 99' ROW Ulrich St D W ils St Existing 66' ROW No ich Ar bo rR nb us h ! Ulr nn ck e r t S c i o To w n s h i p St ve S er Ri Bishop Cir W t nn n ve rne A C -A ro ou Melb ew Vi De xt er Ri lm Pa n L i m a To w n s h i p t L od n St Q ua wo La ke o ur in gt on C -A Dan Hoey Rd Shield Rd H Ke ns ew Vi r ol De xt er n tto Co St Hu St e ss ern Inv Ct hing Cus Mill Creek Dr La ke n rD ve Ri ho Sc Pr n Ct hing Cus o ur n S c i o To w n s h i p s es Ma ro Ct s nes er Inv t nS H ro ond St t St Hu St Ul ric h Br St Hu Sec St th our son Mi Dr St oa d k ee Cr ill r St c Ac Pla Ur n M rD ve Ri Jeffords n St We b s t e r To w n s h i p W rd Thi Edi S c i o To w n s h i p L od bo r dso Hu Rd Ex wo y Ex We b s t e r To w n s h i p Rd n tto Co Jo St Ar St ond Sec W St Fo re st on Edis St G ra nd St ver Do rth Fou on d An n l St t St St Hur oy R y ro ntra Ce dS Thir M ai n St Fifth WJ Jo Hu ad Bro Alle y St W A d W Hur St e lpin oy R Vi ew e Dr idg str Ea Ry an t Dr Dr C er Dr ste r uld Bo Bridg e wa y McCormick Pl W eb ! dL Ka ake th Dr er ine W ay t s eC Pa rk idg Dr Pa rkr ri d ge D e x t e r To w n s h i p Figure 7. - Existing and Planned Right-of-Ways 61 �The major transportation routes have experienced an increase in the amount of traffic passing over them each day due to large increases in City and regional population since 2000. The following roads carry over 6,000 vehicles on average daily according to traffic counts from the Southeastern Michigan Council of Governments (SEMCOG): • Baker Road: Carries traffic to and from I-94; 12,050 vehicles from Shield to Dan Hoey Road in 2013 • Dexter-Ann Arbor Road: Carries traffic from townships to the west and from M-14 and the I-94 Zeeb Road exit and the City of Ann Arbor to east; 16,000 vehicles through the downtown daily • Mast Road: Brings traffic from Webster Township to the north; 6,784 vehicles in 2000 at the railroad crossing, Traffic from all of the above roads contribute to the congestion that the City of Dexter experiences on a daily basis. In addition, Broad Street is a designated truck route through the City. The City has ninety-nine (99)-foot wide right-of-ways in the original Village area. The City plans to retain the full rights-of-way. The City also plans to acquire additional road right-of-way along Baker, Dan Hoey, and Dexter-Ann Arbor Roads for 120-foot right-of-ways to accommodate bike lanes and sidewalks. Traffic from the west side of the City (Main Street) currently passes under the historic railroad viaduct to the west of Downtown. The viaduct, at only 16 feet wide, is a choke point, as drivers stop to allow opposing traffic to proceed to avoid the perceived sideswipe risk. The viaduct is part of the most direct east-west route over the Huron River, but the lane width and 11’10” height limits freight mobility. This requires trucks to use indirect routes to access farms and communities north of Dexter. A separate study is needed to determine a design and transportation changes that could mitigate congestion, respecting existing limitations. The Downtown Development Authority is taking the lead in implementing findings from the 2018 Parking Study. A parking deck is under consideration. Public Transportation The City of Dexter does not operate its own public transit but is serviced by the Western-Washtenaw Area Value Express (WAVE). The City of Dexter has several stops on the inter-urban express route between the City of Ann Arbor and the City of Chelsea for residents and visitors. The WAVE service runs Monday through Friday from 5:30 a.m. to 7:15 p.m., with service approximately once every two hours. In addition, City residents may utilize the WAVE lifeline van and door-to-door bus services Monday through Friday from 8:00 a.m. to 4:30 p.m. 62 2019 Adopted Master Plan �The Ann Arbor Area Transit Authority (AAATA) has developed a county-wide transit Master Plan entitled Moving You Forward (2011). This plan provides a long-range vision for various forms of public transit throughout Washtenaw County for the next thirty (30) years. Specifically, as demonstrated in Figure 8 on the map on the following page, the AAATA plans for the City of Dexter to be a local transit hub with commuter parking. Enhanced WAVE service to/from Chelsea and Ann Arbor, and a circulator is also proposed. In addition, extended hours of transit service, bus vehicle improvements, expansion of the bicycling network, improved walkability and integrated ticketing are all proposed to be undertaken as part of the county-wide transit assessment. AAATA is starting a new Community Investment Plan in 2019. Options for enhanced and expanded service are anticipated for consideration. Non-Motorized Transportation The City of Dexter continues to promote safe pedestrian circulation and a sense of community with the establishment of non-motorized transportation facilities. In 2010, the City adopted a Complete Streets Policy and Ordinance to further the goal of coordinated development of non-motorized facilities. The Non-Motorized Transportation Pathways Map (Figure 9, pg. 66) demonstrates both current and planned expansions to sidewalks, bike lanes and shared-use pathways. Dexter has collaborated with the Washtenaw County Parks on the Border-toBorder Trail program that spans across Washtenaw County, roughly following the Huron River. The pathway will connect communities, parks and educational facilities. At approximately thirty-five (35) miles in length, the trail will help to create a larger non-motorized transportation network in the County. The completed segment of the Border-to-Border Trail in the City of Dexter links Dexter-Huron Metro Park through Downtown Dexter to Mill Creek Park to Hudson Mills Metro Park. The City is currently working with Washtenaw County and the Huron-Waterloo Pathways Initiative (HWPI) to connect the cities of Dexter and Chelsea and other nearby communities through non-motorized pathway initiatives. The City also participates in the Huron River Watershed Council’s (HRWC) “River Up!” project and is one of five “Trail Towns” along the Huron River Water Trail. The HRWC is coordinating planning efforts the “Trail Towns” to create a 104-mile “trail” on and along the river with rest stop locations, restaurants, lodging, way-finding and historical markers educating visitors about the history of the Huron River. 2019 Adopted Master Plan 63 �Figure 8. - Washtenaw County Transit Plan express to Cou rtywide e int eg rct ed lak Whit more l service with Wally rai - - VE. Ertianced WA E extension PotertiatWAV -BY·SA tr,butors , CC 11 t hu bs lo<al trwisi with park ing • Q t New intercep lots lat ors lo cal dr cu 6 0 I \To Cant on vice Urban bus ser & route er ts er tia nc em Dexter extensions r Up Transit cente @ iJa de modal Ne w multi) e (Fuller Rd interchang l.f.\ ~ Highcapacit -t-1 @) ytransit hours of Extend.ed operation eh de ~ Bu sv ements ov " - ' impr s @ Stopqualrty&facilitie circulator Downtown ec ·de YRsilanti @O® G l oit i To Detror t Metro Airp rcourtyw• ~ ortodoo ~ Do G Vanpool/c arpool rvice Flex-ride se • 111(),t al New region &station rail service ing rail lines ... ... , Exist ycling nsion of bic . . . . Expa l" network 'e lm pro ve dw - G 0 uttle plus ta Airport sh easures Busprioritym lrt eg oc ed i - 64 -·----·- alk ab ilty · 2019 Adopted Master Plan ticketing �The City of Dexter, along with several other Washtenaw County communities, belongs to, and supports, the efforts of the Washtenaw Area Transportation Study (WATS), an organization coordinating regional transportation planning. WATS is responsible for monitoring the conditions of county roads, bicycle and pedestrian paths, public transit systems, highways, and trail. WATS has been instrumental in complete streets programming and non-motorized plans throughout Washtenaw County. The 2040 Long Range Transportation Update for Washtenaw County developed by WATS plans for future county-wide, transportation improvements including motorized, non-motorized, and transit. The City and County’s individual non-motorized plans generally coincide with each other to further collective goals and objectives. Access Management To ensure safe management of traffic, several elements should be considered for new development, such as: 1. Limit the number of driveways and encourage alternative means of access. 2. Permit only one access or shared access per site unless the new development is a larger residential development, which may require additional emergency access as determined by the authorized Fire Code Official. 3. Place medians at appropriate locations to reduce conflicting movements and to direct traffic. 4. Space access points appropriately as they are related to both signalized and un-signalized locations. 5. Locate shared driveways on the property line, unless they are too close to signalized intersections. 6. Provide service drives at the rear of sites unless this is prevented by a shallow lot. 7. Consider new traffic signals for higher traffic-generating uses when they meet warrants. 8. Design driveways to support efficient and safe traffic operations. 9. Create mid-block pedestrian crossings, with consideration given to protected crossings. 2019 Adopted Master Plan 65 �City Boundary Shared Use Paths Existing Shared Use Paths Planned Shared Use Paths Figure 9 – Non-Motorized Pathways Map Pa rk rid ge Potts Yo rk Dongara ! Existing Shared Use Paths Ma st 1,280 d 1,920 rd 2,560 er - nwoo Cotto to Potts -B or Ri de ve r C o Vie w w Sh aw Vie Oli ve r Sidewalks il Existing Sidewalks Planned by Developer Crossing at Stop Sign Crossing at Signal r Uncontrolled Crossing Ta ylo gh lan d Hi Lo ch - Bike Lanes City of Dexter Parks & Cemetery Washtenaw County Parks & Preserves Huron Clinton Metroparks Subdivision Open Spaces Schools & Community Facilities Figure 9 NON-MOTORIZED TRANSPORTATION Parks and Destinations 2019 Adopted Master Plan City of Dexter Parks & Cemetery FACILITIES Preston rin gto n Ca r k Hillside ba r il Sh ag Bishop Lex ing ton Dongara Tra Parks and Destinations Shared Lanes ee ty Kingsley un Victoria istol r C o r Cambridge de ve th Downs or Ri Mill CreekT r a ich Ulr ty Shared Lanes Planned Shared Use Paths Planned Bike Lanes n -B Planned Bike Lanes Existing Bike Lanes Pine View - to iew w Vie ann e M ea do w sh Jan ro ble NoHeights Baker bu en ck Yo rk a Qu ber We Vie w La ke Wilson Dan Hoey Pin evie w Tree Ben t Cushing er r ich Ulr ess ern Inv Hu ro n rd Melbourn e ond Sec rth Fou Bo d Shield er Hu on Ed is Existing Bike Lanes Planned by City an Ry Hermania Bike Lanes Existing Shared Use Paths View lm Pa Ke ns in gt on Yo rk un ich Ulr S c i o To w n s h i p W all City Boundary Shared Use Paths Pine View w Vie ow M ea d Yo rk ble No sh Vie w Ea Joyton r ive nR ro Hu d Thir S c i o To w n s h i p La ke bu en ck Hu ro n Potts Ma st Pearl 6-19-2019 Carlisle/Wortman Associates, Inc. Ann Arbor, Michigan ndfi eld 66 Crossing at Stop Sign Uncontrolled Crossing Oxb ow d ess ern Inv a Qu son Hud nwoo Cotto Planned by Developer Planned by City c::::J Sources: Washtenaw County W e b s t Base e r T oData w n sand h i pOHM Boen aro al entr Existing Sidewalks Crossing at Signal Pin evie w k Jeffords Br oa Ar bo r ond Sec Fo re st nd 640 rth Fou 0 l dhil San Huro n Sa Sidewalks Joy HFeet ur on Bo on Ed is on De xte r-A nn Ar bo r Planned Shared Use Paths ge er Dov rris Mo City Boundary Shared Use Paths S c i o To w n s h i p Hermania An n ba r k i Wellington Pa rkr id Eastridge ee Bluebird Cr Fo xS ed ge ill n d Thir r ive nR M M ai tral Cen Fifth Alle y ly Da w Ca rr y I Kingsle Bristol South Downs Hillside er Bak el Bro Wilson ,. We b s t e r To w n s h i p r ive nR ro Hu str Ke Creek Brass ¯ a lse he rC xte De ad il View Huro n ine Alp Tra ing to n Lex ing ton Victoria Cambridge Bishop an n e Jan Bluebird Fo xS ed ge Coventry Cushing L i m a To w n s h i p Preston ly Da l dhil San ke ty Ta ylo r e Ben t Tre S c i o To w n s h i p L i m a To w n s h i p Baker Heights Parker D e x t e r To w n s h i p Melbourne ber We La r i Mill Creek el nd Gr a er Dov Dan Hoey Shield Pearl un ch Figure 9 ve r C o ich Ulr an Ry str Ke way Isla Ri de i Ulr Ea to n City of Dexter Washtenaw County, Michigan er uld Bo We bs ter or Pine View Yo rk er Riv ge Brid idge er Glaci tr Wes Ka the rin e ars Ced n -B Vie w Vi ew ron Hu l -to er lm Pa Ke ns in gt on W al l ble No h us nb ke Hu ro n La ke ac Qu son Hud NON-MOTORIZED ..... , TRANSPORTATION ~,.............. ..............j FACILITIES Creek Brass kney r Pinc Dexte Samue ro Cushin g Boen aro ide oks Bro er ess e rn Inv San dfie ld Newlyn rd Oxb ow City of Dexter Parks & Cemetery Washtenaw County Parks & Preserves Huron Clinton Metroparks Subdivision Open Spaces Schools & Community Facilities Bo wood Cotton Pin evie Fo re st Gr an d Ar bo r ond Sec Parks and Destinations Hu rth Fou An n on Edis Ol ive r Sh aw Vie w ll Hermania er Dov Vi ew ee Cr n Br oa d Mi M ai d Thir Island Hill tral Cen Alle y h Fift Shared Lanes Joy ad Bro er R iv Planned Bike Lanes a lse he rC xte De Jeffords sica Jes Ma st in e Alp k ake Huro n n ro Hu Sandhill S c i o To w n s h i p l dhil San Existing Bike Lanes nd L We bste r Town s hi p Pearl M ea do w r McCormick r de ul Bo We bs ter Isla Eastridge e Glaci ld Fie Ka the rin e ar s Ced ay gew Brid y ne Sto e rid g West Planned by City Sh ag y ' Forshee kne Pinc el Samu Uncontrolled Crossing Bike Lanes Fo xS ed ge D e x t e r To w n s h i p r Dexte er Riv Crossing at Stop Sign Crossing at Signal ly Da ron Hu Planned by Developer el Creek Brass ide oks Bro tr Kes Existing Sidewalks Harris Bluebird Sidewalks on County Parks & Preserves Washtenaw rris Mo Huron Clinton Metroparks City of Dexter �Chapter 6: Background Studies The review and analysis of background studies, including population and housing trends, in the Master Plan is done in part to help evaluate the character of the community and understand the trends of the past. This information is needed as a basis for a community to plan for their long-term goals. The evaluation of the data is used to help understand the changing trends in population, housing, employment, and economics. The data found is then evaluated to help support the long-term decisions recommended for the Master Plan. This chapter has data on population, education, income, and housing characteristics from the 2015 American Community Survey by the U.S. Census Bureau, historical data from the U.S. Census Data and the 2040 Forecast from the Southeast Michigan Council of Governments (SEMCOG). 2019 Adopted Master Plan 67 �Population As documented in the Master Plan, the City’s population changed dramatically from 1990 through 2010, reversing a trend of declining population over the previous 30 years (see Table 3). The population of the City of Dexter and surrounding communities since 1960 has increased 203%, from 10,135 to 30,767. Table 3. – Population Change 1960-2010 % Change Community 1960 1970 1980 1990 2000 2010 City of Dexter 1,702 1,729 1,524 1,497 2,338 4,067 73.9% Dexter Township 1,698 2,238 3,872 4,407 5,248 6,042 15.1% Lima Township 995 1,281 2,124 2,132 2,224 3,307 48.6% Scio Township 4,454 5,476 6,505 9,580 15,759 20,081 27.4% Webster Township Washtenaw County State of Michigan 2000-2010 1,286 1,981 2,760 3,235 5,198 6,784 30.5% 172,440 234,103 264,748 282,937 322,895 344,791 6.8% 7,823,194 8,875,083 9,262,078 9,295,297 9,938,444 9,883,640 <-1% Source: 1960, 1970, 1980, 1990, 2000 & 2010 U.S. Census Between 2010 and 2015, the City’s population continued to outpace its neighbors. However, the City’s rate of population growth is not as rapid as in the 2000’s. Meanwhile, Washtenaw County, in which the City of Dexter is located, continued to grow in population. According to the American Community Survey, Washtenaw County gained the second most in population between 2015 and 2016 in Michigan, behind Kent County (Grand Rapids). The City of Ann Arbor continues to be a catalyst for growth in the region. According to estimates by the Southeastern Michigan Council of Governments, the City of Dexter along with Dexter and Lima Townships will see slight population increases by 2040. Meanwhile, Scio and Webster Townships will lose population, mostly due to decreases in average household size. The City of Dexter’s population growth is associated with an increase in the average number of persons per household, households and housing units. Other neighboring communities, such as Scio Township, have grown in population and household size, but have seen a decrease in the number of households (see Tables 3, 4 and 5). However, by 2040, the City of Dexter and all its neighboring communities are anticipated to see a decrease in the average persons per household. 68 2019 Adopted Master Plan �Table 4. - Population Change 2010 – 2015, Estimate in 2040 Change % Change 2010-2015 2010-2015 Estimate in 2040 4,700 633 15.56% 4,885 6,042 6,299 257 4.25% 6,855 Lima Township 3,307 3,587 280 8.4% 4,304 Scio Township 20,081 20,918 837 4.1% 20,442 Webster Township 6,784 7,006 222 3.27% 5,918 Community 2010 2015 City of Dexter 4,067 Dexter Township Washtenaw County State of Michigan 344,791 354,092 9,301 2.70% 386,235 9,883,640 9,900,571 16,931 0.17% N/A Source: 2010 U.S. Census and 2011-2015 American Community Survey 5-Year Estimates, 2040 estimates from Southeastern Michigan Council of Governments (SEMCOG) Table 5. - Average Persons Per Household % Change Community 2010 2015 City of Dexter 2.56 2.65 3.52% 2.41 Dexter Township 2.71 2.79 2.95% 2.45 Lima Township 2.76 2.67 -3.26% 2.34 Scio Township 2.55 2.71 6.27% 2.30 Webster Township 2.88 2.87 -0.35% 2.34 Washtenaw County 2.38 2.43 2.10% 2.23 State of Michigan 2.49 2.52 1.20% N/A 2010-2015 2040 Estimate Source: 2010 U.S. Census and 2011-2015 American Community Survey 5-Year Estimates, 2040 Estimate from SEMCOG Table 6. - Total Households By Community # Change % Change 2010-2015 2010 -2015 1,765 175 11.01% 2,027 2,225 2,252 27 1.21% 2,787 Lima Township 1,197 1,341 144 12.03% 1,836 Scio Township 7,857 7,704 -153 -1.95% 8,885 Webster Township 2,353 2,445 92 3.91% 2,531 137,193 138,067 874 0.64% 164,447 3,872,508 3,841,148 -31,360 -0.81% N/A Community 2010 2015 City of Dexter 1,590 Dexter Township Washtenaw County State of Michigan 2040 Estimate Source: 2010 U.S. Census and 2011-2015 American Community Survey 5-Year Estimates, 2040 Estimates from SEMCOG for Households (Occupied Units) 2019 Adopted Master Plan 69 �While the City is growing, it’s population is younger than the neighboring townships (see table 7). The younger population needs different services than older generations, such as schools and active recreation. However, according to SEMCOG estimates, the City’s population of residents 75 years or older will triple between now and 2040 (see figure 10). Table 7. - Percent of Population by Age Group and Median Age, 2015 Age Group City of Dexter Dexter Township Lima Township Scio Township Webster Township Washtenaw County 0-4 8.0 3.8 8.1 6.3 3.8 5.3 5-9 12 6.7 5.1 9.2 7.1 5.4 10-14 9.9 7.7 8.8 8.7 10 5.7 15-19 4.9 6.8 6.5 6.8 7.9 8.8 20-24 3.5 3.6 1.9 3.7 4 12.8 35-34 11 9.8 10.8 10.6 7.3 14.1 35-44 19 12.9 13.8 13.1 10.5 11.9 44-54 9.1 16.5 14.4 14.1 19.4 12.9 55-59 3.7 7.3 11.2 7.8 9.1 6.2 60-64 6 9 7.5 7 8.1 5.5 65-74 5.4 11.7 7.1 8.2 8.5 6.8 75-84 5.6 3.3 4.5 3.1 3.5 3.2 85+ 1.8 0.7 0.5 1.4 0.9 1.5 Median Age 35.3 44.5 42.0 39.3 44.8 33.4 Source: 2011-2015 American Community Survey 5-Year Estimates Figure 10. Population by Age Group for City of Dexter 1,800 2015: 2011-2015 American Community Survey 5-Year Estimates 1,600 1,400 1,200 2025: SEMCOG 2040 Forecast produced in 2010 1,000 800 600 2040: SEMCOG 2040 400 Forecast produced in 2010 200 0 70 HI 0-4 5-17 Ill 18-24 I 25-34 35-59 60-64 65-74 75+ 2019 Adopted Master Plan �Education The City of Dexter has a well-educated population, with over 60% holding a bachelor’s degree or higher (See figure 11). The level of educational attainment is greater than the State of Michigan, but similar to Washtenaw County overall. Figure 11. – Educational Attainment Population over 25 years in 2015 City of Dexter, Washtenaw County & Michigan Dexter Washtenaw County State of Michigan 0% 10% 20% 30% ■ Less than 9th grade degree) ■ Graduate or professional degree ■ Some college (no Income According to the American Community Survey 5-Year estimate in 2015, the City of Dexter has a high median household income of $70,852, compared to Washtenaw County ($61,000) and Michigan overall ($62,247). However, the city has a diversity of incomes as shown in figure 12, at just over one-third of the population earning $50,000 or less. 40% 50% 60% to 12th grade, no diploma Associate’s degree 70% 80% ■ 9th ■ High school graduate ■ ■ 90% 100% Bachelor’s degree Figure 12. – Income City of Dexter 2015 $200,000 or more 6% Less than $25,000 16% $100,000-$199,999 25% $25,000 to $49,999 18% $50,000 to $99,999 35% 2019 Adopted Master Plan 71 �Housing Characteristics The housing stock within the City of Dexter increased dramatically between 1990 and 2010. During that time, the number housing units increased from 676 units in 1990 to 1,590 units in 2010. The growth was due to the annexation of 330 acres of land into the City in the early 1990s. Prior to the annexations, the City of Dexter had been built-out with little or no room to grow. Between 2010 and 2015, the City experienced an increase in total housing units, but all the surrounding townships, except for Scio Township, saw greater increases in terms of numbers of units (see Table 8). As the two subdivisions with remaining vacant lots, Westridge and Huron Farms, are built out, the City should expect the growth in housing units to slow. Table 8. - Total Housing Units Available by Community # Change % Change 2010-2015 2010 - 2015 1,837 133 7.81% 2,612 2,788 176 6.74% Lima Township 1,250 1,402 152 12.16% Scio Township 8,251 8,151 -100 -1.21% Community 2010 2015 City of Dexter 1,704 Dexter Township Webster Township Washtenaw County 2,479 2,693 214 8.63% 147,573 149,09 1,525 1.03% Source: 2010 U.S. Census and 2011-2015 American Community Survey 5-Year Estimates The City of Dexter has a low housing unit vacancy rate, just below four percent (see Table 9). The percentage of rental housing is just over 30 percent of the total units. Table 9. - Dwelling Unit Owner/Renter Composition by Community Community Total Occupied Dwellings Total Occupied Dwellings 2010 2015 Owner Occupied Renter Occupied Units % Units % Total Vacant Units % City of Dexter 1,590 1,765 1,224 69.3 541 30.7 72 3.9 Dexter Township 2,225 2,252 2,060 91.5 192 8.5 536 19.2 Lima Township 1,197 1,341 1,265 94.3 76 5.7 61 4.4 Scio Township 7,857 7,704 5,989 77.7 1,715 22.3 447 5.5 Webster Township 2,353 2,445 2,332 95.1 113 4.6 248 9.2 Washtenaw County 137,193 138,067 82,525 59.8 55,542 40.2 11,031 7.4 Source: 2010 U.S. Census and 2011-2015 American Community Survey 5-Year Estimates 72 2019 Adopted Master Plan �Residential Target Market Analysis The study defined market demand by types of housing units in the City of Dexter and market absorption. The study concluded that mid-rise buildings would not work well in Dexter but row houses, townhouses, and small and large multiplexes would. A market for smaller houses and accessory dwelling units was also identified. The study estimated in conservative and aggressive scenarios that the City could absorb between 420 and 960 attached housing units between 2015 and 2020. However, due to Dexter’s smaller market for attached units in larger buildings, the report recommended that only one large project (20 or more units) be approved per year in the upcoming five years. The study identified eight sites as examples of opportunities for missing middle housing. Downtown Retail Market Study The report defined the trade area for downtown Dexter as the Dexter School District geographic boundary. Based on population and economic trends, the report concluded that the trade area will see 900 households added to the trade area by 2021 and the growth of households and household incomes will result in an additional spending for retail goods and services in excess of $50,000,000 in the same time period. However, the retail leakage analysis showed that just less than 50% of household shopping for goods and services is done outside the retail market area, a proportion that will increase to 55% by 2021. Factoring in the leakage, the market area could support 250,000 square feet in new retail floor area. However, the downtown enjoys a high building occupancy rate, which limits the ability to accommodate new building space. The report recommended planning for additional retail building space to expand and complement the current inventory of retail establishments within the downtown. The study also recommended downtown store types focus on “specialty retailers”; including furniture, home furnishings, clothing, with the most likely being unique multi-offering general merchandise stores. In addition, the report’s recommendations included increasing the desirability of downtown residential dwelling units, expanding placemaking efforts and enhancing walkability. Property Values Table 10, on the following page, provides a history of the SEV of all properties within the City, inclusive of the industrial facilities tax (IFT) which results from the additional tax levied on the properties within the industrial park. In 2016, the City has a slight decline in SEV due to personal property tax reform passed by the state legislature. Despite the reduction in industrial personal property tax, the current SEV has surpassed the total before the economic downturn in 2007. 2019 Adopted Master Plan 73 �Table 10. - City of Dexter SEV Plus IFT Growth Year State Equalized Valuation plus IFT Percent Change from Previous Year 1997 $85,340,000 -- 1998 $99,059,000 16% 1999 $120,324,000 21% 2000 $127,594,000 6% 2001 $140,673,000 10% 2002 $157,519,700 12% 2003 $189,975,500 21% 2004 $225,291,700 15% 2005 $243,126,450 7% 2006 $265,561,051 9% 2007 $271,219,500 2% 2008 $253,951,400 -6% 2009 $236,440,400 -7% 2010 $216,955,400 -8% 2011 $210,206,300 -3% 2012 $203,784,936 -3% 2013 $214,723,470 5% 2014 $236,859,978 10% 2015 $265,361,250 12% 2016 $264,904,912 -0.2% 2017 $281,565,983 6% Source: City of Dexter School Facilities Dexter Community Schools are ranked in the top fifteen percent (15%) of schools within the State of Michigan. The Dexter Community School District campus size has increased since 2000 along with the population of its receiving area. 74 2019 Adopted Master Plan �Chapter 7: Implementation The Master Plan is a statement of goals and objectives designed to accommodate future growth and redevelopment. It is the officially-adopted document that sets forth an agenda for the achievement of goals and policies. It is the basis upon which zoning and land use decisions are made. The Plan forms the philosophical basis for the more technical and specific implementation measures. The Plan will have little effect upon future development unless adequate implementation programs are established. This section identifies actions and programs for plan implementation. 2019 Adopted Master Plan 75 �Zoning Zoning is the development control that has been most closely associated with planning. Originally, zoning was intended to inhibit nuisances and protect property values. However, zoning can serve additional purposes such as: • To promote orderly growth in a manner consistent with land use policies and the Master Plan. • To preserve the City’s traditional neighborhood design. • To promote attractiveness in the City’s physical environment by providing variation in lot sizes, architecture controls and appropriate land uses and building types. • To accommodate special, complex or unique uses through mechanisms such as planned unit developments, and special land use permits. • To guide development away from conflicting land uses (i.e. industrial uses adjacent to residential areas). • To preserve and protect existing land uses, natural resources, air, land, water, and other significant natural features in accordance with the Master Plan. • To promote the positive redevelopment of underutilized areas of the City. • To balance the increased interest in activities and land uses related or ancillary to oil and gas exploration and development with other community goals to ensure the uses occur in a manner consistent with other existing and planned uses, and in a manner that protects the open space, natural resources, recreation, and other priorities in the City. While the Master Plan is a statement of planning policy, and zoning implements policy. The City’s Zoning Ordinance has not undergone a significant update in over a decade. In order to implement the Master Plan, the City’s zoning ordinance should be rewritten with the following: 76 • Update processes and procedures. • Update of all zoning districts to allow the density, uses and building types outlined in the Future Land chapter of this Master Plan. • Update access standards to reflect context of each Future Land Use category, as applicable. 2019 Adopted Master Plan �• Explore form-based regulations in the following areas to achieve listed goals: o Downtown to ensure redevelopment, increased viability, adequate parking, walkability and the reuse of the upper floors of the existing structures. o Baker Road Corridor to create a cohesive, walkable corridor. o Dexter Ann Arbor Road Corridor to continue and improve character of the area and diversify residential uses. o Village Commercial areas to preserve and enhance the character of the City. o Village Residential neighborhoods to preserve and enhance the older, small town residential character of the City. • Adjust zoning to implement Housing Task Force recommendations. • Explore and update, when needed, regulations to protect natural features and the water quality of the Huron River and Mill Creek. • Update zoning regulations for tree protection to create and support the urban forest. • Adjust setbacks, landscape buffers and greenbelts for Research/Development area to allow for continued reinvestment in these areas while minimizing visual and environmental conflicts with adjoining land uses. • Allow for new mobility options such as ride sharing services and autonomous vehicles. • Explore and update, when needed, the noise, air and light standards of the Zoning Ordinance. • Consider alternative energy systems at a scale that preserves the character of the community. • Evaluate the likely potential effects of mineral, sand and gravel, and oil and gas exploration and development, on the public health, safety, and welfare; and review existing zoning and other police power ordinances to ensure they balance the need for those sues with their effects on other existing and planned uses in a manner that furthers and protects community goals and priorities, including land use, land preservation and the protection of natural resources and water quantity and quality, transportation, and safety and community facilities and services. 2019 Adopted Master Plan 77 �Regulations and Ordinances The City has regulations and ordinances other than zoning that can implement the Master Plan. Those local laws and procedures should be updated as follows: • Adopt or amend regulations to require the review and collection of data and information regarding the likely effects of land uses on the public health, safety, and welfare, including the effects on the City’s environmental and natural resources. • Pursue a property maintenance ordinance. Strategies The following strategies, beyond zoning, should be continued or implemented. Natural Resources: 78 • Continue to collaborate and strengthen partnerships with other organizations to improve water quality such as the Huron-Clinton Metropolitan Authority, Washtenaw County Water Resources, Huron Watershed Council, Trout Unlimited and Washtenaw County. • Continue to coordinate with state and local agencies to ensure that contaminated sites are returned to an acceptable environmentally safe condition. • Protect and preserve existing trees and wooded areas within the City. • Continue to fund street tree planting to help preserve the urban forest. • Continue to monitor and improve the City’s wastewater treatment and stormwater management systems to minimize negative impacts on City residents, the Huron River and Mill Creek. • Utilize progressive stormwater management and erosion control techniques, per the latest federal and state guidelines, to ensure that development will not adversely impact natural resources and surrounding property. • Implement Stormwater, Asset Management and Wastewater (SAW) grant recommendations. • Monitor stormwater and wastewater regulations for adjacent communities, particularly those downstream, and suggest stricter regulations when appropriate. 2019 Adopted Master Plan �Neighborhoods: • Analyze alleys to consider additional lot splits, abandonment by the City or other uses, while maintaining their low traffic nature. • Consider programs and techniques to help maintain and improve neighborhoods and the condition of housing stock within the City, which may include improvements to the City’s building inspection practices and assisted housing rehabilitation. • Maintain and improve pedestrian connections from neighborhoods to schools, parks, downtown, other community facilities, and other neighborhoods through implementation of the 2018-2023 Parks and Recreation Plan, this Master Plan and the Capital Improvement Program. Parks and Recreation: • Implement the 2018-2023 Parks and Recreation Plan. • Meet present and future community needs by maintaining, planning and developing a system of parks, greenways, open space and recreation facilities. • Encourage healthy lifestyles for City residents through recreation. • Use sound planning, financial and operational management practices to ensure that the City’s parks and recreation assets remain available for enjoyment, now and in the future. • Promote activities within the community and the broader service area to foster a community-wide sense of pride in, and support for, the parks and recreation program. • Encourage the preservation of natural resources through collaboration with other public agencies and organizations, such as adjacent Townships, Washtenaw County Parks, Huron-Clinton Metropolitan Authority, Dexter Community Schools, Border-to-Border Trail, Huron Waterloo Pathways Initiative and other regional initiatives. • Fund and expand year-round programs for seniors to meeting the growing, specialized needs of this population. • Continue to support recreation opportunities for youth. • Ensure that all parks and recreation assets are barrier-free and universally accessible. 2019 Adopted Master Plan 79 �• Continue to coordinate a City-wide path system that requires developers to construct a pathway and/or contribute to the system which links new residential developments to downtown, local parks and/or schools. • Invest in sidewalks and pedestrians crossing to fill in gaps in the non-motorized network. Economic Development: • Analyze and develop sub-area plan for next-stage high-tech businesses, launching from incubator or micro-spaces to 2,000 to 15,000 square feet operations. • Prepare for Fifth Generation Wireless (5G) and Sixth Generation Wireless (6G) network infrastructure in streets rights-of-way. • Examine land uses, building types and streetscape on Second Street from Hudson to Central Street. • Investigate installation and affordability of high-speed fiber connecting downtown with Industrial park. • Grow destination businesses. • Establish an Arts and Entertainment Technology Council stretching from Downtown through the Baker Road Corridor to the Dexter Business and Research Park. • Minimize negative impacts of industrial areas on non-industrial areas and on the environment. Business Retention and Attraction: 80 • Continue utilize and collaborate with the Michigan Economic Development Corporation (MEDC) and Ann Arbor SPARK for economic development assistance. • Redevelop brownfield sites within the City and work with the Washtenaw County Brownfield Redevelopment Authority • Explore additional access point for Dexter Business and Research Park. • Strengthen school/business connection through industry and K-12 collaboration. 2019 Adopted Master Plan �Mobility: • Encourage new streets to be designed in an interconnecting network with sidewalks and on street parking, similar to the existing street network. • Develop a Baker Road Corridor Plan with a streetscape. • Encourage the maintenance of and/or improvements to local streets and sidewalks to ensure safe access to the City’s residential neighborhoods, while discouraging extraneous non-residential traffic • Develop open path connections for walkways, paths and greenways to connect outlying parks for recreational use, including installation of sidewalks on at least one (1) side of the street (with the long-term goal of installation of sidewalks on both sides of the street). • Implement the recommendations of the annual Capital Improvements Plan (CIP) to expand walkability within the City by installing sidewalks on at least one (1) side of the street (with the long-term goal of installation on both sides of the street). • Develop and improve sidewalks to link uses such as shopping, offices and residential areas to parks, open spaces and activity centers. • Evaluate the impact of traffic generated by existing development and new or expanded land uses, including extractive uses, and work toward improvements, compatibility with other existing and planned uses, and safety concurrent with new development and uses. • Utilize parking management strategies and explore smart parking applications to improve the parking availability in the Downtown. • Continue to coordinate transportation improvements with the County Road Commission and state agencies, including participation in Washtenaw Area Transportation Study (WATS). • Support regional and county-wide efforts to maintain and improve public transit access in the City by: o Continue to coordinate transportation options through the WesternWashtenaw Area Value Express (WAVE) to provide improved transit services to City residents. o Provide senior citizen transportation options for City residents, including diala-ride or similar opportunities. o Work with surrounding communities to consider forming a transit consortium to fund services for a growing older population to provide transit to life-line and leisure destinations. 2019 Adopted Master Plan 81 �o Support expansion of the County transportation system/network, particularly the efforts of the Ann Arbor Area Transit Authority (AAATA). o Explore public transit funding including a millage. o Lay ground work for commuter rail stop in planned for Dexter in 2028. • Evaluate and plan for car and ride sharing services in the City. • Evaluate at five-year Master Plan updates whether progress in autonomous vehicle technology warrants changes to City’ Mobility goals, objectives and strategies. Community Facilities and Services: • Continue to provide reliable, quality governmental services. • Relocate City offices within the Downtown. • Continue to work with Washtenaw County to provide area residents with high quality police services and facilities. • Upgrade or relocate the Fire Station and Sherriff’s sub-station, based in part on response times. • Continue to work with adjacent municipalities and Washtenaw County to provide area residents with high quality fire services and facilities. • Monitor capacity and quality of underground water supply to plan for infrastructure improvements, if necessary. Capital Improvement Program The Michigan Planning Enabling Act (P.A. 33 of 2008, as amended) authorizes master plans and the creation of a Planning Commission. Once a Planning Commission has drafted and adopted a Master Plan, in whole or in part, the Act requires that all public works occurring within the municipality be submitted to the Planning Commission for approval of the project. This would include items such as sanitary sewers, water lines, road improvements, bridge improvements, etc. These public works and capital improvement projects must be coordinated and reviewed for consistency with the Master Plan. The City of Dexter has a very active Capital Improvement Program (CIP) which outlines a schedule of public service expenditures over the ensuing six (6)-year period and beyond. The City of Dexter CIP does not address all the capital expenditures for the City, but provides for large, physical improvements that are permanent in nature, including the basic facilities, services and installations needed for the functioning of the community. These include transportation systems, utilities, municipal facilities and other miscellaneous projects. 82 2019 Adopted Master Plan �To qualify for inclusion into the CIP, a project must meet the following standards: • Be consistent with either: o An adopted or anticipated component of the City Master Plan; o A State or Federal requirement; or o A City Council approved policy; and • Constitute permanent, physical or system improvements, or significant equipment purchases, with a minimum project cost of $10,000; and • Add to the value or capacity of the infrastructure of the City. Projects that are considered operational, maintenance or recurring are excluded, except when a limited duration project. Preparation of the CIP is done under the authority of the Municipal Planning Commission Act (P.A. 33 of 2008, as amended). It is the City Planning Commission’s goal that the CIP be used as a tool to implement the City’s Master Plan and assist in the City’s financial planning. The CIP proposes project funding relative to the anticipated availability of fiscal resources and the choice of specific improvements to be achieved throughout the six (6)-year plan. Plan Education Citizen involvement and support will be necessary as the Plan is implemented. Local officials should constantly strive to develop procedures that make citizens more aware of the planning and zoning process and the day-to-day decision making which affects implementation of the Plan. A continuous program of discussion, education, and participation will be extremely important as the City moves toward realization of the goals and objectives contained within the Master Plan. Currently, the City utilizes various media outlets to keep residents informed. These include: a Facebook page, email updates, quarterly newsletter and City website. Plan Updates The Plan should not become a static document. The City Planning Commission should attempt to re-evaluate and update portions of it on a periodic basis. In accordance with Michigan Public Act 33 of 2008, as amended, the City is required to review the Plan every five (5) years to determine whether to commence the procedure to amend or adopt a new Plan. However, the Planning Commission should set goals for the review of various section of this Plan on a yearly basis. 2019 Adopted Master Plan 83 �The Master Plan should also be coordinated with the City Parks and Recreation Master Plan to provide proper long-range planning for parks and recreation improvements. Project Implementation Table The following table lists the implementation projects noted in this chapter with responsibilities and time frames. Table 11. - Project Implementation Table Project Responsibility Timeframe Update zoning ordinance Planning Commission & City Council 2019-2021 Evaluate and update ordinances to protect Staff & City Council 2020-2022 environmental and natural features Create property maintenance ordinance Staff & City Council 2020-2022 Fund street tree planting City Council Ongoing Implement SAW grant recommendations Staff 2020-2022 Evaluate and plan of lot split potential and alley Staff & Planning Commission 2020-2022 use in City overall Expand year-round programs for seniors Staff & City Council 2020-2030 Investigate high-speed fiber connecting Staff 2020-2022 downtown and the industrial park Develop Baker Road Corridor Plan with Staff & Planning Commission 2022-2024 streetscape Examine land uses, building types and streetscape on Second Street from Central to Staff & Planning Commission 2024-2030 Hudson Street Installation of sidewalks on both sides of street City Council 2019-2030 throughout the City Relocate City offices within Downtown City Council 2020-2030 Upgrade and/or relocate fire station and Sheriff’s City Council 2020-2030 sub-station Traffic study on alleviation of tunnel congestion Planning Commission & City Council 2020-2030 84 2019 Adopted Master Plan �Appendix 2011 Master Plan Update Survey In early 2011, the City of Dexter began a comprehensive survey of its residents. Surveys are an important tool in obtaining the input of participants on many important issues facing the community. This input will assist the City’s elected and appointed officials in the process of preparing a Master Plan. The responses provided will help guide the City in the process of preparing land use and transportation, arts and culture, recreation and leisure activities and other City policies. An on-line community survey was made available to residents in early 2011. A total of 162 people participated in the survey which concluded in spring 2011. The survey included four (4) sub-topics of questions: 1. Demographics – inquired about age, gender, educational attainment, household income, employment status, etc. 2. Strengths and Weaknesses – these questions were primarily open-ended in nature. They asked respondents what they like best/least about the City of Dexter, what are the most/least important issues facing the City of Dexter, and what types of development would you like to see in the City. 3. Funding Options – discussed the possible funding of a light rail system to gauge community support if pursued. 4. Areas of Concern – These open-ended questions asked respondents to list specific concerns that they felt should be addressed. 2019 Adopted Master Plan 85 � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Wyckoff Planning and Zoning Collection Creator An entity primarily responsible for making the resource Planning & Zoning Center (Lansing, Mich.) (Organization) Wyckoff, Mark A. Description An account of the resource Municipal master plans and zoning ordinances from across the state of Michigan, spanning from the 1960s to the early 2020s. The bulk of the collection was compiled by urban planner Mark Wyckoff over the course of his career as the founder and principal planner of the Planning and Zoning Center in Lansing, Michigan. Some additions have been made to the collection by municipalities since it was transferred to Grand Valley State University. Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1960/2023 Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Subject The topic of the resource Michigan Comprehensive plan publications Master plan reports Zoning--Michigan Zoning--Maps Maps Land use--planning Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Identifier An unambiguous reference to the resource within a given context RHC-240 Format The file format, physical medium, or dimensions of the resource application/pdf Type The nature or genre of the resource Text Language A language of the resource eng Text A resource consisting primarily of words for reading. Examples include books, letters, dissertations, poems, newspapers, articles, archives of mailing lists. Note that facsimiles or images of texts are still of the genre Text. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context Dexter_Master-Plan_2019 Creator An entity primarily responsible for making the resource Planning Commission, City of Dexter, Washtenaw County, Michigan Date A point or period of time associated with an event in the lifecycle of the resource 2019-11-25 Title A name given to the resource City of Dexter Master Plan Description An account of the resource The City of Dexter Master Plan was prepared by the Dexter Planning Commission and was adopted on November 25, 2019. Subject The topic of the resource Master plan reports Dexter (Mich.) Washtenaw County (Mich.) Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Type The nature or genre of the resource Text Format The file format, physical medium, or dimensions of the resource application/pdf Language A language of the resource eng Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/619530cd039bf05c27dce7d3f74cd859.pdf 085a4eec74c128cddc16652718771812 PDF Text Text City of Dexter Master Plan Amended March 2016 ��Resolution #2016-01 CITY OF DEXTER CITY COUNCIL WASHTENAW COUNTY, MICHIGAN CITY OF DEXTER MASTER PLAN ADOPTION RESOLUTION WHEREAS, Public Act 33 of 2008 (the Planning Enabling Act), as amended, provides for a Municipal Planning Commission to prepare, amended and adopt a Master Plan for the physical development of the community; and, WHEREAS, the City of Dexter Planning Commission has prepared an amendment to the Master Plan for the City in compliance with said Act 33, including relevant charts, maps and text; and, WHEREAS, the City of Dexter Planning Commission has provided opportunity for public input into the Master Planning amendment process; and, WHEREAS, the City of Dexter Council approved and subsequently distributed a draft copy of the Amendment to the Master Plan to all of the bodies required by said Act 33 for review and comment; and, WHEREAS, no person or entity submitted comments indicating that the proposed City of Dexter Amendment to the Master Plan is substantially inconsistent with the Master Plan of any adjacent community; and, WHEREAS, The City of Dexter Planning Commission held a formal public hearing on the draft Amendment to the Master Plan on January 4, 2016 in order to provide additional opportunity for public comment; and, WHEREAS, the citizens of the City of Dexter were afforded the opportunity to provide oral and written comments on the draft plan amendment, which comments have been carefully considered by the Planning Commission; and WHEREAS, based on the consideration of public comments the City Planning Commission is satisfied that the Amendment to the Master Plan is ready for adoption. WHEREAS, on February 1, 2016 the City of Dexter Planning Commission voted unanimously to recommended the Amendment to the City of Dexter Master Plan be adopted by the City Council; and THEREFORE, LET IT BE RESOLVED the Dexter City Council, as authorized in MCL 124.3843(3), part of said Act 33, hereby asserts that is shall have the authority to approve or reject the Master Plan. �LET IT FURTHER BE RESOLVED, that the Dexter City Council has reviewed the Amendments to the Master Plan and Approved the Amendment to the Master Plan. MOVED BY: Knight SECONDED BY: Fisher YEAS: Fisher, Knight, Michels, Smith, Tell, Carson and Keough NAYS: None ABSENT: None RESOLUTION DECLARED ADOPTED THIS 14TH DAY of MARCH 2016. Shawn W. Keough, Mayor I hereby certify that the attached is a true and complete copy of a resolution adopted by the City of Dexter Council, County of Washtenaw, State of Michigan, at a regular meeting held on the 14th day of March 2016. Carol J. Jones, Interim City Clerk �ACKNOWLEDGEMENTS City Council Shawn Keough, Mayor Jim Carson, Trustee Julie Knight, Trustee Donna Fisher, Trustee Joe Semifero, Trustee James Smith, Trustee Ray Tell, Mayor Pro Tem Carol Jones, Interim Clerk Planning Commission Matt Kowalski, Chairperson Thomas Phillips Marni Schmid Alison Heatley James Carty Jack Donaldson Scott Stewart Tom Stoner Administration Courtney Nicholls, City Manager Justin Breyer, Assistant to the City Manager Marie Sherry, Treasurer/Finance Director Michelle Aniol, Community Development Manager Dan Schlaff, Sewer + Water Utilities Foreman Kurt Augustine, Public Works Foreman riilCARLISLE WORTMAN associates , inc . City of Dexter Master Plan | March 2016 James Smith, Ex Officio ��TABLE OF CONTENTS Introduction Purpose of the Master Plan .................................................................................................. 1 How is the Plan to be Used? ................................................................................................. 1 Historic Context ...................................................................................................................... 2 Planning Process .................................................................................................................... 2 Regional Setting ..................................................................................................................... 4 Community History of Dexter ............................................................................................... 5 Existing Land Use and Community Plans Existing Land Use ................................................................................................................... 7 City Planning Initiatives ....................................................................................................... 11 County Planning Initiatives ................................................................................................. 13 Neighboring Communities .................................................................................................. 15 Community Goals and Objectives Public Participation .............................................................................................................. 19 City of Dexter Goals.............................................................................................................. 20 Natural Resources....................................................................................................................... 21 Recreation/Open Space............................................................................................................. 22 Residential ................................................................................................................................... 24 Downtown – Mixed Use .............................................................................................................. 25 Dexter-Ann Arbor Road Corridor – Mixed Use ........................................................................ 26 Commercial .................................................................................................................................. 30 Industrial....................................................................................................................................... 31 Transportation ............................................................................................................................. 32 Community Facilities + Services ............................................................................................... 34 Future Land Use Future Land Use Categories ............................................................................................... 35 Low Density Residential ............................................................................................................. 35 Village Residential ...................................................................................................................... 36 Multiple-Family Residential ....................................................................................................... 37 City of Dexter Master Plan | March 2016 Baker Road Corridor – Mixed Use ............................................................................................ 28 �Downtown – Mixed Use ........................................................................................................................38 Dexter-Ann Arbor Road Corridor – Mixed Use...................................................................................41 Baker Road Corridor – Mixed Use ......................................................................................................42 Village Commercial ...............................................................................................................................43 General Commercial .............................................................................................................................44 Light Industrial .......................................................................................................................................45 Research/Development .......................................................................................................................45 Public/Semi-Public ...............................................................................................................................46 Open Space/Recreation.......................................................................................................................47 Transportation Plan National Functional Classifications ........................................................................................... 49 Access Management ................................................................................................................... 51 Public Transportation .................................................................................................................. 51 Non-Motorized Transportation.................................................................................................... 54 Background Studies Population and Housing Characteristics .................................................................................. 61 Population ..................................................................................................................................... 61 Housing Characteristics............................................................................................................... 65 Property Values............................................................................................................................. 67 Capital Improvements/Community Facilities.......................................................................... 68 Wellhead Protection .................................................................................................................... 72 City of Dexter Master Plan | March 2016 Property Transfer Agreements ................................................................................................... 73 Cityhood ......................................................................................................................................... 74 Natural Features........................................................................................................................... 76 School Facilities............................................................................................................................ 78 Parks and Recreation .................................................................................................................. 79 Economic Development .............................................................................................................. 83 Intergovernmental and Regional Cooperation ........................................................................ 84 Implementation Zoning Requirements .................................................................................................................. 87 Zoning Adjustments ..................................................................................................................... 88 �Capital Improvement Program ................................................................................................... 90 Plan Education .............................................................................................................................. 90 Plan Updates ................................................................................................................................. 91 Appendix Community Survey Results ......................................................................................................... 93 Figures Figure 1. Planning Process............................................................................................................ 3 Figure 2. Regional Setting ............................................................................................................. 4 Figure 3. Existing Land Use Map .................................................................................................. 9 Figure 4. Washtenaw County 2004 Comprehensive Plan – Recommended Future Landscapes ................................................................................................. 14 Figure 5. Generalized Future Land Use Map for Surrounding Area Map ............................ 17 Figure 6. Future Land Use Map................................................................................................... 39 Figure 7. National Functional Classification Map .................................................................... 50 Figure 8. Possible Future Washtenaw County Transit Connections Map ............................ 53 Figure 9. Non-Motorized Transportation Map........................................................................... 59 Figure 10. Parks and Community Facilities Map..................................................................... 81 Tables Table 1. City of Dexter Existing Land Use................................................................................... 7 Table 2. Master Plan Land Use + Zoning District Classification Comparison ..................... 48 Table 4. Population Change 1960-2010 .................................................................................. 61 Table 5. Average Persons Per Household ................................................................................. 62 Table 6. Total Household by Community .................................................................................. 63 Table 7. Percent of Population by Age, 2010 .......................................................................... 64 Table 8. Total Housing Units by Community ............................................................................. 65 Table 9. Dwelling Unit Owner/Renter Composition by Community ...................................... 66 Table 10. City of Dexter SEV Plus IFT Growth ........................................................................... 67 Table 11. Parks and Recreation Facilities ................................................................................ 80 City of Dexter Master Plan | March 2016 Table 3. WATS Non-Motorized Plan Improvements – City of Dexter .................................... 56 ��Introduction Purpose of the Master Plan Planning is a process that involves the conscious selection of policy choices relating to land use, growth, and physical development of the community. The purpose of the City of Dexter Master Plan is to state the goals and identify the objectives and strategies regarding land use and development that the City will pursue to attain those goals. How Is the Plan to be Used? 1. Most important, the Plan is a general statement of the City’s goals and policies and provides a single, comprehensive view of the community's desires for the future. 2. The Plan serves as an aid in daily decision-making. The goals and policies outlined in the Plan guide the Planning Commission, City Council and other City bodies in their deliberations on zoning, subdivision, capital improvements and other matters related to land use and development. The Plan provides a stable, long-term basis for decisionmaking providing for a balance of land uses specific to the character of the City of Dexter. 3. The Plan provides the statutory basis upon which zoning decisions are made. The Michigan Planning Enabling Act (P.A. 33 of 2008, as amended) requires that the zoning ordinance be based upon a plan designed to promote the public health, safety and general welfare. It is important to note that the Master Plan and accompanying maps do not replace other City Ordinances, specifically the Zoning Ordinance and Map. 4. The Plan attempts to coordinate public improvements and private developments supported by the Capital Improvements Plan. For example, public investments such as road or sewer and water improvements should be located in areas identified in the Plan as resulting in the greatest benefit to the City and its residents. 5. Finally, the Plan serves as an educational tool and gives citizens, property owners, developers and adjacent communities a clear indication of the City’s direction for the future. In summation, the City of Dexter Master Plan is the primary, officially-adopted document that sets forth an agenda for the achievement of goals and policies. It is a long-range statement of general goals and policies aimed at the unified and coordinated development of the City that compliments the goals of nearby governmental units, wherever possible. It helps develop a balance of orderly change in a deliberate and controlled manner that permits controlled growth. As such, it provides the basis upon which zoning and land use decisions are made. City of Dexter Master Plan | March 2016 The Master Plan is used in a variety of ways: 1 �Historic Context This document represents an amendment to the 2011 Dexter Master Plan, which replaced the 2005 Master Plan that was adopted on April 11, 2005. An amendment of the 2005 plan was made one (1) year later to incorporate the amendments made to the 1994 Master Plan in 1995 and 1997 into one (1) comprehensive plan. In addition, this document has been updated to include all new information available to the City, (i.e. census) and addresses the City’s current desires for the future. Because communities are constantly changing, the information contained in a plan becomes outdated in time. As the conditions change, so do opportunities and expectations for the future. It is therefore essential to periodically update the information contained in the Master Plan as well as reevaluate its basic vision and implementation programs. Current State Legislation regarding City Planning requires five (5) year reviews of the Master Plan. The review process will be discussed in more detail in the implementation section of the Ordinance. Planning Process The process used to generate the Plan consisted of four phases: background studies; evaluation of City character and development capability; identification of goals, and policies; and plan development. City of Dexter Master Plan | March 2016 Background studies involving data inventory and analysis from Census data, existing reports, and field survey were gathered. Sound community planning cannot take place by itself. Many factors that exist must be taken into account when formulating plans for the future. This process is illustrated in the diagram on the following page. 2 �Figure 1. – Planning Process Socioeconomic Factors "" ~ Population Housing Economic Base Facilities & Services Transportation '-. Natural Resources • • • • • ~ r "' Topography Soils Vegetation Watersheds Wetlands • • ~ '-. Existing Land Use ,,, " Use Categories Development Patterns ~ \... ~ City Character and Development Capability . ... Goals and Objectives ~ / Alternative Strategies ,,, ~ City and Public Input ~ J \ ~ Plan Development Master Plan ... • • • Land Use Transportation Issues of Concern ... Implementation City of Dexter Master Plan | March 2016 • • • • • Evaluation and Interpretation Background Studies r 3 �Regional Setting The need to consider the region surrounding the City of Dexter is of importance. Dexter is located within the central portion of Washtenaw County, almost due east of the City of Chelsea, southeast of the Village of Pinckney and northwest of the City of Ann Arbor. However, the abutting communities are primarily rural and semi-rural Townships. The City of Dexter is almost completely surrounded by Scio Township with the exception of Webster Township to the north and a small portion of Dexter Township to the west where it abuts The Cedars of Dexter. The City of Ann Arbor is located approximately seven (7) miles east of Dexter, and allows access to entertainment, restaurants, medical, and educational (University of Michigan) opportunities, as well as supplements necessary products for City residents. The City has easy access to the I-94 freeway via Baker Road, nearby Zeeb Road, as well as the M-14 freeway. Dexter-Ann Arbor Road provides the primary access from Dexter to the City of Ann Arbor, and along with Baker Road provides the primary access roads into and out of the City. Appropriate planning across borders will help facilitate compatible land use patterns between communities. Figure 2. – Regional Setting – Washtenaw County ,n Lyon Ti fe- n a wi C o u I t ,. , l4f.., w ~ - r Lyndon TWpr _- t" ' Salem T>A , !Jebster ~ p,l j' > N r-i, tl >, C :::, 0 (.) City of Dexter Master Plan | March 2016 C 4 0 <1l Cl) -1: ~ Q) u <1l -, 1 r;- ..c Cl) ~ ' Sharon Twp 7 1' ,: I Freedom t wp L iLodiTWp , Pittsfield Twp J.-....,. ,7 Bridgewater Twp I Saline-Twp Augusta · l London ,.- Source: Washtenaw County GIS �Community History of Dexter This area was originally settled in 1824 and was platted in 1830 as the Village of Dexter. Historically, it has been noted that the Village was laid out in such a way that the sun could shine on both sides of each street all day. Even as Dexter has progressed to the fastest growing municipality in the State (2010 Census), the City has retained its old time charm and hospitality. Gordon Hall, date unknown City of Dexter Master Plan | March 2016 The following sections of the City of Dexter Master Plan will carefully review the current state of the City and provide a map to help guide residents and officials in future development. 5 �6 City of Dexter Master Plan | March 2016 �Existing Land Use and Community Plans The existing land use map and associated text indicates land use patterns and associations as they exist currently within the City of Dexter. While change is inevitable and growth will occur, the City of Dexter is committed to managing growth to enhance economic benefit, recreation activities and overall quality of life for all residents. Existing Land Use As illustrated on the Existing Land Use Map (Figure 3), the following land uses currently exist in the City. They are demonstrated by acreage and percentage of land area in Table 1 below. Table 1. – City of Dexter Existing Land Use Dexter (City) Vacant Acres % 68.13 6.7% 316.58 31.4% Multiple-Family Residential 53.77 5.3% Commercial 55.79 5.5% Office 14.32 1.4% Industrial 136.40 13.6% Industrial Research + Development 125.58 12.5% Public/ Semi-Public 164.22 16.3% 0.88 0.1% 71.06 7.1% 1,006.73 100% Single-Family Residential Open Space/Recreation Transportation (Right-of-Ways) Total City of Dexter Master Plan | March 2016 Existing Land Use 7 �8 City of Dexter Master Plan | March 2016 �Al p ro Hu iv e nR l Pa rkr i dg e a Bro Eastridge Potts er dhil l w Ulr ic Yo rk Ta y lo r Boe naro ad Pine View View w Sh aw r Ben t Tre e e Vi ch Ar bo --- h ri Ul De xt er -A nn r W ils on an Ry Wilson Lex in g ton Shield Cambridge Melbourne be We Mill Creek Victori a Ca rri ng to n Dongara Dan Hoey Hillside d Wellington w Kingsley Ox bo o M so rri n r Single & Two Family Residential Multi Family Residential Commercial Office Industrial/Research & Development Public/Semi-Public Open Space/Recreation Figure 3 EXISTING LAND USE City of Dexter Washtenaw County, Michigan 0 Sh ag ba rk Forshee e ann Jan Bristol Bristol Bishop Preston Bristol bo r Vacant r Baker Heights Ar ve Do es t City Center Vie w No b le Yo rk sh Ol ive r Ke ns in gt o Qu ac ke nb u ve er S c i o To w n s h i p ew W all ld d tlan Kur Parker La ke Vi Ri lm Pa L i m a To w n s h i p n Baker In ve rn e ss Hu ro n n in g Vi ew sh Cu ro v ie w n M ea do so Edi Ea to n r Pin e d Br oa k ee Cr ll Mi Fo re st Ar bo Hu d nwoo Cotto ond Sec d f ie Gr an rd Thi Gr an d n Fo r Hermania rth Fou An n An r er Dov son Hud San S c i o To w n s h i p e Riv M ain Ce l ntra n ro Hu Alle y W e b s t e r To w n s h i p Joy ad Bro ea els n a in l tra Cen Baker Hur o e h F if t xte De h rC in Alp M Br o ak e South Downs dL Jeffords Sandhill Isla n Al l e y Jeffords ste r Pearl San McCormick way r We b er ine d h Fift ge Brid ie Glac ars Ced uld Bo Ma st kney Pinc e tridg Wes Ka th in e r ue Sam er Dext D e x t e r To w n s h i p ly Da 500 1,000 1,500 Feet 2,000 Source: Washtenaw County Data 7-13-2015 Carlisle/Wortman Associates, Inc. Ann Arbor, Michigan ��City Planning Initiatives A number of existing and anticipated circumstances will affect Dexter’s future. These include a growing population, decentralized places of employment with increased commuting distances and conversely, an increase in those working from home. These factors together with the attraction of the Ann Arbor area as a place to live and work will provide development opportunities within Dexter and the surrounding communities for years to come. The City has responded to these challenges in a variety of ways, including a continued commitment to community planning goals and policies geared to preserving important natural features, while planning for growth in those areas most suitable for development. The following plans, policies and initiatives highlight Dexter’s commitment to land use planning, and are incorporated into this Master Plan by reference: Downtown Development Strategic Plan – The DDA engaged the public, downtown merchants and local elected leaders in a strategic planning process in order to develop goals, objectives and initiatives supportive of specific infrastructure improvements, programming, activity generators and public/private cooperation. The Strategic Plan also provides Tax Increment Financing (TIF) information required under State statute. Downtown Dexter DDA Parking Study – The objectives of the study are: to assess the existing parking system within the context of the downtown retail shopping district and adjacent areas; to assess present and future parking needs; to recommend specific improvements for parking downtown; and to further recommend City of Dexter Master Plan | March 2016 Baker Road/Dexter Ann Arbor Road Corridors Joint Planning Initiative– City of Dexter/Scio Township - A guide in evaluating development proposals within the corridor along with the communities, current zoning, master plan, or other applicable reports and studies. It should also be used as an action plan in relation to the future land use and implementation portion of the report for both the City and the Township. This plan is the result of a joint planning effort between Scio Township and the City of Dexter Planning Commission. While much of the area discussed within the plan is for outside the City limits, the City of Dexter Master Plan endorses the goals and objectives of this document. 11 �management strategies are incorporated by reference. Park and Recreation Facilities Master Plan (2009) – The Plan outlines existing and future parks and recreation needs, and identifies specific improvements, costs, priorities and years of completion to better represent the long-range vision of the Parks and Recreation Commission. FY 2012 State Revolving Fund Project Plan (July 2011) – A study of alternatives to upgrade the wastewater treatment plant that included upgrading the sludge handling system (including an analysis that identified several alternatives to upgrade the sludge handing system to provide adequate sludge processing and storage), the grit system, and the instrumentation and controls system (SCADA). This project plan is required to obtain funding through the State Revolving Loan Fund. Crosswalk Evaluation (November 2010) – A review of the crosswalks within the City with recommendations for improvements at each crosswalk. The evaluation included inspection and review of existing sidewalk ramps. Drinking Water Revolving Loan Fund Project Plan (May 2009) – A study of alternatives in order to provide the City with an additional water supply and repair old water mains. The plan was required to obtain funding from the Drinking Water Revolving Loan Fund. This plan led to the construction of the fifth City well, well house, improvements to the iron removal plant and upgrades to the distribution system. The Drinking Water Revolving Loan Fund Project Plan included a Water System Improvements Report and a Water System Reliability Study. City of Dexter Master Plan | March 2016 Road Maintenance Program (June 2008, updated annually) – A review of the paved road conditions throughout the City. Each road is ranked between one (1) and ten (10), one (1) being totally degraded and ten (10) being a brand new road. This is used to determine where to complete road maintenance in the City in any given year. It is updated annually based on the maintenance that was completed that year. 12 FY 2008 State Revolving Fund Project Plan (July 2007) - A study of alternatives in order to provide the City with more capacity in the wastewater system, including the wastewater treatment plan and distribution system. This Plan was required to obtain funding from the State Revolving Fund. This plan led to the construction of the equalization basin. The Plan included an Inflow and Infiltration Removal Study. Storm Water Management Study (November 2004) – A study of the storm drainage system in the old Village area, including defining how storm water is conveyed in the area with figures that show existing drainage infrastructure and the drainage district areas. �Oil and Gas Drilling - The City of Dexter has experienced increased interest in oil and gas exploration and development, which the City will balance with other community goals for existing and planned land uses, including natural resource protection. County Planning Initiatives A number of planning initiatives recently took place in Washtenaw County and the City of Dexter which have relevance to the current Plan. Elements of these various plans and initiatives are incorporated throughout this document.  Sustainable small city and village development encouraging social interaction and environmental health;  Reduce negative impacts and made future development more livable by changing existing land use patterns in areas surrounding villages;  Development within one-half (1/2) mile of existing village limits should be developed at higher densities, and a grid system of roads with sidewalks should be required to provide convenient and alternative vehicle and pedestrian access to downtown main streets;  Encourage infill development opportunities, particularly by encouraging urban service districts; and  Develop model ordinance to ensure desired character of community is retained such as architectural guidelines, landscaping, signs, lighting and parking standards. Washtenaw Area Transportation Study (WATS)(Updated 2011) - The Washtenaw Area Transportation Study has updated a long-range transportation plan for the County. The plan includes goals and capital and operating improvement projects which involve reconstruction or resurfacing, transit improvements, intersection and widening projects, as well as non-motorized projects (see Transportation Plan (pg. 49) for additional information). Washtenaw County Non-Motorized Plan (2006) - WATS was also involved in the Washtenaw County Non-Motorized Plan which inventoried existing County-wide, nonmotorized transportation facilities, identified missing links and provided City of Dexter Master Plan | March 2016 2004 Washtenaw County Comprehensive Plan – While the County Plan is now becoming dated, there are elements of this plan that remain relevant for the City of Dexter. The 2004 Comprehensive Plan for Washtenaw County recommends a development pattern for the City of Dexter described and illustrated below as follows: 13 �implementation recommendations for communities (see Transportation Plan (pg. 49) for additional information). Figure 4. - Washtenaw County 2004 Comprehensive Plan – Recommended Future Landscapes Urban: Infill and Redevelopment Suburban: Infill & High Density Development Small Cities and Villages Potential Activity Center Open Space Rural: Agricultural and Low Density Rural Residential City of Dexter Master Plan | March 2016 Source: Washtenaw County 14 Generalized Residential Buildings in Rural Areas Transit Plan for Washtenaw County (2007) - In an effort to move towards a comprehensive transit service in Washtenaw County, WATS initiated this effort to analyze data and to support a county-wide service plan that could be developed by the Ann Arbor Transportation Authority (AATA) and the other area transit providers. The Transit Plan for Washtenaw County identifies current providers of transit service within Washtenaw County, deficiencies and needs including destinations that lack adequate transit facilities (see Transportation Plan (pg. 49) for additional information). Moving You Forward Transit Master Plan Washtenaw County (2011) – The Moving You Forward Transit Master Plan for Washtenaw County is a new long-range plan which sets out a county-wide transit vision for the next thirty (30) years. The Plan provides a robust, feasible and integrated package of transit investments and services, designed to make transit a real transportation choice for everyone in Washtenaw County (see Transportation Plan (pg. 49) for additional information). �Neighboring Communities The City of Dexter is located at the cross-section of three (3) townships in Washtenaw County, Michigan: Scio Township, Webster Township and Dexter Township. In addition, Lima Township is less than one-half (1/2) mile west of the City limits. While the Townships generally share similar goals regarding maintaining rural character and preserving farmland, the development activities and planning policies in these communities can influence the City of Dexter’s future character. Figure 3, illustrates the different planned land uses for the areas adjacent to the City. The areas surrounding the City of Dexter are generally planned for lower intensity residential land use, with the exception of the “commercial node” found north of the City on Mast Road. While this commercial area is not necessarily inconsistent with the City, uses proposed by Webster Township in this area should be monitored by the City for compatibility. Working with Webster Township early in the development process for this area should be encouraged.  Scio Township – Planned for low-density residential land uses surrounding the City. The only exception to that is the planned Office/Industrial area found adjacent to Dexter Chelsea Road. We note that this planned Office/Industrial area will primarily accommodate existing uses along this road.  Webster Township – Although not yet developed, Webster Township has planned a commercial node as well as an area of higher density residential land use north of the City along Mast Road. While adjacent to the City, it is separated from it by the Huron River. Outside of the Mast Road area, Webster Township has planned Recreation/Conservation and low density residential land uses.  Dexter Township – Only a small portion of Dexter Township actually abuts the City. That area is adjacent to the “The Cedars” senior living facility along Island Lake Drive, which is planned for sixty (60) units over ten (10) acres. City of Dexter Master Plan | March 2016 More specifically, the areas surrounding Dexter are planned as follows: 15 �16 City of Dexter Master Plan | March 2016 �W e b s t e r To w n s h i p Bluebird Fo xS ed ge Potts Sandhill Ta ylo r ne Hillside Ox bo w Kingsle y Bristol Wellington -- Residential - 1 Acre Lots Residential - 1/2 Acre Lots Residential - 1/4 - 1/3 Acre Lots Commercial Node Office/Industrial Public/Semi-Public Recreation/Conservation Jurisdiction Limits Figure 5 Ca rri ng to n Lexington Cambridge Dongara Baker n Jana Pre sto n Victoria Residential - 2 1/2 - 3 Acre Lots Joy Wilson Forshee Tree Ben t an Ry De xte r-A nn A rb or ADJACENT COMMUNITIES FUTURE LAND USES City of Dexter Washtenaw County, Michigan on ris or M Hi gh lan d w Vie Ea to n Coventry Ulr ich Lo ch Yo rk r Residential - 5 Acres Lots ich Ulr er Web Mill Creek ve Pine View Ri Pin evi ew n No bl e Br oa d k ee Cr ll Mi S c i o To w n s h i p er lm Pa Ke ns in gt on Yo rk ro h us nb ke ew S c i o To w n s h i p W e b s t e r To w n s h i p Hermania ac Qu La ke Dan Hoey ourne Melb Shield Parker ing Cush Vi L i m a To w n s h i p er Riv City of Dexter n ro Hu n dso rd Thi Fo re st Hu d oo nw tto Co Ar bo r on Edis h Gr an d er Dov rt Fou An n ond Sec h Fift Island Hill Agricultural n ro Hu tral Cen Bishop a Jes sic Ma st ad Bro Hu Newlyn Pearl n In ve rn es s ine Alp Hur o Alle M ain y e xt De el str Ke r ive nR Sandhill McCormick d iel yF ne Sto e ridg Park e tridg r Ka Wes e lde th We ou tridg eri B s bs ne a E Isla ter nd La ke ea els h rC k ree ro Hu ey nckn er Pi Dext D e x t e r To w n s h i p sC as Br ide oks Bro Creek Brass Harris ly Da IL....JL.J7 Feet 0 400 800 1,200 1,600 2,000 Source: Washtenaw County Base Data 7-13-2015 Carlisle/Wortman Associates, Inc. Ann Arbor, Michigan ��Community Goals and Objectives The City of Dexter is a growing community that faces the difficult challenge of accommodating increasing growth and development, and private land uses and values, while retaining its small town character, protecting natural resources, including air, water and public land. A key component of the City of Dexter Master Plan is the articulation of a vision for the City’s future growth and the formulation of community goals which reflect the community desires regarding how to respond to future development. The goals of the community attempt to balance the various interests and ensure that each development decision is consistent with the overall vision for the City. They help convey preferred development strategies and outline development policies for the City. 1 Whllle,our9? -_ -.... """'... ,. I Public Participation Master Plan Update Survey "" ..,.. __ J~IIJ'OC,tl'o,tnchf'? In early 2011, the City of Dexter began a comprehensive survey of its residents. Surveys are an important tool in obtaining the input of participants on many important issues facing the community. This input will assist the City’s elected and appointed officials in the process of preparing a Master Plan. The responses provided will help guide the City in the process of preparing land use and transportation, arts and culture, recreation and leisure activities and other City policies. An on-line community survey was made available to residents in early 2011. A total of 162 people participated in the survey which concluded in spring 2011. The survey included four (4) sub-topics of questions: (1) Demographics – inquired about age, gender, educational attainment, household income, employment status, etc. (2) Strengths and Weaknesses – these questions were primarily open-ended in nature. They asked respondents what they like best/least about the City of SurveuMonkey ·-...... ·-.... ,.... ..... ------.i __ ,._... ·- ·................. "' City of Dexter Master Plan | March 2016 The goals were developed with input from residents, property and business owners, the Planning Commission, the City Council and other City officials. Public participation was sought 2011 Mllltr Plan Updltt Survey through an on-line survey of residents. A summary of the survey findings can be found in the Appendix. 19 �Dexter, what are the most/least important issues facing the City of Dexter, and what types of development would you like to see in the City. (3) Funding Options – discussed the possible funding of a light rail system to gauge community support if pursued. (4) Areas of Concern – These open-ended questions asked respondents to list specific concerns that they felt should be addressed. From evaluation of the survey results, background studies, existing land use information and various referenced City and County Planning Initiatives, the City of Dexter Planning Commission has formulated the following goals and objectives to serve as the basis for the future development of the City of Dexter. Goals are general statements that define the direction and character of future development. Policies set forth a framework for action and form the basis upon which more detailed development decisions may be made. Adoption of policies does not commit the City of Dexter to any particular recommendation, but rather constitutes a commitment to take actions consistent with policy guidelines. Public Input Events In addition to the survey noted previously, the Planning Commission held an open forum session in December 2011 inviting the public to comment on the Master Plan. The session was publicized on the City’s website, Facebook page, via City email update, and in the Dexter Leader. City of Dexter Goals City of Dexter Master Plan | March 2016 The following statements reflect the primary goals of the City of Dexter. The general goals listed below are not in any particular order or preference. 20  Protect and maintain the City’s natural resources, particularly the Huron River and Mill Creek areas.  Provide various passive and active recreational opportunities for all residents of the City including programs and activities offered by the City and other agencies.  Provide a desirable residential environment with diverse housing options for City residents, recognizing that a viable, healthy residential component is of primary importance to the overall health and vitality of the community.  Preserve and strengthen the existing character of the downtown area as an historic, pedestrian-scaled community, with traditional site and architectural design creating an aesthetically memorable place with vibrant streetscapes and community spaces. � Encourage development in the Baker Road and Dexter-Ann Arbor Road corridors that is separate and distinct from the Downtown that serves the needs of Dexter’s growing population.  Encourage common design elements, such as: architecture, streetscape, signage, and landscaping that promote continuation of the downtown theme along the Baker Road corridor.  Provide commercial areas that meet the needs of City residents in terms of location and services offered.  Promote quality, job producing economic development within the City that serves the needs of the City residents.  Provide a variety of safe, efficient modes of transportation to meet the needs of City residents and visitors.  Provide timely, efficient and quality governmental services to City residents.  Assure that new development , and existing residential, commercial and industrial areas, protect the City’s small town character, open space, natural resources and recreational values of the City from activities and land uses related or ancillary to mineral, sand and gravel, and oil and gas exploration and development. Natural Resources Protect and maintain the City’s natural resources, particularly the Huron River and Mill Creek areas. 1. Guide development to foster the responsible use of land, preserve natural features, and to make the best use of existing public services, utilities, and infrastructure. 2. Protect and enhance the Huron River and Mill Creek. Collaborate with Huron-Clinton Metropolitan Authority, Washtenaw County Water Resources, Huron Watershed Council and Washtenaw County, when possible to improve water quality. 3. Promote protection and maintenance of the City’s natural landscape. 4. Protect and preserve existing trees and wooded areas within the City. City of Dexter Master Plan | March 2016 Objectives: 21 �City of Dexter Master Plan | March 2016 22 5. Promote street tree planting to help preserve the residential character and tree-lined streets of the City. 6. Promote safe management of disposal of all waste materials, both hazardous and non-hazardous, which are generated within or transported through the City through coordination with state and local agencies to ensure that contaminated sites are returned to an acceptable environmentally safe condition. 7. Reduce noise and air pollution and site lighting levels so as to minimize their impact on residential areas. 8. Continue to concentrate efforts on wellhead protection and groundwater quality to protect this vital community resource through the protection program initiated by the City. 9. Protect the water quantity and quality of the City’s rivers, streams, groundwater, springs, lakes, ponds, wetlands, and creeks, particularly the Huron River and Mill Creek, as a single interconnected hydrologic system. 10. Continue to monitor and improve the City’s wastewater treatment and stormwater management systems to minimize negative impacts on City residents, the Huron River and Mill Creek. 11. Utilize progressive stormwater management and erosion control techniques to ensure that development will not adversely impact natural resources and surrounding property. Incorporate Federal Phase II Stormwater Requirements and Guidelines into planning review process of the City. 12. Encourage the use of best management practices and low impact development (LID) strategies to minimize stormwater run-off. Recreation / Open Space Provide various passive and active recreational opportunities for all residents of the City including programs and activities offered by the City and other agencies. Objectives: 1. Meet present and future community needs for parks, greenways, trails and recreation by planning and developing a system of parks, greenways, open space and recreation facilities and encouraging the preservation of green space and the development of new parks and/or recreation assets when opportunities arise. �Encourage healthy lifestyles for City residents through a balanced program of active and passive recreation opportunities. 3. Strive to make every City park and recreation site accessible through design of an all-season system of non-motorized pathways, trails, sidewalks and bike paths linking City neighborhoods with both City and adjacent non-City parks, greenways, pathways, recreation venues, schools and commercial retail areas. 4. Ensure that all parks and recreation assets are barrier-free and universally accessible. 5. Make nature and healthy ecosystems an important characteristic of the City by advocating for the enhancement and preservation of natural features within and surrounding our City. 6. Use sound planning, financial and operational management practices to ensure that the City’s parks and recreation assets remain available for enjoyment, now and in the future. 7. Foster a community-wide sense of pride in, and support for, the parks and recreation program by promoting activities within the community and the broader service area. 8. Continue to cooperate with other public agencies and organizations, such as adjacent Townships, Washtenaw County Parks, Huron-Clinton Metropolitan Authority, Dexter Community Schools, Border-to-Border Trail, Five Healthy Towns, Partnerships and Prosperity and other regional initiatives. 9. Investigate and place appropriate art, cultural and heritage elements in planned locations throughout the City. City of Dexter Master Plan | March 2016 2. 23 �Residential Provide a desirable residential environment for City residents, recognizing that a viable, healthy residential component is of primary importance to the overall health and vitality of the community. City of Dexter Master Plan | March 2016 Objectives: 24 1. Provide for a range of housing options for City residents including affordable housing and senior housing options. 2. Allow residential density levels that correspond to available infrastructure (sewer, water and roads) and adjacent land use. 3. Incorporate new construction into the fabric of the City in a way that recognizes the City’s historical characteristics. 4. Cooperate with building owners to utilize potential Community Development Block Grants (CDBG) for Rental Rehabilitation projects for Downtown second and third story residential properties. 5. Strengthen and protect the viability of residential neighborhoods by limiting non-residential intrusions into residential areas, and by separating intrusive commercial and industrial areas from residential areas with open space and other buffers. 6. Improve living amenities in all residential neighborhoods through high standards of housing design and construction, and by providing access to usable contiguous and convenient open space. 7. Encourage continued maintenance of, and reinvestment in, residential structures to protect existing housing from deterioration, and recognize that in order to maintain high quality housing, some deteriorated homes or residential areas may need to be redeveloped. �8. Preserve and enhance the older, small town residential character of the City, including the promotion of the visual compatibility of residential buildings in size, setbacks and architectural features, and the provision of design transitions between different types of buildings. 9. Encourage the pattern, layout and design elements of the existing residential neighborhoods that will emphasize the City center’s rural, small town image. A neo-traditional street pattern should be encouraged for new developments that follow traditional neighborhood design (TND) guidelines. 10. Consider programs and techniques to help maintain and improve neighborhoods and the condition of housing stock within the City, which may include improvements to the City’s building inspection practices and assisted housing rehabilitation. 11. Encourage pedestrian connections from neighborhoods to schools, parks, downtown, other community facilities, and other neighborhoods. Downtown – Mixed Use Preserve and strengthen the existing character of the downtown area as an historic, pedestrian-scaled community, with traditional site and architectural design creating an aesthetically memorable place with vibrant streetscapes and community spaces. 1. Guide development to foster the responsible use of land and natural features, and to make best use of existing public services, utilities and infrastructure. 2. Expand the Central Business District, selectively, into surrounding Village Commercial areas to open up additional redevelopment opportunities and improve the critical mass, density and walkability of the Downtown. 3. Encourage and permit mixed-uses with a village-scale and character. 4. Cooperate with building owners to utilize potential Community Development Block Grants (CDBG) for Rental Rehabilitation projects for Downtown second and third story residential properties. 5. Identify and redevelop brownfield sites in cooperation with the Washtenaw County Brownfield Redevelopment Authority. City of Dexter Master Plan | March 2016 Objectives: 25 �6. Evaluate the Central Business and City Center zoning districts to ensure accommodation of a compatible and complementary mix of uses within the downtown area. 7. Encourage office uses to locate in secondary first floor spaces and upper floors that will support the retail and restaurant uses in the downtown. 8. Encourage upper story residential development / redevelopment to create a twenty-four (24) hour downtown supported by residents who can live, work and play downtown. 9. Utilize form-based code ideals and concepts for spatial relation and dimensional requirements. 10. Encourage high quality site and building designs that include the latest “green” technology and contribute to strong neighborhoods, vital shopping districts and desirable employment centers. 11. Integrate public gathering spaces within a pedestrian/non-motorized circulation system. Dexter-Ann Arbor Road Corridor – Mixed Use Encourage development in the Dexter-Ann Arbor Road corridor that is separate and distinct from the Downtown that serves the needs of Dexter’s growing population. The Dexter-Ann Arbor Road Corridor is defined as the area surrounding Dexter-Ann Arbor Road from Kensington Street, southeast to the City boundary, and is considered a “gateway” to the City center. City of Dexter Master Plan | March 2016 Objectives: 26 1. Guide development to foster the responsible use of land, preserve natural features, and to make most efficient use of existing public services, utilities and infrastructure. 2. Encourage cohesive and distinct development of a mix of commercial, office, service and residential uses within this area which serves as a transitional area between the downtown area and adjacent singlefamily residential developments. �Organize commercial development into compact, unified commercial centers that complement the scale and character of existing development or that promote the desired character for areas where new development/redevelopment is planned. 4. Avoid piecemeal or scattered development and discourage uncoordinated commercial strip development. Where individual parcels of land are to be developed for commercial uses, encourage coordination with adjacent properties, including common parking and drives in order to reduce the number of access points to public roads. 5. Encourage residential or mixed-use development (including residential uses) as a buffer between adjacent residential areas and other uses within this planned area. Such uses shall not create adverse impacts on existing or proposed residential uses, and will be scaled, designed and landscaped so as to complement and enhance the adjacent properties. 6. Encourage preservation of natural features and development of parks and consider their interrelationship with existing parkland, natural areas and adjacent neighborhoods. 7. Encourage high quality site and building designs that include the latest “green” technology and contribute to strong neighborhoods, vital shopping districts and desirable employment centers. 8. Manage access to development by encouraging consolidation of curb cuts and shared driveway access. Parking lots should be shared when possible and located in the rear or on the side of buildings when possible. 9. Integrate public gathering spaces at key points of interest and entrances to intersections within a pedestrian/nonmotorized circulation system. 10. Evaluate the ARC, Dexter-Ann Arbor Road Corridor Overlay District to ensure accommodation of a compatible and City of Dexter Master Plan | March 2016 3. 27 �complementary mix of uses within this planned mixed use area. 11. Utilize form-based code ideals and concepts for spatial relation and dimensional requirements. Baker Road Corridor – Mixed Use Encourage common design elements promoting continuation of the downtown theme along the Baker Road Corridor. The Baker Road Corridor is defined as the area bounded by Ann Arbor Street to the north and the Dexter Community School property to the south along Baker Road, and is considered a “gateway” to the City center. City of Dexter Master Plan | March 2016 Objectives: 28 1. Guide development to foster the responsible use of land, preserve natural features, and to make best use of existing public services, utilities and infrastructure. 2. Encourage cohesive and distinct development of a mix of commercial, office, service and residential uses within this area which serves as a transitional area between the downtown area and adjacent single-family residential developments. 3. Upgrade existing infrastructure within the corridor to assist and meet the needs of the redevelopment potential within the corridor. 4. Organize commercial development into compact, unified commercial centers that complement the scale and character of existing development or that promote the desired character for areas where new development/redevelopment is planned. �Avoid piecemeal or scattered development and discourage uncoordinated commercial strip development. Where individual parcels of land are to be developed for commercial uses, encourage coordination with adjacent properties, including common parking and drives in order to reduce the number of access points to public roads. 6. Encourage residential or mixed-use development (including residential uses) as a buffer between adjacent residential areas and other uses within this planned area. Such uses shall not create adverse impacts on existing or proposed residential uses, and will be scaled, designed and landscaped so as to complement and enhance the adjacent properties. 7. Encourage high quality site and building designs that include the latest “green” technology and contribute to strong neighborhoods, vital shopping districts and desirable employment centers. 8. Encourage preservation of natural features and development of parks and consider their interrelationship with existing parkland, natural areas and adjacent neighborhoods. 9. Encourage common design elements throughout the corridor to provide visual consistency throughout the district. Design elements should promote the continuation of the downtown streetscape theme and include landscaping, signage, lighting and architectural design. 10. Manage access to development by encouraging consolidation of curb cuts and shared driveway access. Parking lots should be shared when possible and located in the rear or on the side of buildings when possible. 11. Integrate public gathering spaces at key points of interest and entrances to intersections within a pedestrian/non-motorized circulation system. Specifically, by promoting a connection to the future parkland and open space adjacent to the Baker Road Corridor and along the Mill Creek. Collaborate with Dexter Community Schools for interconnection with their Outdoor Lab property. 12. Improve pedestrian access (sidewalks/bike trails) from adjacent neighborhoods to the Baker Road planned mixed-use area. 13. Coordinate with Dexter Schools to improve the traffic flow into and across the school campus focusing on improvements to the Dan Hoey/Baker and Shield/Baker intersections. 14. Develop a Baker Road Mixed-Use Overlay District to ensure accommodation of a compatible and complementary mix of uses within this planned mixeduse area. Utilize form-based code ideals and concepts for spatial relation and dimensional requirements. City of Dexter Master Plan | March 2016 5. 29 �Commercial Provide commercial areas that meet the needs of City residents in terms of location and services offered. City of Dexter Master Plan | March 2016 Objectives: 30 1. Guide development to foster the responsible use of land, preserve natural features and to make best use of existing public services, utilities and infrastructure. 2. Organize commercial development shall be organized into compact, unified commercial centers that complement the scale and character of existing development or that promote the desired character for areas where new development is planned. 3. Avoid piecemeal or scattered development and discourage uncoordinated commercial strip development. Where individual parcels of land are to be development for commercial uses, encourage coordination with adjacent properties, including common parking and drives, in order to reduce the number of access points to public roads. 4. Encourage high quality site and building designs that include the latest “green” technology and contribute to strong neighborhoods, vital shopping districts and desirable employment centers. 5. Promote and coordinate activities aimed at improving the business climate within the City, including cooperation with merchants and the Chamber of Commerce. 6. Foster development, redevelopment and expansion within the City creating new employment and business opportunities. 7. Utilize and collaborate with the Michigan Economic Development Corporation (MEDC) and Ann Arbor SPARK for economic development assistance. �Industrial Promote quality, job producing economic development within the City that serves the needs of residents. 1. Guide development to foster the responsible use of land, preserve natural features and to make best use of existing public services, utilities and infrastructure. 2. Encourage high quality site and building designs that include the latest “green” technology and contribute to strong neighborhoods, vital shopping districts and desirable employment centers. 3. Identify and develop brownfield sites within the City and work with the Washtenaw County Brownfield Redevelopment Authority in this regard. 4. Explore expansion of Dexter Business and Research Park, particularly for an additional access point. 5. Require adequate setbacks for industrial operations, landscape buffers and greenbelts to minimize visual and environmental conflicts with adjoining land uses. 6. Promote and coordinate activities aimed at improving the business climate within the City, including cooperation with merchants and the Chamber of Commerce. 7. Foster development, redevelopment and expansion within the City creating new employment and business opportunities. 8. Minimize negative impacts of industrial areas on non-industrial areas and on the environment. 9. Provide a balanced industrial development strategy to achieve environmental compatibility and maintain the neighborhood character of the City. 10. Utilize and collaborate with the Michigan Economic Development Corporation (MEDC) and Ann Arbor SPARK for economic development assistance. City of Dexter Master Plan | March 2016 Objectives: 31 �Transportation Provide a variety of safe, efficient modes of transportation to meet the needs of City residents and visitors. City of Dexter Master Plan | March 2016 Objectives: 32 1. Maintain a transportation network that maximizes the capacity of existing roads while maintaining roadways and facilitating safe and efficient movement of vehicles and pedestrians throughout the Village. 2. Continue to evaluate and resolve issues with Village “through traffic” constraints by coordinating and cooperating with the County Road Commission. 3. Evaluate the impact of traffic generated by existing development and new or expanded land uses, including extractive uses, and work toward improvements, compatibility with other existing and planned uses, and safety concurrent with new development and uses. 4. Continue to implement access management standards for new development in order to improve the function and appearance of local streets, streetscapes and alleys; providing adequate rights-of-ways and appropriate improvements for traffic volume. 5. Encourage new streets to be designed in an interconnecting network with flexibility within the neo-traditional residential pattern, similar to the existing street network. 6. Coordinate transportation improvements with the County Road Commission and state agencies, including participation in Washtenaw Area Transportation Study (WATS). 7. Provide a variety of transportation choices including public transit and non-motorized transportation, and areas for bike parking. 8. Expand upon existing connections to create a Citywide, non-motorized network to provide opportunities for pedestrian activity such as walking, jogging and bicycling. �Develop open path connections for walkways, paths and greenways to connect outlying parks for recreational use, including installation of sidewalks on at least one (1) side of the street (with the long-term goal of installation of sidewalks on both sides of the street) – expand the walkability of Dexter. 10. Implement the recommendations of the annual Capital Improvements Plan (CIP) to expand walkability within the City by installing sidewalks on at least one (1) side of the street (with the long-term goal of installation on both sides of the street). The placement and location of sidewalk installation within the public rights-of-way should consider existing conditions, including effective front yard, impacts to existing street trees, utilities, topography, preservation of City character, and engineering standards. 11. Develop and improve sidewalks to link uses such as shopping, offices and residential areas to parks, open spaces and activity centers. 12. Continue to coordinate transportation options through the WesternWashtenaw Area Value Express (WAVE) to provide improved transit services to City residents. 13. Provide senior citizen transportation options for City residents, including diala-ride or similar opportunities. 14. Work with surrounding communities to consider forming a transit consortium to fund services for a growing older population to provide transit to life-line and leisure destinations. 15. Support expansion of the County transportation system/network, particularly the efforts of the Ann Arbor Transit Authority (AATA). 16. Encourage the maintenance of and/or improvements to local streets and sidewalks to ensure safe access to the City’s residential neighborhoods, while discouraging extraneous non-residential traffic. 17. Provide safe traffic flow for industrial uses, separate from residential areas. Pursue secondary access points into the industrial park where possible. 18. Promote the importance of walkability in Dexter for all abilities and ages, and implement the Complete Streets Policy in accordance with the Complete Streets Ordinance for all transportation projects, and all modes of transportation. City of Dexter Master Plan | March 2016 9. 33 �Community Facilities + Services Provide timely, efficient and quality governmental services to City residents. City of Dexter Master Plan | March 2016 Objectives: 34 1. Provide and maintain open space, parks and recreation facilities to meet the needs of Village residents as formulated in the Parks and Recreation Master Plan. 2. Work with adjacent municipalities and Washtenaw County to provide area residents with high quality community services and facilities. 3. Provide adequate level of services regarding police, fire and safety services. 4. Provide adequate and affordable sewer and water service for Village residents. 5. Provide a public restroom facility in the Downtown area. 6. Provide adequate storm and seasonal services to Village residents. 7. Initiate stormwater upgrades as necessary and investigate whether a stormwater utility would be cost-effective for the Village. 8. Work with adjacent communities, Washtenaw County Water Resources Department, and the Huron River Water Shed Council to protect the area watershed. 9. Evaluate impact of new development and new and expanded land uses on community services and facilities, such as police, fire, and parks, and work to ensure there are adequate regulatory tools and resources available to support new development and uses while protecting existing and planned uses and environmental quality, in particular where uses involve a higher risk of release, discharge, or spill of hazardous substances, pollutants, or similar substances. �Future Land Use The Future Land Use Plan defines the framework for the future growth of the City of Dexter. It begins with a general description of the desired pattern of development for the community and follows with a description of the future land use categories as illustrated on the future land use map (Figure 6). In addition to the future land use categories, specific development strategies are formulated to achieve community goals for the downtown area (Main Street), the Dexter-Ann Arbor Road and Baker Road corridors. In general, the desired scenario for the City’s master plan includes continuation of the traditional neighborhood development (TND) pattern at a scale complementary to the rural, small town character of the City. Rehabilitation, redevelopment and properly scaled infill development, as well as thoughtful growth management policies are key to the sustainability of the City of Dexter’s small town atmosphere. Future Land Use Categories Specific land use categories are identified and illustrated on the future land use map (Figure 5). The following identifies the intent of each category, describes the desirable land uses and elements, the land use relationship with physical and natural features, and lists the corresponding zoning districts. Low Density Residential Description: The Low Density Residential designation is contained within four (4) peripheral locations in the City, each having an area of land under development or recently developed. The recommended density in this area is two (2) to three (3) dwelling units per acre. Relationship to Physical and Natural Features: The Low Density Residential land use category is located in areas where the public services and infrastructure are adequate to accommodate the anticipated density. The natural features outside of the City center vary extensively, each depending on the previous land use for the site and/or in the area. Natural features within these areas must be considered and preserved where possible including: wetlands, woodlands, steep slopes, flood plain, etc. Appropriate Uses: Desirable land uses and elements of the Low Density Residential land use include: City of Dexter Master Plan | March 2016 Intent: The intent of this category is to maintain and create a larger lot residential development pattern outside of the City center, and to provide direction for the development of vacant lands in a transitional manner that is still compatible with the existing traditional neighborhood development pattern. 35 � Single-family dwellings.  Density of between 2 and 3 dwelling units per acre. Compatible Zoning Districts: Zoning districts compatible with the Low-Density Residential future land use classification include R-1A and R-1B One-Family Residential. Village Residential Intent: The intent of this category is to maintain the well-established character, scale and density of the traditional pattern of the developed single-family neighborhoods that are characteristic of the City of Dexter. City of Dexter Master Plan | March 2016 Description: Located primarily within the City center, these older neighborhoods consist of detached single-family homes, including numerous historic structures. The recommended density in these areas is four (4) to six (6) dwelling units per acre. These predominant characteristics should be maintained by encouraging programs and techniques to improve neighborhoods and housing conditions. In addition, development on vacant lots within this residential classification should only occur if the character, scale and development pattern of the new development is consistent and compatible with the older, existing structures, and development patterns of existing residential neighborhoods. There are limited areas outside the City Center identified in the future land use map that also provide opportunities for a higher density single-family atmosphere. 36 Relationship to Physical and Natural Features: The Village Residential land use category is located in areas where the public services and infrastructure are adequate to accommodate the planned density. The natural features within this designation are somewhat limited; however, natural features such as existing trees and any relationship with the Huron River or Mill Creek must be considered in new development or redevelopment of these areas. Appropriate Uses: Desirable land uses and elements of the Village Residential land use include:  Single-family dwellings.  Density of between 4 and 6 dwelling units per acre. �Compatible Zoning Districts: The Village Residential (VR) zoning district is the only zoning classification compatible with the Village Residential future land use category. Multiple-Family Residential Intent: The intent of this category is to provide for a mix of multiple family uses near the City center. Description: The Multiple Family Residential designation encompasses five (5) areas within the City: northeast of the City Center between Edison and Meadow View along the railroad; both sides of Huron View; both sides of Eaton; both sides of Grand between Broad and Baker; east side of Lexington bounded by Dan Hoey to the north; and south of Dan Hoey west of the Baker Road intersection. In addition to these larger areas of Multiple-Family Residential, there are smaller, single parcel areas designated multiple-family mixed within the single-family neighborhood west of the City Center. Relationship to Physical and Natural Features: The intent of this land use category necessitates the availability of the public services and infrastructure, but much like the Village Residential designation, Multiple Family Residential is planned in areas without significant natural features present. Since limited natural features are present in these areas, consideration should be taken in requiring pocket parks and bike parking. Appropriate Uses: Desirable land uses and elements of the Multiple Family Residential land use include:  Townhouses, garden apartments, two (2) to three (3) story apartments.  Density not to exceed nine (9) dwelling units per acre. Compatible Zoning Districts: Zoning districts that are compatible with the MultipleFamily Residential land use classification include R-3, Multiple-Family Residential and MH, Mobile Home Park Residential. City of Dexter Master Plan | March 2016 The anticipated uses in the Multiple-Family Residential category include townhouses, garden apartments, or two (2) to three (3) story apartments at a density not to exceed nine (9) dwelling units per acre. 37 �Downtown - Mixed Use Intent: The Downtown – Mixed Use designation incorporates a mix of uses within the core of the City. The intensity of the development within the District tends to be higher than the rest of the City due to the smaller lots sizes. Parking cannot be accommodated on most sites and the buildings cover the majority of the parcel. Uses customarily found in the Downtown include municipal services, restaurants, banks (no drive thru), personal services, comparison retail, offices, public spaces, and single- and multiple family residences (second story). The continued maintenance of the historical structures and encourage new structures to maintain historic characteristics and character of the downtown are also essential within this area. Description: This designation is centered on the Main Street corridor between Jeffords and Baker with the Mill Creek as the western gateway into the City and Baker Road to the east. Relationship to Physical and Natural Features: The intent of this land use category necessitates the availability of the public services and infrastructure. While not integral to the designation, the proximity to Mill Creek adds to the viability and sense of place of this area. Limited other natural features exist within this area due to the increased density and intensity of the planned uses. City of Dexter Master Plan | March 2016 Appropriate Uses: Desirable land uses and elements of the Downtown – Mixed Use designation are: 38  Retail stores, personal service establishments, municipal facilities, offices, off-street parking, public open spaces, and a town square.  Ground floor retail with office and/or multiple-family uses on the upper floors.  Preservation of the Mill Creek and Pond.  Historic preservation. Highway-oriented and convenience commercial uses which require high accessibility and visibility are incompatible with the character of the City center and should be discouraged. Appropriate areas for bike parking should be considered. Compatible Zoning Districts: The Central Business District is the only zoning category compatible with the Downtown – Mixed Use future land use category. �u el in Alp ro Hu Eastridge Potts dhil l M ain Dov Qu ac ke nb u w La ke ew Yo rk sh Ulr ic w Sh aw r Boe naro d W ils on an Ry Wilson n so ds Hu City Limits DDA boundary Low Density Residential Village Residential Multi Family Residential Mixed Use -- W/21 Village Commercial on Commercial Light Industrial Research Development Public/Semi-Public Open Space/Recreation Area under Property Transfer Agreement Figure 6 Lex in g ton Cambridge ls be We Mill Creek FUTURE LAND USE Bridgewood Hil Melbourne Victori a Ca rri ng to n Dongara r i Ed Dan Hoey Shield nd -- View Ta y lo Tre e r Ben t Ar bo h ch ld '-···.J ri Ul De xt er -A nn e Vi Ol ive r Yo rk r Ar bo Fo re st City Center ,I ■-■■■ . . No b W all ve Vie w Vi Ri er S c i o To w n sh i p Ke ns in gt o n Baker In ve rn e ss Hu ro n n g Vi ew n shi Cu ro lm Pa L i m a To w n s h i p Hu od Pine View nwo Cotto v ie w n le r so Edi Pin e d Br oa k ee Mi Fo re st Ar bo ond Sec Cr Gr an d rd Thi Gr an d tla Kur An n Hermania rth Fou An n ll er son Hud d f ie S c i o To w n sh i p r Alle y ral Baker a t Cen ral v er Do e Riv lse Joy ad Bro M ain We b s t e r To w n s h i p n n ro Hu r e Ch Hur o e h F if t xte De in Alp Alle y Br oa ak e M ea do dL Jeffords Isla n San t Cen Jeffords er h F if t ste r Pearl San McCormick way er ine rth Fou ge Brid uld Bo r rs ie Glac a Ced We b Ma st r kney iv e nR Pinc Pa rkr i dg e er Dext e tridg Wes Ka th e ad Bro Ea to n Sam Sandhill Hillside City of Dexter Washtenaw County, Michigan : ~ --I -■■■-■■■-■■■-■■■-■■■-■■■-■■■...I Sh ag ba rk Ox bo w Bristol Forshee e ann Jan Wellington Kingsley Preston Bristol Bristol Parker Bishop r Baker Heights South Downs D e x t e r To w n s h i p Huron o ris or M n I 0 500 1,000 1,500 Feet 2,000 Source: Washtenaw County Data 7-13-2015 Carlisle/Wortman Associates, Inc. Ann Arbor, Michigan ��Dexter -Ann Arbor Road Corridor – Mixed Use Intent: This mixed-use designation is intended to encourage development that is separate and distinct from the City center. The designation also plans for the following: 1. Compact commercial center/node at Dan Hoey intersection with less intensive office or multiple-family residential uses throughout the rest of the corridor. 2. Performance standards for density, scale, setbacks, parks, landscaping, access management, linkages, etc. 3. Physical connections between the City center and the corridor. 4. Design guidelines to blend with the City center. 5. Flexibility in parking requirements, shared parking and shared parking access standards with the specific goal of minimizing access points (curb cuts) along Dexter-Ann Arbor Road and minimizing impervious area. Description: The Dexter-Ann Arbor Road Corridor - Mixed Use area is located along the Dexter-Ann Arbor Road corridor from Kensington Street southeast to the City boundaries and contains a mix of existing land uses, as well as a limited amount of vacant land. Relationship to Physical and Natural Features: Utilities are available throughout the Dexter-Ann Arbor Road corridor and the majority of the parcels have direct frontage on Dexter-Ann Arbor Road. The depth of some of these parcels provided a natural buffer for the adjacent uses. Appropriate Uses: Desirable land uses and elements of the Dexter-Ann Arbor Road Mixed Use category are:  Uses are to be separate and distinct from the City center.  Commercial center at Dan Hoey intersection.  Lower density development pattern.  Architectural standards to create a unified theme.  Shared access along common drives, minimizing “curb cuts” along DexterAnn Arbor Road. Compatible Zoning Districts: The Dexter-Ann Arbor Road Corridor Overlay zoning district is compatible with the Dexter-Ann Arbor Road Mixed Use future land use designation. City of Dexter Master Plan | March 2016  A mix of multiple family, office and commercial uses. 41 �Baker Road Corridor - Mixed Use Intent: This mixed-use designation is intended to accommodate existing uses, encourage the upgrading of this area through redevelopment, and provide amenities that encourage public transit use. The designation also plans for the following: 1. Mix of complementary land uses. 2. Flexibility in parking requirements, shared parking and the reduction of curb cuts. 3. Permit conversion of homes to non-residential land uses. 4. Encourage a variety of housing types and higher –densities for residential infill projects. 5. Second story multiple-family residential uses. 6. Architectural standards and controls and unified design elements. 7. Better pedestrian and bicycle circulation/parking and access. 8. Encourage redevelopment and infill development. 9. Maintain and enhance the City’s small town, historic character. 10. Enhance the streetscape along Baker Road. 11. Establish a greenway connection along Mill Creek between the school and Downtown. 12. Encourage economic development within the corridor. City of Dexter Master Plan | March 2016 Description: The Baker Road Corridor - Mixed Use area is located between Main Street/Ann Arbor Road and Dan Hoey Road, and contains virtually every land use and zoning classification found in the City. All parcels abutting Baker Road are included within the designation, exclusive of the school property located at the southern end of the corridor. 42 Relationship to Physical and Natural Features: Utilities are available throughout the Baker Road corridor along with immediate access to Baker Road. The depth of some of these parcels provided a natural buffer for the adjacent uses with nonvegetative buffers required in closer proximity to the City center. Appropriate Uses: Desirable land uses and elements of the Baker Road Corridor – Mixed Use category are:  A mix of complementary uses, inclusive of Single Family Residential – City Density uses.  Conversion of single-family homes to non-residential uses. � High density residential uses.  Second story residential uses.  Senior housing.  Office uses and commercial uses that provide essential goods and services.  Activity and entertainment uses.  Architectural standards to create a unified theme. Compatible Zoning Districts: The Baker Road Corridor – Mixed Use designation is compatible with the Baker Road Corridor Overlay District. Village Commercial Description: This designation is located at the periphery of the Central Business District, specifically the south side of Forest between Broad and Baker, and various locations north of the City Center area. Relationship to Physical and Natural Features: The intent of this land use category necessitates the availability of the public services and infrastructure. Limited natural features exist within this area due to the increased density and intensity of the planned uses. Appropriate Uses: Desirable land uses and elements of the Village Commercial designation are:  Community Commercial Retail stores  Personal service establishments City of Dexter Master Plan | March 2016 Intent: The Village Commercial designation incorporates a mix of uses typical of land abutting a central business district. These areas exhibit a compact development pattern, but have sufficient land to accommodate on-site parking and cover less land area. Uses typical of these areas include convenience retail, personal services, offices, public spaces, and single and multiple family residences. Further increases in commercial floor space, through redevelopment with historically consistent architecture will improve the viability and attractiveness of this area into a high density, walkable downtown area. 43 � Offices  Public open spaces  Single and multiple family residences  Historic preservation and redevelopment with historically consistent architecture Compatible Zoning Districts: The Village Commercial future land use designation is compatible with the Village Commercial zoning district. General Commercial Intent: The General Commercial designation incorporates those commercial uses which are relatively independent and do not require a location in proximity to similar uses or a leading tenant to attract business. Description: This designation is located primarily between Dexter-Chelsea Road and the railroad south of the City Center and at various locations along the railroad between Dover and Broad north of the City Center. Relationship to Physical and Natural Features: Areas planned for the General Commercial designation generally, but not always, require good accessibility and visibility along arterial roadways. The presence of natural features has little effect on their existence. City of Dexter Master Plan | March 2016 Appropriate Uses: Desirable land uses and elements of the General Commercial designation are: 44  Auto sales and services  Grocery stores  Restaurants  Shopping centers  Convenience stores  Gas stations  Home improvement showrooms. Compatible Zoning Districts: The C-1, General Business zoning district is compatible with the General Commercial future land use designation. �Light Industrial Intent: The Future Land Use Map establishes only one (1) area for Light Industrial use. This designation is intended to allow the continued operation of the current industrial uses. Description: The Light Industrial area is located along Huron River Drive in the northeast corner of the City. Relationship to Physical and Natural Features: Direct access to this area is provided via Huron River Drive. Municipal sewer and water are also available within this area. Appropriate Uses: Desirable land uses and elements of the Light Industrial category are:  Light manufacturing, assembly, packaging, and testing facilities that provide: o Abundant landscaping o Screening of services and loading areas o Landscape buffering to protect adjacent residential uses Oil and gas exploration and development, and similar extractive activities, to the extent the activities and uses are: sufficiently setback from incompatible uses, such as residential, office, commercial, recreation/conservation, and environmentally sensitive areas and natural resources; and the ancillary activities and uses generating potential nuisance effects such as traffic, lights, vibration, and noise will not be incompatible with surrounding existing or planned uses. Land intensive industrial uses should not be permitted within the City limits due to the associated off-site impacts that have the potential to significantly detract from the quality of life in the City’s residential neighborhoods. Compatible Zoning Districts: The I-1, Light Industrial zoning district is compatible to the Light Industrial future land use classification. Research/Development Intent: The Research/Development land use classification provides for a diverse range of wholesale, parts assembly, high-tech industry, research facilities, laboratories and light fabrication operations. City of Dexter Master Plan | March 2016  45 �Description: The Future Land Use Map designates two (2) areas for Research/Development use. The Dexter Business and Research Park is located south of Dan Hoey Road and is a subdivided industrial park targeted toward research and development activities. A second Research/Development area is located between Second Street and the Railroad. In this area, the Research/Development designation is intended to allow the continued operation of its current uses. Relationship to Physical and Natural Features: Utilities are available throughout the Dexter Business and Research Park development area, and soils are generally good for building construction. A woodlands buffer exists to the south of the industrial park providing screening from uses within Scio Township. The area between Second Street and the railroad has access via Second Street with proximity to rail available to the rear. Municipal sewer and water are also available within this area. Additional screening of the existing facility is appropriate due to its proximity to an established single-family neighborhood. Appropriate Uses: Desirable land uses and elements of the Research/Development category are:  City of Dexter Master Plan | March 2016  46 Wholesale, parts assembly, high-tech industry and light fabrication operations that provide: o Well-designed circulation systems o Supportive facilities such as utilities o Abundant landscaping, screening of services and loading areas o Landscape buffering to protect adjacent residential uses. Oil and gas exploration and development, and similar extractive activities, to the extent the activities and uses are: sufficiently setback from incompatible uses, such as residential, office, commercial, recreation/conservation, and environmentally sensitive areas and natural resources; and the ancillary activities and uses generating potential nuisance effects such as traffic, lights, vibration, and noise will not be incompatible with surrounding existing or planned uses. Compatible Zoning Districts: The RD, Research and Development, zoning district is compatible to the Research/Development future land use designation. Public/Semi-Public Intent: The Future Land Use Map designates uses such as existing and planned municipal buildings and facilities, parks, churches, cemeteries, public schools, and other uses providing public or semi-public services within this category. The Master Plan also designates areas for additional neighborhood parks in the City to assist in meeting the recreational needs associated with future population increases and the �development of new residential neighborhoods. These ‘neighborhood squares’ serve an important social and recreational role in the community and are designated so as to provide convenient pedestrian access for the residents. Description: This category provides for governmental, as well as, joint public and private facilities. These facilities are scattered throughout the City. Relationship to Physical and Natural Features: The location of these areas and the necessary utilities to service them are dependent on the function each facility serves.  Municipal buildings and facilities  Parks  Churches  Cemeteries  Public schools  Museums  Libraries Compatible Zoning Districts: The PP, Public Park, zoning district is compatible with the Public/SemiPublic future land use classification. Open Space/Recreation Intent: Open Space/Recreation areas are designated on the Future Land Use Map in areas surrounding the Huron River. These natural areas of the City and adjacent townships contain environmentally sensitive resources such as wetlands, woodlands, and sloped areas. All of these resources present constraints to development for which the use of land should be restricted or even precluded. The Open Space/Recreation areas are also meant to strengthen the edges or boundaries of the City and protect its character by distinguishing the older parts of the City from surrounding new development essentially creating a greenbelt. City of Dexter Master Plan | March 2016 Appropriate Uses: 47 �Therefore, development in the Open Space/Recreation areas should be discouraged to protect the environmental resources and to maintain the City character. Description: This designation is intended to protect and preserve the unique natural resources of the Huron River while broadening recreation opportunities and appropriate uses of land. Relationship to Physical and Natural Features: Land in this use category generally includes environmentally sensitive areas where natural features need to be protected to preserve a balanced ecosystem. Appropriate Uses:  Public or private conservation areas  Active and passive recreational uses Compatible Zoning Districts: The PP, Public Park, zoning district is compatible with the Open Space/Recreation future land use classification. Table 2. – Master Plan Land Use + Zoning District Classification Comparison Master Plan Land Use Designations Low Density Residential City of Dexter Master Plan | March 2016 Village Residential 48 Zoning District Classifications R-1A and R-1B, One Family Residential VR, Village Residential Multiple Family Residential R-3, Multiple Family Residential and MH, Mobile Home Park Residential Mixed Use CBD, Central Business District, Dexter-Ann Arbor Road Corridor Overlay Village Commercial VC, Village Commercial General Commercial C-1, General Business Light Industrial I-1, Limited Industrial Research / Development RD, Research and Development Public / Semi-Public PP, Public Park Open Space / Recreation PP, Public Park �Transportation Plan The City of Dexter lies near the I-94 and M-14 Corridors approximately seven (7) miles west of the City of Ann Arbor, two (2) miles northeast of I-94 (connecting at Baker Road) and five (5) miles northeast of M-14 (connecting at Dexter-Ann Arbor Road). Two (2) minor arterials lead into and out of the Village, Dexter-Ann Arbor Road from the east and Baker Road from the south. Within and surrounding the Village, the most important roads include: Dexter-Ann Arbor Road (Main Street), Baker Road, Central Street, Huron River Drive, Island Lake Road, Dexter-Chelsea Road, Dexter-Pinckney Road, Mast Road and Joy Road. These roads provide access to the adjacent communities and the surrounding region. The remainder of the road system is composed of local roads. Adequate roads are essential to the conduct of commerce and daily activities. The automobile will continue to be the dominant mode of transportation due to scattered land use patterns, population densities and personal preferences. However, energy availability and cost will make non-motorized transportation more attractive, a factor which must be considered in future planning. National Functional Classifications There exists a strong inter-relationship between the road system and land use patterns. The type and pattern of land use will strongly influence traffic volumes along a given road. Likewise, adequacy of road may determine the type of adjacent land development that occurs. Therefore, the benefit of the Transportation Plan is to assist in establishing priorities for future transportation improvements, including non-motorized and transit rather than just road improvements, based on the function of roadway services.  Interstate – Provides major “through traffic” between municipalities and states.  Principal Arterial Roads – Primary function is to carry relatively long distance, through travel movements and/or to service important traffic generators, i.e. airports or regional shopping centers.  Minor Arterial Roads – Similar to Principal Arterial Roads, with trips carried being shorter distances to lesser traffic generators.  Collector Roads – Funnel traffic from residential or rural areas to arterials. Collector Roads also provide some access to property.  Local Roads – Primary function is to provide access to property, i.e., residential neighborhoods or rural areas. City of Dexter Master Plan | March 2016 Roads are classified as follows: 49 �The above classifications correspond to the National Functional Classification Map for Washtenaw County used by the Michigan Department of Transportation Bureau of Transportation Planning. The road classification determines whether the road is eligible for federal aid. “Federal aid” roads include all principal arterials, all minor arterials, all urban collectors, and all rural major collectors. The following describes all primary roads within and surrounding the City of Dexter along with their designations:       Dexter-Ann Arbor Road (Main Street) – Minor Arterial Baker Road – Minor Arterial Central Street – Collector Huron River Drive – Collector Joy Road – Collector Mast Road - Collector .s:: L - - - - ---l--,--------,------+-- '---1 ~ .s:: (.) -0 C'.'. - -- - ---I 8 ~-- +-----1 <tl City of Dexter Master Plan | March 2016 0 NFC - lnlllilat - OtherFr y - - - Other Pnncipal Arter - MlllOrArl M ]or Collector Minor Collector locel -+-+--- 1'MDor Rairood Oly or Vilage Township County 50 Riv r. Sir Figure 7. - National Functional Classification Map m. or Drain WIier F lure Adju ed C = Urban Boundary ~a.,.--~ ~ �The major transportation routes have experienced a dramatic increase in the amount of traffic passing over them each day due to the large increases in population. Baker Road, which brings traffic from I-94 to the Village; Dexter-Ann Arbor Road which brings traffic from M-14, the City of Ann Arbor and the I-94 Zeeb Road exit; and Mast Road which brings traffic from Webster Township, all contribute to the congestion that the City of Dexter experiences on a daily basis. In addition, Broad Street is a designated truck route through the Village. The has ninety-nine (99)-foot wide right-of-ways through the old part of town which will remain; however, acquisition of additional road frontage to provide future 120foot right-of-ways along Baker and Dexter-Ann Arbor Roads is planned to accommodate bike lanes and sidewalks. Access Management To ensure safe management of traffic, several elements should be considered for new development, such as: 1. Limit the number of driveways and encourage alternative means of access. 2. Permit only one (1) access or shared access per site unless a larger residential development which may require additional emergency access as determined by the authorized Fire Code Official. 3. Place medians at appropriate locations to reduce conflicting movements and to direct traffic. 4. Space access points appropriately as they are related to both signalized and un-signalized locations. 5. Locate shared driveways on the property line, unless too close to signalized intersections. 7. Consider new traffic signals for higher trafficgenerating uses, when they meet warrants. 8. Design driveways to support efficient and safe traffic operations. 9. Create mid-block pedestrian crossings (consider protected crossings). Public Transportation The City of Dexter does not operate its own public transit; however the City is currently serviced by the Western-Washtenaw Area Value Express (WAVE). The City of Dexter has several stops on the inter-urban express route between the City of Ann Arbor and the City of Chelsea for residents City of Dexter Master Plan | March 2016 6. Provide service drives at the rear of sites unless prevented by a shallow lot. 51 �and visitor convenience. The WAVE service runs Monday through Friday from 5:30 am to 7:15 pm, with service approximately once every two (2) hours. In addition, City residents may also utilize the WAVE lifeline van and door-to-door bus services Monday through Friday from 8:00am to 4:30pm. Additionally, the Ann Arbor Transit Authority (AATA) has developed a county-wide transit Master Plan entitled Moving You Forward (2011). This plan provides a longrange vision for various forms of public transit throughout Washtenaw County for the next thirty (30) years. The Plan outlines ten (10) strategies for a successful county-wide transit system, which include: Strategy 1: Essential Services County-Wide   Door-to-Door County-Wide Flex-Ride Services Strategy 2: County-Wide Connections    Enhanced WAVE Service County-Wide Express Services Local Community Circulators Strategy 3: Urban Bus Network    Urban Bus Network Connections Downtown Circulator Bus Priority Measures Strategy 4: High Capacity Transit   North/South Ann Arbor Ann Arbor to Ypsilanti City of Dexter Master Plan | March 2016 Strategy 5: Regional Connections 52    Airport Shuttle and Taxi Car/Vanpooling Regional Commuter Rail Strategy 6: Making Connections     Transit Center Upgrades/New Multi-Modal Interchange Local Transit Hubs Park & Ride Intercept Lots Stop Quality and Facility Enhancements Strategy 7: Integrating Transit into Community �  Walkability Biking Strategy 8: Integrated Systems – Ticketing Strategy 9: Integrated Systems – Information     Mobility Management or Travel Planning Travel Training Information Marketing Strategy 10: Vehicle Enhancements. Specifically, as demonstrated in Figure 8 on the map the below, the City of Dexter is planned to be a local transit hub with commuter parking. Enhanced WAVE service to/from Chelsea and Ann Arbor, and a circulator is also proposed. In addition, extended hours of transit service, bus vehicle improvements, expansion of the bicycling network, improved walkability and integrated ticketing are all proposed to be undertaken as part of the county-wide transit assessment. Figure 8. – Possible Future Washtenaw County Transit Connections - Base map data Ill OpenStreetMap contributors, CC-BY-SA Cartography by Steer Dav1esGlea-ve 2011 Whitmore Lake courtywideexpress - - e o o& Courtyw1deexpreH to Whitmorelake1rt.egated withWallyrailservice E!Tli,,cedWA.VE Potert1alWAVEextension eo D eo Chelsea Newinterc,;,J>tlots localarculators I \To Carton Urban bus service ertianctmerts&route {8) Transitcenterupgade @) :e~: 1~hoursof e :~~:~::nts @ Stopqual1ty&fadllt!es I MfJ~~:~~ G C«,rtodoorcourtywide G val'l)ool/carpool ( D Aex-rideservice Manchester ..o,.. New regionalrailservice &station ~ E:(,stingrailliroes A . Expi,,siond bicychng W' network lmprwed wal:kab1lty - Airportshuttleplus taxi O B..lspriorJtymeasures C',i rtegatedticketing Source: Ann Arbor Transit Authority – Moving You Forward, 2011 City of Dexter Master Plan | March 2016 ...i H1ghcapadtyt ransit 53 �Non-Motorized Transportation The City of Dexter continues to promote safe pedestrian circulation, and promote the sense of community with the establishment of non-motorized transportation facilities. The purpose of a Non-Motorized Plan is to articulate a vision for nonmotorized transportation in the Village. The plan provides a vision for a Village-wide non-motorized network, a plan for non-motorized facility development, and a clear direction for the implementation of non-motorized facilities throughout the Village. A Non-Motorized Plan is intended to guide non-motorized facility planning, design, and construction for the City of Dexter. The plan is implementation-oriented and utilizes community and stakeholder involvement and input. This type of plan is also intended to serve as a foundation for future grant applications and funding requests. As Dexter has become increasingly active in the construction of pedestrian pathways, a City Non-Motorized Plan becomes more important to ensure coordinated development of non-motorized facilities. The City recently adopted a Complete Streets Policy and Ordinance to further the goal of coordinated development of non-motorized facilities. The Non-Motorized Transportation Facilities Map (Figure 9, pg. 59) demonstrates both current and planned expansions to sidewalks, bike lanes and shared-use pathways. City of Dexter Master Plan | March 2016 Dexter is collaborating with the Washtenaw County Parks Border-to-Border Trail program that spans across Washtenaw County roughly following the Huron River. The pathway will connect communities, parks and educational facilities. At approximately thirty-five (35) miles in length, the trail will help to create a larger non-motorized transportation network in the County. Construction commenced in early August 2011 for a new Border-to-Border segment from Mill Creek Park (west of Downtown Dexter) north to Hudson Mills Metropark. 54 In addition, the City is part of the Huron River Watershed Council’s (HRWC) “River Up!” project which is aimed at revitalizing the recreation, economic and ecologic health of the Huron River and the communities it runs through. The HRWC is focusing the group’s efforts on the Huron River Water Trail to create a 104-mile “trail” on and along the river with rest stop location, restaurants, lodging, way-finding and historical markers educating visitors about the history of the Huron River. �The City of Dexter, along with several other Washtenaw County communities, belongs to, and supports, the efforts of the Washtenaw Area Transportation Study (WATS), an organization coordinating regional transportation planning. WATS is responsible for monitoring the conditions of county roads, bicycle and pedestrian paths, public transit systems, highways, and trail. WATS has been instrumental in complete streets programming and non-motorized plans throughout Washtenaw County. The 2006 Non-Motorized Plan for Washtenaw County developed by WATS plans for future county-wide, non-motorized bike and pedestrian improvements. Table 3 on the following page, depicts the future pedestrian and bicycle Improvements outlined by WATS as they relate directly to and adjacent to the City of Dexter. City of Dexter Master Plan | March 2016 The City and County’s individual non-motorized plans generally coincide with each other and maintain collective goals and objectives. 55 �Table 3. WATS Non-Motorized Plan Improvements – City of Dexter Project Name Project Limits Alpine Street Curve to Fifth Street Ann Arbor Kensington to Baker Baker Main to Forest Baker Shield to Dan Hoey Baker Ann Arbor to Bates School Broad Street Main to Third Central Street Huron to 3255 Central Dongara to Dexter-Ann Arbor City of Dexter Master Plan | March 2016 Dan Hoey 56 Proposed Work Construct new pedestrian path Repair trip hazards, cracking, root penetration, drainage Repair trip hazards, cracking, root penetration, drainage Construct pedestrian path Repair trip hazards, cracking, root penetration, drainage Repair trip hazards, cracking, root penetration, drainage Repair trip hazards, cracking, root penetration, drainage Stripe bike lanes Construct pedestrian Dan Hoey Dongara to Baker path Dexter-Ann Add pedestrian facility on Arbor Carrington to Meadowview north/east side of road Repair trip hazards, Dexter-Ann cracking, root Arbor Main to Dover penetration, drainage Dexter-Ann Mill Creek Middle School to Construction new Arbor Mobile Station pedestrian path Dexter-Chelsea Parker to Main Add wide shoulder Repair trip hazards, cracking, root Dover Street Ann Arbor to Second penetration, drainage Construct new pedestrian Dover Street Ann Arbor to Fourth path Construct new pedestrian Edison Street Ann Arbor to Second path Construct new pedestrian Edison Street Fourth to Second path Construct new pedestrian Fifth Street Central to Broad path Source: Non-Motorized Plan for Washtenaw County, 2006 Length (miles) Deficiency Addressed 0.10 No pedestrian access 0.06 Deficient pedestrian access 0.02 Deficient pedestrian access 0.09 Deficient pedestrian access 0.01 Deficient pedestrian access 0.01 Deficient pedestrian access 0.04 Deficient pedestrian access 0.65 No bike access 0.15 Deficient pedestrian access 0.25 Limited pedestrian access 0.14 Deficient pedestrian access 0.14 0.60 No pedestrian access No bike access 0.01 Deficient pedestrian access 0.11 No pedestrian access 0.28 No pedestrian access 0.28 No pedestrian access 0.05 No pedestrian access �Project Limits Fifth Street Edison to Alpine Forest Street Broad to Baker Forest Street Baker to Kensington Fourth Street Alley to end Grand Street Hudson to Kensington Hudson Street Ann Arbor to Second Hudson Street Baker and Ann Arbor Hudson Street Grand to Fourth Huron Central to Third Inverness Ann Arbor to Second Inverness Island Lake Grand to Ann Arbor Dexter-Chelsea to DexterPinckney Kensington Grand to Ann Arbor Meadowview Mill Pond Dexter-Ann Arbor to end Walking trails in reclaimed Mill Pond Second Street Central to end Third Street Central to end Third Street Dover to Broad Third Street Dover to Kensington Connection fro HCMA Phase 2 to WCPARC Segment D1 Westside Connector Border to Border Segment D1 Dexter to Dexter-Huron Metropark Proposed Work Repair trip hazards, cracking, root penetration, drainage Repair trip hazards, cracking, root penetration, drainage Construct new pedestrian path Construct new pedestrian path Construct new pedestrian path Repair trip hazards, cracking, root penetration, drainage Repair trip hazards, cracking, root penetration, drainage Construct new pedestrian path Repair trip hazards, cracking, root penetration, drainage Construct pedestrian path Construct pedestrian path Length (miles) Deficiency Addressed 0.04 Deficient pedestrian access 0.04 Deficient pedestrian access 0.28 No pedestrian access 0.08 No pedestrian access 0.23 No pedestrian access 0.01 Deficient pedestrian access 0.02 Deficient pedestrian access 0.25 No pedestrian access 0.01 Deficient pedestrian access 0.19 No pedestrian access 0.19 No pedestrian access Add wide shoulder Construct pedestrian path Construct pedestrian path 0.35 No bike access 0.19 0.28 No pedestrian access Deficient pedestrian access Construct boardwalks Construct pedestrian path Construct pedestrian path Repair trip hazards, cracking, root penetration, drainage Construct new pedestrian path 0.57 No pedestrian access 0.38 No pedestrian access 0.34 No pedestrian access 0.01 Deficient pedestrian access 0.38 No pedestrian access Construct non-motorized connection 0.10 No pedestrian access Non-Motorized Path County Connector 1.4 County connector Source: Non-Motorized Plan for Washtenaw County, 2006 City of Dexter Master Plan | March 2016 Project Name 57 �58 City of Dexter Master Plan | March 2016 �er R iv kne Pinc Pa rk rid ge er Dext Isla nd L Potts Eastrid ge ake ···~ . - ...-···-···-···-···-···-··· Jeffords M ai n S c i o To w n s h i p er Dov Sidewalks er -to n -B J I Shared Lane W ils on e an n Jan Wellington ing to n k Hillside Sh ag ba r Bristol Ox bo w Bristol Bristol South Downs Preston Ca rr Lex ing ton Baker Heights Bishop ber We Mill Creek Victori a Cambridge Melbourne nd NON-MOTORIZED PATHWAYS MAP Wilson ls Bridgewood Hil Shield Existing Planned Dan Hoey Kingsley Dongara ,----------- Parker Bike Lanes an Ry I la Kurt il Vie w Vi ew Sh aw Ar bo r Tra View Ta ylo r Ben t Tr ee I ew Vi Ol ive r De xt er -A nn I ro M ea do w Yo rk ty Planned by Developer Ulr ich No bl e W al l un r Planned by City h ric Ul Boe na Yo rk ke nb us h r C o er lm Pa San dfie ld Vi ew de ve Ea to n Ke ns in gt on Baker Inv er ne ss Hu ro n La ke Qu ac or Ri Existing Pine View rd w Bo ro Forshee ll Mi Hu d nwoo Cotto ond Sec Fo re st on Edis Pin evi e Br oa d Cr ee d Thir Gr an d Ar bo r rth Fou An n son Hud S c i o To w n s h i p Planned Hermania ng shi Cu L i m a To w n s h i p Existing k ! i Alle y tral Cen er R iv i ! Shared Use Paths Joy ad Bro h Fift a lse he rC xte e D We bste r Town s hi p Hur on in e Alp n ro Hu ..i l dhil San McCormick ay gew Brid We bs ter ne Pearl r de ul Bo r ar s Ced Ka the ri ge ie Glac trid Wes Ma st y Sandhill D e x t e r To w n s h i p ron Hu el Samu ri or M n so City of Dexter Washtenaw County, Michigan o 0 500 1,000 1,500 Feet 2,000 Source: Washtenaw County Base Data May 12, 2015 Carlisle/Wortman Associates, Inc. Ann Arbor, Michigan ��Background Studies Population and Housing Characteristics The review and analysis of population and housing in the Master Plan is done in part to help evaluate the character of the community and understand the trends of the past. This information is needed as a basis for a community to plan for their longterm goals. The evaluation of the data is used to help understand the changing trends in population, housing, employment, and economics. The data found is then evaluated to help support the long-term decisions recommended for the Master Plan. Sources used for the information and data gathering were the 2010 U.S. Census (available information at the time of update) and the Southeast Michigan Council of Governments (SEMCOG). Population Table 4 represents population changes from 1960 – 2010 for the City of Dexter and the surrounding areas. The Village’s population changed dramatically from 1990 through 2010, reversing a trend of declining population over the previous 30 years. In 1960, the population was 1,702 and by 1990, the population had decreased to 1,497, a 12% decrease. During the period of time from 1990 to 2010, the Village’s population has significantly increased. In SEMCOG’s 2040 Regional forecast, the Village’s 2040 population is projected to be 4,885, but the Village’s actual 2010 population has exceeded the projection, reaching a total population size of 4,067. From 1990 – 2000 the City of Dexter’s actual population had increased 56.2%, and another 73.9% from 2000 - 2010. Table 4. - Population Change 1960 – 2010 1960 1970 1980 1990 2000 2010 % Change 20002010 City of Dexter 1,702 1,729 1,524 1,497 2,338 4,067 73.9% Dexter Township 1,698 2,238 3,872 4,407 5,248 6,042 15.1% Lima Township 995 1,281 2,124 2,132 2,224 3,307 48.6% Scio Township 4,454 5,476 6,505 9,580 15,759 20,081 27.4% Webster Township 1,286 1,981 2,760 3,235 5,198 6,784 30.5% Washtenaw County 172,440 234,103 264,748 282,937 322,895 344,791 6.8% 7,823,194 8,875,083 9,262,078 9,295,297 9,938,444 9,883,640 <-1% Community State of Michigan Source: 1960, 1970, 1980, 1990, 2000 & 2010 U.S. Census City of Dexter Master Plan | March 2016 The following population change table compares the Village’s growth over the last 50 years with the Townships surrounding the City of Dexter, the County and State. 61 �When comparing the data from the surrounding Townships and region, it is apparent that the entire area is experiencing considerable growth. The City of Dexter has grown 73.9% since 2000 and is the fastest growing community in the area. Lima Township, west of the City of Dexter has also grown significantly at 48.6% since 2000. Scio Township, within which the City of Dexter is located, has had significant growth as well increasing 27.4% since 2000, and is projected to continue to grow an additional 39% by 2030. The City of Ann Arbor is found nearby (7 miles to the east) and has been a catalyst for growth in all the areas surrounding it, including the City of Dexter. The population of the City of Dexter and surrounding communities since 1960 has increased 203%, from 10,135 to 30,767. The City of Dexter is within the boundaries of Washtenaw County, which is also rapidly growing. Washtenaw County is the 34th fastest growing County in the State, and has had a 21.8% population increase since the 1990 U.S. Census. Although the City of Dexter has recently experienced a significant increase in population, it remains a community with a small town feel. Many residents of the City find it a wonderful place to live and raise a family, which could be one factor in the recent growth in the area. In addition to new population due to migration, the overall population can be shaped through changes in household size and composition. Throughout the country, household sizes are decreasing, which is related to the number of aging baby boomers and smaller family sizes. City of Dexter Master Plan | March 2016 A household, as defined by the U. S. Census, is all persons who occupy a housing unit. The occupants may be a single family, one (1) person living alone, two (2) or more families living together or any other group of related or unrelated persons who share living arrangements. Table 5 below, shows the changes in household size, from 1980 to 2010 and compares the change in the average number of persons per dwelling unit in the City of Dexter and the surrounding areas. 62 Table 5. - Average Persons Per Household 1980 1990 2000 2010 % Change 2000-2010 City of Dexter 2.60 2.36 2.31 2.56 10.8% Dexter Township 3.08 2.87 2.80 2.71 -3.21% Lima Township 3.24 2.90 2.76 2.76 0% Scio Township 2.00 2.69 2.59 2.55 -1.54% Webster Township 3.14 2.95 2.93 2.88 -1.71% Washtenaw County 2.49 2.41 2.38 -1.24% State of Michigan 2.65 2.56 2.49 -2.73% Community Source: 1980, 1990, 2000 & 2010 U.S. Census �In 2000, the City of Dexter had a household size of 2.31 persons per household, a 2.1% decrease from 1990. However, household size grew 10.8% between 2000 and 2010 to 2.56 persons per household. All surrounding areas experienced a decrease in household size since 1990, except for Lima Township’s household size which has remained constant for the last ten (10) years. The City of Dexter has the second smallest household size in the area behind Scio Township by a small margin. Causes for the decreases in household size have been speculated to be the aging of our national population, the likelihood that children are not living in homes with their aging parents, and people are not choosing to have as many children as has been historically documented. Simply put, fewer persons per home equates to more homes housing fewer people each. The total number of households within a community also helps explain the community’s potential future population growth. The City of Dexter has experienced both an increase household size, and total households and population. As illustrated in Table 6, the City of Dexter has seen a dramatic increase in total households since 1990. 1980 1990 2000 2010 % Change 2000 -2010 588 633 1,013 1,590 56.96% 1,265 1,527 1,863 2,225 19.43% Lima Township 659 891 1,168 1,197 2.5% Scio Township 2,147 4,113 6,070 7,857 29.44% 884 1,097 1,774 2,353 34.92% 105,114 125,327 137,193 9.47% 3,424,122 3,785,661 3,872,508 2.3% Community City of Dexter Dexter Township Webster Township Washtenaw County State of Michigan Source: 1980, 1990, 2000 & 2010 U.S. Census As shown in the table, the number of total households in the City of Dexter increased 56.96% from 2000 – 2010, significantly more than all other surrounding municipalities. The reason for the significant increase in total households within the City of Dexter is due to the annexation of approximately 330 acres of land in the early 1990s for development of single-family homes, attached condominiums. Within those annexed areas, the City anticipates a total household growth of 800 single-family homes. The recently released 2010 Census results demonstrate that Dexter was the fastest growing community in the State of Michigan City of Dexter Master Plan | March 2016 Table 6. - Total Household By Community 63 �The City of Dexter has experienced a surge in population due primarily to the increase in buildable land (annexation), which resulted in a doubling of the available housing units within the Village. Further, due to the amount of land annexed into the City that has not yet been developed, the City of Dexter may continue to see population and housing unit increases in the upcoming years. The City of Dexter, compared to other communities, has the lowest median age in the area. The Village’s median age in 1990 was 33.9 years, 33.7 in 2000, and grew to 36.2 in 2010. Although the median age increased nearly three (3) years between 2000 and 2010, the City remains, on average, five (5) years younger then the surrounding municipalities. In addition, 32.5% of the population is between the ages of 25 – 44, and 32.7% of the population is 19 years old or younger. Generally it can be determined that a young population between the ages of 25 – 44 years are in the family forming stage of their life, which could also mean increases in the potential for population growth in the near future. Table 7. - Percent of Population by Age Group and Median Age, 2010 City of Dexter Dexter Township Lima Township Scio Township Webster Township Washtenaw County 0-4 8.7 5.2 6.3 2.9 5.1 5.5 5-9 9.6 7.3 7.2 7.6 7.8 5.8 10-14 8.5 7.7 7.2 7.8 8.9 5.8 15-19 5.9 7 6.7 6.6 8.2 8.8 20-24 2.9 3.6 2.9 4.3 3.4 11.7 25-29 5.5 2.7 4.9 4.7 2.5 7.8 30-34 6.9 3.9 5.6 5.3 3.5 6.4 35-39 9.6 6 6.4 6.7 5.6 6.1 40-44 10.5 8 6.4 8.3 8.6 6.5 45-49 8.4 9.4 8.5 8.5 10.1 6.8 50-54 5 9.5 9.5 8.3 9.8 6.8 55-59 5.3 9.4 8 8 9 6.2 60-64 4.3 7.5 7.5 6.5 6.8 5.1 65-69 2.5 4.8 4.4 4.3 4.3 3.4 70-74 1.9 2.8 3.2 2.3 2.1 2.2 75-79 1.4 2.1 2.1 1.7 1.3 1.7 80-84 1.5 1.3 1.3 1.4 1.1 1.4 85+ 1.3 <1 1 1 <1 1.3 Median Age 36.2 43.8 41.5 40.5 42.8 33.3 City of Dexter Master Plan | March 2016 Age Group 64 Source: 2010 U.S. Census �Housing Characteristics The housing stock within the City of Dexter has increased dramatically since the 1990 U.S. Census. In 1990, the City had 676 total housing units, only a 10.3% increase from the 1980 U.S. Census. By 2000, the Village’s housing units had increased by 63.6%, from 676 units in 1990 to 1,106 units in 2000, and another 54% in 2010 (598 new units) (see Table 8). The housing unit increase was due to the annexation of 330 acres of land into the City in the early 1990s. Prior to the annexations, the City of Dexter had been builtout with little or no room to grow. Table 8. - Total Housing Units Available by Community Community 1980 1990 2000 2010 % Change 2000 - 2010 City of Dexter 613 676 1,106 1,704 54% Dexter Township 1,330 1,850 2,168 2,612 20.5% Lima Township 684 802 1,198 1,250 4.3% Scio Township 2,215 3,590 6,338 8,251 30.2% Webster Township 917 1,173 1,859 2,479 33.4% Washtenaw County 98,173 111,256 131,069 147,573 12.6% With the significant increases in new single-family construction, the percentage of renter-occupied homes has decreased dramatically since 1990. In 1990, 40.2% of the total dwelling units were renter-occupied and in 2000, 38.9% of the housing units were renter-occupied. The 2010 Census reported that 24.5% of dwelling units were renter-occupied. The City of Dexter maintains higher renter-occupied housing composition than any of the surrounding communities; however it is over 12% lower than Washtenaw County’s 36.3% renter-occupied composition (see Table 9 on the next page). Within Washtenaw County, there are two (2) major educational institutions that tend to increase the percentage of renter-occupied housing units. Neither of these institutions are located within the City of Dexter. It would also seem that the City of Dexter is an attractive place to rent because of the perception of affordable rents and availability. City of Dexter Master Plan | March 2016 Source: 1980, 1990, 2000 & 2010 U.S. Census 65 �Table 9. - Dwelling Unit Owner/Renter Composition by Community Community Total Occupied Dwellings Owner Occupied Units % Renter Occupied Units % Total Vacant Units % Total Housing Units City of Dexter 1,590 1,172 68.7 418 24.5 114 6.6 1,704 Dexter Township 2,225 2,058 78.7 167 6.4 387 14.8 2,612 Lima Township 1,197 1,111 88.8 86 6.8 53 4.2 1,250 Scio Township 7,857 6,290 76.2 1,567 18.9 394 4.7 8,251 Webster Township 2,353 2,223 89.6 130 5.2 126 5.0 2,479 Washtenaw County 137,193 83,483 56.5 53,710 36.3 10,380 7.0 147,573 Source: 2010 U.S. Census City of Dexter Master Plan | March 2016 The City of Dexter’s vacancy rate had risen in 2000 to 8.4%, the second highest in the area behind Dexter Township. While still the second highest in the area according to 2010 Census data, the vacancy rate has decreased to 6.6%. The U.S. Census Bureau determined vacancy rates based on six (6) categories of vacant units: for rent; for sale only; rented or sold, not occupied; for seasonal, recreational, or occasional use; for migrant workers; and other vacant. Dexter Township, which is northwest of the Village, maintains a vacancy rate of 14.8% in 2010, but it is also a community with many seasonal and recreational homes and cottages, which would account for the large vacancy rate. The City of Dexter on the other hand does not maintain the summer population that Dexter Township does. 66 Housing value is a characteristic that can be used to help guide the long-term goals of a community and to help evaluate the composition of the housing stock in the community. Whether the housing in a community is primarily rental units or singlefamily homes may effect the value of the home and the care that is put into keeping the home in good condition. Housing value is also a good indicator of the income level of the homeowners in the community or in the area. �Property Values Table 10, below, provides a history of the State Equalized Value (SEV) of all properties within the Village, inclusive of the industrial facilities tax (IFT) which results from the additional tax levied on the properties within the industrial park. The largest gain in SEV between 1997 and 2010 was 21% in the year 2000, and again in 2003. Overall, the Village’s SEV had steadily increased until the downturn of the economy in 2008. It appears that 2010 may have been the bottom for the decline, as valuations in 2011 appear to be holding steady. SEV is an indication of the value of property in a community and is based on 50% of the “true” cash value of property. The local assessor determines cash value of all properties in the Village. Property taxes are based in part on 50% of the total value. Year State Equalized Valuation plus IFT Percent Change from Previous Year 1997 $85,340,000 -- 1998 $99,059,000 16% 1999 $120,324,000 21% 2000 $127,594,000 6% 2001 $140,673,000 10% 2002 $157,519,700 12% 2003 $189,975,500 21% 2004 $225,291,700 15% 2005 $243,126,450 7% 2006 $265,561,051 9% 2007 $271,219,500 2% 2008 $253,951,400 -6% 2009 $236,440,400 -7% 2010 $216,955,400 -8% 2011 $210,206,300 -3% Source: City of Dexter City of Dexter Master Plan | March 2016 Table 10. - City of Dexter SEV Plus IFT Growth 67 �Capital Improvements/Community Facilities City Organization City Administration The Village of Dexter built the first Village Hall in 1955 to serve as the primary location for Village administrative and government duties. The Village Hall was built on land originally intended for the construction of a mill by Henry Ford, but the land was deeded to the Village from Scio Township in 1950. In 2002, the Village Hall’s function changed from Village Offices to being the home of the Dexter Area Fire Department and the Washtenaw County Sheriff Station. The Department of Public Works (DPW) operations were also relocated to a new facility in 2007. In 2002, the City Offices were moved to a temporary location above the PNC Bank in downtown Dexter while plans for a new City Hall were considered. Relocation or renovation space for a City Hall has been a priority for many years, although funding and an accessible downtown location have been roadblocks for new building construction or relocation. City Utilities City of Dexter Master Plan | March 2016 Waste Water System 68 The City of Dexter’s wastewater treatment plant (WWTP) services the entire Village. Many of the 8” clay sewer lines were constructed in the 1930’s, and additions were made to the system to accommodate the growth of the Village in the 50’s and again in the 70’s. In 20002001, the Village participated in a state rural development project. The rural development project provided the Village with gravity sewers on the northeast side of the Village, which were previously serviced by lift stations and updated the wastewater treatment equipment. In 2010, an equalization basin was added to the system which provides 400,000 gallons of storage capacity helping to equalize the flow of water through the plant during storm events. In addition, approximately 5,000 feet of sewer line were lined using cured in place technology that restores the pipe to new condition. �Water System The City of Dexter has a limited system servicing the entire community with five (5) municipal wells. Dexter’s water plant treats it’s water for the removal of iron found naturally in the groundwater and with chlorine to disinfect the water. The Village’s current well system consists of four (4) wells along Ryan Drive. A 500,000 gallon water tower is located in the Dexter Business and Research Park. The water tower was installed to improve the water pressure in the system, and to provide for emergency water storage and fire protection. In 2010, a fifth well was added on the property of Dexter High School. The addition of the fifth well provides a secondary source of water for the Village; this well and other water system improvements were funded through a MDEQ low-interest loan program. The Village’s overall capacity is 1.1 million gallons per day. The City has been completing upgrades to its existing water lines. By the end of 2011, ninety-seven (97%) percent of the City water main has been upgraded to eight (8”) inches or greater in diameter. The current system provides adequate flow for fire suppression. The rural development project also provided for the replacement of transmission lines with new, larger pipes, renovations to existing lift stations, alarms for the wells and lift stations, five (5) municipal wells, renovation of the iron filters, pumps and chlorination systems at the water filtration plant. Currently, the City does not extend new water services beyond its jurisdictional borders, with the exception of requests made in accordance with the terms of the existing 425 Agreements. Open ditches and culverts service approximately 40% of the City of Dexter. Storm drains throughout the City take both the collected storm water and the surface runoff and discharges it into the Huron River and other nearby streams. In 2002, the City of Dexter started working with the State of Michigan, Scio Township and the Huron River Watershed Council to implement Phase 2 (MS4 Permit) storm water management requirements in order to comply with Federal Phase 2 efforts to improve the environmental impacts that untreated storm water discharge has when it is discharged into the nearby rivers and streams. The implementation of the Phase 2 requirements will include improved storm water management strategies, such as detention and retention basin pretreatment requirements, water quality, improved site plan review standards and community education. The future of the Village’s storm water management system should be identified in order for the City to plan for growth and development in the area. The City needs to be aware of the condition of existing facilities and remaining capacity, if any. Storm water facilities that are currently at capacity need to be earmarked for reconstruction or repair so that development and redevelopment within the City are City of Dexter Master Plan | March 2016 Storm Water Management 69 �not stalled and the City can appropriately and efficiently manage and treat storm water and the storm water discharge. Currently the Village, as well many communities along the middle stretch of the Huron River, is under a total maximum daily load for phosphorous into the Huron River. The City is working to address this through a cooperative effort with other impacted municipalities to reduce loading. The City of Dexter is committed to, and collaborates with Washtenaw County, the State of Michigan, the Huron River Watershed Council and the Dexter Community Schools to improve water quality in and around the area. City Services Dexter Area Fire Department The Dexter Area Fire Department (DAFD) was created in 1985. The DAFD is a regional fire department covering the City of Dexter and Dexter and Webster Townships. City of Dexter Master Plan | March 2016 The DAFD consists of eight (8) full-time personnel and 20 paid on-call firefighters that cover an approximate seventy-five (75) square mile area. The DAFD has one (1) main station and two (2) substations within the area, covering all of the City of Dexter and Webster Township, ninety (95%) percent of Dexter Township. Station #1 located in downtown Dexter is equipped with one (1) engine, , two (2) tankers, one (1) utility truck and one (1) grass truck. Station #2 in Dexter Township is equipped one (1) engine and one (1) utility truck. Station #3 in Webster Township is equipped with one (1) tower and one (1) utility truck. 70 In addition to the three (3) member communities, an agreement is also in place with adjacent townships to provide automatic mutual aid and mutual aid in an effort to more efficiently and effectively serve the largest area possible. The City is currently discussing the formation of a larger regional department with Scio, Webster and Dexter Townships. Police Services The Washtenaw County Sheriff’s Office serves the City of Dexter’s law enforcement and public safety needs. The City of Dexter does not have its own police department thus services are provided under contract with the Washtenaw County Sheriff’s Office. The Washtenaw County Sheriff’s Station is located in the same building as the DAFD, and serves the City and surrounding Townships. Coverage of the �Washtenaw County Sheriff’s Office includes all of the City of Dexter, Webster Township and Dexter Township. There are nine (9) deputies, including one (1) school liaison, four (4) rotating deputies, who patrol the three (3) municipalities; “COPS” (community oriented police), that work in conjunction with the individual municipalities on special problems, crime prevention and other local law enforcement activities; and one (1) sergeant. The Washtenaw County Sheriff’s Station is equipped with one (1) motorcycle for special events and day-to-day patrol, five (5) marked patrol cars and one (1) unmarked patrol car to cover the entire 75 square mile service area. Downtown Development Authority The downtown streetscape improvements (completed in 1997) have contributed to an increase in viable businesses in the downtown and have encouraged individual property owners to make facade improvements and continued building investment. The City and the DDA are now working together in the development of long-term expansion plans for the downtown, including the acquisition of property and the redevelopment of underutilized sites. In 2003, the DDA constructed a new sixty-four (64) space parking lot between Main Street and Forest Street, and in 2004 constructed a new parking lot to accommodate the needs of a new 21,000 square foot building. Subsequently, the DDA invested in additional parking and streetscape improvements along Jeffords Street and a parking area one (1) block south of Main Street to coincide with the construction of another 20,000 square foot building (has not been constructed to date). The City and DDA also collaborated with the Washtenaw County Road Commission (WCRC) on streetscape improvements to the Main Street bridge during the bridge replacement and dam removal project in 2008. As part of the City and DDA’s plan to continue to revitalize the downtown; parking, and bridge and pedestrian improvements have become a priority. The Main Street Bridge project was completed in 2008 and Mill Creek Park project was constructed City of Dexter Master Plan | March 2016 The City of Dexter’s Downtown Development Authority (DDA) is one of the most active groups within the Village. Within the past few years, the DDA has spent over two (2) million dollars on streetscape and infrastructure improvements in the downtown district. The DDA also continues to develop projects that attract and retain businesses in the Village’s downtown. See Figure 6, page 39, for the DDA boundaries. 71 �in 2011. The DDA also purchased the former DAPCO Building (3045 Broad Street), and will take possession of the property in 2012. Project plans are currently underway with the assistance of a Community Development Block Grant (CDBG). The City intends to redevelop the property to attract more businesses and residents to Dexter, and to further improve the Village’s image south of Main Street. Redevelopment of the DAPCO site will be the first step towards accomplishing the goal of expanding the downtown and spurring additional redevelopment surrounding Main Street. Dexter Area Chamber of Commerce (DACC) The DACC plays an active role in the economic and business development in Dexter and is a partner with the City of Dexter. The recent population growth has also prompted the Chamber to advocate the continued support of local businesses and merchants. City of Dexter Master Plan | March 2016 The DACC has designated the Dexter area as “A Place to Grow” due to the substantial increase in the population of the entire surrounding area. The DACC helps organize and advertise many of the Village’s community events with the goal of bettering the business environment and quality of life in the Village. Since the population increase in the Village, the DACC has continued to be a very active participant in community and business growth. The DACC’s membership has grown to approximately 220 members since 2002. DACC’s activities and other local service groups and organizations support economic development through additional community and social events, such as: 72      Dexter Daze Apple Daze Summer Music Series Holiday Hustle / Home for the Holidays Ice Cream Social Wellhead Protection In 2002, the City of Dexter implemented its first Wellhead Protection Program (WHPP) to protect the groundwater and the municipal drinking water. The City provides water service to all residents within the City boundaries through its existing water system and five (5) wells. Protecting the groundwater is a way to protect the Village’s financial investment in the municipal water supply system, and to protect drinking water supplies. The Village’s WHPP includes a Wellhead Protection Team responsible for public education programs and implementation activities. �Developing a WHPP also requires communities to identify possible sources of contamination within the community in an effort to provide additional education and contaminant prevention to protect the Village’s drinking water. Establishing programs through community organizations, the schools and the utility department will make certain that a wide range of City residents and residents of other communities are aware of the importance of protecting groundwater and how their daily activities can impact groundwater and drinking water quality. Wellhead Protection is an ongoing program that the City of Dexter hopes to continue for a long period. The City is taking a proactive approach to the protection of groundwater to ensure the health, safety and welfare of the residents and to ensure safe, clean drinking water. Wellhead Protection and the Relationship with the Master Plan The future land-use plan should take into consideration the Wellhead Protection Area and plan on making recommendations for future land uses within these areas. The Wellhead Protection Plan provides for another layer of analysis that is used in the development of the overall Master Plan. All rezoning requests and other land use analysis should carefully consider the Wellhead Protection Plan and area as a part of the deliberation. The City Planning Commission or City Council should not approve specific development requests that have the capacity to negatively impact the wellhead protection area. Property Transfer Agreements • Dexter/Scio Promulgation of Annexation Policy (June 23, 1981 and Amendment to the Agreement (April 11, 1995). This agreement provides for the annexation of property from Scio Township into the City of Dexter. Essentially, this agreement provides specific areas to be annexed into the Village, upon request of the property owners, after a December 31, 2006 moratorium expires in two (2) phases. On February 9, 2010, Scio Township Board passed a resolution declaring the agreement null and void. On March 8, 2010, the City also passed a resolution declaring the agreement null and void. • Dexter/Scio 425 Agreement for the Dexter High School, January 2000. An agreement to provide municipal services to the Dexter High School site located on the southeast corner of Parker and Shield Roads. The property in question remains a part of Scio Township, but under the jurisdiction of the Village. City of Dexter Master Plan | March 2016 Figure 6, the City of Dexter Future Land Use Map (pg. 39), depicts lands currently under agreement between the City of Dexter and surrounding communities for transfer into the Village. The following is a brief summary of those agreements. As the specific details of the transfers are beyond the scope of a Master Plan, the specific details of the agreements can be obtained at the City Administrative offices. 73 �• Dexter/Webster Conditional Transfer Agreement, April 1997. Provides for the transfer of properties as shown on Map 3 in three (3) separate considerations. A. 94.15 acre parcel located in Section 361 of Webster Township with frontage on Island Lake Road and Dexter-Pinckney Road. B. Twenty-eight separate parcels of land. To be conditionally transferred upon request of owners. (Jurisdiction to the Village.) C. Five parcels of property in Section 32 of Webster Township north of Joy Road and east of Mast Road. Utilities may be extended by the City only for industrial us of this property. (Jurisdiction of the Township) Planning for Properties Outside the Current City Limits In the case where properties are brought into the City either through annexation or property transfer agreement (PA 425) the City shall, after study of the area, amend the Master Plan to include said property into the Future Land Use Plan. The designation of this property shall be based in part, but not be limited to, the following factors: • Existing land use and zoning of the subject site and adjacent parcels, • Natural feature considerations, i.e. woodlands, wetlands, floodplains, etc., • Transportation, i.e. roadway capacity and condition, • Availability and capacity of utilities, i.e. sewer and water, etc., • Any applicable planning studies conducted in the area of consideration. City of Dexter Master Plan | March 2016 Cityhood 74 At various times throughout the Village’s history, the idea of incorporating as a city has been discussed. Most recently, a City Study Committee comprised of 18 residents was formed and met from July 31, 2006 to March 7, 2007. After completing its research, the committee presented its findings to the public on March 7, 2007 and to the Village Council on March 26, 2007. These presentations included their recommendation that the Village Council move forward with the incorporation process. The first step in the process was the creation of a boundary map, which followed the Village’s current boundary. Once this map was created, signatures were gathered and the first petition was filed with the State Boundary Commission (SBC) on November 6, 2009. This petition was found legally insufficient due to technical issues with the boundary map. During the meeting process for the first petition, the Boundary Commission raised a concern that the Village’s current boundary was technically three pieces (commonly referred to as the Scio section, Westridge and the Cedars of Dexter). To prepare for the second filing a map was created that showed a contiguous Village boundary. �This was done by drawing in additional land to connect the three areas of the Village, including the Webster Township portion of the Dexter Area Historical Society (Gordon Hall) property. The Webster Township section of 8180 Main Street (Mill Creek Sporting Goods) because this property was left as an island (separate from the rest of Webster Township). This second petition was filed on December 15, 2010. The petition was found legally sufficient by the Director of Licensing and Regulatory Affairs (who oversees the SBC) on October 26, 2011. Due to the objection of Webster Township regarding the additional land that was added to the boundary, the Village and Township drafted an alternative boundary that only adds a small triangle parcel of Dexter Area Historical Society (Gordon Hall) property to establish contiguity. On January 17, 2012 a public hearing on the incorporation was held at the Dexter District Library. At this public hearing Webster Township and the Village asked that the SBC use the alternative boundary as the final boundary for the city. On May 9, 2012, the Boundary Commission reviewed all materials received at the public hearing and during the 30 day public comment period following the meeting. The Commission voted 5-0 to recommend that the Director of Licensing and Regulatory Affairs approve the Village’s cityhood petition with the revised boundary presented by the Village and Webster Township. The Commission will meet again in June 2012 to approve their “Findings of Fact”, which will then be transmitted to the Director. If the Director takes the Commission’s recommendation and signs the final order of approval, the 45 day referendum period will begin. During this period, citizens may gather signatures of 5% of the Village’s registered voters in order to place the question of whether or not the incorporation process should continue on a future election ballot. If enough signatures are gathered, the question of whether the process should move forward is placed on an election ballot as a “yes” or “no” vote. If there are not enough signatures gathered to place the question on a future ballot during the 45-day period, a vote on the question would not be scheduled and the process would move to the next step of electing a Charter Commission. If there are enough signatures gathered during the referendum period, and the result of the scheduled vote is against continuing with the incorporation process, the Village’s incorporation process ends. If the result of the scheduled vote is in favor of the Village incorporation process continuing, the process will continue with the next step of electing a Charter Commission. Selection of Charter Commission/Creation of City Charter Village voters will elect a nine member Charter Commission to write the Charter (or governing document) for the new City. Once the Charter is drafted, Village voters City of Dexter Master Plan | March 2016 Referendum Period 75 �will vote on whether or not to accept the document. If the Charter passes, the Village officially becomes a City. If the Charter does not pass within three years, the process ends. Natural Features The City of Dexter is located amongst rural farming townships in southeast Michigan. Many significant natural resources exist within the City of Dexter, although most of the significant natural resources are limited to the borders of the Village. It will be important for the City of Dexter to maintain existing natural features as development continues to occur within the City limits. The City of Dexter generally follows the same topography as southeast Michigan and the entire State of Michigan, fairly level with some low rolling hills. Two (2) water bodies, the Mill Creek and the Huron River surround the Village, creating elevation changes within the areas adjacent to those water bodies. While the City does have small areas with elevation changes, none of them are major slopes that span across large areas. Dexter is within the Middle Huron River watershed and lays alongside the Huron River and the Mill Creek, as can be seen in the natural features map. The Mill Creek is located on the westerly boundary of the City and the Huron River along the Village’s northern boundary. Along the western border of the City and along the Mill Creek is the most diverse landscape. City of Dexter Master Plan | March 2016 From the south, the landscape entering the City changes from an open water creek and forested wetlands to a more meandering creek with scrub shrub and emergent wetlands. On the north side of town along the Huron River the landscape is primarily open water and forested wetlands, as can be seen in the natural features map. As the Huron River runs east it becomes a more open channel with less scrub shrub and forested wetlands. 76 Woodlands and wetlands also border the City boundaries. Due to the lack of any significant woodlots, the City encourages retention of mature trees upon site development to help save trees within the borders. The City has an active tree replacement program and management plan. In �2010, a Tree Replacement Account was set up with a significant contribution from the United Methodist Retirement Community for tree removal that occurred as part of the Cedars of Dexter site development. When considering land to be annexed, saving existing natural features and protecting habitats should be a priority. The Village’s northeastern border along the Huron River remains the most naturally preserved. This section of town is within the Village’s Public Park Zone, as can be seen in the City zoning map. The Public Park Zone has the greatest potential for becoming a link to the Washtenaw Counties regional greenway system due to its location adjacent to the Huron River and the abundant natural resources and recreation opportunities available. The City of Dexter is within the scenic and natural open areas of the Middle Huron River Watershed, which consists of plans to further develop the existing natural areas within the City to enhance the small town feel. The Village’s goal is also to provide wildlife habitat and recreation opportunities for City residents and guarantee that the resources that exist today continue to be preserved into the future. Water Resources The Huron River and its largest tributary, the Mill Creek, encircle the City of Dexter. The Huron River constitutes primarily the northern border of the Village, with some minor exceptions. The Mill Creek is the west border of the Village, although a site condominium project (Westridge of Dexter) was also annexed beyond the Mill Creek. It is essential to the health of these water bodies to conserve and protect City of Dexter Master Plan | March 2016 The Mill Creek within the City provides residents with considerable access to natural resources. The Mill Creek, just west of downtown, was re-established in 2008 following the removal of the dam built by Henry Ford in 1932. In 2011-12 the City will begin the process of reclaiming the former dam impoundment into the Mill Creek Park with assistance from several grants, general funds and Washtenaw County Parks. Stream restoration efforts, habitat enhancement, boardwalks, fishing and observation decks, boat launches, an amphitheater and stone seating areas will be constructed within Mill Creek Park. Washtenaw County Parks and Huron Clinton Metropolitan Authority (HCMA) will also complete a portion of the Border-to-Border Trail north of the City by the fall of 2012. A subdivision connector to the Westridge Subdivision will also be completed in 2011. The combined trails north and east of the City will compile over fifteen (15) miles of non-motorized pathways around the Village’s borders. The Mill Creek Park and the newly accessible areas will remain a place for wildlife to subsist and for residents and visitors to enjoy. 77 �water quality and quantity and to regulate in a manner that recognizes that groundwater, springs, creeks, streams, lakes, ponds, and wetlands are a single interconnected hydrologic system. The Huron River Watershed Council (HRWC) is staffed with experts in the fields of watershed management, river ecosystems and river habitats. The HRWC provides information on watershed management and protection and organizes community groups and volunteers for river clean-up days and other habitat monitoring and restoration projects. The HRWC is a regional organization that the City participates with and is a member of, although the HRWC has taken the lead in the conservation and education of the river and its tributaries. The Village, as well many communities along the middle stretch of the Huron River, is under a total maximum daily load for phosphorous into the Huron River. The City is working to address this through a cooperative effort with other impacted municipalities to reduce loading. City of Dexter Master Plan | March 2016 School Facilities 78 Dexter Community Schools are ranked in the top twenty percent (20%) of schools within the State of Michigan. The Dexter Community School District campus size has also dramatically increased in the past decade along with the Village’s population. In 1998, two (2) new schools were built, Cornerstone Elementary and Mill Creek Middle School, and in 2002 a new high school opened. Dexter Community School facilities include: two (2) kindergarten through second grade elementary schools (Bates and Cornerstone); one (1) third and fourth grade elementary school (Wylie); one (1) fifth and sixth grade intermediate school (Creekside); one (1) seventh and eighth grade middle school (Mill Creek); and Dexter High School for grades nine through twelve. The City collaborates with the school district on many initiatives given that a majority of the school’s campus is located within the City limits. �Parks and Recreation The purpose of the 2009 Parks and Recreation Master Plan is to guide recreation planning and development efforts over the next five years. The Plan is the official document to be used by the City to guide decisions regarding parks and recreation. The current Plan builds upon the 1997 Parks and Recreation Plan and the update completed by City staff in 2003. The Plan outlines existing and future parks and recreation needs, specifically: parks, greenways and open space development, as well as the preservation and enhancement of the Village’s scenic and aesthetic features. The Plan also identifies specific improvements, costs, priorities and years of completion to better represent the long-range vision of the Parks and Recreation Commission. City of Dexter Master Plan | March 2016 The Plan is intended to meet State standards for community recreation planning that are necessary to gain eligibility for grant programs. 79 �Table 11. - Parks and Recreation Facilities Park Site Size Type Monument Park 0.3 acres Mini-Park Warrior Creek Park 2.15 acres Neighborhood Park Peace Park 0.2 acres Mini-Park 5 acres Neighborhood Park Lions Park 0.25 acres Mini-Park Small gazebo, benches First Street Park 0.94 acres Mini-Park Horseshoe pits, picnic tables, porta-johns, grill Mill Creek Park 24 acres Community Park Community Park Smith Preserve Outdoor Facilities Picnic area, benches, drinking fountain, gazebo/bandstand Playground equipment, picnic areas, scenic viewing areas, porta-johns, border to border pathway connections to the north and at Central Street to the east Picnic areas, benches, reflection areas Pavilion, picnic tables, walking trail, basketball court, fun hoops, grills, play equipment, swings, benches, porta-johns Walking areas, canoe//kayak ramps, fishing docks, amphitheater, seating areas Donated (dedicated) by the City to Washtenaw County for the regional park system Private Park / Open Space Westridge of Dexter 2 acres Neighborhood Park 1.5 acres Mini-Park Dexter Crossing 7 acres Neighborhood Park Benches, picnic tables, play structure, asphalt walking path Bates Elementary School 5 acres Public School / Neighborhood Park Playground equipment, soccer field, basketball court Cornerstone Elementary School 5 acres Public School / Neighborhood Park Playground equipment, walking path Wylie Elementary School 10 acres Public School / Neighborhood Park Playground equipment, walking trail, baseball field, softball field, indoor community pool Creekside Intermediate School 25 acres Public School / Neighborhood Park Playground equipment, football/soccer fields, softball fields, baseball field Mill Creek Middle School 5 acres Public School / Neighborhood Park Tennis courts, soccer fields, softball fields Dexter High School 30 acres Public School / Neighborhood Park Tennis courts, soccer fields, basketball courts, baseball fields, softball field, indoor pool City of Dexter Master Plan | March 2016 Huron Farms 80 Benches, play structure, swings, picnic tables, gravel walking pathway Benches, play structure, swings Source: 2009 Parks and Recreation Master Plan �r l Potts Fo re st Peace Park Hu ro n rn e Ke ns in gt o Ulr ic No b n In ve Baker Tre e Ben t Yo rk De xt er -A nn e Vi Ar bo r v ie w Pine View Subdivision Open Spaces - h w View W ils on Dexter-Huron Metropark an Ry Open Water PARKS & COMMUNITY FACILITIES Ca rri ng to n Lex in g ton Victori a Cambridge Melbourne be We Mill Creek Public, Quasi-Public Facilities Figure 10 Wilson Dan Hoey Shield d tlan Kur Huron Clinton Metroparks Commmunity Park Cemetery Dongara Sc i o Tow n sh i p L i m a To w n s h i p W all Dexter Schools Boe naro Yo rk r ch ., ew sh ve Washtenaw County Parks & Preserves ri Ul ld Vi Ri er d f ie ~ La ke Qu ac ke nb u City of Dexter Parks & Cemetery lm Pa San =,~ ~ n ng shi Cu ss son Hud ro Pin e ~~~ Dexter Museum r Hu wood Sh aw l Ar bo n Cotto Vie w An n n Ol ive r Gr an d Lions Park so Edi Hermania First St. Park le ~~~~ Mi ~ er Vi ew Br oa k ee Cr ~,~A\ Dov Sc i o Tow n sh i p ond Sec ll ~ rd Thi Cemetery Ce l ntra rth Fou Smith Preserve Joy ad Bro Post Office We b s t e r To w n s h i p n h F if t Mill Creek Park Monument Park Hur o w Alle y 1----;---'.,,..,_.,._~ -- ~ r City Offices ~ M ea do h Ma in r---_ e Riv rC ea els North Mill Creek Park Police & Fire Dept. - n ro Hu xte De Dexter Library I Ea to n ~~ ak e d Gordon Hall dL l Isla n er dhil ste r Pearl San McCormick way We b er ine Eastridge ge Brid uld Bo r rs ie Glac a Ced Ka th Ma st kney Pinc Pa rkr i dg e er Dext e tridg Wes Sandhill Hillside City of Dexter Washtenaw County, Michigan -■■■-■■■-■ I -•n- ■■ .-ri Sh ag ba rk 0 Ox bo w Bristol Forshee e ann Jan Wellington Kingsley Preston Bristol Bristol Parker Bishop r Baker Heights South Downs D e x t e r To w n s h i p iv e nR ue Sam ro Hu Hudson Mills Metropark o ris or M n 500 1,000 1,500 Feet 2,000 Source: Washtenaw County Base Data 7-13-2015 Carlisle/Wortman Associates, Inc. Ann Arbor, Michigan ��Economic Development The City of Dexter is a member of Ann Arbor SPARK, an Ann Arbor-based economic development corporation, and collaborates with the Michigan Economic Development Corporation (MEDC) and Dexter Area Chamber of Commerce to help retain existing and attract new business and industry within the City of Dexter. As part of Dexter’s economic development, the State of Michigan permits municipalities to offer tax abatements. A tax abatement is a tax break that communities can offer as an incentive for businesses to locate in a particular community. Industrial tax abatements within the City of Dexter last between one (1) to twelve (12) years, and can be up to a fifty percent (50%) abatement or tax rate (P.A. 198 of 1974, as amended). Tax abatements are only available within the Village’s certified Research and Development Business Park. The Park was originally formed as part of a Local Development Finance Authority (LDFA) that was part of a Tax Increment Financing Authority (TIFA). In 2007, the TIFA district was eliminated. The City also encourages economic development through the Downtown Development Authority (DDA), which is also a TIFA district. The DDA is within the central downtown, and along the Dexter-Ann Arbor and Baker Road corridors (see Figure 6). The DDA was created in 1986, and through the Authority is able to capture tax increases associated with building and/or property improvements within the district. The amount of taxes captured through the TIFA is then reinvested in the DDA district facilitating further investment by property owners and encouraging economic development. The DDA can also utilize Brownfield Tax Credits as an incentive for development within the DDA district. The purpose of Brownfield Tax Credits is to facilitate the redevelopment of previously developed sites, consistent with Dexter’s commitment to sustainability and its vision for the future. Brownfield tax credits provide a mechanism for redevelopment and revitalization of underutilized and/or contaminated sites, without which redevelopment is complicated, expensive and may not occur. Redeveloping brownfield sites helps to ease urban sprawl, promotes sustainability, encourages infill development and creates economic and job growth within the City and DDA district. The City of Dexter should continue to strengthen cooperation and commitment efforts in economic development. The continued effort and support will help to ensure that the City continues to attract top quality jobs and industry for the residents of Dexter, as well as increasing the tax base within the Village. City of Dexter Master Plan | March 2016 The DDA’s reinvestment has funded significant streetscape and infrastructure improvements. The DDA recently invested over $2 million in public infrastructure improvements (2010), and has contributed to the approval of tax credits to jump start several privately held projects within the DDA district. 83 �Intergovernmental and Regional Cooperation Coordinated planning with adjacent jurisdictions helps limit the duplication of services and helps support local planning efforts through joint planning and land use decisions. Coordinated planning can encourage preservation of large areas of open space and woodlands, and can also promote the planning of land uses that compliment each other, limiting potential conflicts. Natural resources, such as air and water, do not conform to jurisdictional boundaries; therefore, it is important that there be collaboration between adjacent jurisdictions to guarantee their protection. There are a number of regional planning organizations, such as the Southeast Michigan Council of Governments (SEMCOG), the Huron River Watershed Council (HRWC), the Huron Clinton Metro parks Authority (HCMA), Washtenaw Area Transportation Study (WATS), Five Healthy Towns, Partnership for Prosperity, CAPT/DART (Dexter Area Regional Team), Washtenaw County Road Commission (WCRC) and Washtenaw County Government that can assist the City in its planning efforts. City of Dexter Master Plan | March 2016 Through regional cooperation, Dexter is part of the “Five Healthy Towns” initiative created through the Chelsea Wellness Foundation (CWF). The CWF is a taxexempt, private foundation governed by a volunteer board of directors representing the populations included in the Chelsea, Dexter, Grass Lake, Manchester and Stockbridge school districts. The CWF has significant resources as a result of the merger between Chelsea Community Hospital and St. Joseph Mercy Health Systems. Their mission is to create a culture of wellness and foster sustainable improvements in the health of their communities through stewardship of their resources, innovative and collaborative grants, and engagement of the residents in the pursuit of healthy life choices. 84 Gateway Community Initiative is another regional collaboration that the City of Dexter, City of Chelsea and Village of Manchester, along with the Ann Arbor, Ypsilanti and Jackson Visitor’s Bureaus have formed to brand Western Washtenaw County, Eastern Jackson County and Southern Livingston County as a recreation destination. This “partnership for prosperity” links conservation, commerce and the participating communities. Organizations such as SEMCOG facilitate regional planning in areas of transportation, the environment, and community and economic development. Some of the other organizations noted above facilitate planning for other regional issues such as roads, transportation, parks and recreation, and watershed protection that overlap jurisdictional boundaries. Intergovernmental cooperation is a key component to an environmentally conscious, viable and sustainable region. The City should take a lead role in coordinated planning with the townships and municipalities in the area and continue to participate in regional programs and organizations. As the region �City of Dexter Master Plan | March 2016 continues to grow, decisions made in one community could greatly influence another, therefore communication, cooperation and planning is essential for the City and the surrounding communities. 85 �86 City of Dexter Master Plan | March 2016 �Implementation The Master Plan is essentially a statement of goals and objectives designed to accommodate future growth and redevelopment. As stated in the introduction of this document, the Master Plan is the officially-adopted document that sets forth an agenda for the achievement of goals and policies. It helps develop a balance of orderly change in a deliberate and controlled manner that permits controlled growth. As such, it provides the basis upon which zoning and land use decisions are made. The Plan forms the philosophical basis for the more technical and specific implementation measures. It must be recognized that development and change will occur either with or without planning, and that the Plan will have little effect upon future development unless adequate implementation programs are established. This section identifies actions and programs that will be useful if the Plan is to be followed. A variety of programs or administrative tools are available to allow the Plan to succeed. These include: Zoning Requirements Zoning is the development control that has been most closely associated with planning. Originally, zoning was intended to inhibit nuisances and protect property values. However, zoning should also serve additional purposes that include:  To promote orderly growth in a manner consistent with land use policies and the Master Plan. variation in lot sizes, architectural design guidelines and appropriate land uses.  To accommodate special, complex or unique uses through mechanisms such as planned unit developments, overlay districts, or special land use permits – specifically within the areas designated for mixed use in order to allow complimentary uses and design guidelines.  To guide development away from conflicting land uses (i.e. industrial uses adjacent to residential areas).  To preserve and protect existing land uses, natural resources, air, land, water, and other significant natural features in accordance with the Master Plan.  To promote the positive redevelopment of underutilized areas of the Village. City of Dexter Master Plan | March 2016  To promote attractiveness in the Village’s physical environment by providing 87 � To balance the increased interest in activities and land uses related or ancillary to oil and gas exploration and development with other community goals to ensure the uses occur in a manner consistent with other existing and planned uses, and in a manner that protects the open space, natural resources, recreation, and other priorities in the City. The Zoning Ordinance and Future Land Use map by themselves should not be considered as the major long range planning policy of the Village. Rather, the Master Plan should be regarded as a statement of planning policy, and zoning should be used to assist in implementing that policy. Zoning Adjustments City of Dexter Master Plan | March 2016 Certain areas of the City have been designated for a land use classification in the Master Plan which conflicts with either existing zoning or existing land uses. These designations were developed in order to guide the desired development of these areas. Certain areas may benefit from a Village-initiated rezoning in order to provide more consistency. Additionally, other areas may continue with an existing zoning designation that, although currently conflicting with the Future Land Use designation, may be rezoned in the future once the existing use terminates or conditions change. It is at this future time the land use recommendations will provide guidance as to the proper zoning. The City Planning Commission should further study and make decisions with regard to which areas warrant Villageinitiated rezoning. The following should be considered for Village-initiated rezoning: 88 1. Encourage new residential developments to provide contiguous internal recreational amenities. 2. Modify the CBD zoning district to ensure redevelopment, increased viability, adequate parking, walkability and the reuse of the upper floors of the existing structures. 3. Create a tree preservation ordinance. 4. Create a Huron River, Mill Creek overlay zone to ensure natural feature preservation. 5. Evaluate the adequacy of the noise, air and light standards of the Zoning Ordinance. 6. Create provisions requiring bike parking for government, commercial and educational institutions. 7. Evaluate likely potential effects of mineral, sand and gravel, and oil and gas exploration and development, on the public health, safety, and welfare; and review existing zoning and other police power ordinances to ensure they balance the need for those sues with their effects on other existing and planned uses in a manner that furthers and protects community goals and priorities, including land use, land preservation and �the protection of natural resources and water quantity and quality, transportation, and safety and community facilities and services. 1. Develop Stormwater Management Regulations that comply with Phase II and encourage use of Best Management Practices. 2. Adopt regulations that recognize the connection of groundwater and surface water, and include limitations that protect, and prevent pollution, impairment or diminishment of, the quantity and quality of available water resources, including aquifers, springs, rivers, creeks, ponds, and wetlands, for existing and future water needs for residential recreation, commercial, industrial, and for protection and preservation of water bodies and their natural resources and uses. 3. Review City Ordinances to ensure the City is sufficiently reviewing and collecting data and information regarding the likely effects of land uses on the public health, safety, and welfare, including the effects on the City’s environmental and natural resources. 4. Review ordinances to ensure the City requires sufficient disclosure of information and permits, with sufficient conditions, to allow the fire and police to provide an emergency response adequate to protect the public health, safety, and welfare to the spill or other release of hazardous or other dangerous substances or pollutants during transport of use. 5. Create development design guidelines as a means of preserving the existing architectural character of the Village. The emphasis of the guidelines shall be placed upon major renovation projects and new construction. 6. Work to create incentives for the maintenance and rehabilitation of the existing residential structures, such as Rental Rehabilitation and Façade Rehabilitation programs through the MEDC. 7. Continue coordination with the Washtenaw County Brownfield Authority and upon identifying a site, adopt a Brownfield Redevelopment Plan. 8. Pursue a property maintenance ordinance, a component of which would recognize property owners who further the historic character of the Village. 9. Continue to coordinate a Village-wide path system that requires developers to construct a pathway and/or contribute to the system which links new residential developments to downtown, local parks and/or schools. City of Dexter Master Plan | March 2016 Adopt land development regulations that provide standards and regulations specific to various elements within the Village: 89 �Capital Improvement Program The Michigan Planning Enabling Act (PA 33 of 2008, as amended) authorizes master plans and the creation of a Planning Commission. Once a Planning Commission has drafted and adopted a Master Plan, in whole or in part, the Act requires that all public works occurring within the municipality be submitted to the Planning Commission for approval of the project. This would include items such as sanitary sewers, water lines, road improvements, bridge improvements, etc. These public works and capital improvement projects must be coordinated and reviewed for consistency with the Master Plan. The City of Dexter has a very active Capital Improvement Program (CIP) which outlines a schedule of public service expenditures over the ensuing six (6)-year period and beyond. The City of Dexter CIP does not address all of the capital expenditures for the Village, but provides for large, physical improvements that are permanent in nature, including the basic facilities, services and installations needed for the functioning of the community. These include transportation systems, utilities, municipal facilities and other miscellaneous projects. To qualify for inclusion into the CIP, a project must meet the following standards:  Be consistent with either: o An adopted or anticipated component of the Village’s Master Plan; o A State or Federal requirement; or o A City Council approved policy; and  Constitute permanent, physical or system improvements, or significant equipment purchases, with a minimum project cost of $10,000; and  Add to the value or capacity of the infrastructure of the Village. City of Dexter Master Plan | March 2016 Projects that are considered operational, maintenance or recurring are excluded, except when a limited duration project. 90 Preparation of the CIP is done under the authority of the Municipal Planning Commission Act (PA 33 of 2008, as amended). It is the City Planning Commission’s goal that the CIP be used as a tool to implement the Village’s Master Plan and assist in the Village’s financial planning. The CIP proposes project funding relative to the anticipated availability of fiscal resources and the choice of specific improvements to be achieved throughout the six (6)-year plan. Plan Education Citizen involvement and support will be necessary as the Plan is implemented. Local officials should constantly strive to develop procedures that make citizens more aware of the planning and zoning process and the day-to-day decision making �which affects implementation of the Plan. A continuous program of discussion, education, and participation will be extremely important as the City moves toward realization of the goals and objectives contained within the Master Plan. Currently, the City utilizes various media outlets to keep residents informed. These include: a Facebook page, email updates, quarterly newsletter and City website. Plan Updates City of Dexter Master Plan | March 2016 The Plan should not become a static document. The City Planning Commission should attempt to re-evaluate and update portions of it on a periodic basis. In accordance with Michigan Public Act 33 of 2008, as amended, the City is required to review the Plan every five (5) years to determine whether to commence the procedure to amend or adopt a new Plan. However, the Planning Commission should set goals for the review of various section of this Plan on a yearly basis. The Master Plan should also be coordinated with the City Parks and Recreation Master Plan to provide proper long-range planning for parks and recreation improvements. 91 �92 City of Dexter Master Plan | March 2016 �City of Dexter Master Plan | March 2016 Appendix – Community Survey Results 93 �94 City of Dexter Master Plan | March 2016 �n 2011 Master Plan Update Survey SurveyMonkey 1. What is your age? Under 25 □ Response Response Percent Count 0.6% 1 25-34 12.3% 20 35-44 35.2% 57 45-54 18.5% 30 55-64 22.2% 36 11.1% 18 answered question 162 skipped question 0 Response Response Percent Count 65 and over c=J 2. What is your gender? Male 41.4% 67 Female 58.6% 95 answered question 162 skipped question 0 1 of 31 �3. Please select your household income. Response Response Percent Count □ 5.1% 8 CJ 9.5% 15 $100,000 to $149,999 34.8% 55 $75,000 to $99,999 20.9% 33 $50,000 to $74,999 20.9% 33 $200,000 or more $150,000 to $199,999 $25,000 to $49,999 D 6.3% 10 Less than $25,000 □ 2.5% 4 answered question 158 skipped question 4 Response Response Percent Count 4. Please select your highest level of education? Graduate/Professional Degree 38.1% 61 Bachelor's Degree 41.9% 67 Associate's Degree CJ 8.8% 14 Some College, No Degree CJ 8.8% 14 □ 1.9% 3 □ 0.6% 1 answered question 160 skipped question 2 High School Graduate Did Not Graduate High School 2 of 31 �5. What is your current employment status? Response Response Percent Count Employed 64.4% 103 Retired 18.8% 30 CJ 8.8% 14 □ 1.9% 3 D 6.3% 10 answered question 160 skipped question 2 Response Response Percent Count Self-Employed Unemployed Homemaker/Stay-at-Home Parent 6. If you are employed, where do you work? Village of Dexter 20.9% 23 Ann Arbor 43.6% 48 D 6.4% 7 City of Chelsea □ 2.7% 3 Other Washtenaw County D 5.5% 6 Scio Township Home-based business CJ 10.0% 11 Detroit Metro Area c=J 10.9% 12 Other (please specify) 3 of 31 16 answered question 110 skipped question 52 �7. Do you live in the Village of Dexter? Response Response Percent Count Yes 68.6% 109 No 31.4% 50 answered question 159 skipped question 3 8. If yes to the previous question, please indicate how long you have been a resident of the Village of Dexter. If no, skip to the next question. Less than 1 year D Response Response Percent Count 5.5% 6 1-5 years 30.9% 34 6-10 years 30.9% 34 11-20 years 20.0% 22 □ 3.6% 4 CJ 9.1% 10 answered question 110 skipped question 52 21-30 years More than 30 years 4 of 31 �9. Do you own or rent property in the Village of Dexter? Own Response Response Percent Count 74.3% 113 4.6% 7 Own and Rent 0.0% 0 Not Applicable 21.1% 32 answered question 152 skipped question 10 Response Response Percent Count Rent □ 10. Do you own a business in the Village of Dexter? Yes 9.0% 14 No 91.0% 141 answered question 155 skipped question 7 5 of 31 �11. If you do not live in the Village of Dexter where do you live? Response Response Percent Count Scio Township 25.0% 13 Dexter Township 36.5% 19 Webster Township 13.5% 7 Lima Township 19.2% 10 5.8% 3 City of Ann Arbor D Other (please specify) 4 answered question 52 skipped question 110 Response Response Percent Count 12. Please select the term that best describes your residence? Single-Family Traditional 44.2% 69 48.1% 75 □ 0.6% 1 D 7.1% 11 Single-Family Subdivision (Dexter Crossing, Huron Farms, Westridge) Apartment Condominium or Duplex Other (please specify) 6 of 31 2 answered question 156 skipped question 6 �13. What are the 5 MOST favorable features of the Village of Dexter? Response Response Percent Count Friends/Family live nearby 30.1% 46 Small town/historic character 79.1% 121 Nice Neighborhood 49.0% 75 Access to parks & recreation 50.3% 77 Cost/value/quality of housing 34.0% 52 Friendliness of people 43.1% 66 Close to shopping opportunities 22.2% 34 Proximity to expressways 17.0% 26 Proximity to work/employment 22.2% 34 0.7% 1 55.6% 85 4.6% 7 18.3% 28 3.3% 5 Access to arts and culture 13.7% 21 Dexter Community Schools 51.6% 79 5.2% 8 Access to public transit □ Proximity to Ann Arbor Proximity to Detroit □ Proximity to the University of Michigan Proximity to other higher education institutions Focus on environmental concerns □ □ Other (please specify) 7 of 31 11 answered question 153 skipped question 9 �14. What are the 5 LEAST favorable features of the Village of Dexter? Lack of commercial development Response Response Percent Count 20.8% 31 Too much commercial development CJ 10.1% 15 Lack of proximity to employment CJ 10.1% 15 41.6% 62 D 7.4% 11 D 7.4% 11 □ 0.7% 1 □ 2.0% 3 Inadequate road maintenance 19.5% 29 Traffic congestion 42.3% 63 Traffic and speed enforcement 14.1% 21 2.0% 3 10.7% 16 6.0% 9 21.5% 32 D 6.7% 10 Proximity to Ann Arbor □ 1.3% 2 Proximity to Metro Detroit □ 0.7% 1 Lack of public transit 28.9% 43 Lack of shopping options 36.2% 54 High local taxes 51.7% 77 Limited access to public transit Lack of art and cultural opportunities Lack of affordable housing Dexter Community Schools Lack of access to top tier schools Public safety Lack of downtown identity/feel Lack of parks & recreation options □ c=J D Lack of non-motorized transportation options Limited housing options 8 of 31 �Lack of focus on environmental issues □ 5.4% 8 Other (please specify) 36 answered question 149 skipped question 13 15. How important should each of the following be to the Village of Dexter government? Very No Response Important Opinion Count 38.7% (58) 33.3% (50) 0.0% (0) 150 15.2% (23) 28.5% (43) 53.6% (81) 0.0% (0) 151 2.7% (4) 22.8% (34) 24.8% (37) 48.3% (72) 1.3% (2) 149 17.7% (26) 26.5% (39) 25.2% (37) 25.9% (38) 4.8% (7) 147 17.4% (26) 22.8% (34) 29.5% (44) 26.2% (39) 4.7% (7) 149 22.0% (33) 26.0% (39) 25.3% (38) 21.3% (32) 6.0% (9) 150 8.7% (13) 23.3% (35) 36.7% (55) 29.3% (44) 2.0% (3) 150 8.7% (13) 25.3% (38) 40.7% (61) 25.3% (38) 0.0% (0) 150 Enforcing zoning and building codes 7.3% (11) 33.3% (50) 37.3% (56) 16.0% (24) 6.0% (9) 150 Providing more housing for seniors 22.1% (33) 37.6% (56) 19.5% (29) 8.1% (12) 13.4% (20) 149 15.3% (23) 34.0% (51) 28.7% (43) 10.7% (16) 11.3% (17) 150 24.7% (36) 39.7% (58) 18.5% (27) 9.6% (14) 8.9% (13) 146 6.0% (9) 14.7% (22) 35.3% (53) 41.3% (62) 2.7% (4) 150 Improving the existing appearance of the downtown Pedestrian and bicycle pathways Improving traffic flow on primary roadways Offering more frequent public transportation to Ann Arbor Improving access to public transportation Providing access to local and regional commuter rail Focusing on environmental issues and energy efficiency Providing additional parks and recreation opportunities Provide more housing for young families Provide more affordable housing Redeveloping vacant and underutilized commercial properties Not Somewhat Important Important 5.3% (8) 23.3% (35) 2.6% (4) 9 of 31 Important �Encouraging historic preservation New or improved Village Hall New or improved Emergency Services Station Public restrooms in the downtown Providing additional public parking in the downtown Providing public art 6.0% (9) 22.0% (33) 42.7% (64) 26.0% (39) 3.3% (5) 150 34.2% (51) 33.6% (50) 20.8% (31) 4.0% (6) 8.1% (12) 149 13.2% (20) 40.4% (61) 25.8% (39) 9.3% (14) 11.3% (17) 151 15.4% (23) 32.9% (49) 31.5% (47) 17.4% (26) 3.4% (5) 149 23.2% (35) 39.7% (60) 25.2% (38) 10.6% (16) 1.3% (2) 151 28.1% (41) 43.2% (63) 16.4% (24) 8.2% (12) 5.5% (8) 146 10 of 31 answered question 152 skipped question 10 �16. What types of commercial development could the Village of Dexter use more of? Check all that apply. Essential services (grocery, dry Response Response Percent Count 22.6% 33 36.3% 53 Restaurants (chain/national brand) 26.7% 39 Restaurants (independent) 69.2% 101 45.2% 66 6.2% 9 26.0% 38 8.2% 12 32.9% 48 13.0% 19 cleaners, hardware, etc.) Specialty shops, Boutiques, Independent Retail Entertainment (movies, night clubs, youth activities) Big Box stores (Meijers, Home Depot, Target) D Research/Office Industrial D Mixed Use (combination of uses, residential and commercial) None - There is enough commercial development Other (please specify) 11 of 31 12 answered question 146 skipped question 16 �17. What type of residential development could the Village of Dexter use more of? Check all that apply. Response Response Percent Count Apartments 16.7% 23 Attached Condominiums 18.1% 25 Senior Citizen housing 21.0% 29 1.4% 2 Detached single family homes 23.2% 32 None 50.7% 70 Manufactured homes D Other (please specify) 12 of 31 11 answered question 138 skipped question 24 �18. The Village of Dexter has several corridors that because of their location, unique character, or development potential require special attention. Please prioritize these areas that you feel need further study, development and/or redevelopment consideration and/or policy direction. Use the priority numbers 1 (highest), 2, 3, 4, 5 (lowest). Response 1 2 3 4 5 Dexter Ann Arbor Road 34.1% (47) 26.8% (37) 25.4% (35) 6.5% (9) 7.2% (10) 138 Main Street 37.5% (54) 24.3% (35) 18.8% (27) 11.8% (17) 8.3% (12) 144 Baker Road 34.3% (47) 27.7% (38) 26.3% (36) 5.8% (8) 5.8% (8) 137 Residential 7.7% (10) 13.1% (17) 18.5% (24) 45.4% (59) 15.4% (20) 130 Other 22.5% (9) 5.0% (2) 15.0% (6) 2.5% (1) 55.0% (22) 40 Count Other (please specify) 19 answered question 146 skipped question 16 19. If public transit or light rail service was improved in Dexter would you be more likely to use it for any of the following destinations? Check all that apply. Response Response Percent Count Ann Arbor 86.8% 99 Detroit 47.4% 54 Work 33.3% 38 Entertainment 57.9% 66 Other (please specify) 13 of 31 16 answered question 114 skipped question 48 �20. Would you be supportive of funding improvements to public transit or light rail service in Washtenaw County? In FAVOR of improvements and Response Response Percent Count 51.8% 73 27.7% 39 20.6% 29 answered question 141 skipped question 21 FUNDING improvements In FAVOR of improvements but NOT FUNDING improvements NOT in FAVOR 21. How often do you think that you would use rail service if available? Response Response Percent Count 1 time per week 30.1% 44 1 time per month 30.8% 45 2 times per year 17.1% 25 Never 21.9% 32 answered question 146 skipped question 16 14 of 31 �22. Would you like the Village to host another Town Hall meeting with information on the process of becoming a city and/or what it means to become a city or another topic? Response Response Percent Count Yes 52.3% 69 No 47.7% 63 Other (please specify) 15 answered question 132 skipped question 30 23. What methods of communication do you find most valuable to receive Village information? Check all that apply. Response Response Percent Count Village E-mail Update 78.9% 116 Village Facebook Page 40.8% 60 Village Newsletter 38.8% 57 Village Website 36.7% 54 Newspaper 18.4% 27 Other (please specify) 15 of 31 1 answered question 147 skipped question 15 �24. Are there specific areas of concern that you have that you would like the Village of Dexter to address? Response Count 55 answered question 55 skipped question 107 25. Is there anything else that you would like the Village of Dexter to consider? Response Count 33 16 of 31 answered question 33 skipped question 129 �Page 2, Q6. If you are employed, where do you work? 1 Telecommute May 4, 2011 7:27 PM 2 Jackson Apr 22, 2011 5:16 AM 3 Chelsea Hospital Apr 13, 2011 7:37 AM 4 lenawee county Apr 12, 2011 2:00 PM 5 Lansing Apr 12, 2011 12:54 PM 6 Jackson County Apr 10, 2011 3:47 PM 7 Lansing Apr 3, 2011 11:26 AM 8 Jackson Apr 2, 2011 3:53 PM 9 Jackson Apr 2, 2011 10:22 AM 10 Flint Apr 2, 2011 6:12 AM 11 Pinckney Mar 29, 2011 5:15 PM 12 Pinckney Mar 29, 2011 3:30 PM 13 Work remotely for NY-based business. Mar 29, 2011 3:01 PM 14 Pinckney Mar 29, 2011 1:50 PM 15 RN--contingent Mar 29, 2011 11:11 AM 16 Also in Fall I work in the Village of Dexter. Mar 29, 2011 9:12 AM Page 2, Q11. If you do not live in the Village of Dexter where do you live? 1 Village of Dexter Apr 19, 2011 2:26 PM 2 Chelsea Apr 13, 2011 6:07 AM 3 Leoni Twp. Apr 12, 2011 2:27 PM 4 Hamburg Township Mar 29, 2011 8:08 AM Page 2, Q12. Please select the term that best describes your residence? 1 Owner occupied apartment building Apr 13, 2011 6:08 AM 2 FARM Apr 5, 2011 10:16 AM 17 of 31 �Page 3, Q1. What are the 5 MOST favorable features of the Village of Dexter? 1 The park at Mill Creek is going to be really nice. May 4, 2011 1:29 PM 2 Developing restaurant scene downtown and responsive village govt/services Apr 12, 2011 2:50 PM 3 Able to walk/bike to errands. Apr 12, 2011 2:33 PM 4 Library Apr 3, 2011 6:46 PM 5 Outstanding, quick responding Village municipal services Apr 3, 2011 11:31 AM 6 City center (gazebo, etc.) and sidewalks from subdivision neighborhoods to access Apr 2, 2011 10:35 AM 7 proximity to metro parks Apr 1, 2011 10:02 PM 8 Proximity to church (Dexter United Methodist) and The Dexter Orchestra and Band Apr 1, 2011 4:32 PM 9 People take care of each other. Mar 29, 2011 4:27 PM 10 I especially like the fact that the majority of my needs are within walking distance Mar 29, 2011 9:27 AM 11 farmers market and library Mar 29, 2011 8:17 AM 18 of 31 �Page 3, Q2. What are the 5 LEAST favorable features of the Village of Dexter? 1 Too many empty spots in downtown (really miss Busch's downtown). Gun range and buck pole! 2 existing vacant properties not mowed and kept neat..and there is no bi-law to enforce the upkeep of vacant lots in this village. Noxious weeds and rodents thrive in these lots. There needs to be a law against this neglect by owners. May 7, 2011 5:42 AM 3 Street maintenance in older section of village--curb & gutters needed on side streets. Less rental housing and or stricter restrictions for maintaining such housing, rental units need to have storage & parking areas provided by owner. May 6, 2011 12:56 PM 4 Lack of Ordinace enforcment, Lack of traffic/ speed enforcement May 6, 2011 12:29 PM 5 Lacks variety of options for dining out May 4, 2011 5:34 PM 6 lack of family/economical restaurants May 4, 2011 5:19 PM 7 tendency for residents to be racist May 4, 2011 2:52 PM 8 Lack of Downtown Supermarkets and Lack of Restuarants Apr 19, 2011 2:46 PM 9 Lack of village support to ensure businesses can advertise using signs to draw attention. Apr 18, 2011 2:12 PM 10 I like Dexter Apr 14, 2011 10:20 AM 11 Please keep the village "news boards" around town attractive and updated! Apr 14, 2011 7:44 AM 12 Poor sidewalks, no sidewalks in places. Apr 13, 2011 6:14 AM 13 lack of sidewalks on all village streets - at least one side of street Apr 13, 2011 5:10 AM 14 limited sidewalks Apr 12, 2011 6:49 PM 15 Many locals seem to fear change of any kind. Apr 12, 2011 3:55 PM 16 Downtown often not pedestrian-friendly on weekends and lack of safe bike/walk access from west Apr 12, 2011 2:50 PM 17 Lack of safe walking routes and connectivity to newer developments in the village. Apr 12, 2011 2:33 PM 18 Lack of attention to sidewalks: Missing on some streets and winter shoveling not enforced. Apr 12, 2011 2:03 PM 19 No Outdoor pool Apr 12, 2011 1:48 PM 20 lack of dining/restaurants with good, affordable food Apr 12, 2011 1:04 PM 21 We cannot believe how many roads are unpaved. It would be nice if there was at least a plan to pave them. Apr 12, 2011 12:59 PM 22 Lack of a good Recreation Center, like Saline's; lack of a bigger Library Apr 11, 2011 8:29 AM 23 The bridge between Dexter Township and the Village is very congested in the morning and evening. Apr 5, 2011 9:32 AM 19 of 31 May 11, 2011 12:09 PM �Page 3, Q2. What are the 5 LEAST favorable features of the Village of Dexter? 24 Not enough bike lanes through town Apr 5, 2011 9:28 AM 25 downtown trash; lack of strong community feel; lack of community group that really wants to see Dexter excel; lack of sidewalk system Apr 3, 2011 3:16 PM 26 Lack of diversity Apr 3, 2011 11:31 AM 27 need downtown grocery store again Apr 2, 2011 7:17 AM 28 Dexter is not friendly. Apr 2, 2011 7:10 AM 29 ban on keeping backyard chickens Apr 1, 2011 4:47 PM 30 the last road improvement created trafic pinch points at corners where the curb was extended into the roadway. Cars making left turns totally block trafic until they turn. Apr 1, 2011 4:36 PM 31 (Lack of ---traffic/speed enforcement) Apr 1, 2011 4:32 PM 32 Property taxes are out of control. Mar 29, 2011 3:05 PM 33 Few decent restaurants Mar 29, 2011 2:03 PM 34 would like a grocery store on the west side of town. Mar 29, 2011 2:01 PM 35 Lack of good, affordable restaurants Mar 29, 2011 11:56 AM 36 potential medical marijuiana dispensaries Mar 29, 2011 11:16 AM Page 3, Q4. What types of commercial development could the Village of Dexter use more of? Check all that apply. 1 Wine shop May 8, 2011 4:51 AM 2 Fill existing buildings. Keep downtown character and charm. May 4, 2011 5:34 PM 3 Restaurants that are not pizza & burgers focused. May 4, 2011 1:29 PM 4 Small grocer in the village would be great.. Apr 14, 2011 7:44 AM 5 A small grocery/deli/cafe downtown would be great! Apr 12, 2011 2:50 PM 6 Businesses that stay open later in the evening Apr 12, 2011 2:39 PM 7 fitness Apr 12, 2011 2:26 PM 8 Outdoor public pool Apr 12, 2011 1:48 PM 9 Instead of 3 higher priced restaurants downtown, it would be nice if there was a sandwich/salad/deli type place. Apr 12, 2011 12:59 PM 10 Fill up the empty office/commercial space in downtown. No new building until old spaces filled Apr 7, 2011 5:19 AM 20 of 31 �Page 3, Q4. What types of commercial development could the Village of Dexter use more of? Check all that apply. 11 No Big Box stores!! 12 research & light industrial Apr 4, 2011 4:49 PM Mar 29, 2011 8:44 AM Page 3, Q5. What type of residential development could the Village of Dexter use more of? Check all that apply. 1 Mix. More character less cheaply built subdivision homes. May 4, 2011 5:34 PM 2 many homes and lots for sale or in foreclosure, no reason to develop further at this point. Apr 26, 2011 5:44 AM 3 Downtown Housing - affordable loft style condo's above businesses Apr 19, 2011 2:46 PM 4 Concerned about the number of rental properties and their appearance... Apr 14, 2011 7:44 AM 5 Residential over retail/office downtown; brownstone-style units along Forest or Grant Apr 12, 2011 2:50 PM 6 Let's try to maintain what we currently have. Apr 5, 2011 9:32 AM 7 Need places of employment first then housing for employees will follow Apr 3, 2011 7:50 AM 8 (affordable) Apr 1, 2011 4:32 PM 9 I don't know Apr 1, 2011 4:31 PM 10 No more "garage mahals"!!!! Mar 30, 2011 6:49 PM 11 Low income housing Mar 29, 2011 1:36 PM 21 of 31 �Page 3, Q6. The Village of Dexter has several corridors that because of their location, unique character, or development potential require special attention. Please prioritize these areas that you feel need further study, development and/or redevelopment consideration and/or policy direction. Use the prior... 1 Absolutely need to understand traffic flow and how to best move traffic thru downtown at peak times. That left turn light at Main and Central(?) is HORRIBLE. 2 Dexter Chelsea Rd May 8, 2011 4:51 AM 3 At rush hours, people wanting to beat the traffic lights are cutting through connecting residential streets to beat the lights on Dex/A2 Rd. These cars are speeding and create danger on an otherwise quiet residential street. Perhaps speed bumps on these side streets would suffice? May 7, 2011 5:42 AM 4 Railroad Corridor needs a common identity for the future Apr 19, 2011 2:46 PM 5 Mast Rd. Bridge & Central St Apr 19, 2011 10:53 AM 6 lowing speed limit on highly populated dirt roads Apr 18, 2011 2:12 PM 7 1. residential for Forest and Grant W of Baker; 2. downtown commercial adjacent to Creek; 3. Central St to Bridge Apr 12, 2011 2:50 PM 8 neighborhood streets (Fifth, Fourth, others considered to relieve commuter congestion on arterials at peak times Apr 10, 2011 5:19 PM 9 smaller side streets with access to commercial buildings Apr 9, 2011 6:48 PM 10 The Bridge by A&W is a traffic nightmare and scary for those families that try to bike or walk into town. Apr 5, 2011 9:32 AM 11 The area around the new high school; Shield Rd and Parker Rd Apr 5, 2011 5:17 AM 12 Central St Apr 3, 2011 11:31 AM 13 I don't know Apr 1, 2011 4:31 PM 14 central from park to bridge Mar 30, 2011 3:29 PM 15 Mast Mar 29, 2011 5:48 PM 16 Dexter Pinckney/Territorial Rd. Area Mar 29, 2011 2:01 PM 17 Central/Mast Road Mar 29, 2011 9:33 AM 18 note I am not familar with current zoning so am unsure if change is required Mar 29, 2011 9:28 AM 19 tunnel under the tracks need work Mar 29, 2011 8:15 AM 22 of 31 May 11, 2011 12:09 PM �Page 4, Q1. If public transit or light rail service was improved in Dexter would you be more likely to use it for any of the following destinations? Check all that apply. 1 As the population ages there will be more of a need for this in the village in future...particularly to A2 for appointments etc. May 7, 2011 6:02 AM 2 Brighton, Novi May 4, 2011 5:45 PM 3 Metro airport May 4, 2011 1:15 PM 4 None Apr 20, 2011 7:41 AM 5 Detroit Metro Airport Apr 14, 2011 11:22 AM 6 Chicago Apr 14, 2011 7:50 AM 7 Chelsea Apr 13, 2011 6:17 AM 8 Teen transportation Apr 12, 2011 2:35 PM 9 doubt there is enough demand to a single destination to be economically viable. Apr 3, 2011 8:12 AM 10 Jackson Apr 2, 2011 10:40 AM 11 casinos Apr 2, 2011 7:21 AM 12 Airport Apr 1, 2011 7:55 PM 13 no Apr 1, 2011 4:39 PM 14 none Mar 31, 2011 6:50 PM 15 Don't want it in Dexter! Mar 29, 2011 11:21 AM 16 none Mar 29, 2011 9:37 AM 23 of 31 �Page 4, Q4. Would you like the Village to host another Town Hall meeting with information on the process of becoming a city and/or what it means to become a city or another topic? 1 I am not in favor of the Village becoming a city. May 9, 2011 7:18 AM 2 Just communication, no time to attend meetings. May 4, 2011 5:45 PM 3 Too much time and effort has already been expended to no avail Apr 22, 2011 5:25 AM 4 I am a proponent of cityhood, but dont need another meeting Apr 17, 2011 5:44 AM 5 I think we should NOT become a City and it has been a huge waste of our tax dollars, We should focus on being the best Village in the State. The Board needs to play nicely with the Other Townships and vice versa and start thinking about their constituents and not about their own power trips. Apr 14, 2011 10:22 AM 6 Not sure what the advantages are... Apr 14, 2011 7:50 AM 7 I still do not understand the need even though I attended a meeting. Apr 12, 2011 2:06 PM 8 Having moved here from a village of 30,000, and grown up in a village of 65,000 we can't figure out why Dexter is so intent on becoming a city. Apr 12, 2011 1:03 PM 9 If state level approval is obtained then have meeting. No mention of this status since last Dec.. Apr 3, 2011 8:12 AM 10 No good reason for cityhood that I have heard of !! Apr 2, 2011 7:21 AM 11 Why? Aren't we in the middle of the process? Apr 1, 2011 10:43 AM 12 No city!!! Mar 30, 2011 6:51 PM 13 Don't want Dexter to become a city but if it is going to happen anyway, yes a meeting would be helpful; public voting on medical marijuiana dispensaries Mar 29, 2011 11:21 AM 14 Only if something new comes up on the subject. Mar 29, 2011 9:37 AM 15 I'm just upset it's taking so long... Mar 29, 2011 9:04 AM Page 4, Q5. What methods of communication do you find most valuable to receive Village information? Check all that apply. 1 Twitter Mar 29, 2011 9:04 AM 24 of 31 �Page 4, Q6. Are there specific areas of concern that you have that you would like the Village of Dexter to address? 1 Speed limit in front of Country Market & Bucsh's should be lowered to 35 mph. May 17, 2011 8:26 AM 2 Could the old Cottage Inn be demolished to build a true intersection to transport people in and out of town? Please make the left turn light at Main and Central a blinking red light. It often caused stopped traffic for one car only. May 11, 2011 12:12 PM 3 The village should consider completing the pathway along Shield road for students walking between schools. At the present time it is dangerous for students walking on the road across the bridge on Shield Road. Also, the Shield and Baker road intersection presents a hazardous situation during the school rush (both morning and afternoon). There needs to be a traffic light or police assistance during these high-traffic periods. Traffic, including school buses, are unable to safely get unto Baker Road. Added to this congestion is traffic exiting the Walkabout apartment complex and students attempting to cross Baker. This is an extremely dangerous situation at certain times of the day and if not addressed, it is only a matter of time before there are serious injuries worse. May 9, 2011 7:18 AM 4 This is a GREAT place to live! May 8, 2011 4:58 AM 5 strong traffic congestion in downtown dexter. makes it less than desirable to go to downtown. May 7, 2011 4:02 PM 6 I hope that the Village of Dexter maintains the fine police and fire departments that we presently have. This is very important. We can be very proud of and thankful for our fire and police departments here. I feel safe living here in this village. May 7, 2011 6:02 AM 7 We need to see a sidewalk installed on Hudson Street from Fourth to Cottonwood Lane, as well as a sidewalk on Second Street (particularly between Hudson and Central Street). There has been a huge increase in residents not adhering to the speed limits, running stop signs, and allowing their dogs to defecate on public and private grass, and on the public sidewalks (all winter). We could have a stepped up patrols to address the traffic issue and increase public awareness of the the dog feces issue in the newsletterers, email updates, and Dexter Leader. It would be best to place this reminder up-front and not buried deep in the the newsletter or email update. The reminders should include what the fines will be if caught. May 6, 2011 4:00 PM 8 Main Street needs repair. I haven't heard anything about this happening. You have not convinced me that becoming a city is something we should do. May 6, 2011 1:52 PM 9 Rental units/houses the owners need to be held accountable for their appearance. May 6, 2011 12:58 PM 10 Ordinances need to be enforced. May 6, 2011 12:32 PM 11 All the vacant buildings in the Country Market strip mall May 5, 2011 11:45 AM 12 traffic flow that supports local business but does not get congested twice a day May 4, 2011 7:32 PM 13 Keep small town charm. Large buildings, cookie cutter cheap construction taking away from that small town look and feel. Northville and Plymouth are good examples of areas with new development that have maintained a small town feel. May 4, 2011 5:45 PM 25 of 31 �Page 4, Q6. Are there specific areas of concern that you have that you would like the Village of Dexter to address? 14 Safer roads to permit student to walk or bike to school. May 4, 2011 5:06 PM 15 A roundabout at Parker & Island Lake & Dexter Ann Arbor would help school traffic in the mornings and left turns. May 4, 2011 1:32 PM 16 Traffic flow: 1) During peak hours, ensure efficient flow through main fares; 2) Not choking free traffic during non-peak hours (e.g., the horrible light @ Mill Creek School) 3) Providing easier pedestrian (or bicycle) access from other side of train bridge into downtown May 4, 2011 1:22 PM 17 Improve the pedestrian sidewalk crossings at both Railroad crossings. Enhance look of Mast Road Entrance to Village near Mast Road Bridge Apr 19, 2011 2:47 PM 18 I would like to see more curb and gutter and sidewalks in the core, older part of the village. Also, more property maintenance efforts and enforcement of ordinances. Apr 17, 2011 5:44 AM 19 Should support the medical marijuana initiative by being open to distributors and growers so long as they are in appropriate locations away from schools. Apr 14, 2011 11:22 AM 20 Do NOT become a City!!! Apr 14, 2011 10:22 AM 21 Semi trucks going through the Main St./Ann Arbor St. are so noisy, and not conducive to pedestrian traffic/quality of life. Cross walks in the main shopping area should be clear and cars should slow down and stop for pedestrians. Apr 14, 2011 7:50 AM 22 Cityhood, taxes Apr 13, 2011 6:17 AM 23 More complete sidewalks along roads. Apr 12, 2011 6:55 PM 24 More sidewalks Enforcement of speed limits Transportation to Ann Arbor Apr 12, 2011 6:33 PM 25 Need for outdoor public pool Apr 12, 2011 1:49 PM 26 The lights on Main Street really seem ill-timed, particularly the light at Broad Street. Much of the congestion seems to be due to the timing of the lights. If there truly is a round-a-bout planned to overcome the viaduct area, the lights would have to be changed or you'd just back up on the round-a-bout at Broad and/or Baker. We much prefer looking at extending Parker Rd. rather than a round-a-bout (but know cost should be a consideration too). Apr 12, 2011 1:03 PM 27 Continue improving bike lanes and walking paths in the area Apr 9, 2011 6:50 PM 28 Let's focus on being proactive and having Dexter be a destination city for families from Ann Arbor to travel to on the weekends. However, it is important to maintain the small town feel, because that is what current families love about the town. Let's work together to increase our property value and small town values without jeopardizing the land around the town. We do not need anymore big developments. Apr 5, 2011 9:34 AM 29 One lane rail bridge is dangerous and congested Apr 5, 2011 9:29 AM 30 More historic preservation and art installations. Apr 4, 2011 4:53 PM 31 Speeders and better control over drivers who ignore stop signs. Apr 4, 2011 2:18 PM 26 of 31 �Page 4, Q6. Are there specific areas of concern that you have that you would like the Village of Dexter to address? 32 More benches throughout the town so that people who are walking can stop and rest. Apr 4, 2011 5:23 AM 33 More recycling, especially for #5 plastics, styrofoam, cardboard; central drop off facility would be helpful. Apr 3, 2011 11:34 AM 34 Too much reliance on State and Federal grants. Both have unresolved budget problems, especially Federal. We should not depend upon others to fund our improvements. Apr 3, 2011 8:12 AM 35 Traffic, keep schools top notch Apr 2, 2011 8:40 PM 36 Understand how money is spent for those that pay the Village of Dexter taxes. Apr 2, 2011 7:56 PM 37 A by-pass around the central business district to break-up the congestion going to work and coming home. I don't think that many people are in the mood to stop and shop during these hours anyway. Apr 2, 2011 5:10 PM 38 Continue sidewalk, park and bike path development Apr 2, 2011 10:40 AM 39 Traffiic enforcement in the "old" residential areas. Make the areas feel more connected like the newer subdivisions. Fifith Street is more like Dexter-Ann Arbor Road in terms of traffic and speeding and splits the area. The old areas are not very pedestrian-friendly. We need sidewalks and curb and gutter. Apr 2, 2011 7:47 AM 40 Would like Forest to be repaved, with the corner of Inverness and Forest made more gradual, access to the mailboxes on Inverness repaved in the appropriate arc, the street side parking on Forest nicely graveled... Apr 1, 2011 10:43 AM 41 Keep moving forward with cityhood project Mar 31, 2011 6:10 AM 42 Get some cool stuff downtown. Fill Dexter Crossing!!! Mar 30, 2011 6:51 PM 43 Speeding and failure to obey stop signs. Mar 29, 2011 10:35 PM 44 Please complete the trail from DEXTER to DEXTER-HURON METROPARK as SOON AS POSSIBLE! Mar 29, 2011 5:55 PM 45 Rush hour traffic is extremely frustrating! Needs to desperately be addressed! Mar 29, 2011 4:48 PM 46 Would really like to see safer pedestrian/bicycle paths, especially in three areas: the north side of Dexter-Ann Arbor Road (the trip to Busch's can be dangerous coming up from the village, especially by the car dealership), Baker Road, and the railroad viaduct to points north. Mar 29, 2011 3:45 PM 47 Just really concerned about property taxes and preventing them from going higher. The lower property values over the last few years have been a bummer, but at least our taxes have gone down too. :) Hoping to see careful management of tax dollars so that our community can become more affordable. Mar 29, 2011 3:17 PM 48 Please keep downtown small and unique. Big box stores, national chains, and massive development can stay in Ann Arbor or on Jackson Rd. Mar 29, 2011 2:07 PM 49 We would like a grocery store on the west side of town and traffic improved downtown and under the stone bridge. Mar 29, 2011 2:05 PM 27 of 31 �Page 4, Q6. Are there specific areas of concern that you have that you would like the Village of Dexter to address? 50 Trails to metro park, trail over or under railroad bridge Mar 29, 2011 11:58 AM 51 Please BAN medical marijuiana dispensaries from Dexter! Planting of more trees at the area where the new retirement community intersects the Island Hills Estates neighborhood. Mar 29, 2011 11:21 AM 52 vehicle regulations in the village, primarily parking. Mar 29, 2011 9:37 AM 53 Public Transit - with the close proximity of Dexter to Ann Arbor there really isn't a good reason we can't have more access to buses and take better advantage of AA's public transportation system. Also a Washtenaw-Wayne County commuter rail system would be ideal (as well as a Washtenaw-Jackson County commuter rail system). Mar 29, 2011 9:35 AM 54 speed limit for the first quarter mile east of Dan Hoey on Ann Arbor/Dexter Road Mar 29, 2011 9:32 AM 55 Luring restaurants downtown with the quality of Terry B's and the Red Brick. (Even North Pointe before it closed) It's obvious if you are down there on Friday and Saturday nights that the economy can support one or two more. Mar 29, 2011 9:04 AM 28 of 31 �Page 4, Q7. Is there anything else that you would like the Village of Dexter to consider? 1 Thanks for all that you do. Dexter is an awesome place to live! 2 Nature trail or pedestrian access to Dexter Huron Metropark (bridge.) May 8, 2011 4:58 AM 3 Behind my lovely home in the village there is a vacant commercial property that is never mowed or cared for by the owner who has it for sale. The weeds grow to waist deep or more. There are many noxious weeds and also many types of rodents living in this eyesore that is right in the village on Dexter Ann Arbor Rd. This is appalling. I phoned the village office to report this neglected lot and was told there was nothing that the village could do about the lot. This is rediculous. The village should tell the owners to keep it mowed or the village should do the mowing and add the charges to the owner's taxes plus a fine for noncompliance. This is how it is done in other municipalities. There needs to be something put in place to protect the neighbors of such deadbeats, whether they be domestic or commercial properties. May 7, 2011 6:02 AM 4 Bike and walking paths connecting parks, residential and businesses for transportation and recreation. May 4, 2011 5:45 PM 5 A light rail connecting Chelsea-Dexter-Ann Arbor and beyond would get a lot of use. I would use it to commute to work daily and to shop along the corridor. Apr 14, 2011 11:22 AM 6 Possibility of additional public park area/space for a open dog run. Apr 14, 2011 10:52 AM 7 Stopping the madness and waste of tax dollars on becoming a City and continue to offer charming new ideas like the bridge and landscaping and the skating rink. Apr 14, 2011 10:22 AM 8 Thanks for everything. I love the brush pick-up on Wednesdays! Apr 14, 2011 7:50 AM 9 Pathway from Village to Hudson Mills park. Continue with outdoor entertainment in Gazebo park during summer. Apr 13, 2011 6:17 AM 10 No marijuana dispensaries! Apr 12, 2011 6:55 PM 11 Filling the vacant stores with businesses Apr 12, 2011 6:33 PM 12 I find out local government to be very reponsive and council members do a fine job. Apr 12, 2011 2:06 PM 13 Provide discount in-home water treatment units for residents that do not want fluoridated water. Accept more items for recycling. Update environmental section on web site. Apr 12, 2011 1:16 PM 14 It would be nice to have a recreation center/facility like Saline. We have many families and a very long winter. A good, indoor recreational facility for village taxpayers would be an excellent improvement on the quality of life in the village. Apr 11, 2011 8:32 AM 15 Historic district designation for individual structures and/or portions of the community (a ticklish subject with many, but an important tool in securing the long term stability and quality of historic areas within the community) Apr 10, 2011 5:24 PM 16 More traffic control, speeds can be very uncomfortable for residents. Apr 4, 2011 4:53 PM 29 of 31 May 11, 2011 12:12 PM �Page 4, Q7. Is there anything else that you would like the Village of Dexter to consider? 17 Something more for kids to do around the gazebo in the summer time. Ice rink is great in the winter, but it would be nice to bring the kids downtown in the summer for something other than the DQ or bakery. The park at the river is too far away (feels remote) and their is no safe link between the park and library. Apr 3, 2011 3:21 PM 18 More encouragement/assistance with building plan for Dexter Wellness Center. This project is much needed and highly anticipated among residents. Apr 3, 2011 11:34 AM 19 Extending Mill Creek park walkway south to near Shield road is a nice FUTURE idea but NOT important near term. It should be funded locally, including townships. Lodi township should provide a portion of funding for a combined Fire Dept.; it was not included in recent newspaper articles giving funding amounts. Apr 3, 2011 8:12 AM 20 Love the community! Apr 2, 2011 10:40 AM 21 Don't get left behind by other surrounding communities. Try to attract young, educated families to live in the community. Making the schools known for excellence would be a strong selling point. Apr 2, 2011 7:53 AM 22 Do not allow medical marijuana distribution. Apr 2, 2011 7:47 AM 23 I don't understand why the planned ordinance that would have supported backyard chickens was changed to a ban. We are very disappointed, as we had planned to start keeping a few hens this year. I am surprised that a community that I thought was pretty progressive has gone against the movement toward more sustainable and locally produced food. Apr 1, 2011 4:51 PM 24 That the private association/subdivision rules are not necessarily the appropriate guidelines for the old Village. Apr 1, 2011 10:43 AM 25 I just have to comment that this survey had many questions I found to be worded poorly with choices that seemed strange to me. It made it difficult to understand how a response was really going to be helpful. Mar 30, 2011 7:45 PM 26 Family Dollar, if done right, would be huge magnet for downtown, although I realize we think we're too good for that. Mar 30, 2011 6:51 PM 27 Notice how the upscale restaurants have given way to more pedestrian ones over the last 6 years? Dexter looks upscale, but catering to families is where the money is. I STRONGLY encourage the Village to pursue independent eateries to relocate here in Dexter. SPECIFICALLY, I'd like to see more Chinese and especially MEXICAN/SOUTHWESTERN restaurants in the area! Mar 29, 2011 5:55 PM 28 Having a better downtown chamber of commerce which has activities downtown. Chelsea always seems to be doing something fun and I don't know why the same type of activities don't happen in Dexter. Such as ladies night out. The Chamber is pretty lame right now. Mar 29, 2011 4:30 PM 29 This isn't all in your hands, but a connector someday to the Hudson Mills bike paths would be fantastic--I believe it would be heavily used, and possibly have a real effect on community health and fitness. It's a historical oddity that our community basically borders a wonderful park, but to get to it we have to drive 4.5 miles! I think an entrance in town would really boost the attractiveness of living downtown for active families. Mar 29, 2011 3:45 PM 30 of 31 �Page 4, Q7. Is there anything else that you would like the Village of Dexter to consider? 30 We truly enjoy the summer concert series and community activities. It would be great to (continue to) incorporate these ideas into a master plan. Mar 29, 2011 2:07 PM 31 Give yourselves a pat on the back for the good work already done! Mar 29, 2011 1:38 PM 32 Stop spending so much time and money on public transportation and environmental issues. If you were to put these matters before the voters, they would fail every time. These are pet projects supported by a vocal minority, not the majority of the voters. It would also be nice if you could do something about the traffic congestion at the corner of Baker & Main... Other than that, keep up the good work. Mar 29, 2011 9:04 AM 33 I am pro cityhood. Mar 29, 2011 9:00 AM 31 of 31 � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Wyckoff Planning and Zoning Collection Creator An entity primarily responsible for making the resource Planning & Zoning Center (Lansing, Mich.) (Organization) Wyckoff, Mark A. Description An account of the resource Municipal master plans and zoning ordinances from across the state of Michigan, spanning from the 1960s to the early 2020s. The bulk of the collection was compiled by urban planner Mark Wyckoff over the course of his career as the founder and principal planner of the Planning and Zoning Center in Lansing, Michigan. Some additions have been made to the collection by municipalities since it was transferred to Grand Valley State University. Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1960/2023 Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Subject The topic of the resource Michigan Comprehensive plan publications Master plan reports Zoning--Michigan Zoning--Maps Maps Land use--planning Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Identifier An unambiguous reference to the resource within a given context RHC-240 Format The file format, physical medium, or dimensions of the resource application/pdf Type The nature or genre of the resource Text Language A language of the resource eng Text A resource consisting primarily of words for reading. Examples include books, letters, dissertations, poems, newspapers, articles, archives of mailing lists. Note that facsimiles or images of texts are still of the genre Text. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context Dexter_Master-Plan_2016 Creator An entity primarily responsible for making the resource Planning Commission, City of Dexter, Washtenaw County, Michigan Date A point or period of time associated with an event in the lifecycle of the resource 2016-03-14 Title A name given to the resource City of Dexter Master Plan Description An account of the resource The City of Dexter Master Plan was prepared by the Dexter Planning Commission with the assistance of Carlisle/Wortman Associates, Inc. and was amended as of March 14, 2016. Contributor An entity responsible for making contributions to the resource Carlisle/Wortman Associates, Inc. (consultant) Subject The topic of the resource Master plan reports Dexter (Mich.) Washtenaw County (Mich.) Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Type The nature or genre of the resource Text Format The file format, physical medium, or dimensions of the resource application/pdf Language A language of the resource eng Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/718f7be4c83cfcf1b20f05fdb82334f3.pdf c06a87c30d1dca5edbfc295c45f51f86 PDF Text Text Village of Dexter General Development Plan Update ����This text summarizes the reco11111endatfons of the Village of Dexter Planning Convnission pertaining to the 1986-87 General Development Plan update. Johnson, Johnson & Roy/inc. was retained as a planning consultant to work with the Planning Commission in surveying co11111Unity attitudes and examining land use opportunities that reflect current local desires. This land use plan update was prepared with accompanying graphics to guide development of the village through the end of this century. Just as this plan builds on, and supplements, the 197677/1984 documents that preceded it, so too should future plan reviews periodically occur. It is reco11111ended that reviews occur every five years to maintain an ongoing planning process that truly responds to the changing needs of the co11111unity. The current planning effort was focused on three general areas including: growth and land use patterns within the existing developed portion of the village; opportunities for the 200 acres along Dexter-Ann Arbor Road i and development of the 147 acres south of Dan Hoey Road. The latter two land units represent all of the property recently annexed into the village. A cursory examination of areas north and west of the village 1 imits was also included to assess long-term future development potential. Introduction �A public opinion survey was develop.ed to address the study areas and questions about existing village conditions. It was distributed to all 620 households in the village during hlgustSeptember 1986 through a special mailing. A good response rate of 37 percent of the surveys were returned and the data compiled to detenaine co11U111nity opinions. The following statements indicate preferences on the several subjects surveyed. Comnunity Size and Role • Nearly 90 percent of the respondents felt that the village population should be between its current size (1,524 persons) and double that size (3,000 persons) by the Year 2000 • • A majority of respondents (511) felt that Dexter is best described as a self-sufficient connmity that is proud of its heritage .and its future as a small, but diverse, urban center. The majority opinion (571) of the least desirable description of Dexter is as a tourist destination for 1-94 travelers and Ann Arborites. Land Development • Three land use categories coaprised 50 pe~ent of the tota:1 responses as proposed uses for the 280 acres recently uneud Attitude Survey �on the east end of the village. These uses include single- family housing (20%), parks and recreation (18%), and a mixture of retail, corrmercial, and housing (18%). Seven other categories comprised the remaining 44 percent of responses. • Approximately 64 percent of the respondents either agree or strongly agree that the 127 acres of land south of Dan Hoey Road should be targeted for industrial expansion and new growth. • A large majority of respondents (71%) felt that urban and industrial development along the Jackson Road corridor in Scio Township ~uld eventually connect Ann Arbor to Dexter via Baker Road. Interestingly, the responses were split almost evenly that this linkage would have a positive (44%), or negative (42%) effect on the Dexter community • • It was also almost evenly split on the question of whether additional commercial growth outside of downtown Dexter would be detrimental to the viability of existing businesses. Approximately 43 percent of the respondents thought it would be detrimental, while 40 percent thought it would not. 3 �Downtown • commercial goods and services in downtown Dexter were adequate. very good. • No one thought the variety was outstanding. Approximately 74 percent of the responses centered around four categories of convnercial activities that are lacking in the existing commercial mix. Laundromat ( 30%), reta i1 comparison shops (20%), dine-in restaurants (14%), and speciality retail shops (10%) are listed in their respective order of popularity. Four other categories comprised the remaining 26 percent. • The traffic questions indicated that: 71 percent of respondents felt that downtown street layout/traffic pa ttems are convenient and ~rkable; 67 percent thought there is enough i . Another 40 percent felt that the variety was poor/inadequate, with the remainder indicating the variety is i r Almost 50 percent of the respondents felt that the variety of parking downtown; and 73 percent felt that the parking is convenient. • The ioost popular improvements cited for downtown included: building facade restoration. (32%), planters/flowers (21%), followed by trees and historic streetlights at 18 percent each. 4 �Public Transportation • The only question on public transportation drew a 50 percent response indicating no interest in using a bus connection with Ann Arbor. Some 41 percent indicated they NJuld use such a connection sometimes, and the remaining 9 percent stated they would use it regularly. Housing • According to a rating of housing type needs, it is felt that more single-family housing is desired (63%) in the village. The majority response regarding apartments indicated that 53 percent felt there a re too many apartments in homes but that more apartments in complexes (40%) are needed. There was also a desire for more condominium-type housing (52%), which is virtually non-existent in the village at present. • In a rating of neighborhood conditions, some of the items scoring •Best" in descending order of response frequency include: street trees, wide streets, historic homes, low crime rate, large lots, and on-street parking. Items that were felt to be average include: housing in general, mix of uses, heavy traffic, truck traffic, maintenance, and street 119htins. Items that were felt to be less than a4equate include s1die,w1k ~ondiUon, and curbs and gutters. . �• According to a rating of co11111unity entranceways, the rankings based on responses tallied indicate that Ann Arbor-Dexter is the mst attractive introduction to the village followed by the Dexter-Pinckney entrance. Mast Road and the Dexter-Chelsea entrance were felt to be average, and the Baker Road entrance was rated as the worst introduction to the village. Co11111Unity and Recreation • Civic events (24S), schools (23S), service clubs {15S), and the historical society {15S) were most often cited (comprising 771) as those activities that promote pride in the co11111Unity • • It was indicated by 82 percent of the respondents that Dexter's historic image is important. Village landmarks cited in order of frequency include Monument Park, churches, the Cider Mill, the Gazebo, and Judge Dexter's Home ( total 67S of items cited). • Approximately 54 percent of the respondents indicated that the Mill Pond is an asset to the village • • On the question pertaining to additional parkland for recreation purposes, 41 percent of the respondents th0u9lit ilirt was needed I while 40 percent fndtcated no additional parlla,ld was needed. �i i • A Village Map/Directory in the park (45%) and historic walking tours (33%) were cited as things Dexter should provide for visitors • • A bicycle store (19%), canoe livery (19%), and sporting goods outlet (15%) were cited as the additional commercial uses that ~uld serve the lakes recreation visitors. A complete copy of the survey can be found in Appendix A. The consultant team evaluated existing village conditions and concluded that Dexter's most positive asset is the historic nature of its buildings and landmarks. The mature, well-maintained character of the residential neighborhoods was noted as being particularly attractive. Negative aspects of the conmunity include industrial facilities that are incompatible with adjacent land uses, conmercial sites without landscaping or defined access points, the lack of street trees and sidewalks along major thoroughfares, the need for facade improvements, and hazardous traffic patterns along Dexter-Ann Arbor and Baker roads. analysis of existing conditions is summarized in Figure 1. The Existing Conditions �<1=,1l" . . . □=;::.:'.';-;:;-:::;.:•... □.~~~~:iyf,1•,t> ~v-- ~ '~ , . . . .. . •A+'•::tt1:.'. ' . \" 'i. �Based on the public opinion survey, t .he evaluation of existing Goals conditions, a review of the previous General Development Plan/Comprehensive Plan documents for the village, and input from the Planning Commission, the fol lowing goals were formulated to guide village planning. These goals represent the broad ideals of the village in creating and maintaining Dexter's character as a place that provides the quality of life desired by its residents. 1. Land Use - Provide a land use framework within which controlled development can occur. 2. Circulation - Improve village circulation patterns, examine congestion/ conflict areas, and review parking options related to future growth. 3. Natural Features/Recreation - Preserve and enhance natural features that contribute to community attractiveness and rec rea tiona l potentia 1. 4. Historic Character - Retain and rehabilitate historic village assets to preserve the desired community image. 5. Urban Design - Establish guidelines that insure a high 1evel of quality and continuity in design for future improvements to village entryways, neighborhoods, streetscapes, and private development. 8 �6. Public Services - Determine levels of public services available and required to meet demand associated with projected growth. �I The Plan �The plan update has been organized around the goal statements The Plan focusing on a land use, circulation, and open space framework within which development can occur. It has been determined, through land annexations, that future growth in the village will occur in a southeasterly direction. These parcels of land total in excess of 325 acres, nearly doubling the existing 375-acre vi11age. The updated General Development Plan is enclosed at the end of this section. It is anticipated that as orderly growth occurs in Dexter, some shifting of existing land use patterns will occur to accommodate an increased downtown commercial district, primarily through the relocation of industries to the new industrial park south of Dan Hoey Road. This shift will encourage the development of an integrated downtown core of commercial, service, and higher density housing that provides a viable center to the Dexter community. Other desired land uses have been incorporated to provide a balance to colllmunity growth and retention of historic character. The following descriptions highlight changes incorporated into the plan. Land use has been organized into six basic categories: Land Use residential, commercial, industrial, public and quasi-public, public utilities, and recreation/open space/parks. Under these 10 �headings more detailed breakdowns have been utilized to specify intensity of use. Residential The three residential categories specified in the 1977-78 plan have been carried forward in the update to provide the housing mix opportunities desired by the Village Plan. Densities have been altered to confonn with the plan update. RESIDENTIAL CATEGORY BREAKDOWN FOR DEXTER VILLAGE D.U. 1 s Category Per Acre Possible Unit Type Semi-Urban Re s i d en ti al Low Density 1-2 Primarily single-family homesites requiring on-site sewer and water facilities. Minimum lot size, onehalf acre. Urban Residential Low Density 3-6 Primarily single-family homesites with municipal type services. Possible low-density cluster developments of single-family homesites or town houses. Minimum lot size, 8,000 square feet. Urban Residential Medium Density 7-13 Single-family homesites, town houses, duplexes, row houses, apartments. Maximum height of buildings-- three stories. l1 --- - - ---------------------------- �Semi-Urban Residential - Low Density (Estate Residential)- This category is currently not included within the village limits but is reconmended for property bounded by Parker Road, Shield Road, and Mill C.reek just west of, and adjacent to the village. Additional sites of this size could be acconvnodated north of the village along Mast Road and Huron River Drive. Urban Residential - Low-Density - This category provides the predominant housing density specified for expansion into the Dexter Highlands 150-acre parcel. It is a density that will allow for new housing areas to be configured on a plan that emulates the character of the major existing neighborhoods in Dexter. It is envisioned that the new housing areas will reflect some of those qualities determined most desirable by Dexter resident:;, including broad rights-of-way, large lots, historically complimentary architecture, and room for street trees. In addition, it is proposed that new lots are subdivided around a street system that preserves valuable natural drainageways (open space) and takes advantage of the rolling topography of the site. It is anticipated that approximately 225 home sites may be added to the village in this area. Urban Residential - Medium Density - This housing category has been specified for three areas of the community to provide for a variety of higher density opportunities. First, to the east of the Urban Residential - Low Density housing proposed in the Dexter 12 - --------- �Highlands area, it has been indicated to allow for clusters of condominiums. Second, across Dexter-Ann Arbor Road some fifty acres is envisioned as additional cluster housing or apartments. Third, areas immediately north and south of the Central Business District are targeted for a mixture of apartment opportunities that wil 1 service the needs of senior citizens and persons desiring close proximity to downtown services. It is suggested that the total of these three higher density areas be limited to no ioore than 350 dwelling units. Mobile Home Park - Approximately thirty acres on the eastern end of the Dexter Highlands property have been designated as a site for ~bbile Home Park development. At the current accepted density of modem parks, 4-5 dwelling units/acre, this site could provide up to 150 home sites. Commercial Four subcategories of convnercial activity have been broken out to help guide future growth of these use types. The categories are local co11111ercial, office conmercial, service commercial, and planned unit commercial. The overriding concern in designating these subcategories was expansion of a strong downtown co11111ercial base supplemented by essential, but non-competing, outlying co11111ercial uses. The subcategories are defined as follows: 13 �Local Conmercial - The compact Central Business District (CBD) of It contains the shops and services necessary for day-to-day living, convenience items, comparison shopping facilities, and specialty retail operations. It is pedestrian in orientation, moving the shopper from both on- and off-street parking areas to the shopping district conveniently. the community. A second local convnercial district is envisioned around the Mast Road entry to the village. This district represents the historic traditions of Dexter's ancestors and should be preserved/enhanced to serve this role. The Dexter Mill, Cider Mill, and railroad depot provide important anchors to this district. Office Commercial - This category responds to a need for modem professional offices that may or may not be located in the Central Business District but do not compete for prime CDD retail space. These offices are generally clinical and service-oriented with associated off-street parking and provisions for special client requirements. They are residential in scale and compatible with neighborhood uses. The Office Convnercial District is an area that consists of the Dexter Highlands property fronting on Dexter-Ann Arbor Road. This area provides an opportunity to establish modern medical and professional service offices as a convenient annex to the downtown 14 �L - base. Location of these uses outside the CBD is not expected to detract from its strength as the community center. Service Commercial - This category was developed for those commercial uses requiring on-site storage, with wholesale distribution and retail sales orientation, however, not as high profile as Central Business District uses. Uses in this category include building trades and supplies, autoJOOtive repair, agricultural suppliers, and special uses to include fast food restaurants. Planned Unit - This category is defined in response to a desire for commercial leisure time activities within the village. These activities will not compete for downtown retail space but offer a social gathering district to accommodate commercial recreational needs. The existing CBD will continue to be Dexter's primary local commercial district. It is envisioned that this area will expand and strengthen its role as the primary shopping center for Dexter and outlying residents over the next 10-15 years. Space will be made available for expansion as existing downtown industries expand or relocate in the new industrial park. Recommendations for the expansion of this district include creating additional commercial facilities in areas presently used for parking, moving off-street parking areas behind the commercial shops, realigning 15 �Alpine Street south of Dexter-Ann Arbor and Baker Road at Central to eliminate the existing hazardous intersections, developing medium-density housing as a transition between conmercial areas and single-family residences, and promoting the east bank of the Mill Pond as a public open space. Figure 2 illustrates the framework for downtown development. The Service Conmercial District is somewhat established along Dexter-Chelsea Road and is recommended to expand along the road/railroad corridor. This area will provide a higher visibility location for service commercial establishments than the industrial park without infringing on the CBD convnercial district or residential areas. Care must be taken to insure screened storage and appropriate architectural treatments in this area adjacent to the CBD. A second service convnercial district is reconvnended for additional expansion of this use category immediately west of the new industrial park. This site offers easy access to Dan Hoey Road and a compatible relationship to the industrial park. Care must be taken in the development of sites (building/drive locations, outdoor storage screening, landscape buffers) in this area to minimize adverse effects on residences adjacent to the parcel along Baker Road. 16 �Figure 2 Downtown Dexter Development Plan Aerial �The Planned Unit Conmercial District is envisioned along Baker Road north of the Dexter Community Schools property. This site could make a smooth transition from a mixture of recreational and industrial uses to a commercial recreational center for the conmunity. Adaptive reuse of existing industrial buildings is a realistic possibility in this area. Proximity to the ,;chool district property offers a focal point for a variety of leisure time activities around this center. Industrial Expansion in the industrial category has been targeted almost exclusively for the 127-acre parcel south of Dan Hoey Road, now known as the Dexter Business and Research Park. This area will be platted and provided with all utilities to encourage both local and new industries to develop in this first-class facility. Additional industrial development in the downtown area of Dexter should be discouraged in favor of location to the new park and ex pans ion of a reta i1 and service-oriented CBD. Remaining industrial sites in the established areas north of the Huron River should be built out to complete this area. t-b further industrial expansion is warranted beyond the existing sites in this area with the addition of the Dexter Business and Research Park. 17 �Public and Quasi-Public The only recommended public or quasi-public improvements associated with the plan update is the potential for expansion of the Dexter Co11111unity Schools on the 55 acres east and south of the Wylie Middle School. This property is designated for medium density housing in the plan but must also be reviewed as the last available site to expand the central campus holdings of the school district. If this property were purchased by the schools, density adjustments could be mad_e to accommodate a similar number of dwelling units on the two remaining areas targeted for this medium-density housing. Public Utilities Public utility services including water, sewer, and road net\'«Jrks will be needed to all of the annexed properties prior to additional development within the village. It is anticipated that the Dexter Business and Research Park will receive the highest priority for improvements as its establishment allows other components of the plan to be implemented. Every effort should be made to correct known deficiencies in the utility systems as extensions are made to new areas of the village. One area of particular concem is the provision of storm water management facilities in the village. Attention should be focused 18 �on reducing isolated flooding problems and preventing potential stonn water backups as future development occurs. Areas including the Business and Research Park and Dexter Highlands property should be designed with stonn water management facilities capable of detaining or retaining increased flows caused by urbanization. Village utility plants are not expected to require additional land excepting a second water tower to be added in the Business and Research Park. The village water and wastewater treatment plants are expected to acco1JV11odate growth projected by this plan through the Year 2000. Parks/Recreation/Open Space Pit open space system is envisioned as part of the development of the Dexter Highlands property. It is recommended that the green space around the major dra inageway running through the property provide a buffer zone and pedestrian linkage across the site. As the property across Dexter-Ann Arbor Road is developed, this open space can form a connection between the Dexter Community Schools, the railroad right-of-way, and the Huron River. Enhancement of the water front along Mi 11 Creek in the down town area should also be 1 inked with the Huron River to the north and the school property to the south, thereby developing a green belt, accessible by pedestrians, that encircles the village. This 19 �opportunity is one that should be vigorously pursued by the village as it is a realistic possibility with careful planning of property not yet developed. Another area that should be considered as a potential urban open space is the triangular piece of property formed by Hudson, Grand, and Baker roads. If this property is eventua11y converted to a green space, it will allow a realignment improvement of the somewhat dangerous intersection of Hudson and llaker. The circulation systems in the village will continue to rely on the existing main arterials for primary movements. Circulation t-Ddifications to these arterials are limited to an intersection adjustment at Baker and Central, and the proposed addition of a second tunnel under the railroad at the Dexter-Pinckney crossing. Opening the link between Baker and Central will facilitate ease of movements through the village and will reduce traffic confusion in the vicinity of t-Dnument Park. This improvement will also allow the park to be enlarged somewhat and define long-term limits of growth around this functional town square. The addition of a second tunnel under the railroad ROW will preserve the existing historic tunnel along Dexter-Pinckney Road. This magnificent structure is an important community 20 �landmark but, also, represents a traffic hazard due to the narrow tunnel opening. This route . carries the greatest volume of traffic of any village arterial (9,300 vehicles, two-way, 24-hour count) and is likely to increase with the popularity of the lakes region beyond, northwest of Dexter. When sufficient demand exists to warrant a facility improvement, it is recommended that the second tunnel be added. This will allow one-way traffic through each tunnel, eliminating the current "head on II hazard. Adjacent lane adjustments and associated ROW acquisition will also have to occur to implement this change. Local Co 11 ec tors Several new roads will have to be constructed to develop the annexed property and make connections with the existing village nebork. Roads impacted by the proposed additions include Alpine, Dexter-Ann Arbor, Dan Hoey, Forest, Hudson, Inverness, Kensington, Shield, and Third. The impacts are largely intersection points and extensions that will access new areas. These additions will also, in some cases, cause increased traffic flows and should be analyzed for overall impacts on the community prior to implementation. The intersection points suggested in the plan are feasible based on existing information, although they must be evaluated in greater detail prior to implementation. 21 ��Design Guidelines �This chapter provides a series of general reconvnendations compiled Design Guidelines for the Village of Dexter to guide future development as it occurs within the framework of the General Development Plan. It has been divided into two sections, Historic Architectural Character and Streetscape Guidelines. Generally, the guidelines focus on improvements associated with development and redevelopment in downtown Dexter; however, the principles are applicable for design continuity throughout the Village. While it is beyond the scope of this study to provide detailed design guidelines, the principles discussed here should be incorporated in any effort to develop specific strategies for pro100ting design excellence in future public and private projects. Historic Architectural Character Do cu men tat ion The first step toward preserving and enhancing the historic character of Dexter's downtown is to document the historically and architecturally significant structures. Preservation measures could include review by a historic committee, moving endangered structures, designating a local historic district, or developing a historic preservation ordinance. Whatever regulations are implemented, they should be flexible so that goals for continuing growth and preservation of resources can both be met. �Compatibility Between Old and New Architecture As new convnercial buildings are constructed, it is important that they respect the character of the historic buildings in Downtown Dexter. It is not necessary to replicate exact historic design, but the historic structure should at least influence new design. Dimensioning and detailing of new buildings should reflect the proportions and general character of the neighboring older structures. Commercial Signage Signs are a vital part of the typical commercial setting. Played against the building facades, good signage contributes welcome color and visual interest to the streetscape. Four general concepts should govern the design of signage in the downtown: First, each sign should be carefully planned to fit the particular building facade and be designed to appear part of the total facade, rather than looking "tacked on." Second, signs should be of limited size and should not overwhelm the building front or obliterate architectural deta i1. 23 �Third, building owners should attempt to coordinate signs with neighboring shops/services in order to achieve a comfortable relatedness of materials, format, and placement. The goal is harmony, not literal replication of the same design throughout the down town • Fourth• there should be consistency of s ignage placement on the building facades. The 19th century storefronts which now chara_cterize Dexter's downtown historically carried signage in r the following locations: - Long, horizontal sign under the storefront cornice. - Small, flat signs perpendicular to the facade. - Small, flat signs in the building entry recess. f - Painted sign on store front window or door. - Painted signs on upper-story windows. - Canvas awning with painted sign on flap. r No roore than two or three sign placements should be used on a single building, but all are in keeping with the historic facades. Signage design, materials, and placement on new buildings which replicate signage on older structures will help to visually "tie together" old and new architecture in the down town • 24 �r Finally, few contemporary elements wreak as much ha•,oc with the historic appearance of older downtowns than the plastic internally lighted signs which represent food franchises, suppliers, insurance companies, and the like. This type of storefront sign has, also, unfortunately, become a common form of private commercial identification. The use of sensitive design professionals and sign makers should assure quality signs which enhance the appearance of individual buildings and of the downtown as a whole. materials, and construction are vital. Quality of workmanship, Appropriate materials and colors will help to enrich and strengthen the historic fabric of the commercial center of the community. The fallowing guidelines should be the reference du ring Streetscape Guidelines development and improvement projects in order to assist in the unification of buildings, signage, planting, and street furnishings within the downtown. The intent of these guidelines is to ensure that all materials, fixtures, textures, and design details work together to produce a unified and well-ordered appea ranee of Dexter's down town. 25 �• Plant Materials The width of the downtown sidewalk environment limits the range of materials and restricts placement of plantings in the street rights-of-way. Canopy trees are the main plantings, for they: shade the sidewalk environment; can be installed in grates, leaving a walking zone right up to the tree trunk; and • f r r 1 do not obstruct pedestrian space between street and buildings • A single canopy tree type should be used along the main street in the downtown, and other species may be selected for use on secondary streets as planting areas are identified. The selection of canopy trees for use downtown should be limited and based mainly on scale and cultural criteria. Spacing should be determined by the scale of the street, width of sidewalks, and the relation to other curbside elements--poles, meters, fire hydrants. I 26 �Selection and spacing of trees elsewhere in the village should achieve a healthy variety and attractive visual consistency in the residentia 1 streetscape. A number of streets \\Ould benefit greatly from planting placement to reduce the over-wide sea le of the rights-of-way. "Off" color varieties (examples are Sunburst Locust or Crimson King Norway Maples) should not be used in the public rights-ofway, for they destroy the visual continuity of the streetscape. Likewise, special forms, such as "weeping" trees, are best used in focal situations in private landscapes and not in the generalized landscape of the street. Evergreen trees, of great value when used appropriately, should not be used as street trees, for their fullness and low branching block views and create visibility problems for vehicular traffic. Small flowering ornamental trees are mainly accent or focal materials to help define spaces. There are many locations in the village where flowering trees would contribute attractive structure and seasonal color to civic settings. 1 Considerations in their placement should be: Clearance--because of short trunks and full crowns, they consume sidewalk space and, typically, are best used in lawns or beds away from foot traffic. 27 �Low, full crowns make many types of small trees excellent for screening and enclosure of areas such as parking lots and delivery or service zones. Raised planting areas assure usable pedestrian space closer to the tree than when plantings are at ground level. 11 Theme" trees of particular ornamental interest may be effective in giving a special character to the downtown and other areas in the village. Different species or combinations of species can identify particular sites. Examples are f.bnument Parki Warrior Park; Water Tower Park; village entrances, especially at Mast Road and Dexter Pinckney/Dexter Chelsea roads; the school "campus"; public facilities such as the post office, library, and Village Hall; and the street edges along the two village cemeteries. Flowering trees in movable planters typically are out of scale with their containers. Use them as permanent in-ground plantings. Shrubs are used for screening, accent, and focus. • Shrubs are excellent materials for buffering parking lots and delivery zones. In parks, they help to enclose spaces and contribute seasonal interest through flowers, fruit, fa 11 28 �'w- color without requiring the level of maintenance necessary for bedding flowers. Shrubs should not be used in sidewalk zones since sidewalk widths a re restricted. Use shrubs, or shrubs in combination with other materials, in larger planting beds, rather than in scattered individual units which only add to the clutter of the street space and impede pedestrian movement. Use evergreen and deciduous materials in combination. [ T When movable planters are used, compose them in groups. Dispersing these materials weakens their impact and adds to visual clutter. Expanded walk areas are logical locations for planter groups; examples could be the open comer at the Main/Broad Street light, or the entrance to the Village Hall. Herbaceous Materials Use seasonal and special accent materials in generous quantities. Do not dilute impact by spreading them out. Use .Q!!11.. when the necessary level of maintenance can be assured. The bulbs and summer flowers around the base of the 29 �,...... Civil War statue in Monument Park are an example of appropriate location and use. r r r r r Ground Covers: "Tie together" the larger elements of shrub/tree-planting compositions. Are a logical choice for use in small panels or in raised beds where grass· would be a maintenance problem. Planters Street trees are the primary downtown plantings and comprise the basic green matrix of the area. Other smaller materials are useful in more specific applications, in smaller scale, or off- r street situations. While street trees should be insta 11 ed flush with the pavement, the rest of the downtown plant material palette can be used in a variety of design situations and planter types. Restricted walkway widths in the downtown mandate a design and selection of street furnishings which keep to the absolute minimum the number of vertical elements allowed in the sidewalk space. Therefore, canopy trees in downtown sidewalks should be installed in tree grates flush with the pavement. 30 �rr Planters for other types of ma teria 1s ( flowering trees, shrubs, seasonal flowers) should not be used in the sidewalks unless there are widened walk areas which permit the use of vertica_l elements without obstructing the pedestrian traffic. Raised planting areas can serve several purposes in the pedestrian landscape: - Design and placement can direct routes of pedestrian movement. - Lighting and seating can be incorporated into the design. - A seat height planter wall can provide for sufficient lift to make small trees and shrubs useful and not be obstructions to pedestrian movement. Pedestrian Paving "'1 overall concept for pedestrian paving in the downtown should guide the use of special paving. predominate. downtown. A neutral paving should Only concrete walks currently exist in the Brick, textured concrete, or concrete pavers in simple patterns and in combination with basic concrete pavement can give a richer but neu tra 1 appea ranee. 31 �Use of only tw:> materials (and colors) will help to assure coherence and consistency in the entire pedestrian "floor" of the downtown. The fo 1lowing standards should apply: Simple patterns and combinations of materials make the clearest and most effective contribution to the overall appea ranee of the sidewalk zone. r Limit the number of different paving materials. Assure continuity through repetition (for example, continuous concrete walk and curb with brick or special concrete banding). Simpler is usually stronger. Reserve the richest materials and most detailed paving patterns for definition of place or space. The sidewalk paving immediately at a building entrance~ be given special design attention; but as a rule, the treatment need not be varied. �Furniture Group sidewalk furnishings in order to minimize visual clutter and impediments to pedestrian movement. l . . Trash receptacles • Mail boxes . . . Consider for grouping: Newspaper dispensers Plant containers Telephone kiosks Bicycle racks Benches l Placement should enhance both the function and appearance of the downtown. Locate them so that they do not obstruct pedestrian traffic. Locate them so that any necessary servicing, loading, 1 l supplying, etc., can be conducted conveniently from vehicles at the curb. Place and install in accordance with all applicable local standards. 33 �Standardize graphics and colors as much as possible. Select a standard color for all furniture hardware, parking meters. signposts, light and signal poles, and other steel elements in order to achieve maximum uniformity in appea ranee. Consolidate street signage onto as few posts as possible. Examine for redundancy and reduce number of signs, if possible. Benches/Seating Benches and seating areas are elements which enhance the appeal of the downtown and should work in concert with the rest of the urban furnishings to organize--both visually and functionally--the entire pedestrian environment. Locate seating areas where they will not create bottlenecks or obstruct pedestrian traffic. Seating should be located where there is shade during the heat of day. Minimize the clutter of freestanding street furniture in order to preserve as much free space as possible for pedestrians. Place fu mi tu re a long edges. 34 �• . The walls of raised planters should be of adequate thickness and height to serve as seating. Also, plantings, (trees) can provide a shaded environment, or lower masses of materials provide a "back" to the seating. The use of materials, colors, finishes, etc., already used in the area, repeated in the seating, reinforces a unified appea ranee. Avoid the fol lowing: - "cute" or ''theme" designs, historic or otherwise. - commercial designs which carry advertising display surfaces (A wood/concrete bench with the tall bench back acting as a large sign face is a recent and unfortunate addition to the local scene. These unsightly elements should be replaced by a single bench design, selected for its appropriateness to the historic downtown environment). Refer to the section on commercial signage. - flimsy design and construction - inappropriate materials--plastics, fiberglass, porcelained and baked enamel metal finishes which are bright, aggressive in their colors, and visually flimsy 35 �Whether freestanding or incorporated into other structural elements, benches/seating should be integral parts of the pedestrian environment. Their design, materials, construction, and colors should all be chosen to reinforce an overall order and continuity with other elements in the furnishing of Dexter's downtown. Lighting All lighting in• the public rights-of-way throughout the entire downtown should be simple and clean in design. Therefore, unity and consistency in selection of all elements of the streetscape are mandatory for creation of an ordered, coherent urban environment. All vehicular, pedestrian, and special lighting units should be complimentary in their design. All lighting for the public rights-of-way (vehicular and pedestrian zones) should be located at the curb 1 ine. Generally, lighting design in the downtown should be approached as design of a unified system with criteria changing as described below. 36 �Vehicular Lighting: Widest spacing Vehicular zone, public right-of-way Carried on tall masts (to 30') Needs of rootorists are for illumination levels adequate to clarify the order of the street system for the vehicular user. Pedestrian Lighting: Closer spacing Pedestrian zones, public right-of-way Lower poles (typically 10 - 12') Units are design elements of the pedestrian environment Pedestrian needs are for illumination levels in the sidewalk zone which create an attractive night environment and contribute to an atmosphere of safety and security. Special Public/Convnercial/Private: Special applications--illumination of display windows and convnercial frontages; facade illumination of landmark buildings; night lighting of public features--band shell, monument, etc., lighting of parks which are linked with the public streets. 37 �Greater latitude in use of different lighting styles and designs related to architecture~ historic settings, etc. All downtown lighting should still be sufficiently unified in design that the visual order of the downtown is not muddled by f scattered use of inappropriate lighting fixtures. This -category encompasses a variety of 1 ighting needs and applications. r [ In some instances (as with parking lighting) the same needs apply as were described for the pedestrian walks. Pedestrian 1 ighting presents particular opportunities for enhancement of architectural styles or historic themes. In other cases, as in facade or 100nument illumination, the actual lighting unit is of little design importance. 38 �Appendix A �VILLAGE OF DEXTER MASTER PLAN QUESTIONNAIRE I Appendix A The Village of Dexter working with the Planning/Design firm of Johnson, Johnson & Roy/inc. is in the process of developing a Master Plan for the community. When completed, this document will help guide development into the 21st century. An early part of the study is this local opittion survey to gather ' the thoughts and feelings of Village residents about strengths, weaknesses, and opportunities for community improvement. Your partfcfpatfon is encouraged to help us understand the needs and desires of co11111unity residents which are important in shaping the future of Dexter. Any information supplied will ~e used only to assist this planning effort and will be kept in complete confidence. Please return the form with as much information as you care to provide, even if you don't answer all of the questions. There is no reason for you to identify yourself or your address unless you believe ft is important Jo your response. Thank you in advance for your cooperation. Continued communication between the Village and its residents is the best way we can proceed in order to assure that the goals and values of our convnunity are reflected In the blueprint for the future of the Village, If you have questions about the survey or the Master Plan project, please call Barry Hurray of Johnson, Johnson & Roy/inc. at 662-445i or stop in at Land Surveying Consultants. 3205 Broad Street, Suite 1, in ·downtown Dexter. Please return this questionnaire in the enclosed postage paid return envelope by 17 September 1986: Additional copies of this survey are available at the Village Hall (8140 Hain Street) for households with multiple respondents. CENTRAL V l l l ~ , URON RIVER CBO EAS sourn ANNEX ANN!;Ji �VILLAGE OF DEXTER MASTER PLAN QUESTIONNAIRE COMMUNITY SIZE ANO ROLE I, The 1980 Census Indicated that Dexter had a population of lS24 persons. would you like to see the Village population total by the Year 20001 1000 1524 3000 Which number below 5000t 2. Please rank the following $latements as they describe your Impression or Dexter's role In the County. •• b, c. d, (I• Best Description; 4 • Worst Description) A bedroom co11111unlty to Ann Arbor for commuters who like a small town atmosphere. A place one must pass through from Ann Arbor to access major recreation areas In the county but would otherwise not attract visitors. A self-sufficient convnunlty that Is proud of Its heritage and Its future as a s■all, but diverse, urban center. A tourist destination for 1-94 travelers and Ann Arborltes. LAND DeVCLOPHENT l. The VIiiage has annexed 200 acres of vacant land along Dexter-Ann Arbor Road, east of town, which substantially Increases Its overall size (see attached map). What do you think are the best uses for that land? (Check as many as you think appropriate.) Slngle-fa111ly housing Parks •nd Recre•tlon Non-retail connerclal Schools Agriculture Hold the land vacant housing Increased Retail ConnerclaL Industrial growth A ■ lxture of retail. comerclal. and housing Hultl-fa ■ lly 4, 5, The VIiiage has acquired 127 acres of land south of Dan Hoey Road (see attached map) on the south side of town that Is targeted for Industrial development to allow existing Industries needed upanslon room and attf'ICt new Industries to strengthen the economic base. llow do you feel ,about this Idea? _ Disagree _ Strongly disagree _ Strongly agree 1. Do you think developnient ,along Jackson Road In Scio Township will eventually lead to urban and Industrial development connecting Dexter (via Paker Road) to Ann Arbor? _Yes No Unsure _ Not sure Agree b. How do you think this eventual linkage will affect the Dealer community? _ 6. Positively _ Negatively No effect Would addltlor\il c·onnei-cl,al development outside of downtown Dexter be detrimental to the viability of the existing businesses? Yes No Unsure �DOWNTOWN 7. Which of the following best describes the virlety of co•erclal goods ind services available In downtown Dealer? _ poor, Inadequate _ adequate _ very good _ outstanding 8• Whal ar~•s (If any) do you feel are lacking In the existing connerclal ■ lx7 Retail convenience (party store, drug store, grocery store) Restaurants (eat In) Restaurants (fist food) Retail co■ pirlson Specialty retill (gifts, recreation-oriented, tourls■) Specialty food Professional services (doctors, lawyers, engineers, etc.) llundro■ it . Other, please list ___________________________ 9. Are downtown street liyouts/trafflc pitterns convenient and workable? Yes No Unsure 10. ll. Is there enough parking downtown? ls It ·convenient? - What l ■pro,e■ ents Ho Ho Unsure Unsure would you like to see In the downtown? . Building ficade restoration Slgnage l■prove■ent (businesses) Trees · = - Yes Yes Historic street lights Plinlers/flowers =Other _ _ _ _ _ _ _ _ _ _ _ _ __ JRANSPORTATION lZ. Would you use a bus/publl~ transportation connection with Ann Arbor? _ Regularly So■ etl ■es Never �~ ll. Please r,te the follow Ing housing types according to your prererence for Dexter. Slngle-f.. lly Ap•rt ■ents • In Ho•es Ap,rtments • In Co■plexes Need Hore Enough Too Many Condo■ lnlu■ s 14. Ple1se lndlc,te your opinion of e,ch of the neighborhoods. (Circle one number for each Best Street trees I Street parking l Wide streets I Big lots I Historic tio•es l Street lights I Sldew,lk condition I Curbs •nd gutters I Mix of uses l Maintenance 1 Heavy tr• fflc I Truck tr• fflc 1 Housing 1 Crl•e 1 Other following elements of Dexter's residential Item.) Average Worst z z 2 2 z 2 2 2 2 2 2 4 4 4 4 4 4 4 4 4 4 4 4 4 4 J J J J J 3 l J J J J 2 3 2 2 J J 5 5 5 5 s s 5 s s s s s 5 5 15. Pleue rate Dexter's entrances as attractive Introductions to the VI l lage. (Circle one number for each he■.) Ann Arbor-Outer Ro,d B1ker Road Dexter Chelsea Dexter-Pinckney Hut Most Attract Ive I 2 l 1 1 1 2 2 2 2 least Attract Ive Average s 4 4 J J J J 5 5 4 s s 4 4 3 COMHUNITYLR£CREATION What best proiaotes pride In the comunlty? (Check as many as appropr la le.) Schools Band concerts Historical Society Service clubs Comunlty the,ter Civic events (Dexter Daze, parades, 4th July fireworks, etc.) Other 17. Whtt p,rts of the Village ,re detrimental to the Image of the Village? 18. Is Dexter's "historic" Image Important? _ What ,re the 19. Is the ■ost l ■ portant ■ 11\pond Yes Ho Unsure Village landmarks? an asset to the Village? Yes No Unsure �20, Does Dealer need 1ddlllon1l parkl1nd for recreatlonf Yes No Unsure 21. Should Dealer have aore for Its visitors? (Check those Items you think ire needed.) _ Ylll1ge aap/dlrectory In the park Hhtorlc 111alks Carry-around maps Other _____________ _ 22, . Dealer Is an entrance to the lakes recreation areas. What additional co-erchl use 1110uld serve recre1llon visitors? (Check any you think appropriate.) Sporting goods Service station Puty story Bike store Restaurant Canoe livery De 11 ca lessen Fist food franchise 23, Do you have any other questions or co11111ents7 (Use additional paper If needed.) = � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Wyckoff Planning and Zoning Collection Creator An entity primarily responsible for making the resource Planning & Zoning Center (Lansing, Mich.) (Organization) Wyckoff, Mark A. Description An account of the resource Municipal master plans and zoning ordinances from across the state of Michigan, spanning from the 1960s to the early 2020s. The bulk of the collection was compiled by urban planner Mark Wyckoff over the course of his career as the founder and principal planner of the Planning and Zoning Center in Lansing, Michigan. Some additions have been made to the collection by municipalities since it was transferred to Grand Valley State University. Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1960/2023 Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Subject The topic of the resource Michigan Comprehensive plan publications Master plan reports Zoning--Michigan Zoning--Maps Maps Land use--planning Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Identifier An unambiguous reference to the resource within a given context RHC-240 Format The file format, physical medium, or dimensions of the resource application/pdf Type The nature or genre of the resource Text Language A language of the resource eng Text A resource consisting primarily of words for reading. Examples include books, letters, dissertations, poems, newspapers, articles, archives of mailing lists. Note that facsimiles or images of texts are still of the genre Text. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context Dexter_General-Development-Plan-Update_1988 Creator An entity primarily responsible for making the resource Johnson, Johnson & Roy/inc. Date A point or period of time associated with an event in the lifecycle of the resource 1988-01-18 Title A name given to the resource Village of Dexter General Development Plan Update Description An account of the resource The Village of Dexter General Development Plan Update was prepared by Johnson, Johnson & Roy/inc. and was adopted on January 18, 1988. Subject The topic of the resource Master plan reports Dexter (Mich.) Washtenaw County (Mich.) Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Type The nature or genre of the resource Text Format The file format, physical medium, or dimensions of the resource application/pdf Language A language of the resource eng Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/fe5097705907c8f90fc77506474b7e79.pdf c78e70985deafe2870d512e2f54cbe7a PDF Text Text �July, 1973 TO: DeWitt Township Board of Trustees, other Governmental Officials, and Interested Citizens The members of the DeWitt Township Planning Commission take pleasure in presenting the Comprehensive Development Plan for use in guiding the future growth of our community. This document represents the culmination of two years of extensive effort in research and study on the part of your Township Planning Commission and the staff of the Tri-County Regional Planning Commission. Due to our location within the urbanizing realm of the Lansing metropolitan area, and because of the new freeway facilities which will be built, DeWitt Township is confronted with the p0ssibility of unprecedented growth. This plan will provide the Township with an. excellent means With which to guide in a sound and intelligent manner the numerous changes and improvements that will inevitably take place in the Township. It will provide a firmer base for planning activities than has been heretofore available, and will serve as a framework of reference for the numeratis decisions to be made by public officials and business and civic leaders of the community. sincere desire tn.at the docume11t will be used frequently to guide future laJllQ de\r.elopment decisions so as to create a living environment of which we can all be g;,rwd. 'Thee Planning Commission is confident that the presented Comprehneive P an emtiraees the community's welfare and is capable of satisfying the i[t is - ds of DeWitt T~sloip residents ��TOWNSHIP BOARD MEMBERS Dale Emerson Donna Syverson Oliver Angell Eileen. Carr Jack Kzesld Roger Pline Purves *William Johns *Ted Powell *Ronald Zeeb wnuam Supervisor Clerk Treasttrer Tl'IIStee Trustee Trustee Trustee Tl'Ustee Truatee Trustee PLANNING COMMISSION MEMBERS WUUam Purves CanBa.Jdwin loel Feltenberger Frank Horvath Klchael Mceasey Tbomaa Nitzsche Cllarles Bademacher Jack Svend$en Forrest Wicks ~ JaJtna "lackXz~ *Leo Wbttr:dcer Chairman ��TABLE OF CONTENTS . Introduction . . , . . ........ .. " . .. . . . . .. Plan Summary vi vii YESTERDAY- HISTORICAL AND REGIONAL PERSPECTIVE Historical Perspective Regional Setting. . . . TODAY - EXISTING SITUATION Physical Features . . . . . 5 Population Characteristics . 6 Existing Land Use . . • . . . 10 Community Facilities and Utilities 18 Transportation Facilities .... . . . . . Maj or Trend and Problems - A Summary . 23 28 TOMORROW - COMPREHENSIVE DEVELOPMENT PLAN Development Policies 3:l Population Projections 38: Comprehensive Development Plan 40 Community Facilities Plan • 41 Transportation Plan . 46 ..... Future Land Use Plan APPENDICES Plan Implementation . .. .... The Citizen's Role in Planning . .. .. .... 47 �TABLES vi vii Table 1 2 1 Residential Classifications . 12 Table 2 Commercial Classifications 12 Table 3 Industrial Classifications . 15 Table 4 Recreational Classifications 15 Table 5 Public/Quasi Public Classifications 16 5 Table 6 Transportation Classifications . . . . 6 Table ..... 7 Selected Land Use and Zoning Acreage Comparisons 16 17 10 Table 8 Population Projections . . . . . . . . . . 39 18 Table 42 23 Table 10 Projected Land Use Allocations . . . . 9 Standards for Park and Recreation Areas 51 28 33 FIGURES 8 Figure 1 Generalized Soils Map . . . . . . . 7 0 Figure 2 Generalized Existing Land Use Map 1 6 7 13 Figure 3 Community Facilities Map Figure 4 Transportation Facilities 19 ... " 25 Figure 5 Community Facilities and Transportation Plan 43 Figure 6 Future Land Use Plan . . . . . • . . . . . . • 49 �INTRODUCTION The Coinprehensive Plan for DeWitt Township has been prepared to aid decision-makers in shaping the physical growth of the community. It is based on the assumption that changes will occur in the Township's development pattern as a result of increased urbanization and tha~ such change can be channeled in.to an orderly, economical, aesthetic, and healthy environment, if given proper guidance. Th~ i'bm. is based on the attainment of community goals which have origin- atea ib the ihinking of various citizens and public officials concerned with i:J.e Townshfp 's future development and welfare. The Plan actually represents a ~ayal of community goals and policies. These provide the framework for ilntegt-atmg new developments into the existing land use pattern. 'fhe Platt represents the second of three phases in the Town.ship's comprehetJ,sil'vie planaag program which includes the inventory and analysis phase, Ute. l)Jiami.Q.g p~e, and the plan implementation phase. Each of these ~ t s ls of equal -i:mpc:>rtanee in providing present and future populations a'tl a en~ent in which they can live and work with the assurance that lhmt di be protected. --sts ~ v e llnelQP:ro:ent Plan ts a schematic illustration which a.vatlaNe P:~jeettons, the existing developltfent ~ NS(denls. m-.11 wftieh ha,r, �PLAN SUMMARY In 1938 the city of Lansing prepared a City Development Plan. The Plan was based upon trend analysis and assumptions about the future which were considered valid during this period. An important component of this plan or any plan for that matter, population projections, utilized the assumption - "Statisticians agree that the United States will have a stationary population by about 1960. " Further in the text the planners projected an increased automobile dependency which would figure to about 50,000 cars in the city by 1965. With the benefit of hindsight we see where the "baby boom 11 following_World War II caused an exploding population which will not level out for decades. The impact of the automobile was also underestimated. Nobody fore- saw the massive freeway network, the two and three car families, the concept of commuting 20 miles to work, or the economic dependency on autos and related industries. These figures and assumptions highlight one of the inherent limitations of planning. Planners do not have an inside track on projecting the future, but systems have been devised and tested over time which can limit the adverse impacts of unforeseen events. This system which DeWitt Township has to administer is called simply the "Planning Process." The Planning Process will involve diligent effort on the part of the Planning Commission and the Board of Trustees to effectively guide development. The Plan itself will need continuous updating and review based upon future events and proposals. The hoped for end results of the planning process as stated in the Township's Policy Plan is a balanced, attractive community, and community services provided economically to new and existing developments. The Plan Map and document themselves will not attain these goals - A PLAN IS ONLY AS EFFECTIVE AS THOSE WHO USE IT. The Comprehensive Development Plan for DeWitt Township is divided into three major sections. 1. The Historical and Regional Perspective - This section analyzes the Township's role in the region and historical influences upon it. 2. The Existing Situation - Here the reader will find data and information utilized by the Planning Commission in their deliberations vii �to develop the Comprehensive Development Plan. 3. The Future Land Use Plan - This is the heart of the report with specific recommendations and strategies for Transportation, Community Facilities, and Land Use. Goals and Policies adopted by the Planning Commission are also included in this section. ���HISTORICAL PERSPECTIVE Trends and problems in existing development patterns are more easily understood if the historical perspective in which they occurred is identified. Every community is formed and shaped by many factors such as past transportation systems, early industrial activities, and influence exerted upon the community by other settlem.ents. The following historical sketch will hopefully provide in- sight into the manner in which, and the reasons why, DeWitt Township has developed as it is today. During the settlement of the Northwest Territory, in the early 1800's, the primary means for a settler to earn a living was to harvest and use the natural resources. Settlements and livelihoods revolved around mining, agriculture, lumbering, hunting, and fur trapping. Many towns and villages evolved into industrial centers because of certain physical features like good transportation and close proximity to natural resources. Other areas, because of the lack of physical features conducive to industrial growth or because of other fact.ors, continued to use the land for less intensive uses. DeWitt Township's early settlers had a variety of problems to overcome. They had to clear heavy forests before they could farm the land. There were few rivers and the ones that existed were not navigable by boats much larger than canoes._ Mineral deposits were sparse in the area. Roads were expensive and difficult to construct. For many years the Township was miles from a major population center, the closest being Detroit. Another problem affecting the Township's development was the large tracts of swamps and marshes. These areas were generally used for hunting and trapping. Several small communities were founded within the present boundaries of the Township 1 but only the city of DeWitt has withstood the movement of time. Three villages were platted during the 1830's. "New Albany 11 was platted in 1833 by 1 �Hiram SbeldGD... Its location on the south' side of the Lookingglass River appar- ently did not attract the anticipated residents; it was sold for back taxes in 184'0. t~iddleton" and "Old DeWitt" platted in 1836 and 1837 respectively, eqffsi,ed the same fate as "New Albany" and were sold for taxes in 1842. An. aluJ:ldance of #lgricultural land coupled with the problems of the rivers, the lack of mine1'8ls, and distances (both communicative and physical) from large eeaters of population stl,;tctured the economic base of the settlers. Lumbering WQ an important by-product from the developing agricultural situation. Many :farmers cleared their lands and sold the lumber. In many settlements, one oi the first structures built was a sawmill. fa 184?, an event occurred which from that year forward shaped the develop- tnent of DeWitt Township~ In that year the State Capitol was moved from Detroit to Laltsing. This decision coupled later with the establishment of MmhiPlii: stat.e Umve:rsftJ and the automotive industry helped to set the stage W the TOWll$hip"s role as a subQ:rban 001nmunity in the Lansing metropolitan ,tl SETTING 1 lte :bJ its PG~hioal relatwnshtp to La.nstttg, ts b1be ~ deve~.t of this Jitl&tropolftan ama. 'fhe effe4ts t i n ~ the :metrop()Jitaa ~ liJlQll the • �While recognizing its role in :Che Tri- area, DeWitt Townehip mwst not lose siflbl of t.M urbanizing township. Develqnuebtp~, ~ for growth in suburbanizing anas, ~ k l •t ~ on the part of township deeisi•i..naakar$ It ta -., to adequately analyze all deve~ent p~oaals Ill: policies in order to promote orde:r-ly ,at �REGIONAL GROWTH TRENDS URBANIZED AREAS 1920 -----, I I I I I ' DEWITT TOWNSIIlP I • ____ .J r----- ---, __ I I,_,.._ URBANIZED AREAS 1970 I I I I 4 �EXISTING SITUATION �INTRODUCTION Planning implies an application of rational thought to future conditions. When an individual business or a government plans for the futu.re, they mu.st take into acoount probable trends and forces which will affect their plans. They also have to establish goals for themselves, for, witho.u t goals their planning would have no .meaning. A critical component of planning is an accurat.e understanding and realization of where they are today, and what trends or forces caused them to be there. The following section is an analysis of ''where II De Witt Township is today. Physical features, population, community facilities, transportation, and existing land use are basic parts of any human settlement. These are investigated and analyzed to ascertain their present cl_iaracter and problems. �PHYSICAL FEATURES A look at selected physical features provides some insight as to the development potential of the Township. Topography and soil conditions are considered important in terms of their capability to support future growth and development. Topography Much of the topography in central Michigan is an asset, not a deterrent, to development. Less than one percent of the total area in the Tri-County region presents development problems due to extreme topographic variations. DeWitt Township possesses very little topography too severe for building construction. Although gentle topography is conducive to building construction, other developmental problems may arise from land being too flat. Sanitary sewer and storm drainage systems become very costly to install and operate if insufficient natural gradient necessitates mechanical pumping for proper operation. Thus, surface drainage problems may be accentuated in areas of flat terrain. Excessive water accumulations during spring thaws may also cause localized flooding and flooding of basements where insufficient runoffs exist. Approximately 75 percent of the land area in the Tri-County region is in a medium or high fertility range. However, many of the good soils are being encroach- ed upon by urban development, with DeWitt Township being a good case in point. As a result, large acreages of productive soils are being isolated by urban or suburban development. When this occurs the tax assessment on the land becomes too great to continue cultivation of the soil. The land is then either sold to a developer who converts it to an u:Eban use which produces a higher economic return, or it is left unused. Two soil characteristics inherent in varying types of soils, permeability and bearing capacities must be carefully evaluated in planning for residential �IOI runttaBoa areas wll1 le flequtna wwi',o a~U.s~le lffl). 1' Pcu ~ I ~·al!M ~- �! ~ .=•• : e 8 I . !; .•!: Ea 0 Q g ~ rl rt:J ,-( co Cl.I ..... ......, § i:: ..... ......, ......, co 0 ..... .... s °"' ..... 'E H 1-1 0 00 (I) 1-4 <l) ~ N ::1 ....6b ~ H ., Cl.I Cl.I co ..... ..... -ct: p:; <l) ~ r,::i z r,::i -ct: 0 0 00 ,l I 9f I .... II r _I �rate. Between 1960 and 1970 the population increased 128 percent in Delta Charter Township, while Meridian Charter Township in Ingham County increased by 71 percent. DeWitt Township grew from a population of 7,649 in 1960 to 11, 738 in 1970, (figures inclusive of DeWitt City which was 1,238 in 1960 and 1,829 in 1970,) DeWitt Township added the most significant amount of people comparatively than the other townships in Clinton County - nearly one-fourth of Clinton County's residents live in DeWitt Township and DeWitt City. Employment In the past ten years the male work force has changed from one made up predominantly of blue-collar workers, to a work force which is much more diversified. This trend is most clearly reflected in the proportion of blue-collar workers in the work force. The proportion has dropped from 60 percent in 1960, to 34 percent in 1970. Correspondingly, the share of professional and technical workers has almost doubled, and those in clerical positions has risen markedly. The implications of these figures seem quite straightforward, whereas in 1960 bluecollar workers made up a majority of the work force, they no long-er occupy such a position. It should be understood, however, that blue-collar Workers are still the most numerous single occupational type in the township. There has been a significant increase in the number of women employed in the labor force in the past ten years. There are two ways of showing this increase by comparing census data from 1960 to 1970; first, in 1960 30 percent of the employable females held jobs, while the 1970 figure is 45 percent. These percentages make it clear that not only has the number of working women incr~ased, but a great.er proportion are employed outside the home. Secondly, females also make up a greater share of the total work force in 1970 than they did in 1960. Percentage has risen from 24 percent in 1960 to 34 ,percent in 1970. Over this ten year period the number of employed females has almost tripled. The number of employed males has increased only by about 60 percent. 9 �1,, Education The median education level of the population is rising significantly in the township, as is the number of college graduates. In 1960 the median level of education for DeWitt Township was 10. 9 years, and this figure rose to 12.2 years in 1970. Part of this increase can be attributed to the national rise in median education over the same period of time, but it should be stated that the rate of increase in J?eWitt Township is higher than that of the region. In the region, the mean rose from 12. 0 in 1960 to 12. 4 in 1970. Although the township still trails the regi.Qn in this respect, this is likely to change in time with the increasing urbanization in the township. Since the census ,only polls people over 25 years in respect to education, it is hard to relate these figures to quality of education. That is because most of those attending school are not averaged in. Instead, this figure says more about the type of people who have recently migrated. This is one way to account in part for the sharp rise in proportionate college graduates in the past decade, 3 percent in 1960 and 8 percent in 1970. Income The median income in the township has increased significantly in the past ten years. In 1960 the median income of families and unrelated individuals was approximately $6,300. This figure has doubled by 1970, as the median income approached $11,500. Not all of this increase can be attributed to inflation, as this rate of increase is greater than that for the county and the region. It seems much more closely related to the changing character of the township's population. As noted in discussing employment, the proportion of blue-collar workers in the population has decreased, while the incidence of professionals and technicians has risen. Migration of new residents contributes greatly to ' both the level of income and the level of education in the community. EXISTING LAND USE One of the most important steps in the planning process is the collection and 10 �' mapping of information on existing land use. The land use map is a graphic portrayal of existing development at a given point in time. It is a view of what already exists, and should not be confused with the land use plan which will indicate land use arrangements for the future. Each township has its own distinctive pattern of land uses according to its geographic location, topography, and its individual economic and social charact.er. The early location of a grist mill, the routing of a railroad or highway, and other historical factors oft.en have an important effect in the shape of the present land use pattern. Present conditions and trends also provide some of the best indicators available to predict what might happen in the future. Therefore, an analysis of the present use of land will provide a general basis for reference in working out a plan for future land use. When conducting a land use study, the positive and negative features of past development are recognized. Planning can then be built upon positive features, and policies and programs can be suggest.ed which will help minimize the effects of past developmental problems and encourage more desirable growth patterns for the future. Existing Land Use Patterns The total land area of De Witt Township, excluding the city of De Witt, is approximately 21,720 acres. Of this total area, slightly more than 5,300 acres, or about 24. 7 of the township area has been developed. The majority of DeWitt's growth in recent years has been concentrat.ed near Lansing and along U. s. 27. This is directly relat.ed to the high percentage of people living in De Witt and working in Lansing or Ingham County. (According to the 1970 census, 63 percent of DeWitt' s labor force commutes to Lansing, and an additional 14 percent drive elsewhere in Ingham County.) Figure 2 shows the generalized land uses existing in the township while the following descriptions indicate the acreage relationships of developed land. 11 �- Residential Uses Residential development in the township is primarily in the form of single-family units. Tabulated residential uses account for approximately 52 percent of the developed land in the township and occupies slightly over 2, 700 acres. Table 1 shows the various classifications of residential types occurring within the township • Table 1 RESIDENTIAL CLASSIFICATIONS DEWITT TOWNSillP - 1972 Percentage of Total Residential Acreage Classifications Single Family (non-farm) Farmsteads Multi-family Mobile Homes 89.5 3.5 .2 ~ TOTAL 100. 0% As illustrated, single family and mobile home dwelling types are the two foremost users of residential acreage within the township. - Commercial Uses Commercial uses are primarily located adjacent to U.S. 27. The area near Capital City Airport also contains significant commercial acreage. Table 2 points out the various commercial classifications existing within the township and illustrates their proportional relationships. Table 2 COMMERCIAL CLASSIFICATIONS DEWITT TOWNSillP - 1972 ' Percentage of Total Commercial Acreage Classification Retail Vehicle Sales and Service Commercial Residential Commercial Recreation 72.6 15.6 3.3 8.5 TOTAL 100. 0% 12 �t ~ - r- - , ~~·"') I~ ITh<OV=-~=:.== I /;-""'-= "'- =,;.•-:., ~- i,, ' 'I 11 •- r-r ..... f. II GENERALIZED LAND USE -m· • Am,•w•"•:~ -7 ·•·t·:·-hZ•:-:-:-a:•> I ; "'~ _ . . . , ·1.,.s.,.,.,.,11 . ' rL ;,,;,;,;-:-:-:-:-:,:,:-:5 l ·•:•:•:•:•:-:-. 11 GC .r:m~ ~ I ·m '_,,",l,. _ 11V· er_ • ~ ---------.-..---·~---- . :rl - .< -~ ~;:e, a I ......... """-'H~~,..,,,......,,_:::___--- rl 'r - ; ' . \. I:·:-:-_ L,. , _. . .,•. 1 ,•,❖'•'• '!~/,~: c ,,{ -~" -,J;.:-:- :~'i !f\, ... t,.::-:-:-•.• /'-, . - :!11 ,11 : : ;: : : :;: : : : : : i . ( \,, \ \\ ;I ,;-:-: ill I( Ii i[if::..-.-.-:-:,:.:.;.:-: 11 .Ir.· I .5,_,.,_,.....,. _ _J 11 (IIIl!) Industrial LI Institutional II Recreation @ Airports 0 Agricultural Prepared by the , I ! DEWITT TOWNSHIP \ PLANNING COMMISSION r .·.•· "' . ✓~-/: ffl ,.,.. / ·~ am,~:il/ .,. I -~ l .,_ r; :;::1) Commercial Alli D ,1 ·1 / / ■ and Undeveloped r .m I ,' ,i '! .· · il,...•,•·····•·t:,:!P.¥1M H/11.L. .. _____1:~~1h·,·····'·····"··,-·;ti·'1'·'·r11 ll\11!. - ···· ·· · ~ \. 11 ;11 I ,l -= 11 ~ an1111, , J-l-= JI . .,,;...-..-.-...... » \. Residential .&Jf,. . -. ~\~;;;;~;i:,,.,. ,.,. ,~. - -- _ - . - - - +-- lj - l City of DeWitt Source: The Master Plan for DeWitt, Michigan, 1971 �- Industrial Uses Approximately 220 acres is used for various industrial acttvi-ttes. Table 3 shows classifications of major industrial activities occurring within tl;le t.ownship. Four quarrying and mining sites comprise the largest segment of industrial usage within the t.ownship. The :remaming industrial uses are scattered throughout the township Oil small sites. Table 3 INDUSTRIAL CLASSIFICATIONS DEWITT TOWNSHIP - 1972 Classification Percentage of Total Industrial Acreage Manufacturing Non-Manufacturing Quarrying and Mining TOTAL 29,0 3.! &'l.8 100.0% - Recreational and Public-Quasi-Public Uses Recreational and public-quasi-public land uses 11tilize IW)~••lf 185 acres of t.ownship land. This figure represeats aloot 3.5-pe~ of the total developed area. Table$ 4 and 5 show epeeifio clUtd8~ of recreational and public-quasi-public usea. The cation is a horse riding range and th.e Jackj Religious land uses comprise tie most • ~ Ult[istra.ted. This ts high because of to the city of DeWitt. �I I ' Table 5 PUBLIC-QUASI-PUBLIC CLASSIFICATIONS(Institutional) DEWITT TOWNSHIP - 1972 Percentage of Total Institutional Acreage Classification 16.9 13.3 60.2 9.6 Educational Administrative Religious Cemeteries 100. 0% TOTAL - Transportation Street and hi~hway rights-of-way combined with railroad and airport rights-of-way, represent the second most significant land use in terms of developed land area. Approximately 1,875 acres within the township are devoted to transportation facilities. Airport facilities account for the largest portion of transportational uses, with slightly over 1,000 I I I acres. Table 6 shows the classifications of the transportational uses occurring within the township. Table 6· TRANSPORTATION CLASSIFICATIONS DEWITT TOWNSlllP - 1972 Percentage of Total Transportation Acreage Classification I,; State Trunk Lines County Primary Roads County Secondary Roads Railroads Air'ports 8.3 11.9 23.7 1.8 54.3 TOTAL 100. 0% The following graph shows the perc~ntage relationship between the major land use activities existing in De Witt Township. As can be noted, Residential and Transportation land use activities comprise the largest percentage of developed land area in the 'Fownship. 16 �PERCENTAGE RELATIONSHIP OF LAND USE BY MAJOR ACTIVITY 1972 DEVELOPED LAND 51. 7% Residential 35.0% Transportation 75.3% UNDEVELOPED Commercial Industrial Recreational Institutional & AGRICULTURE LAND Land Use Related to Zoning DeWitt Township is presently operating under a countywide zoning ordinance adopted in 1971. Table 7 shows the major districts involved within the ordinance , as well as township acreage estimated in each zone classification. Table 7 SELECTED LAND USE AND ZONING ACREAGE COMPARISONS DEWITT TOWNSHIP - 1972 Classification Residential CollUDerm.al llldu&trial Approximate Acres in Use 1,686 307 2:21 , Approximate Acres Zoned Percentage of Laad Utilized b_y tlae �purpose. The remaining land area zoned for residential is vacant, unusable, or devoted to some other use. ,I'' Commercial land use accounts for approximately 10 percent of the total commercially zoned acreage. This means that 90 per- cent of the commercially zoned area is not utilized in commercial activities. The same principle that affects commercially zoned lands also is inherent in the industrial zoned lands. About 21 percent of the land area zoned industrial 1' :, :,1: is being utilized for that purpose. COMMUNITY FACILITIES AND UTILITIES In order to conduct daily governmental activities and furnish the essential public services to the citizenry of the community, public buildings are requirI ed. The provision of these important community assets require both space and structures adequate in size and composition to allow the proper' perform- ance of their respective functions. Of paramount importance is their location. With regard to location, public facilities may be categorized as follows: 1. Those that serve the en!ire community and are consequently most advantageously located near its center. 2. Those that serve sections or neighborhoods within the community and are, therefore, dispersed in strategic neighborhood locations. A township hall, city library, municipal auditorium would fall in the first category, with the second group comprised of elementary schools, neighborhood parks, etc. Such facilities, regardless of function, should be located where they are economically, aesthetically and conveniently most advantageous to their users. Figure 3 points out public facilities in the Township. Education The plilblie sch.ool is often the most important facility in the community. Two soclalizatiCffl processes occur in ponjunction with this type of facility. Schools serve the educational ru.ucti:on so necessary in the upbringing of young children. Dey ean Jrtrtlier act as a 1o~tized center for commlilllity and neighborhood �L._ -"_:~~~r-- I A-:-= I_.. ._,. ~ DEWm TOWNON,. '.:;::¥ ::\#--""#™"..... I PUBLIC FACILITIES ■ 1 J Township Hall I □ :_ IJr----0\ /) f Fire Station 1': ~- • i ' -_.-~r~r~ l ~. ~,, '\ .. ·• -:=:=· . Sewerage Treatment Plant ~~ . II I! f \ '\\ '., \ ( I .\ I" \\. \ · ·1t , . , }-~- I, l ~II ,,, :· L. Iii .Elementary School ~ Middle School ~ High School - 1111111111111 Existing Sewer Lines \ I: =~=~=~{:~:~=~=~=~=~:~=~ \ I !IP' = = -~ 7 i Proposed Sewer Lines j~ L~. /, - L -·-· i •/ I' C Figure 3 �social and recreational activity. Presently, DeWitt Township is served by four school districts: DeWitt, Lansing, East Lansing, and Bath. DeWitt and Lansing serve the bulk of the school age children with about 90 percent of the total split evenly between them . Four elementary schools are within the boundaries of the Township. Secondary school students either attend classes in the city of De Witt at the district facilities or travel outside of the Township to attend school. DeWitt has experienced a large amount of in-migration which is reflected by enrollment increases in elementary school levels. This trend is con- trary to national trends which have shown declining enrollments in elementary schools since 1966. Trends of this nature raise the possibility of future construction of new facilities to meet these higher demands. Recreation Many factors tend to increase demand for outdoor recreation facilities. Population, growth, more leisure time, higher incomes, increased mobility, and changing social patterns have influenced the demand for a greater variety and quantity of such facilities. This higher demand level is presently not being met by present Township facilities. The only areas for active recreation are at four elementary school sites. These sites now serve as neighborhood playgrounds, bit they do not offer the range of facilities required by a growing population. This situation has been recognized by township officials and plans have been Pl'epared to provide additional recreational facilities. Basically J these plaas call for the development of four park sites, the first of wlllch is ll'llder coutructi.on. ��service today. Water Supply Private wells are the primary means of supply in the Township. At the present time, this method appears adequate but the picture for the future suggests the desirability for a public supply system. Drainage The Township· is faced with problems with its drainage system. Few roads have adequate drainage, these include U.S. 27 and Wood Road, and this is due mostly to natural gradient. Other major roads such as Clark, Schavey and Stoll, which also depend on natural conditions, are poorly drained. One problem associated with the provision of storm drainage is, of course, the cost involved. Construction costs are high and additional costs will be added for the structural improvement of ,drains as development occurs and for maintenance costs. In order to provide an adequate, coordinated system, it is imperative that cooper- ation exist between the County and the Township. This is a necessity because the County maintains the responsibility for providing drainage to the county road system which comprises the most heavily traveled roads in the Township. TRANSPORTATION FACILITIES The extent and condition of the De Witt Township transportation network is perhaps one of the more critical determinants of its future growth. To accelerate growth, people must have access to the Township. Without this access, growth is retarded and the Township remains static. Transportation serves people who are engaged in activities of all sorts Working, playing, shopping, living, etc. It is no wonder, then, that we find transportation 23 �rout.es connecting land uses which generate such activities. This movement by people and goods between activities or places of activities is caused by a d1'ect transportation-land use relationship • Sy.st.em Inventory For the purpose of _inventory, four categories are used to identify the trans- portation network: Freeways, State Trunklines, County Primary and Local, md .Alternate Modes. The basic street and highway system is graphically noted in Figure 4. - Freeways Although the Township presently has no operational freeways, it is important to note their potential impact. U.S. 127 east of eXisting U.S. 27 is now under construction and will become a major link in the proposed I - 69 freeway bisecting the Townsilip eut and west. Figure 4 illustrates the U.S. 127 (southern portion) as an existing facility since construction is nearing c0ml)letion. Also shown, is an extension of U.S. 127 north p ~ l to Wood Road. At this time, it is not known whether Ws will be constructed m De Witt Township _or in Watertown Township. This extension has been shown to illustrate its locaition in tke event it is developed in DeWitt Township. ~ traveled road in the township , is the a etate tl"l:llDk line. The M.ghway bise;ots s a direct �.• J_'--,~-!p- t ;:1 '·-= ~ I ~:= I .T DEW>TT TOWNSHIP m<0o"""i.r1;::.-;-ru;,;'.'; -·-··· I 1/ ~ti\! ~ TRANSPORTATION SYSTEMS _Jl ,~ ,-I 1 State Trunkline County Primary 1,\ County Local \+':,,,:,:::,4 &,Is!' Proposed Freeways I '\ :L tj -~- d~• i ~ i~ I - .. Ll_H \l J 1-69 ,. ~.:::.:: 1 I '// 1lf #:r/ I , !i'~/ iii,~ \ ,, \\ LANSING -----"-'c::::::::::::;i --,.__ ' ', ,J - - ~ .- -- ---- . --->. ___ ei;i~tll._H_= , .. - I r,r1 _,,,,/- i,~,,1 / 1/ y -~✓I ( JiL I ••~.:c,,.\._____;_ . ~ / 111f ----;..~)(& : '""" '" -~· JL __', ! /1; \r:;1--,-,:_/ '1\1.\\. J.t, . f- - -- L Figure 4 �or highway service type. They are orientated toward vehicular traffic as it is their basic purpose to attract vehicles. Activities common to the commercial protion of U.S. 27 include motels, restaurants and various types of automobile service centers. - County Primary and Local Roads With U. S. 27 bisecting the Township in a north.,.south direction, the county primaries run either parallel to the highway and serve as direct lines to Lansing, or perpendicular as main arteries of the east-west flow. In this system, north-south roads seem to be of greater importance because they provide access to Lansing, the center of employment opportunities and most commercial development in the area. Four north-south roads are presently classified as County Primaries; these include Airport, Turner, Wood and Chandler Roads. The east-west roads that function as County Primaries are: State, and parts of Clark Road, Webb, and Round Lake Road. County local roads are designed to carry tr.fUfic at lower $peeds and volumes than county primary roads. DeWitt Road, Scba-vey Road, stoll Road, Herbison Road, and parts of Clark Bo.ad and Howe Road fall into this classification. - AU:ernate Modes of Transportation ,._ lit should be -noted that 1:llen wltid:a the T ~ ue �immediate links with Chicagu, New York, Detroit and other major cities in Michigan and the midwest by air. The other facility is the Penn Central Railroad whose tracks cut through the Township, but to which there is no direct access in the Township. Commuting and Travel Patterns Much comment has been expressed on overall reliance of the automobile as a means of transit. This, of course, is the primary mode of transportation in most communitieis. Consideration of commuter traffic to and from work by automobile is of importance in the respect that it can provide substantial insight into the activity patterns of the Township's residents. This provides a base from which to make observations about the existing and future circulation system. According to the 1970 census, 92 percent of the Township's employed labor force commutes by automobile. Of this total, 63 percent drive to jobs in Lansing and an additional 14 percent commute elsewhere in Ingham County. Only 11 percent drive to their place of employment in Clinton County. These figures highlight two important relationships, first, with such a high percentage of driving to the Lansing area to work, the suburban relationship between DeWitt and Lansing beomes more readily apparent. Second, these figures also indicate a concentrated southerly flow of commuter traffic. Since U.S. 27 is the major north-south road, its use for this purpose should be expected. Traffic generators which attract a high percent of the vehicular traffic to the Lansing area include shopping centers, employment centers, like Oldsmobile, State Government, and Michigan State University. These facilities have a major influence on traffic to and from DeWitt Township and will continue to have significant impact in the future. MAJOR TRENDS AND PROBLEMS - A SUMMARY The identification of trends and problems is the first step to planning for the 28 �fQture. This identification provides the basis from wldcb d.evelqpmeat olJjeetlVBB can be created and assessed. For the purpose of this summw,:, trends and problems will be identified for land use , community facilities Uld tr~•~ Land Use - Trends and Problems - Strip Commercial Development The Township faces potenti~ly serious consequences if the snil> commercial development along U.S. 27 is permttt.ed to confiliue and expand. Since 1962 when the last aompreheuiv:e land 1188 survey was completed, visual observations show a large inerease in commercial developments along U. S. 27. This can b'e puttaily attrihlted to excess amounts of land zoned along the h.fgbwa.f., Serious problems result from strip commercial development similar to the type in DeWitt Township. DevelQPment of tlds nature creates excessive t~affic congestion by redueiul the traffic carrying capacity of a street to a portion of its de~ll potential, because of the increased number of 1aniQ mo:,e,,,, ments and cars moving at slower speeds ent.e~ and ~ g : commercial establishments. Problems saob: as these e• lie measured in terms of high.er accide,nt ra.te& Pd eo~ community facilities. In addition, aestbetiiies amt~~ of environment are ~ r cos.ts a,~dly..., which earmot be measl.ll'Bd diteeU,r,.. ��As the Township increases in population and develops its land areas, the provision of all facilities and utilities will become essential. These services must meet both qu.anitative and qualitative requirements to handle extensive development trends. - Service Areas In order to minimize costs and improve efficiency, tt is critical that development occur in areas that can be servi~d with the least amount of difficulty. Trends i.ndi9ate develop- ment in areas that are difficult or costly to service. This pattern must be minimized if quality service is to be r ~ . - Service Improvement Various services now exist in the TownshiP (eg. Police and Fire. protection), however, as the gro~ ocClt~s, these D!Ul&t be expanded and unproved to meet increased demands .. Transportation - Trends and Problems - Facility Im.provement As pQPU.lation increases and land is devel me•ts can be e ~ d t0 m ~ ship need •rove._ to_. ~ ine~d ~ ~-B P~ �the proposed freeways will create increased demands and development possibilities within the Township. Whether or not problems associated with the development of new facilities will occur depends largely on.the effectiveness of the Township's development policies. ��DEVELOPMENT POLICIES The forces of growth are operating continually in the Metropolitan Region. Every day more people move into the Region from the outside, and perhaps as importantly they move from one jurisdiction to another inside the Region. Freeways are constructed, shopping centers built, subdivisions developed, industries located and expanded -- the sum of all these actions is a Region in dynamic transformation. Of course, if no plans are developed, the Region and DeWitt Township will continue to grow. What has to be decided is how DeWitt Township will grow and what its function will be within the Region or, more importantly, "What would DeWitt Township look like after twenty years of relatively uncoordinated growth?" A view of DeWitt Township today reveals predictable trends which could characterize it twenty years hence. More land will be consumed in a manner which disperses people, jobs and services than should be. Good agricultural lands will be converted to urban uses. Public services will not be provided in logical arrangements and their costs will be excessively high. Strip devel- opment, both commercial and residential, will abut major thoroughfares thereby rendering interior parcels of entire sections mtually inaoeesstble and unusable for agricultural purposes. To accept unplanned development as a reasonable flitul'e by the DeWitt Township Planning Commission. ment policies and proposed land use patterns for t.o guide future development in a logical and econo 118' bee'n" dj,a ���- HIGHWAY SERVICE AREAS SHOULD BE LOCATED TO SERVE MOTORISTS WITHOUT CREATING TRAFFIC CONGESTION OR HARMING ADJACENT PROPERTIES. - ADEQUATE UTILITY SERVICES AND ACCESS TO NEEDED TRANSPORTATION FACILITIES SHOULD BE PROVIDED IN ALL INDUSTRIAL AREAS. - INDUSTRIAL PLANTS SHOULD BE GROUPED TOGETHER IN SPECIFIC AREAS OR BELTS WITH ATTRACTIVE SITE PLANNING, LANDSCAPING AND BUILDING SETBACK AND COVERAGE CONTROLS. - BUFFER AREAS, FORMED BY SOME COMBINATION OF OFFSTREET PARKING, PARKS OR PARKWAYS, SHOULD SEPARATE INDUSTRIAL AREAS FROM RESIDENTIAL AREAS. ��- PRIME AGRICULTURAL LAND SHOULD BE PROTECTED FROM URBAN ENCROACHMENT. SPOT DEVELOPMENT IN AGRICUL- TURAL AREAS SHOULD BE DISCOURAGED SO AS TO ENSURE THE VIABILITY OF AGRICULTURAL ENTERPRISES. - AGRICULTURAL LAND SHOULD BE CONVERTED TO URBAN USES ONLY WHEN IT IS DETERMINED THAT A SUBSTANTIAL DEMAND FOR DEVELOPMENT EXISTS AND WHEN URBAN SERVICES CAN BE PROVIDED. POPULATION PROJECTIONS Population projections provide an indicator of anticipated growth which allows t,he Land Use Plan to consider appropriate facilities and services that will be required in the future years. It must be cautioned that projections are only estimates based upon trends that either exist or are anticipated. In the event these trends do not materialize, then the population estimates will certainly vary from those contained within this document. Population estimates for a particular community depend upon three basic factors: (1) natural increase or decrease, (2) migration and (3) annexation. Natural increase or decrease encompasses the number of live births and the number of deaths that occur within a community. Migration is the movement, by people, into or out of a community. Lastly, a gain or loss of population may occur by annexation to or from adjacent territbries. By assuming data for these basic factors over a certain time period and adding these to those of the previous time period, projected population figures can be determined. 38 �Table 8 identifies anticipated population increases in DeWitt Township between 1970 and the year 2000. Also indicated is the Clinton County population increase for the same time period. Table 8 POPULATION PROJECTIONS DEWITT TOWNSHIP 1970 - 2000* De Witt Township Clinton County 1970 1975 1980 1990 2000 9,909 11,190 13,760 21,100 31,000 48,492 53,325 58,690 70,730 82,500 *1970 Population Figures based upon 1970 Census Projected Population Figures based upon Tri-County Regional Planning Commission staff update-1973. As Table 8 indicates, the population estimate for De Witt Township is over three times the present population. This means the Township must plan to accommodate the services and improvements necessary to provide for an expanding community. The population estimates will be utilized later in this document to base land use estimates and related needs. ' ' ii ' 39 ��COMMUNITY FACILITIES PLAN The Land Use Plan addresses four basic facility concerns - 1). education, 2). recreation, 3). administration, and 4). utilities. A brief discussion of each concern vvi.11 highlight its importance in the future of De Witt Township. - Educational Facilities As noted in the Existing Situation portion of this document, the Township is presently served by four school districts inclusive of the Bath, DeWitt, East Lansing and Lansing School Districts. Approximately 46 % of the school age population in the Township attend in the De Witt School District (includes the city of DeWitt) while an additional 44% attend Lansing Schools. The remaining school children attend in the Bath and East Lansing Districts. In order to foresee future school facility needs, the following standards were applied to the anticipated school population as reflected by the Land Use Plan Map. SCHOOL SIZE STANDARDS Min. Ideal Max. Elementary 230 700 900 Middle School 750 1000 1500 High School 900 1500 2500 (Pupils) Figure 5 illustrates the generalized location and type of school facilities as projected within the Land Use Plan intent (Figure 6). The standards are intended for guideline purposes - detailed development plans should be closely coordinated with the school district(s) officials. 41 ��1~--1 _, .,wf DEWrrT TO--■mP fu.coiriri,=;;;;;www 1 TRANSPORTATION AND COMMUNITY FACILITIES PLAN ==-- - - - Major Arterial Freeway 111111111 Proposed Freeway - - - Minor Arterial •····•·•• Proposed Minor Arterial Existing Collector === • □ 11111u1qn •Iii Proposed Collector �- Administrative and Service Facilities Furore needs for administrative and service facilities (e.g., township hall, fire barn, and police station) depend largely on several factors inclusive of desired service level, type of and location of development to be served and service technology available. The provision of administrative and service facilities directly relates to the quality of service desired which is a community policy decision. One important concern is the location of the facilities in respect to the population to be served. In the case of the township hall, police and fire facilities, a centralized location is desirable. The Community Facilities Plan (Figure 5) illustrates that the present location of administrative facilities conforms well with the intent of the Land Use Plan (Figure 6). Furore space needs should be considered as expansions to the present facilities as opposed to new construction in less centralized locations. Cooperative arrangements with other governmental units (DeWitt City) may aid to eliminate the need for excessive facility development and may yet provide the desired quality of services. - Utilities The provision of utilities (sewer, water and drains) represents one of the most significant factors necessary to stimulate and service development. It further represents a significant investment of public monies, thus it is imperative that the development, improvement and maintenance of utility systems reflect efficiency and sound community economics. The entire Township cannot be economically serviced with utility systems either now or within the time per:tod covered by the Land Use Plan (year 2000). This situation encourages the concentratfon of 45 ��Minor Arterial at•--••••• Moves through. traflle to and from tnajo.r arte:ri;a1s. access to individual alxtfflng-pm Major Arterial Moves through traffic at lnod'.es• volumes to and from ex,.resswa~ 1.1.f c, traffic generators. Expressway Moves through traffic at .bJ®h speeds ad to and from other e~res:sways and otfler traffic generators with fwl .or p ~ y access. - Airport Expansion Capital City Airport is a major air faeility 'Witlii:D bath~ the Region. Plans call for the potential. e;q,llUiQn :o-1 ilds, of the present installation and,, as s11:ch., my; have a I on the development potentia.li of the ~ -.. unknown about the reality of eJq>ansil>-n, tile, reserves the land :aorth of ~ present famBty The continuance of thfs policy de~ o.n airport expansion ;plan.s,. FUTURE LAND USE PLAN Figure 6 provides a generalized Township. It mu.st be n detailed and UPDATED P �provides a logical perimeter to restrict the extension of certain services. The residential configuration embodied in the concept suggests a clustering of varying densities around a focal point, usually a commercial center. Buffering between uses incompatible with residential is also suggested and graphically portrayed. Commercial and industrial activities are planned to advantageously exploit the tranSPortational facilities available in the Township. Industrial activity is primarily located near airport facilities. Commercial uses are designated in grouped arrangements near major thoroughfares. Lands which have been indicated as open space, not including buffer strips, are primarily drainage ditches and poor soils for intensive development. Many existing woodlots have also been incorporated into the open space plan for the Township. Smee residential uses account for the greatest intensive land activity and because different densities are applied, Table .!.Q is provided to convey detailed information on density definitions and acreage estimates. The Land Use Plan Map reflects a greater amount of developed land than is :a.mu.ally anticipated (about 20%). Approximately 35,000 - 40,000 people could be ,~po$d in the Pbm concept while actual projections indicate a year 2000 popu&tt~II: ef 31,(l)QO. This overage was purposely included to allow locational choice lldi t o g ~ ievelopmeut eontim:Lity in the event of underestimation. ��Table 10 DE WITT TOWNSHIP PROJECTED RESIDENTIAL LAND ALLOCATIONS Low Density Medium Density High Density \JI ...... 2. 3. 4. 5. Plan Design 8 Acres 3.7 2,932 4,398 2 21,700 3,665 70 517 4 3.0 775 6,200 646 20 108 135 10 2.6 162 3,100 --- 3,557 4,446 5,335 100% 31,000 11 D. U. == Dwelling Units - Units averaged from the Clinton County Zoning Ordinance , Adopted 1971 . 1. Projected Gross 7 Acres Population per 5 Household 1 D.U. / 2 Net Acre Density Projected Net 6 Acres Projected Year 2000 4 Population Percentage Population 3 Distribution Net Acre - Does not include land for public streets and highways. Determined by the Township Planning Commission as part of development policy. Projection discussed in Population Projections Section of this document. Based on analysis by the Tri-County Regional Planning Commission. Household Size) D. U. Per Net Acre. 6. Projected Net Acres == (Pop. 7. Gross Acres = Net Acres x 125% (allowance for streets and highways). 8. Plan Design Acres = Gross Acres x 120% (expansion and choice factor for residential land areas illustrated on the Land Use Plan Map). ��PLAN IMPLEMENTATION The Comprehensive Development Plan is a graphic statement of policy objectives concerning the future physical development of the community. Positive actions are required on the part of both public and private interests, acting in concert, so that the plan proposals can be realized. Private actions take the form of investments in homes, stores, factories, and farms pursuant to regulatory controls established by government. Public action in implementing the plan generally follows five courses: Adoption by the Township Planning Commission to give the plan official recognition as the document for future developmental guidance; the development of a public improvements program; and citizen support and participation. Of the four, only public improvements (streets, schools, parks, sanitation facilities and protective services) constitute a direct investment of local tax monies for plan implementation. Adoption of the Plan State law grants planning commissions the power to draft and adopt comprehensive development plans. The DeWitt Township Planning Commission has so acted. Now, what remains is for the Planning Commission to submit its plan, for review and comment, to the Township Board and the public, to receive suggestions for final modification. Final adoption, thereafter, by the Planning Commission will incorporate the Comprehensive Development Plan as a document of formal governmental policy. Zoning The Zoning Ordinance is the major tool available to local government to structure the land use element of the Comprehensive Plan. The Plan indicates population densities for the residential area,s and general locations for major commercial and industrial areas of the community. These policies are translated into precise, although short-range, land use patterns through the application of the zoning regulations. The purpose of zoning is to regulate the use of land and buildings to protect areas of uniform development from the adverse effects of �disruptive land uses of any type which would tend to lower the economic value, efficient operation, and the physical and social amenities of the surrounding properties. This applies equally to residential, commercial, industrial, and �harmful land use encroachments adjacent to and within the subdivision which would lessen its desirability as a place to live, shop, or work. The Capital hnprovement Program Public improvements are investments made by the community in facilities which will benefit all citizens. These include schools, libraries, parks, fire and police stations, sanitation facilities, streets and highways, and all of the many physical components which go into a balanced community. It is for the Comprehensive Development Plan to relate these properly to each other in their location and distribution to the other components of the Township environment. The Capital hnprovements Program establishes a short-range priority schedule of needed public improvements in accordanee with budgetary capabilities. Thts tool should be very comprehensive in scope by assessing future needs and programming improvements for streets, st.orm and sanitary sewers, water semce, recreational space, fire protection, and other community facility needs. It 1:s actually a short-range plan which is utilized to effectuate the Comprehensive Plan in increments of five to six years. It outlines impro:ve.ments which will be required and establishes the most desirable economical sequence required ro fulfill plan objectives. The Capital Improvements Program also proee~ Qille step further by assessing the Township's abiltty to pay, therefore, guW.:mg "hlta improvements within the budgetary constraint. It is. in acoo~ wt$. SD: law, the responsibility of the Townshtp ~ g Oommt&&i~ t0 ~li!Me su.eh a program for the elected Township offtcfaJis. THE CITIZEN'S IQ E �importance to public understanding, acceptance and support of the planning proposals set forth in the plan document. There are many areas in which citizens can aid in guiding desirable growth in the .fu1ure and make other very valuable contributions to the planning process: 1. Forming citizens committees to aid and cooperate with local officials in the decision-making process. 2. Helping to formulate community goals and objectives. 3. Soliciting and encouraging broad citizen interest in the planning process. 4. Participating in the hearings on the plan to insure that it reflects community-wide rather than special interests. 5. Supporting the plan after adoption to insure that the community interest is being served, 6. Cooperating with the governing body in plan enforcement. 7. Protectmg the plan from indiscreet or piecemeal change which will cause the disintegration and subsequent ineffectiveness of the document. 8. Ba.eking financial support for plan effectuation, when needed. P-lmmm;g f'o-r the oomm1mity does not terminate when the plan is completed. Ing fs a ~ g process. Periodically, new data must be collected, vised pfan to assure that it will not perish rest~ P8.l'tie4>a-tion should also be a QI& to. the 'Citizen and bis mterest �� Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Wyckoff Planning and Zoning Collection Creator An entity primarily responsible for making the resource Planning & Zoning Center (Lansing, Mich.) (Organization) Wyckoff, Mark A. Description An account of the resource Municipal master plans and zoning ordinances from across the state of Michigan, spanning from the 1960s to the early 2020s. The bulk of the collection was compiled by urban planner Mark Wyckoff over the course of his career as the founder and principal planner of the Planning and Zoning Center in Lansing, Michigan. Some additions have been made to the collection by municipalities since it was transferred to Grand Valley State University. Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1960/2023 Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Subject The topic of the resource Michigan Comprehensive plan publications Master plan reports Zoning--Michigan Zoning--Maps Maps Land use--planning Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Identifier An unambiguous reference to the resource within a given context RHC-240 Format The file format, physical medium, or dimensions of the resource application/pdf Type The nature or genre of the resource Text Language A language of the resource eng Text A resource consisting primarily of words for reading. Examples include books, letters, dissertations, poems, newspapers, articles, archives of mailing lists. Note that facsimiles or images of texts are still of the genre Text. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context Dewitt-Twp_Comprehensive-Development-Plan_1973 Creator An entity primarily responsible for making the resource DeWitt Township Planning Commission, DeWitt Township, Clinton County, Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1973-07 Title A name given to the resource Comprehensive Development Plan Description An account of the resource The Comprehensive Development Plan for DeWitt Township was created in July 1973 by the DeWitt Township Planning Commission with assistance from the Tri-County Regional Planning Committee. Contributor An entity responsible for making contributions to the resource Tri-County Regional Planning Committee (consultant) Subject The topic of the resource Comprehensive plan publications DeWitt Charter Township (Mich.) Clinton County (Mich.) Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Type The nature or genre of the resource Text Format The file format, physical medium, or dimensions of the resource application/pdf Language A language of the resource eng Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/652995dd36da06a3071eba9e277c5ccc.pdf 3dcc46be1fe6af9ecffe1c865aa42212 PDF Text Text Comprehensive Development Plan 2005 �Charter To\Nnship Comprehensive Development Plan Prepared Under the Direction of the DeWitt Charter Township Planning Commission by the Planning & Zoning Center, Inc. 715 N. Cedar Street, Suite 2 Lansing, MI 48906-5275 517/886-0555 Ph. 517/886-0564 Fax www.pzcenter.com 2005 �DeWITT CHARTER TOWNSHIP BOARD OF TRUSTEES Rick Galardi, Supervisor Diane MosIer, Clerk Phyllis Daggy, Treasurer Jeff Baumann, Trustee Max Calder, Trustee Stephen C. Musselman, Trustee David Seeger, Trustee DeWITT CHARTER TOWNSHIP PLANNING COMMISSION Mike Nolen, Chairman Stephen Gobbo, Vice-Chair Jane DeHoog, Secretary Stephen Musselman, Trustee Representative Jason Flower Bruce Keilen Terri Shively Kimberly Smelker Gregory White DeWITT CHARTER TOWNSHIP PLANNING DEPARTMENT STAFF Jeffrey M. Gray, AICP, Planning Director David E. Haywood, Assistant Planner Linda Parkinson, Secretary DeWITT TOWNSHIP MANAGER Matthew J. Kulhanek PLANNING & ZONING CENTER, INC. ASSOCIATES Mark A. Wyckoff, FAICP, President John Warbach, Ph.D., Principal Carolyn A. Freebury, Vice President Andrea Hoag, Research Associate Evan Cunningham, Research Associate �TABLE OF CONTENTS PREFACE ........................................................................................................................ vii Vision Based Plan ............................................................................................................ vii Chapter 1: INTRODUCTION........................................................................................... 1-1 Introduction....................................................................................................................... 1-1 Regional Setting ............................................................................................................... 1-1 Location ....................................................................................................................... 1-1 Purpose of Plan................................................................................................................ 1-2 Plan Relationship to Zoning.............................................................................................. 1-3 Updating the Plan ............................................................................................................. 1-3 Public Input....................................................................................................................... 1-4 Overview of Chapters ....................................................................................................... 1-4 Chapter 2: SUMMARY OF EXISTING CONDITIONS AND TRENDS.............................. 2-1 Introduction....................................................................................................................... 2-1 Demographics .................................................................................................................. 2-1 Total Population ........................................................................................................... 2-1 Age and Gender........................................................................................................... 2-2 Housing Conditions and Trends........................................................................................ 2-3 Households.................................................................................................................. 2-3 Building Permits Issued................................................................................................ 2-5 Housing Values............................................................................................................ 2-5 Education ......................................................................................................................... 2-6 Economy .......................................................................................................................... 2-7 Employment................................................................................................................. 2-7 Income......................................................................................................................... 2-9 Tax Base ..................................................................................................................... 2-9 Natural Resources............................................................................................................ 2-11 Topography and Drainage ........................................................................................... 2-11 Surface Waters and Wetlands...................................................................................... 2-18 Woodlands................................................................................................................... 2-18 Soils and Environmental Limitations............................................................................. 2-19 Land Cover and Land Use................................................................................................ 2-23 Land Use by Tax Class .................................................................................................... 2-27 Agriculture.................................................................................................................... 2-27 Residential Land Use................................................................................................... 2-30 Commercial.................................................................................................................. 2-31 Office Uses .................................................................................................................. 2-33 Industrial ...................................................................................................................... 2-33 Infrastructure .................................................................................................................... 2-34 Water Supply ............................................................................................................... 2-34 Wastewater Treatment................................................................................................. 2-37 Community Facilities and Services ................................................................................... 2-37 Township Hall .............................................................................................................. 2-37 Public Safety................................................................................................................ 2-38 Fire Department........................................................................................................... 2-40 Parks and Recreation .................................................................................................. 2-40 Neighborhood Parks/Play Lots ................................................................................ 2-41 DeWitt Township Comprehensive Development Plan - 2005 i �TABLE OF CONTENTS (Continued) Community Parks .................................................................................................... 2-41 Community Center....................................................................................................... 2-42 Schools........................................................................................................................ 2-43 Transportation .................................................................................................................. 2-47 Street Classification ..................................................................................................... 2-47 Freeways and Regional Circulation.............................................................................. 2-50 Business Route 27....................................................................................................... 2-50 Traffic Volumes in DeWitt Township............................................................................. 2-51 Transit.......................................................................................................................... 2-54 Air Transportation ........................................................................................................ 2-54 Implications if Existing Trends and Policy Continue .......................................................... 2-55 Growth and Preservation Policy of the 1991 Plan ........................................................ 2-55 Residential Buildout Analysis ....................................................................................... 2-56 Analysis of Adjacent Jurisdiction Plans............................................................................. 2-57 City of DeWitt............................................................................................................... 2-57 Bath Township ............................................................................................................. 2-58 East Lansing ................................................................................................................ 2-58 Watertown Township ................................................................................................... 2-58 Clinton County ............................................................................................................. 2-59 City of Lansing ............................................................................................................. 2-59 Lansing Township ........................................................................................................ 2-60 Chapter 3: GENERAL VISION AND PLANNING FRAMEWORK................................... 3-1 Introduction....................................................................................................................... 3-1 General Vision Statement................................................................................................. 3-1 Proactive Planning and Sustainability .......................................................................... 3-1 Quality of Life: Impressions, Standards and Visual Character...................................... 3-2 Quality of Life: Close to the City but Retaining Rural Qualities ..................................... 3-3 Quality of Life: Neighborhoods ..................................................................................... 3-3 Quality of Life: Access to Opportunities........................................................................ 3-4 Quality of Life: Recreation............................................................................................ 3-4 Quality of Life: Urban Infrastructure.............................................................................. 3-4 Planning Framework......................................................................................................... 3-5 Plan Concepts .................................................................................................................. 3-6 Chapter 4: FUTURE LAND USE & COMMUNITY FACILITIES: Goals & Policies ........ 4-1 Introduction....................................................................................................................... 4-1 Future Land Use Map....................................................................................................... 4-1 Future Land Use............................................................................................................... 4-3 Environmental Protection and Conservation ................................................................ 4-3 Agricultural Land Uses................................................................................................. 4-4 AP (Agricultural Preservation)................................................................................ 4-5 A (Agricultural)....................................................................................................... 4-6 Residential Land Uses ................................................................................................. 4-6 Single and Two Family Residential Areas.............................................................. 4-8 Multiple Family Residential Areas .......................................................................... 4-9 MHP (Manufactured Housing Parks) ..................................................................... 4-10 Commercial Land Uses................................................................................................ 4-11 DeWitt Township Comprehensive Development Plan - 2005 ii �TABLE OF CONTENTS (Continued) NC (Neighborhood Oriented Commercial) ............................................................. 4-14 CC (Community Oriented Commercial) ................................................................. 4-14 HC (Highway Oriented Commercial)...................................................................... 4-15 ACOM (Airport Commercial) .................................................................................. 4-15 Office Land Uses ......................................................................................................... 4-15 Industrial Land Uses .................................................................................................... 4-16 Institutional................................................................................................................... 4-17 Community Facilities ........................................................................................................ 4-18 Recreational Facilities.................................................................................................. 4-18 Transportation Systems ............................................................................................... 4-20 Public Utilities, Facilities and Services ......................................................................... 4-22 Regional Cooperation and Coordination ...................................................................... 4-23 Related Land Use Issues.................................................................................................. 4-23 Historic Preservation.................................................................................................... 4-24 Greenways................................................................................................................... 4-24 Special Planning Areas .................................................................................................... 4-25 Traditional Neighborhood Development (TND) Areas .................................................. 4-25 Neighborhood Conservation Area ................................................................................ 4-26 Commercial and Industrial Revitalization Area ............................................................. 4-26 Chapter 5: ZONING PLAN ............................................................................................. 5-1 Introduction....................................................................................................................... 5-1 What is a Zoning Plan? .................................................................................................... 5-1 Relationship to Comprehensive Development Plan .......................................................... 5-1 Future Land Use Map Designations Compared to Zoning Districts................................... 5-2 Zoning Districts................................................................................................................. 5-3 Agriculture District........................................................................................................ 5-3 Residential Districts ..................................................................................................... 5-3 Office Districts.............................................................................................................. 5-5 Commercial Districts .................................................................................................... 5-5 Industrial Districts......................................................................................................... 5-5 Site Development Standards ............................................................................................ 5-6 Proposed Changes to Zoning Ordinance.......................................................................... 5-6 Chapter 6: GROWTH MANAGEMENT STRATEGY....................................................... 6-1 Introduction....................................................................................................................... 6-1 Infrastructure and Public Land Investments...................................................................... 6-1 Background.................................................................................................................. 6-1 Adequate Public Facilities Ordinance........................................................................... 6-2 Capital Improvement Programs.................................................................................... 6-3 Future Road Improvements ......................................................................................... 6-3 Private Roads .............................................................................................................. 6-10 Transit Services ........................................................................................................... 6-10 Public Sewer & Water .................................................................................................. 6-10 Above-Ground Utilities ................................................................................................. 6-11 Fire and Police Services .............................................................................................. 6-11 DeWitt Township Comprehensive Development Plan - 2005 iii �TABLE OF CONTENTS (Continued) Greenspace, Parks, Open Space................................................................................. 6-11 Summary of Public Land Investments............................................................................... 6-12 Chapter 7: IMPLEMENTATION RECOMMENDATIONS ................................................ 7-1 Introduction....................................................................................................................... 7-1 Focusing on Priorities ....................................................................................................... 7-1 Annual Tasks.................................................................................................................... 7-1 Top Priorities .................................................................................................................... 7-1 List of Recommended Priorities........................................................................................ 7-2 South Central Neighborhood Conservation and Commercial Revitalization Plan ......... 7-2 Zoning & Related Ordinance Amendments .................................................................. 7-3 North Central Commercial Development and Mixed Use TND Plan ............................. 7-3 Opportunity-Based Initiatives ....................................................................................... 7-3 Duty-Based Initiatives .................................................................................................. 7-4 LIST OF MAPS 2-1 Topography .............................................................................................................. 2-12 2-2 Watersheds .............................................................................................................. 2-15 2-3 County Drains in DeWitt Township ........................................................................... 2-16 2-4 Environmental Limitations and Hazards.................................................................... 2-17 2-5 DeWitt Township Soils.............................................................................................. 2-20 2-6 Soils With Septic Limitations..................................................................................... 2-21 2-7 Soils With Basement Limitations............................................................................... 2-22 2-8 Land Use/Land Cover, 1999 Data ............................................................................ 2-25 2-9 Land Use by Tax Class ............................................................................................ 2-26 2-10 Agriculture Preservation Map ................................................................................... 2-29 2-11 Public Water System ................................................................................................ 2-35 2-12 Public Sewer System................................................................................................ 2-36 2-13 Publicly Owned Land................................................................................................ 2-39 2-14 School Districts in DeWitt Township ......................................................................... 2-46 2-15 Classification of Area Roads..................................................................................... 2-48 2-16 Roads by Jurisdictional Responsibility...................................................................... 2-49 2-17 Annual Average 24-Hour Traffic Volumes for DeWitt Area Highways and Surrounding Region............................................................................................... 2-50 2-18 Traffic Counts........................................................................................................... 2-53 4-1 Future Land Use....................................................................................................... 4-2 4-2 Special Planning Areas ............................................................................................ 4-28 6-1 Future Road Improvements ...................................................................................... 6-5 DeWitt Township Comprehensive Development Plan - 2005 iv �TABLE OF CONTENTS (Continued) LIST OF TABLES 2-1 Population of DeWitt Township and Surrounding Region, 1980-2000....................... 2-1 2-2 Population Projection for DeWitt Township, 1980-2020: Based on 2000 Census ..... 2-2 2-3 Population Projection for DeWitt Township, 1980-2020: Based on 2004 Estimated Population............................................................................................. 2-2 2-4 Households in DeWitt Township, 1980-2000 ............................................................ 2-4 2-5 Households in DeWitt Township, 1980-2020 ............................................................ 2-4 2-6 Average Household Size, 1980-2000 ....................................................................... 2-5 2-7 Building Permits Issued and Demolitions, 2000-2004 YTD ....................................... 2-5 2-8 Educational Attainment in DeWitt Township and Surrounding Region ...................... 2-6 2-9 DeWitt Township Labor Force, Employment and Unemployment ............................. 2-7 2-10 DeWitt Township Employment by Industry 2000....................................................... 2-8 2-11 Employment by Industry, Clinton County 1997-2000 ................................................ 2-8 2-12 Income Distribution in DeWitt Township and Surrounding Area ................................ 2-9 2-13 Poverty Levels in DeWitt Township and Surrounding Area....................................... 2-9 2-14 DeWitt Township SEV: 1999, 2001 and 2003........................................................... 2-10 2-15 DeWitt Township Projected SEV: 2005 and 2007 ..................................................... 2-11 2-16 Land Cover/Land Use in DeWitt Township, 1999 ..................................................... 2-24 2-17 Traffic Volume Increases/Decreases on Key Road Segments.................................. 2-52 4-1 Land Planned for High Density Residential............................................................... 4-11 5-1 Comparison of Map Designations on Future Land Use Map and Zoning Map .......... 5-2 5-2 DeWitt Township Zoning District Regulations ........................................................... 5-6 6-1 Proposed Road Improvements ................................................................................. 6-6 LIST OF FIGURES 1-1 1-2 2-1 2-2 6-1 6-2 Location Map............................................................................................................ 1-1 Adjoining Jurisdictions Map ...................................................................................... 1-2 DeWitt Township Population by Age and Gender ..................................................... 2-3 Year 2000 Median Housing Values, Lansing Metro Area.......................................... 2-6 Future Road Cross Sections..................................................................................... 6-7 Roundabouts Should be Considered for Some Locations......................................... 6-9 LIST OF PHOTOS 2-1 2-2 2-3 2-4 2-5 2-6 2-7 Looking Glass River ................................................................................................. 2-13 Remy-Chandler Drain............................................................................................... 2-14 Wetland in DeWitt Township..................................................................................... 2-18 Woodland Along DeWitt Township Road .................................................................. 2-19 Agriculture in DeWitt Township................................................................................. 2-23 Woodland in DeWitt Township.................................................................................. 2-24 Sod Farming on “Unique” Farmland ......................................................................... 2-27 DeWitt Township Comprehensive Development Plan - 2005 v �TABLE OF CONTENTS (Continued) 2-8 Residential Subdivision in DeWitt Township ............................................................. 2-30 2-9 Apartment Complex in DeWitt Township .................................................................. 2-31 2-10 Commercial Along US-27BR .................................................................................... 2-31 2-11 Crossroads Plaza Along US-27BR ........................................................................... 2-32 2-12 Clark Corner (Formerly Lansing Factory Outlet Mall) on Clark Road ........................ 2-33 2-13 Industrial Site in DeWitt Township ............................................................................ 2-34 2-14 Wastewater Treatment Plant .................................................................................... 2-37 2-15 DeWitt Township Hall ............................................................................................... 2-38 2-16 DeWitt Township Police Station................................................................................ 2-38 2-17 Herbison Road Fire Station ...................................................................................... 2-40 2-18 Station House Park................................................................................................... 2-41 2-19 DeWitt Township Community Center........................................................................ 2-43 2-20 DeWitt High School .................................................................................................. 2-44 2-21 DeWitt Junior High School........................................................................................ 2-44 2-22 Gunnisonville Elementary School ............................................................................. 2-45 2-23 Expressway I-69 in DeWitt Township ....................................................................... 2-47 2-24 Business Route 27 in DeWitt Township .................................................................... 2-51 3-1 The Most Common View is of Woods and Open Spaces.......................................... 3-3 3-2 Some Roads Should be Maintained as They Were in the Early 2000s to Protect Rural Character......................................................................................... 3-4 3-3 Examples of TND from Cherry Hill Village, Canton Township................................... 3-7 3-4 A Lansing Area Green Roof...................................................................................... 3-8 4-1 Active Farmland in DeWitt Township ........................................................................ 4-5 4-2 New Home in DeWitt Township ................................................................................ 4-7 4-3 Single Family Home Under Construction .................................................................. 4-9 4-4 Multiple Family Housing ........................................................................................... 4-10 4-5 Manufactured Home Park in DeWitt Township ......................................................... 4-10 4-6 Commercial Development in DeWitt Township ......................................................... 4-13 4-7 Site Plan Review Standards Should Guide Sign Number, Size and Location ........... 4-14 4-8 Highway Oriented Commercial Development in DeWitt Township ............................ 4-15 4-9 Granger Landfill and Recycling Operations is an Industrial Use in DeWitt Township ............................................................................................... 4-17 4-10 Greater Lansing Area Airport in DeWitt Township .................................................... 4-17 4-11 Encourage Open Space Areas as Part of PUDs and Other Major Residential Developments ....................................................................................................... 4-20 4-12 Achieve a Well-Coordinated and Interconnected Street System............................... 4-21 4-13 Most of the Streets in DeWitt Township are Under the Jurisdiction of the Clinton County Road Commission......................................................................... 4-22 4-14 Protect Historic Resources in DeWitt Township........................................................ 4-24 4-15 Develop Connected System of Greenways that Includes Parks ............................... 4-25 5-1 Agricultural District.................................................................................................... 5-3 5-2 Residential District.................................................................................................... 5-4 6-1 Road and Other Public Infrastructure Investments Will be Necessary ...................... 6-2 6-2 Develop Greenway Connections Such as This One in Western Michigan ................ 6-12 7-1 Preserving the Natural Environment While Accommodating New Homes and Linking Them Throughout the Township are Key Priorities of this Plan........... 7-2 DeWitt Township Comprehensive Development Plan - 2005 vi �PREFACE VISION BASED PLAN This is a Comprehensive Plan to guide future land use and infrastructure decisions in DeWitt Charter Township for the next 20 years. It opens with an introductory chapter and follows with detailed background information in Chapter 2. This is a vision based plan. The vision was created from citizen input at town meetings. Chapter 3 presents a common vision statement for the future of DeWitt Township in 2025. The goals and policies in Chapters 4 and 5, as well as the strategies in Chapter 6 are oriented to achieving the vision. This Plan will both guide and be guided by market forces, and it will never go more than five years before being thoroughly reviewed to ensure it remains relevant, and then it will be updated as necessary. Some components of the Plan, such as portions that are based on the 2001 High Density Residential Study rely heavily on projections. These in particular need to be periodically reviewed and updated as necessary. DeWitt Charter Township is one of the most rapidly growing communities in midMichigan. This moment has long been anticipated and presents both special problems and special opportunities. For some it is seen as a moment of entitlement. To them, it is now DeWitt Township’s turn to build a modern community with a high quality of life around the existing infrastructure framework and land use presently in place—without repeating mistakes of the past. This opportunity includes building out contemporary suburban neighborhoods around and integrated with the City of DeWitt, while stabilizing and improving the quality of existing neighborhoods elsewhere in the Township. The Township wants to encourage the best in new development and redevelopment that respects the rural and suburban character of much of the Township. It also wants to accommodate the newest building quality and design that conforms to green development standards and smart growth principles, each in appropriate measures and locations. Such a future means creating some new neighborhoods in the Township built more on old urban and small rural town characteristics (known as traditional neighborhood development or TND), than on suburban or rural ones. A large TND based on broad citizen input is proposed for possible development east of US-27BR, north of Webb Road and west of Wood Road. This future also means permanently preserving a large area in the northeast and southeastern portions of the Township for agriculture and rural living opportunities. In addition, it means stabilizing and rehabilitating older commercial strips and neighborhoods to prevent more blight and create a more desirable future for residents and businesses in the south central part of the Township. Last, it means planning for the conversion of a substantial amount of land for office, research and light industrial use to enhance not only the tax base in the Township (necessary to help pay for all the services the residential development will need), but also to provide more employment opportunities so that not all residents have to commute to good paying jobs elsewhere in the region. In the aggregate, this vision presents a wider range of desirable living and working choices for Township residents, while maximizing development DeWitt Township Comprehensive Development Plan - 2005 vii �potential and infrastructure efficiency at cost levels far below those likely to be experienced if the 1991 Plan were implemented as adopted. This vision is not for the faint hearted or those averse to taking well conceived risks. The Township already has sewer and water service spread across much of the Township and must provide police and fire services to all parts of the Township. The costs associated with these services, and variable market pressures in different parts of the Township, make it difficult to cost-effectively expand infrastructure and services, and hence to use infrastructure as a tool to guide growth in an incremental and efficient fashion. Similarly, it is well understood that the Township does not control all the land, all the infrastructure, or all the decisions necessary to successfully implement this Plan. This Plan recognizes that the Township has certain obligations related to new development, as does the development community. This is especially apparent at the present time in the northwest part of the Township. These obligations will be spelled out in more detail in future zoning and subdivision regulations and in future capital improvement decisions. This Plan also recognizes that the Township has equal responsibilities to already developed parts of the Township, and especially in those areas where new investment has been infrequent and signs of blight are evident. Similarly the Township has an obligation to help landowners in the eastern part of the Township who wish to continue long-term agricultural pursuits and the retention of a very rural character in the face of annexation attempts and significant development pressure occurring in the southeast portion of the Township. In contrast, the southwest area presents a challenging mix of major new development and redevelopment potential, along with demands to improve the existing quality of neighborhoods in parts of this area near where the airport plans to expand operations. These are widely varied obligations and depending on the rate of change, may present the Township with special challenges in meeting them. Similarly, Township leaders are acutely aware of both the huge benefit and potential detriment that market forces can have in achieving the vision of this Plan. The market can shift demand for public services from one area to another in a way that creates inefficiencies and higher public costs that can only be borne by requiring the private sector to bear those costs when development is proposed prematurely. But this Plan is also a pragmatic plan, and it is intended to provide general guidance and encouragement to the private sector to assist in helping to create the vision, while describing the situations where the Township will use regulations and infrastructure investments to assure quality development. This Plan seeks to raise the bar for new development in the Township. It expects quality development everywhere in the Township. It expects developers to build only when the full development potential of property can be realized, as established by the uses and densities in the Zoning Ordinance. Similarly, where feasible, future development regulations will provide incentives for developers to build at appropriate densities and to shift more attention to quality design that is both compatible with the area and consistent with the vision of this Plan as expressed by zoning, subdivision and related regulations. Building a quality community is a partnership with many partners: public, private, industrial, corporate, citizen-based and government-based. All must work together to successfully achieve the citizen vision in this Plan. With your help and that of all the other partners, this Plan will become a reality. DeWitt Township Comprehensive Development Plan - 2005 viii �Chapter 1 INTRODUCTION INTRODUCTION This chapter describes the location of DeWitt Charter Township in the Lansing metropolitan area. It also explains the purposes of this Plan and its relationship to zoning, subdivision regulations, capital improvements planning and related implementation tools. This Comprehensive Development Plan is intended to guide the growth and development of DeWitt Charter Township over the next twenty years. REGIONAL SETTING Location DeWitt Charter Township is located in mid-Michigan in south central Clinton County with its southern border less than three miles from the State Capitol Building. It is the largest suburb on the north side of the Lansing metropolitan area. It is bisected by I-69 and US127. In addition, old US-27 (now Business Route 27, US-27BR) runs the length of the Township connecting Lansing to St. Johns. The Township has a legal description of T5N, R2W and globally sits at 42.813o latitude and -84.543o longitude. It is traversed from east to west by the Looking Glass River, a tributary of the Grand River. See Figure 1-1. Figure 1-1 Location Map DeWitt Charter Township shares its southern boundary with Clinton County the northern boundary of the City of Lansing, Lansing Charter Township and Ingham County. Portions of the City of East Lansing extend into the southeast corner of the Township. DeWitt Township Comprehensive Development Plan - 2005 1-1 �DeWitt Township completely surrounds the City of DeWitt in the northwest quadrant. The Township shares a border on the west with Watertown Township, an eastern border with Bath Township and a northern border with Olive Township. All are in Clinton County. Figure 1-2 Adjoining Jurisdictions Map Vfdo:r Olive, Towns.hip Riley Township Towrn1hip b ~ c: :, C ~ 0 - (,) C - ~ lloWfff Cl~ 0 c: 0 - Township ~ 0 0 C DeWitt Township ! c; Deh.l Townsh ip (.) C City of Lansing Q, ,Bath Watertown >- o, ' Townshiip City of tLa.nslng C = 0 ::,,. C :I Tow11sh'i.l l B ta Ill.! 0 0 E IO .c a, C With a 2004 estimated population of 13,769 persons, DeWitt Charter Township has a mix of small lot, older urban neighborhoods adjacent to Lansing, new suburban housing around the City of DeWitt and large lot rural development in other parts of the Township. BR-27 is the spine of the Township and changes from small lot older commercial development on the south end, to freeway interchange commercial services at I-69 and then scattered commercial establishments north of Herbison Road. Much of the Township has a rural character with many trees and open farm fields along the key arterial roads. There is a strong desire to retain this rural character and the proximity of most residents to open space as the Township continues to grow and redevelop. PURPOSE OF PLAN This Comprehensive Development Plan defines the existing and proposed future character of DeWitt Charter Township. Its fundamental purpose is to allow the Township to comprehensively describe the goals and policies for its physical development. This Plan is intended to guide Township officials and citizens in making decisions about public facilities and the use of public and privately owned land. The DeWitt Charter Township Comprehensive Development Plan was prepared under the provisions of the Township Planning Act 168 of 1959, which specifically gives DeWitt Township Comprehensive Development Plan - 2005 1-2 �Township Planning Commissions the authority to prepare and officially adopt a future land use plan (called a “basic plan” in the statute). The Comprehensive Development Plan is comprised of text and supporting maps. The most significant map is the Future Land Use Map (Chapter 4) which shows the location and relationship of land in the Township for the next twenty years. The Comprehensive Development Plan provides: 1. A comprehensive means of integrating planning principles and policies that look 20 years ahead to meet future needs regarding general and major aspects of physical conservation and development throughout the Township; 2. An official, advisory policy statement for encouraging orderly and efficient use of the land for residences, businesses, industry, and agriculture, and for coordinating these uses of land with each other, with streets and highways, and with other necessary public facilities and services; 3. A rational basis for zoning, subdivision design, public improvement plans, and for facilitating and guiding the work of the Township Planning Commission and the Township Board as well as other public and private endeavors dealing with the physical development of the Township; 4. A means for private organizations and individuals to determine how they may relate their building and development projects and policies to official Township planning policies. PLAN RELATIONSHIP TO ZONING The Township Zoning Act, Public Act 184 of 1943 provides that "the provisions of the zoning ordinance should be based upon a plan designed to promote the public health, safety and general welfare, to encourage the use of lands in accordance with their character and adaptability and to limit the improper use of lands." This Comprehensive Development Plan is adopted to help provide a strong legal basis for the Township Zoning Ordinance and it contains a Zoning Plan element in Chapter 6 which sets forth the principal district and use regulations of the Ordinance. However, adoption of this Plan does not directly control land use. Such control is left to the Zoning Ordinance (including the zoning map), to land division and subdivision regulations, and to other local ordinances. Plan implementation is made with final decisions on rezonings, special use permits, site plan and plat approvals as well as by the expenditure of Township funds on various capital improvements. UPDATING THE PLAN Because of the constant change in our social and economic structure and activities, the Plan must be maintained through periodic review and revision so that it reflects contemporary trends while maintaining long range goals. By law, this Plan will be reviewed by the Township Planning Commission every five years, and if necessary, updated. If circumstances warranting a change to the Plan come up before the five-year review, then this Plan would be changed. Changes may be necessary because the Plan DeWitt Township Comprehensive Development Plan - 2005 1-3 �is based upon present goals, knowledge and technology and these change through time. The Plan will be effective to the degree that it continues to: • reflect the needs and desires of the people; • realistically interpret the existing conditions, trends and the dynamic economic and social pressures for change; and • inspire cooperation among the various public agencies, developers, and the citizens of the Township toward achieving common goals. PUBLIC INPUT This Plan was prepared as the result of a public process which examined existing conditions, public input on a vision of what the community should be like in twenty years, analysis of key issues identified by the public, consultation with adjoining units of local government and other governmental agencies and consensus among the Planning Commission and Township Board on specific elements in the Plan. A leadership survey was conducted in the late spring of 2004 and public input was solicited at two Visioning Town Meetings on June 17, and June 29, 2004, and at a Town Meeting on May 19, 2005. A public hearing was also held prior to Plan adoption. OVERVIEW OF CHAPTERS This Comprehensive Development Plan has seven chapters. The second chapter presents a wide range of background information on existing conditions and trends. It summarizes recent demographic and economic characteristics; presents data and maps describing current conditions related to the land and buildings in the Township; and summarizes basic characteristics of the infrastructure and public services available in the Township. The third chapter presents a vision statement, goals and policies for guiding future land use and infrastructure change in the Township. The fourth chapter presents a future land use map and text describing the existing character of various parts of the Township and proposed land use in each area. The fifth chapter presents a zoning plan to guide future revisions to the Township Zoning Ordinance. The sixth chapter describes the essential parts of the growth management strategy. The last chapter lists a set of actions that should be taken to implement this Plan. DeWitt Township Comprehensive Development Plan - 2005 1-4 �Chapter 2 SUMMARY OF EXISTING CONDITIONS AND TRENDS INTRODUCTION This chapter describes conditions as they exist in DeWitt Township as of the summer of 2004 or as of the date of the mapping or inventories on which they were based. The discussion looks at population trends, socio-economic data, natural and cultural features, transportation conditions, the use of the land and the capacity of the land for various purposes. DEMOGRAPHICS Total Population The population of DeWitt Township increased by 2,105 persons between 1980 and 2000 to 12,143, according to the US Census. See Table 2-1. This represents a 21% change during that time period. Within the same period, the City of DeWitt grew by 1,537 persons, increasing from 3,165 to 4,702 persons. This continual growth is representative of Clinton County as a whole. During the same period the County grew from 55,893 persons to 64,753 persons. The rate of population increase in DeWitt Township is, however, accelerating at a faster rate than either Clinton County or the region as a whole. Between 1990 and 2000, DeWitt Township experienced a 16% increase in population, while Clinton County experienced a 12% increase, and the Tri-County region experienced a 3% increase. As of the beginning of 2004, the Township population was estimated to be 13,769 persons. Table 2-1 Population of DeWitt Township and Surrounding Region, 1980-2000 Community DeWitt Township DeWitt City Bath Township Olive Township Watertown Twp. Clinton County Tri-County Region 1980 10,038 3,165 5,745 2,111 3,602 55,893 419,750 1990 10,448 3,964 6,387 2,122 3,731 57,883 432,674 2000 12,143 4,702 7,541 2,322 4,162 64,753 447,728 Total Change 19802000 2,105 1,537 1,796 211 560 8,860 27,978 % Change 19802000 21% 49% 31% 10% 16% 16% 7% Total Change 19902000 1,695 738 1,154 200 431 6,870 15,054 % Change 19902000 16% 19% 18% 9% 12% 12% 3% Source: US Census Bureau If current growth trends continue, the population of DeWitt Township could increase by 2,104 persons, or 17% between 2000 and 2020, based on the 2000 Census figures. See Table 2-2. The City of DeWitt is likely to see an increase of 1,536 persons during the same period. Countywide, Clinton County should see a population increase of 8,860 persons, or 14% over the next 20 years. However, there are many reasons this growth rate could greatly accelerate if the trend from 2000 to 2004 were to continue. Based on the 2004 estimate of the Township population (13,769), DeWitt Township could potentially add 8,128 persons, an increase of 67%, DeWitt Township Comprehensive Development Plan - 2005 2-1 �by 2020. See Table 2-3. There is considerable vacant land in the Township with access to public sewer and water that is ripe for redevelopment. Table 2-2 Population Projection for DeWitt Township, 1980-2020: Based on 2000 Census Community DeWitt Township DeWitt City Clinton County Tri-County Region Total Change 2000-2020 % Change 2000-2020 1980 1990 2000 2010 2020 10,038 10,448 12,143 13,195 14,247 2,104 17% 3,165 3,964 4,702 5,470 6,238 1,536 33% 55,893 57,883 64,753 69,183 73,613 8,860 14% 419,750 432,674 447,728 457,054 469,488 21,760 5% Source: US Census Bureau. Projections by Planning & Zoning Center, Inc. based on Linear Growth Method. Table 2-3 Population Projection for DeWitt Township, 1980-2020: Based on 2004 Estimated Population Community DeWitt Township 2000 I 12,143 2005 I 14,175 2010 I 16,207 2015 I 18,239 2020 I 20,271 I Total Change 2000-2020 % Change 2000-2020 8,128 67% The portion of the County growth that takes place within DeWitt Township depends on a variety of factors. These factors include lifestyle, commuting habits, economic influences, housing availability and more. Many of these factors are outside of the Township’s control, and others may only be marginally influenced by actions of the community. However, it is likely that for at least the next decade, most of the population growth in the County will occur in DeWitt Township. Age and Gender DeWitt Township is quite balanced between males and females. See Figure 2-1. Males represent 5,959 or 49.1% of the Township population while females represent 6,184, or 50.9%. The median age for DeWitt Township in 1990 was 34.8 and for Clinton County it was 32.3 years. By the year 2000, the median age for DeWitt Township increased to 38.2 years and for Clinton County it increased to 36.7 years. The largest segment of the population falls within the 35 to 44 age range, closely followed by those between the ages of 45 to 54 years. This is largely the baby boomer generation, which is comprised of persons that were born between 1946 and 1964. As the baby boomers move into their fifties and sixties in the next decade and their sixties and seventies in the following decade, there will be a significant increase in the already expanding elderly population. There is also a high proportion of people 17 years or under in DeWitt Township and nearly as many 55 years and older, which suggests that, in addition to providing more services for the elderly within the community, the Township may also need to target more services toward DeWitt Township Comprehensive Development Plan - 2005 2-2 �younger residents (such as park and recreation areas). There are numerous implications associated with planning for an aging citizenry. The most obvious include improved emergency services and availability of health facilities, as well as a broad range of housing options suited to elderly needs. There are very few 18-24 year olds in the Township. This information suggests that few persons this age stay after high school graduation. That means few young workers, college students, young singles or young married couples live in the Township. Figure 2-1 DeWitt Township Population by Age and Gender 65 and over 55 to 64 years Age Range 45 to 54 years 35 to 44 years Females Males 25 to 34 years 18 to 24 years 10 to 17 years Under 10 1500 1000 500 0 500 1000 1500 Number of Persons in DeWitt Township Source: US Census Bureau, Census 2000. HOUSING CONDITIONS AND TRENDS Households Between 1980 and 2000, the number of households in DeWitt Township increased by 1,238, or 34%. See Table 2-4. Clinton County as a whole added 5,185 new households during that time period, an increase of 28%. DeWitt Township Comprehensive Development Plan - 2005 2-3 �Table 2-4 Households in DeWitt Township, 1980-2000 Community DeWitt Township DeWitt City Clinton County 1980 1990 2000 Total Change 1980-2000 % Change 1980-2000 3,601 4,192 4,839 1,238 34% 1,029 1,347 1,624 595 58% 18,468 20,212 23,653 5,185 28% Source: US Census Bureau Between 1990 and 2000, the Township added 647 households, a 15.4% increase, while Clinton County added 3,441 additional households, an increase of 17%. In recent decades, the number of households has steadily risen due to new family formation, families splitting into two households because of divorce, people waiting until they are older to get married, and people living longer after losing a spouse. If the rate of change from 1980-2000 in the number of households continues, there could be 1,238 more households by 2020, an increase of 26%. See Table 2-5. Table 2-5 Households in DeWitt Township, 1980-2020 Community DeWitt Township DeWitt City Clinton County 1980 1990 2000 2010 2020 Total Change 20002020 % Change 20002020 3,601 4,192 4,839 5,458 6,077 1,238 26% 1,029 1,347 1,624 1,921 2,218 594 37% 18,468 20,212 23,653 26,245 28,837 5,184 22% Source: US Census Bureau. Projections by Planning & Zoning Center, Inc. based on Linear Growth Method 83.5% of the occupied housing units in DeWitt Township are owner-occupied and 16.5% are renter-occupied. Countywide, 85.3% of the occupied housing units are owner-occupied and 14.7% are renter-occupied. Most households within the Township are occupied by families (71%) as opposed to householders that live alone (23%). Households with individuals 65 years and over account for 21.6% of all households, while households with individuals under 18 years account for 34%. The average family size is 2.94 persons while the average household size is 2.49 persons, a 10.8% decrease from 1980, when the average household size was 2.79. See Table 2-6. In Clinton County, the average family size is larger at 3.12 persons, while the average household size is 2.70. DeWitt Township Comprehensive Development Plan - 2005 2-4 �Table 2-6 Average Household Size, 1980-2000 Community DeWitt Township DeWitt City Clinton County 1980 1990 2000 Total Change 1980-2000 % Change 1980-2000 2.79 2.58 2.49 -0.30 -10.8% 3.07 3.03 2.89 -0.18 -5.9% 3.03 2.85 2.70 -0.33 -10.9% Source: US Census Bureau Building Permits Issued The Township gained 845 new residential units from 2000 to 2003. See Table 2-7. Approximately 59% of all new residential units were single family homes as there were 499 building permits issued for new single family homes during that time period. As of July 2004, 73 residential building permits had been issued. In 2000, there was an apartment complex with 144 units developed and in 2001, a permit was issued to a development with 92 units. Between 2000 and 2003, 90 building permits were issued for commercial developments. Table 2-7 Building Permits Issued and Demolitions, 2000-2004 YTD* Year 2000 Dwelling DemoUnits litions 2001 Dwelling DemoUnits litions 2002 Dwelling DemoUnits) litions 2003 Dwelling DemoUnits litions 2004 Dwelling DemoUnits litions Total Res. Permits 288 1 232 6 154 4 171 2 73 2 New SF Res. MF 2 Res. MF 3+ Res. Mod. Homes MH in MHP Commercial Industrial Institutional 118 2 144 1 23 26 0 0 1 0 0 0 0 1 0 1 102 0 92 7 31 25 0 2 5 0 1 0 0 1 0 1 127 0 0 7 20 21 0 4 4 0 0 0 0 0 0 0 152 4 0 4 9 18 0 7 2 0 0 0 0 0 0 0 71 0 0 0 2 7 0 2 2 0 0 0 0 1 0 1 * Permits issued through July 2004. Housing Values The median price of a home within DeWitt Township in the year 2000 was $125,300; a number 4% higher than Clinton County at $120,500. Figure 2-2 illustrates median housing value in various suburbs around Lansing. Meridian Township was the highest at $165,600, next was Williamstown Township at $152,400 and then Delta Township at $133,800. DeWitt Township Comprehensive Development Plan - 2005 2-5 �Figure 2-2 Year 2000 Median Housing Values, Lansing Metro Area Clinton County Delhi Township DeWitt Township Delta Township City of DeWitt Williamstown Township Meridan Township $0 $20,000 $40,000 $60,000 $80,000 $100,000 $120,000 $140,000 $160,000 $180,000 Source: US Census Bureau, Census 2000 EDUCATION Educational attainment provides insight into potential work force development with a community and the desire of out of area companies to locate within or near the community. DeWitt Township has a fairly well educated citizenry. See Table 2-8. Of people 25 years and over, about 28% graduated from high school or have a high school equivalency and over 42% have a college education or at least some college. DeWitt Township has a smaller percentage with less than a high school diploma compared to the average for the whole state of Michigan, and more with a college education or some post-high school education. Table 2-8 Educational Attainment in DeWitt Township and Surrounding Region Percent of Population 25 Years and Over Community DeWitt Township DeWitt City Clinton County Tri-County Region State of Michigan Less than High School High School (inc. HS equiv.) Some College Associate’s Degree Bachelor’s Degree Graduate/ Professional Degree 11.9% 28.1% 26.4% 9.0% 15.9% 8.7% 3.6% 20.6% 28.5% 10.0% 22.7% 14.6% 10.8% 32.9% 26.2% 8.9% 13.8% 7.4% 11.3% 26.6% 25.6% 8.1% 16.9% 11.5% 16.5% 31.3% 23.3% 7.0% 13.7% 8.1% Source: US Census Bureau, Census 2000 DeWitt Township Comprehensive Development Plan - 2005 2-6 �ECONOMY Employment In 2004, the year-to-date labor force in DeWitt Township is estimated at 7,075, up 100 persons from 2002, and the unemployment rate is 4.4%, up .5% from 2003. See Table 2-9. Unemployment within DeWitt Township parallels that of Clinton County and is slightly below state and national levels. The national unemployment rate has held steady at about 5.7% since December 2003. In contrast, those employed that live in the city of DeWitt have done better as the city has an extremely low unemployment rate of 1.6%. Table 2-9 DeWitt Township Labor Force, Employment and Unemployment Commun ity 2002 Labor Force 2002 Annual Average Unemployment Rate 2003 Labor Force 2003 Annual Average Employment DeWitt 6,975 3.0% 7,025 6,750 Township DeWitt 2,450 1.1% 2,475 2,425 City Clinton 36,025 3.2% 36,350 34,850 County State of 5,039,000 6.2% 5,054,000 4,695,000 Michigan Source: MDCD/ESA/OLMI, Labor Market Analysis Section 2003 Annual Average Unemployment 2003 Annual Average Unemployment Rate 2004 Year to Date Average Employment 2004 Year to Date Average Unemployment 2004 Year to Date Average Unemployment Rate 275 3.9% 6,775 300 4.4% 25 1.4% 2,450 50 1.6% 1,500 4.1% 35,075 1,700 4.6% 358,000 7.1% 4,719,000 360,000 7.1% In 2000, the employed civilian population 16 years of age and over in DeWitt Township was 6,133 persons, with over 35% employed in management, professional, and related occupations. Educational and health and social services industries account for over 19% of employment, followed by manufacturing at 12.8%, and retail trade, which employs 11%. See Table 2-10. Employment figures for Clinton County categorized by sector are shown in Table 2-11. Construction, transportation and public utilities, and services experienced substantial job growth within the County between 1997 and 2000. Over 12% of Township residents were employed within the public administration category, most likely due to the proximity of DeWitt to state government. DeWitt Township Comprehensive Development Plan - 2005 2-7 �Table 2-10 DeWitt Township Employment by Industry 2000 Number Employed Classification Agriculture service, forestry, fishing, hunting, and mining Construction Manufacturing Transportation and warehousing & Public Utilities Wholesale Trade Retail Trade Finance, Insurance, Real Estate, and Rental and Leasing Professional, scientific, management, administrative, and waste management services Educational, health and social services Arts, entertainment, recreation, accommodation and food services Other Services (except public administration) Public Administration Total Percent 31 0.5% 382 785 6.2% 12.8% 270 4.4% 162 673 2.6% 11.0% 553 9.0% 582 9.5% 1,186 19.3% 288 4.7% 384 6.3% 741 6,037 12.1% Source: US Census Bureau, Census 2000 Table 2-11 Employment by Industry, Clinton County 1997-2000 Classification 1997 1998 1999 2000 Private Agriculture service, forestry, fishing, and other Mining Construction Manufacturing Transportation & Public Utilities Wholesale Trade Retail Trade Finance, Insurance, and Real Estate Services Government and Government Enterprises Federal, civilian Military State and Local Total Employment 17,303 18,319 18,731 19,035 Total Change 19972000 1,732 396 405 426 407 11 2.8% 83 1,692 2,849 80 1,706 2,858 76 1,818 3,018 N/A 1,932 3,107 N/A 240 258 N/A 14.2% 9.1% 508 577 656 627 119 23.4% 882 4,137 927 4,036 940 4,007 986 3,980 104 -157 11.8% -3.8% 1,112 1,485 1,634 N/A N/A N/A 5,644 6,245 6,156 6,231 587 10.4% 2,530 2,531 2,585 2,675 145 5.7% 233 444 1,853 39,666 295 431 1,805 41,700 311 414 1,860 42,632 326 410 1,939 41,655 93 -34 86 1,989 39.9% -7.7% 4.6% 5.0% Source: Michigan Economic Development Corporation DeWitt Township Comprehensive Development Plan - 2005 2-8 % Change 19972000 10.0% �Income In 2000, the average household income in DeWitt Township was $49,782. This was 11.45% higher than the Michigan average of $44,667. See Table 2-12 for the percent of households with income at different levels in DeWitt Township and the state of Michigan in 2000. Table 2-12 Income Distribution in DeWitt Township and Surrounding Area Community DeWitt Township DeWitt City Clinton County State of Michigan Percent of Households $35,000 $50,000 $75,000 to to to $49,999 $74,999 $99,999 Less than $10,000 $10,000 to $14,999 $15,000 to $24,999 $25,000 to $34,999 $100,000 to $149,999 $150,000 to $199,999 $200,000 or more 4.0% 4.8% 11.7% 12.1% 17.5% 19.9% 15.6% 10.4% 2.3% 1.6% 4.5% 2.8% 5.0% 13.1% 13.1% 23.7% 21.4% 19.0% 3.2% 2.0% 4.0% 3.9% 10.1% 11.5% 16.7% 25.2% 15.7% 9.5% 1.9% 1.6% 8.3% 5.8% 12.4% 12.4% 16.5% 20.5% 11.4% 8.6% 2.1% 2.0% Source: US Census Bureau, Census 2000 According to the U.S. Census in 2000, there were 105 families with children under 18 years of age below the poverty level in DeWitt Township, or 6.8% of 1,554 families with children under 18 years of age. See Table 2-13. Of 278 families with a female householder and no husband present, with children under 18 years of age, 65 families, or 23.4% are below the poverty level. Table 2-13 Poverty Levels in DeWitt Township and Surrounding Area Families with related children under 18 years Community DeWitt Township DeWitt City Clinton County All Income Levels Below Poverty Level 1,554 820 8,854 105 42 468 Percent Below Poverty Level 6.8% 5.1% 5.3% Families with female householder, no husband present, related children under 18 years Percent Below All Income Below Poverty Levels Poverty Level Level 278 65 23.4% 148 34 23.0% 1,292 299 23.1% Source: US Census Bureau, Census 2000 Tax Base State Equalized Value (SEV) is a measure of the value of the tax base of a community. In Michigan, SEV must equal 50% of true cash value of property. An analysis of the SEV in the years 1999, 2001, and 2003 of real property in DeWitt Township shows that residential land values are strong and continue to increase. Commercial and agricultural land values have also been on the rise, while the value of industrial land has slightly decreased. Residential land represented 75% of the total SEV in 2003, up 4% from 1999. The total residential SEV rose 54% between 1999 and 2003. While agricultural SEV rose over $2.2 million in value, it remained only 2% of total SEV. See Table 2-14. In contrast, industrial SEV for DeWitt Township represented only 1% of the total SEV in 1999 and dropped to .3% in 2003. DeWitt Township Comprehensive Development Plan - 2005 2-9 �Commercial SEV rose by over $20 million in value between 1999 and 2003, but only increased by 1% of the total SEV. Table 2-14 DeWitt Township SEV: 1999, 2001 and 2003 Total Change 1999-2003 $2,225,400 % Change 1999-2003 42% Total Change 1999-2003 -$29,000 % Change 1999-2003 -2% Total Change 1999-2003 $23,098,300 % Change 1999-2003 51% Total Change 1999-2003 $102,411,100 % Change 1999-2003 54% 2003 Total Change 1999-2003 % Change 1999-2003 $390,455,900 $125,036,390 47% AGRICULTURAL 1999 2001 2003 State Equalized Valuation Agriculture as % of Total SEV $5,260,400 $6,265,000 $7,485,800 2% 2% 2% INDUSTRIAL 1999 2001 2003 State Equalized Valuation Industrial as % of Total SEV $1,415,900 $1,415,900 $1,386,900 1% .4% .3% COMMERCIAL 1999 2001 2003 State Equalized Valuation Commercial as % of Total SEV $45,358,500 $53,590,600 $68,456,800 17% 17% 18% RESIDENTIAL 1999 2001 2003 State Equalized Valuation Residential as % of Total SEV TOTAL REAL & PERSONAL Total State Equalized Valuation $189,406,300 $233,128,700 $291,817,400 71% 73% 75% 1999 2001 $265,419,510 $318,324,240 Source: Michigan Department of Treasury, State Tax Commission Total real and personal SEV increased by $125,036,390 from 1999-2003, a 47% increase. About 81% of this increase came exclusively from the residential sector. The residential sector will continue to represent the largest amount of the total real and personal SEV for DeWitt Township in the coming years. See Table 2-15. If current trends continue, the total real and personal SEV for DeWitt Township is expected to rise from $390,455,900 in 2003 to $432,999,800 in 2005 and $497,594,500 by 2007, a 27% increase. Approximately 91% of this projected increase will come from the residential sector. DeWitt Township Comprehensive Development Plan - 2005 2-10 �Table 2-15 DeWitt Township Projected SEV: 2005 and 2007 AGRICULTURAL State Equalized Valuation Agriculture as % of Total SEV INDUSTRIAL State Equalized Valuation Industrial as % of Total SEV COMMERCIAL State Equalized Valuation Commercial as % of Total SEV RESIDENTIAL State Equalized Valuation Residential as % of Total SEV TOTAL REAL & PERSONAL 1999 2001 2003 2005 2007 Total Change 2003-2007 % Change 2003-2007 $5,260,400 $6,265,000 $7,485,800 $8,598,500 $10,453,000 $2,967,200 40% 2% 2% 2% 2% 2% 1999 2001 2003 2005 2007 Total Change 2003-2007 Total Change 2003-2007 $1,415,900 $1,415,900 $1,386,900 $1,372,400 $1,357,900 -$29,000 -2% 1% .4% .3% .3% .3% 1999 2001 2003 2005 2007 Total Change 2003-2007 Total Change 2003-2007 $45,358,500 $53,590,600 $68,456,800 $80,005,950 $91,555,100 $23,098,300 34% 17% 17% 18% 18% 18% 1999 2001 2003 2005 2007 Total Change 2003-2007 Total Change 2003-2007 $189,406,300 $233,128,700 $291,817,400 $343,022,950 $394,228,500 $102,411,100 35% 71% 73% 75% 79% 79% 1999 2001 2003 2005 2007 Total Change 2003-2007 % Change 2003-2007 Total State $265,419,510 $318,324,240 $390,455,900 $432,999,800 $497,594,500 $107,138,600 27% Equalized Valuation Source: Michigan Department of Treasury, State Tax Commission; Projections by Planning & Zoning Center, Inc. based on Linear Growth Method. NATURAL RESOURCES Topography and Drainage The land in DeWitt Township varies from generally flat areas formed of glacial till plains to gently rolling areas resulting from moraines and outwash areas. Variations in the surface relief in the Township are generally not pronounced and as a result, the natural drainage network is poorly developed. To improve drainage, a fairly extensive system of improved county drains has been developed over the years. Much of the topography in the Township is seen as an asset to development because slopes are generally less than 5%. DeWitt Township possesses very little topography too severe for development. The highest point in the Township is approximately 930 feet above sea level and is found in Section 34 in the extreme southeast. The low point in the Township is at the Looking Glass River as it exits the Township in the northwest, along Airport Road. At this point, the elevation is approximately 785 feet. From east to west, the fall of the Looking Glass River is less than 20 feet in six miles. Throughout the Township, the vast majority of elevations are in the 830 to 870 foot range with local relief seldom varying by more than 30 feet. See Map 2-1. DeWitt Township Comprehensive Development Plan - 2005 2-11 �Map 2-1 Topography Topography El:,r,o lJlir, (P'..,,. A t tM, S.~ • rs - uo - &!J - - !.••• J 7'!11 - BDD - B1-0 !111 - 8:il) !2 . 930 - 85 83 • i!JID _ e.o,. llfio ~ • B60 - B7<1 an - BSD SIi - BUD 1191. 9ua 9:l • 9·10 91 -~o 9:2 · 9"30 N t Charter -fownshi p IP1anntng Department 140 l W. Herbison :Rd. OeWi , Ml 48820 (5 17) 669-6:576 S:iutr::..: !e of Mi,t,iua • · · ma!'Jm Ci!nll!rllir Ge<!Qr~ph"' DeWitt Township Comprehensive Development Plan - 2005 2-12 �All of DeWitt Township lies within the broad Grand River drainage basin. Only the extreme southern portions of the Township drain directly southward toward the Grand River. The remainder of the Township is within the watershed of the Looking Glass River, which ultimately empties into the Grand River far to the west in Ionia County. Map 2-2 shows the four subwatersheds in DeWitt Township. Photo 2-1 Looking Glass River Photograph by DeWitt Township Planning Department The Looking Glass River is the predominant natural drainage feature of the Township. See Map 2-3. The Looking Glass River and the overall drainage network is an invaluable asset from an environmental standpoint as well as for the visual character that it provides to the community. The river, which is a remnant glacial drainage way, diagonally traverses the northwest quadrant and flows from the northeast to the southwest. Its 100-year floodplain lies within the 793 and 806 feet elevations. The width of the floodplain is generally from 800 to 1,000 feet, but is nearly one mile wide at its extreme in Section 3 where the Remy-Chandler Drain from the south and the Rouse Drain from the north converge with the Looking Glass River. Other significant low lying flood-prone areas are located along the Gunderman Lake Drain adjacent to US-27BR between Northcrest and Clark Roads, and along the Prairie Creek, south of the City of DeWitt. Map 2-4 illustrates the extent of mapped floodplains in DeWitt Township. DeWitt Township Comprehensive Development Plan - 2005 2-13 �Photo 2-2 Remy-Chandler Drain Photograph by Bruce Keilen Many of the drains, as well as the Looking Glass River, will flood the low lying areas along their banks in times of heavy rainfall and also during the springtime snowmelt. These flood-prone areas have several implications for planning, such as consideration in the construction of structures, the planning and design for new roads, including bridges, culverts, storm drains, and stormwater retention facilities, and the location of recreational and other open space areas. Efforts should be made to preserve and maintain the floodplains, the woodlands, and pasture lands along the streams in a vegetated state. In so doing, the potential long-term adverse environmental and economic impacts that development of these fragile corridors brings can be minimized. DeWitt Township Comprehensive Development Plan - 2005 2-14 �Map 2-2 Watersheds Watersheds. IM;ap . .I V Looid ~a'ferac.lT!ed!i D n Glass Iver G.r.!ol'ld Rt,,e.Loo'r.1'11,J 0 1896 Ftllrer - LOOklng G IB9!1 River , - Remey Chandler Oram April 27, 2004 Charter-Town · Plcann·ng Departmen t 140 1 W. Herbr5on Rd . DeWitt, t.t l 48820 (517) 669-6578 S a nce : Mlel,ga r:.. por1m ""' c,1 ~ oru ro l R.,..,.,n,~ DeWitt Township Comprehensive Development Plan - 2005 2-15 �Map 2-3 County Drains in DeWitt Township Cliinton County Drain Map / \ / c nton oounty Dra ins Townsh· Boumla ry D N i March 31 , 2004 Planning Depa rtmttnl 1401 W. H:erbison Rd. flew·tt, Ml 48820 (517 ) 669-6576 !le<m:e: Clin b:i:i Cconly Cr~ Corr,m l n DeWitt Township Comprehensive Development Plan - 2005 2-16 �Map 2-4 Environmental Limitations and Hazards ,Environmental L1mitations ,& IHazardls Map ~ W~llal'lld a-.tl h)-dl ie-M ils O\l . 'la~ Floocillain, Steep S~ing Soils LJ Tcwn5ililp ,60unef~ dli)lofe<l ·Ofl lhl!. m<13 r.gr.ipll t\OQII: :re for lnW!n mill J)Jrf>OSt!'l; only. F""°'"" h <>On$ w e ~p r<ipriolio ~ t:'/ r Cletl i<i>d 1~11.ilO"lt CII' envimrwnenfaj lim fbrticas ~ aza-d s. N t April rn. 2004 DeVVi C:lhlrter Township Pl an11ing Department hl0<1 H,e rbison Rd . w_ 1:1~Wttt, Ml 4882 0 (517) 00Mi57 8 so,,He: Na-:ion• W Uan ln'<Wlt1;11y, N.iJb oo .1 15?10C!d s;ur:lil Clit .Pr-=>5r-11Yt Jun.e 1&, 1•i;-.so, et,,1C<) Oour,fy· G4S , Unil;d Sla~ ; l;)ep;irjm en1 cf Aw yl~re DeWitt Township Comprehensive Development Plan - 2005 2-17 �Surface Waters and Wetlands The Looking Glass River and its natural and improved tributaries are the predominant water bodies in the Township. The largest body of water is Lake Geneva and it is located within the boundaries of the City of DeWitt. There are also a few small ponds within wetland areas, and several are the result of sand and gravel extraction operations. Photo 2-3 Wetland in DeWitt Township Photograph by Mike Nolen There are numerous wetland areas within the Township and many are found in association with the floodplain of the Looking Glass River and the other drainage ways. See Map 2-4. Within DeWitt Township, wetlands are generally comprised of deciduous shrub and grass swamps and lowland forests. In an effort to maintain the natural drainage network, it is important to protect the associated floodplains, wetlands, and vegetation from overdevelopment. Protecting floodplains and wetlands helps prevent flooding, erosion, and pollution problems. Wetlands provide for water quality improvements, fish and wildlife habitat, flood control, and recreation. Woodlands Mature trees found in various portions of the Township are important features of the community. In some cases there are relatively large tree stands, primarily on undeveloped property. In other, more developed areas, there are groups of trees, or larger, mature single trees. These resources contribute to the character of the area and deserve consideration during the development review process. See “upland forest” on Land Use/Land Cover Map 2-8. DeWitt Township Comprehensive Development Plan - 2005 2-18 �Photo 2-4 Woodland along DeWitt Township Road Photograph by Mike Nolen Soils and Environmental Limitations Soils in DeWitt Township range from well drained sandy loams to very poorly drained soils formed in sandy loams, clay loams, and muck. See Soils Map 2-5. Much of the undeveloped portions of the Township contain soil that is highly productive and very valuable for farming purposes. These areas are under increasing pressure to develop. DeWitt Township Comprehensive Development Plan - 2005 2-19 �Map 2-5 DeWitt Township Soils Soils M,ap Solt Serie5, - Adrian II Blount - 80\,'er Capac Gi!!r!I~, CQhoc:tah Gett/OM GOt'unn:a I Edw:an!t.. Gilford Granby H~h.k1tr1 Kibble Lap~r Al tte N Ma1hertor1 - Metamor~ Me1ea Oil ille Oshtemo - a,....os:5,0 Palm~ - Parkhill - Se1iE!'lla Sel ridge Sims - Sisson Sloan - Sl)ink:s The'lf-ol'd = Wallllill Wa$13pi Wa$htelll'3i'f Ottier Pian r1ing Uepartmer1t 1401 W . Herbisof! Rd" D.QWitt, Ml 48820 {517) ,5139>,5576 S.Ouroa. Sall Surv<'}•arel bm Co1nl)>, '-I • IJ !;. C p;ilfT1nlJn1 .,.!JIQ.Jll ur~ 4117!11 DeWitt Township Comprehensive Development Plan - 2005 2-20 �Map 2-6 Soils with Septic Limitations S01 ls with Sep·tic L·im1itations Map ___, TOW~l'tp 80'1nd$)' SOil ij - S8'"'-"1;1 Mooora1ll _J Slight M I September 16. 2004 Planning IDepartmenl 1401 W. erbison I DeWitt, ~I 48620 (54 7) 669•6576 SOIi: ce ll ilea Si.ii~ D!lpa!Vnei'JI Cl /i.(!(IOIJliue-, Silil Conseri..alion &fl,ce DeWitt Township Comprehensive Development Plan - 2005 2-21 �Map 2-7 Soils with Basement Limitations Basement. L1imitat.ions. Map April 16, 2004 DeWi Cha,rt - . r To'i,lll n shlp Plan ning Departmell'I 14,01 W , Herbi son Rel. De Witt, MI 4&820 (5,117) 669-&5 6 SOul"Cfl. Cl Lal COun'1y G S,, U SIi ~ I ol""91K1JI ""· 191l DeWitt Township Comprehensive Development Plan - 2005 2-22 �Map 2-6 depicts soils with septic limitations. In areas with soils unsuitable for septic systems, individual on-site treatment systems are possible, but require much larger lots and possibly special engineering for large drainfields and replacement fields. The second drain field to be built is often needed about 15 to 20 years after the first. On soils with limitations for septic systems, maintaining an adequate separation distance between the septic system (tank and drain fields) and the well and those of neighbors usually requires lots at least two acres in size. Of course, much smaller lots are possible where there is public sewer available. Sites with septic systems or on-site treatment systems are subject to review by the Mid-Michigan Health Department and are evaluated on a case-by-case basis. Map 2-7 depicts soils that have limitations for basements. These soils are unstable and foundations are more susceptible to cracking and heaving. Greater attention to engineering of foundations and concrete slabs is necessary in those areas with moderate to severe limitations. In addition, special drainage may be necessary around the footings to prevent wet basements. Basements are subject to DeWitt Township Building Department review and are evaluated on a case-by-case basis. The location of the soil groupings having the most severe on-site septic system and other developmental limitations is therefore an important consideration in the Township’s long range development plans. LAND COVER AND LAND USE Land cover is a description of the presence or absence of vegetation and if present, the type of vegetation and if not, the type of land use. Types of vegetation could include agriculture, upland forest, lowland forest, pastures or meadows and others. Non-vegetative cover types include developed areas (commercial, residential, industrial), gravel pits, etc. Photo 2-5 Agriculture in DeWitt Township Photograph by Bruce Keilen DeWitt Township Comprehensive Development Plan - 2005 2-23 �Map 2-8 depicts land use and land cover in the Township in 1999. The land cover type with the most extensive, continuous area was active agricultural land. Agriculture occupied much of the northeast and parts of the northwest and southwest portions of the Township and extended into neighboring jurisdictions. The total land area of DeWitt Township, excluding the City of DeWitt, the City of East Lansing and areas subject to PA 425 agreements, is approximately 19,880 acres. Of this total area, more than 6,834 acres, or about 34.4% of the Township area has been developed (residential, commercial/institutional, industrial, infrastructure and recreational), based on the information shown in Map 2-8. In total, 37.7% of the land in the Township was in agricultural use in 1999. Residential accounted for 21.7% of the land in 1999, commercial 2.8%, and industrial 0.3%. See Table 2-16. Upland fields and forests are scattered in nearly all areas of the Township but are more numerous and extensive in the central portion. Photo 2-6 Woodland in DeWitt Township Photograph by Stephen Gobbo Table 2-16 Land Cover/Land Use in DeWitt Township, 1999 Land Use/Cover Categories Agriculture Residential Commercial/Institutional Industrial Infrastructure Recreational Extractive Upland Field Upland Forest Wetlands Open Water Total Number of Acres % of Total 7,504 4,315 557 61 1,877 25 364 2,229 1,966 859 124 19,880 37.7% 21.7% 2.8% 0.3% 9.4% 0.1% 1.8% 11.1% 9.9% 4.3% 0.6% 100% Source: DeWitt Township Planning Department. DeWitt Township Comprehensive Development Plan - 2005 2-24 �Map 2-8 Land Use/Land Cover, 1999 Data Land Use/ 1 Land Cover :M,ap ltM rufol ~1111:iil r I • ~·· d ililr_1?~ N I June 9, 2004 Ch...arter-Townshi,p Ianni r1ment 1401 son R:d . De.WU, Ml 48820 (5 17) 669°657 S Sa.Jno.., F'I DeWitt Township Comprehensive Development Plan - 2005 2-25 n-(:ou y lbeg<?n.al ~ CO!flrnl~~oo 1!1!;1l(t•la �Map 2-9 Land Use by Tax Class Land Use By Tax. ,Cllass Ma.p June 9. 2004 Planning Department t401 W _:Herbl~on R.d . D@Witt, Ml 48820 {5 17) 669-6576 S.C.Jrc,,,_ D!!WiltC a~Jo-M'l~hlp, ""~;$$"~ o~-~1 DeWitt Township Comprehensive Development Plan - 2005 2-26 �LAND USE BY TAX CLASS Map 2-9 shows land use by the classifications used by the tax assessor. The tax classifications include agricultural, residential, commercial, industrial, developmental and exempt (publicly owned or other lands not required to pay property taxes, such as federal, state, county and Township-owned lands). This information is different than that in Map 2-8, Land Use/Cover, in that it depicts land use by tax class with a parcel map as the basis. Not all of a parcel may presently be used by the tax class indicated. The two maps together provide a good description of how land is presently used and the present extent of that use. Agriculture Map 2-8 illustrates land in agricultural use in 1999. Most of this land has been in agricultural production for more than 100 years. Prime farmlands are naturally endowed with the soil quality, growing season, and moisture content necessary to sustain high crop yields under average farming practices. “Unique” farmlands are those areas that because of their peculiar properties are highly suitable for the production of certain specialty crops. In DeWitt Township, the muck lands that are located in the southeast area are considered unique because of their ability to support truck farming. Truck farming is growing fruits and vegetables for market, to sell to individuals or to supermarkets and grocery stores. The term truck farming originated when growers began transporting their produce by truck to cities and other places to be sold. The majority of local prime agriculture lands are located in the eastern third of the Township. Agricultural products produced in DeWitt Township include cash crops, truck crops, and livestock. Photo 2-7 Sod Farming on “Unique Farmland” in DeWitt Township ------- Photograph by Bruce Keilen DeWitt Township Comprehensive Development Plan - 2005 2-27 �Where there are large blocks of farmland, farmers have often taken action to protect the farmland from conversion to another use through enrollment of the land in either the state PA 116 (Farmland and Open Space Preservation Program) or the state PDR program. Under the PA 116 program, land owners have agreed to relinquish their non-farm development rights for periods in excess of ten years in exchange for State Income Tax credits and exemptions from certain special assessments. About 838 acres have been permanently protected by purchase of development rights through the state PDR program. The high participation by farmers in the eastern portion of the Township in these programs has helped to prevent otherwise expected parcel fragmentation and rural housing development in this area. Many of the PA 116 parcels can be expected to come out of the program within the next five years. Should this occur and other measures to preserve farmland are not taken, the eventual fragmentation of many large parcels into smaller lots to support rural residential development can be expected. If allowed to occur, this could result in the loss of significant areas of prime farmland. Properties enrolled in the PA 116 program are predominately located in the northeast quadrant of the Township, east of US-127 and north of I-69. A smaller number of parcels are enrolled in the program in the southeast corner of the township, east of US-127 and south of I-69. Map 2-10 illustrates these lands. A number on a parcel indicates the year a PA 116 contract expires. If not renewed, this is often an early indicator that the land may soon become available for development. Other agricultural areas within the Township include the northwest corner of the Township along Airport Road, between Howe Road and Cutler Road, and south of I-69, near Stoll Road and DeWitt Road. There are also a small number of agricultural parcels scattered throughout the remaining parts of the Township. DeWitt Township Comprehensive Development Plan - 2005 2-28 �Map 2-10 Agricultural Preservation Map Ag rii cu l tu ra II Preserva·t1on Map Ill Pio - ellies I fhe PDR Program Pro;pedies in the Pa 116 Program ow11~ Doun<I I)' N August 3. 20 fllannt gi l)epartmenl 14•01 W . lrl'erbison IR.d. DeWiU. MI 48820 (5 71'669'-6576 &,,,l(,e.- DeWitt Township Comprehensive Development Plan - 2005 2-29 Mteh•OAft i,partm<l'II clA;rlcullur<t �Residential Land Use In the more rural areas of the Township, residential development has come in the form of singlefamily homes on large, wooded tracts of land and on farmsteads. Much of this rural residential development is in the north-central portion of the Township along Wood Road, from Webb Road to Round Lake Road. Most of this land is zoned Agricultural and the minimum lot size in the Agricultural zoning district is one acre. Photo 2-8 Residential Subdivision in DeWitt Township Photograph by DeWitt Township Planning Department Residential subdivisions are scattered throughout the Township, with the heaviest concentrations being located in the center of the Township west of US-27BR, from Interstate 69 north to Dill Road, and in the northeast portion of the Township near the City of DeWitt. Most of these subdivisions contain single family homes. Residential subdivisions close to the US-27BR corridor are zoned for both single family and two-family homes. Multi-family residential areas can also be found in this area and serve as a buffer between the US-27BR commercial strips to the east and the single and two-family residential to the west. These subdivisions are generally zoned R3, R4, or R5, with lot sizes ranging from 10,000 to 20,000 square feet. A large pocket of land in the southern tier of the Township, south of Stoll Road along the US27BR corridor, is currently zoned M-2 Multiple Residential, which has the potential to be developed at 4.1 to 8 dwelling units per acre. This land is mostly undeveloped. DeWitt Township Comprehensive Development Plan - 2005 2-30 �Photo 2-9 Apartment Complex in DeWitt Township Photograph by DeWitt Township Planning Department Mobile home parks can be found east of Wood Road, between Stoll Road and Coleman Road, near the US-127 freeway. Another mobile home park can be found near the southern border of the Township off of Turner Road. Photo 2-10 Commercial along US-27BR Photograph by Phyllis Daggy Commercial Commercial uses are primarily located along US-27BR. The area near Capital City Airport also contains significant commercial acreage. Typically, commercial establishments seek out major streets with high traffic volumes to maximize their visibility and encourage drive-in trade. DeWitt Township Comprehensive Development Plan - 2005 2-31 �However, when a major street begins to develop commercially, the number of driveways often proliferates, contributing to traffic congestion and conflicts between through traffic and the vehicles entering and exiting driveways. This Plan recognizes that the demands for a wide variety of commercial types of development are likely to increase within the planning period as more and more residents move into the area. These demands are most likely to be greatest along the entire length along US-27BR, where traffic volumes are greatest, and where commercial establishments can take advantage of a more concentrated consumer market. Because the existing commercial area along US-27BR south of I-69 is experiencing blight and there are conflicts between mixed uses, the Township should analyze potential markets for the area and devise a program to revitalize the area. Photo 2-11 Crossroads Plaza along US-27BR Photograph by Phyllis Daggy US-27BR is the primary commercial corridor within DeWitt Township. There are two distinct commercial subareas along US-27BR: the portion of US-27BR south of I-69 to the Lansing border and the portion north of I-69 to Round Lake Road. The southern portion of US-27BR south of I-69 is older and in need of redevelopment in order to compete with other corridors in the region. Most of the commercial land use in the southern tier is geared toward community businesses. Significant vacant land still exists along US-27BR in the southern tier of the Township. Local and community businesses, along with shopping center businesses mark the US-27BR corridor north of I-69. Most of these businesses and centers are newer than those on the southern portion of US-27BR. The Clark Corner development (formerly the Lansing Factory Outlet Mall) near the intersection of Clark Road and US-27BR has gone largely underutilized. Many of the stores within the development are vacant. DeWitt Township Comprehensive Development Plan - 2005 2-32 �Photo 2-12 Clark Corner (Formerly the Lansing Factory Outlet Mall) on Clark Road Photograph by Mike Nolen Office Uses Office activity in DeWitt Township is primarily located in existing commercial areas, including the Crown Pointe development on US-27BR, north of State Road, and the Schavey Road shopping center. New office development is beginning to emerge on properties at the western Township border along Airport Road, north of the I-69 interchange. Most of the land zoned for office uses in this area is located on both the north and south sides of Clark Road. These properties are generally adjacent to local and community-based businesses as well as a few multiple family residential developments. Auto-Owners Insurance Company is considering relocating from its current location in Delta Township, to a new location within DeWitt Township. The proposed site sits along I-69, south of Clark Road and west of DeWitt Road. The current Auto-Owners home office is located in a business and residential complex in Delta Township. If the move takes place, a new AutoOwners headquarters would have significant impacts on traffic flow and local road capacities. It has the potential to attract other commercial and office developments and could bring in a significant number of new residents who are employed by Auto-Owners. Industrial A small number of industrial land uses exist in DeWitt Township. Approximately 61 acres are used for various industrial activities; however, 396 acres are zoned for industrial uses. Geographically, industrial activities are not concentrated in one particular area, but rather are dispersed throughout the community. The largest grouping of industrial uses within the Township is at the southern border along Wood Road. There is also a small pocket of industry located south of Clark Road between US-27BR and Boichot Road. There are a small number of industrial sites scattered about the northern section of the Township. The Capital City Airport and excellent freeways serving the Township provide significant opportunities for long-term industrial use. DeWitt Township Comprehensive Development Plan - 2005 2-33 �Photo 2-13 Industrial Site in DeWitt Township Photograph by John Warbach INFRASTRUCTURE Water Supply Residents in the Township are provided with municipal water through the distribution system of the Lansing Board of Water and Light (BWL). In recent years, a major extension of the water distribution system along Herbison Road, easterly to US-27BR has occurred. This extension allows service to reach a large number of new residential and commercial customers as well as several areas of existing developments. Because the remainder of the Township presently must rely on private wells, additional extensions of the municipal water system are expected to occur over time but are very much subject to cost feasibility. See Map 2-11. DeWitt Township Comprehensive Development Plan - 2005 2-34 �Map 2-11 Public Water System Water Map Water Legerid N. 6" & 8" w~•ar ine ~ W' & 12" Waler Line ~ 16" Water Line W ,301• Water Lin@ L] Tmvnshlp Bounda ry N t Ap ·11 6, 2004 Pl:i nnrng Depa limenl ·1140 W. Herbison Rd. DeWitt , Ml 48820 (5 7) 669-6 576 Source . Lan8ing Boaid 61"Wat.., & LIQ!II DeWitt Township Comprehensive Development Plan - 2005 2-35 �Map 2-12 Public Sewer System Sanitary Sewe-r Map N April 14, 2005 Ch l"l;el"T nning oeparunen 1401 w. Heroison RO. DeWitt, MI 4-8820 (S'17) 689-657,6 S.Oufl:e: ,$c;,ulkm Clht.oro Co1;nly !u_niel~i U "li1i~ A/JU)Orit; (SCCl~U.A) t.a..i... Tt,i!i 111 '!Ji do · Olh!tr ,n:n D.Wli I Tct,.,,•h ip. ~ , tiif ~ ~IIO'M> - r ·nsihr.at~ O'Miied b:, ffU'licipa..l ilie& L, ·re """""' ..... Jl,.ppl k:ar«. l!d l;o verif i:J l!l'la <1ep1h" ,,,;Iii .sccr-1 . A. «•~..- m>in ~~• • • DeWitt Township Comprehensive Development Plan - 2005 2-36 u_, �Wastewater Treatment DeWitt Township along with the City of DeWitt, Watertown and Bath Townships are part of the Southern Clinton County Municipal Utilities Authority (SCCMUA). The wastewater treatment plant is located on Herbison Road just west of Schavey Road. It has a maximum capacity of 5 million gallons per day, and is currently operating at one-fifth of its total capacity. SCCMUA discharges into the Looking Glass River and maintains a current National Pollutant Discharge Elimination System (NPDES) permit. Its capacity is shared by the four municipalities it serves. SCCMUA is governed by a ten member Board of Commissioners comprised as follows: two representatives from Bath Township, two representatives from Watertown Township, one representative from the City of DeWitt and five representatives from DeWitt Township. SCCMUA also operates and maintains the wastewater collection systems, including the 42 lift stations, numerous manholes, over 30 miles of force main, and sewer collection pipes (greater than 200 miles of various line size) for the four municipalities. At the present time, sanitary sewer lines serve much of the development in the Township south of the Looking Glass River and west of US-127. See Map 2-12. Photo 2-14 Wastewater Treatment Plant Photograph by SCCMUA COMMUNITY FACILITIES AND SERVICES Township Hall The DeWitt Township Hall was constructed at its 1401 W. Herbison Road location in 2000. The Township Hall houses the Township’s administrative offices as well as the Board Room, where board meetings, public hearings, and planning commission meetings take place. The Township Hall and the public facilities in the following sections are located as illustrated on Map 2-13 entitled “Publicly Owned Land.” DeWitt Township Comprehensive Development Plan - 2005 2-37 �Photo 2-15 DeWitt Township Hall Photograph by DeWitt Township Planning Department Public Safety The DeWitt Charter Township Police Department provides police services to residents and businesses on a full-time basis. The Department is comprised of a Chief of Police, a Lieutenant, two Sergeants, and ten Patrol Officers, including two K-9 teams. The administrative staff provides professional office support to these sworn personnel. The Chief of Police oversees all aspects of the Police Department operation both directly and through the Command staff. Photo 2-16 DeWitt Township Police Station Photograph by DeWitt Township Planning Department DeWitt Township Comprehensive Development Plan - 2005 2-38 �Map 2-13 Publicly Owned Land Publlicly Owned Landi u~ila t..,oo Dll,W;tt Chill'! TO'M116 hlll •Oilf al DeWitt •City tlf i.;ar11ir(i 1·· htoncw ,ii, De-\WlPubli Libra'1' DeWitt Public Sci'lools. l..a~ll!J Public i;hooll; Cap,~ R,,giDII Airport "'.J.Jlticfil'I -I ,.tc higan Dl!pl <1f \1;;1. .l!n ~ril:I Milit;, - Mai,, i, lllgan Department or Traml)!)f"iEtlara i'"<,dcr,,i Av i;alim, Adlrin i•lr~ion N t May 241, 2005 Ple.nni g Dep.arune11t 1401 W. erbisolil Rd. DeWitt, Ml 48820 (frl 7 ) 669.16576 :5o-Jn;o- D-eWitl cri,,n~r Tawn~ip A:i•,~''"11 Olli DeWitt Township Comprehensive Development Plan - 2005 2-39 . �Fire Department Established in 1962, the Township Fire Department operates out of two stations. Station 1 is located at 1080 East Wieland Road. Station 2, which houses the Administrative offices, is located at 1445 West Herbison Road in the Township (adjacent to the Township Hall). Department staff is comprised of a full-time Chief, a full-time Firefighter, a part-time Fire Marshal, a part-time secretary, 30 paid-on-call firefighters, and two paid-on-call administrative support staff. The Department provides the following services: fire suppression, fire prevention, medical first responder care, vehicle extrication for vehicle accidents, carbon monoxide alarm, public education and other fire related incident responses. The Fire Department also provides mutual aid assistance to neighboring communities. Township firefighters respond to more than 1,000 calls a year for assistance. Photo 2-17 Herbison Road Fire Station Photograph by DeWitt Township Planning Department Parks and Recreation The DeWitt Charter Township park system consists of nine properties, which total approximately 200 acres (as of 2005). The system contains a variety of neighborhood parks/play lots, community parks and undeveloped property. Community parks are larger than neighborhood parks and offer a broader range of facilities to a larger service population. DeWitt Township Comprehensive Development Plan - 2005 2-40 �Photo 2-18 Station House Park Photograph by DeWitt Township Planning Department Neighborhood Parks/Play Lots Coleman Road Park. Granger Waste Management Company donated this 1.3-acre park on Coleman Road, just off Business Route 27, to the Township. It contains a play structure and benches for relaxation. Valley-Turner Park. This 3.4-acre park is located at the intersection of Valley Road and Turner Road. The site is rich with mature maple and oak trees, providing a beautiful, natural canopy to enjoy a picnic lunch or read a book. The park includes six swings, climbers, tunnels, and two picnic tables for the family to enjoy. Station House Park. Station House Park is located at the Township Hall and Herbison Road Fire Station property at 1401 W. Herbison Road. The play lot includes a play structure, four swings, and a picnic table. The play structure complies with the accessibility guidelines of the Americans with Disabilities Act (ADA). The park also provides barrier free parking and sidewalk access. Community Parks Granger Meadows Park. This 75-acre facility is located at Wood and State Roads. The park has been designed to reflect the agrarian roots of the Township with rolling berms covered in natural meadow grasses, a small orchard, and buildings utilizing natural materials. The park features approximately 9,300 feet of paved trails and 4,500 of mulched trails in a mature, wooded setting. The park also includes three picnic pavilions, a softball diamond, and children’s play area. There is also an outdoor inline hockey rink, with dasher boards, boxes and a scoreboard. The park is designed for year-round activities with a 70-foot high sledding hill. Richard A. Padgett Natural Area. Located on Herbison Road, halfway between Airport and Schavey Roads, this 70-acre natural area park offers a system of both marked and unmarked wandering trails. The southern half of the property is dominated by a mature hardwood stand which includes oaks, cherries and maples. Though barrier free parking and barrier free access DeWitt Township Comprehensive Development Plan - 2005 2-41 �to the restrooms are available, the trail system itself is a woodchip surface. The facility also includes picnic tables, grills, and benches on which to rest after a good walk. Looking Glass Riverfront Park. Along the banks of the Looking Glass River, this 5.2-acre park offers beautiful access to the meandering river, picnic tables, grills, canoe access, and a river observation deck. The park has 930 feet of river frontage and includes a gravel parking area. Riverfront Park is located on Herbison Road, just east of Airport Road. Valley Farms Park. The 25-acre Valley Farms Park, located at the intersection of Brook Road and Wieland Road, is the primary active recreation facility in the Township, housing both the Kramer-Ruthruff Area and the Township Community Center. Valley Farms Park contains baseball and softball diamonds, basketball courts, sand volleyball courts, horseshoe pits, a play structure, two multi-purpose soccer/football fields, grills and picnic tables and lighted, paved barrier free parking. The Kramer-Ruthruff Area is a heavily wooded area, which includes a ninehole disc golf course. Water’s Edge Park. The Township is currently in the process of acquiring the undeveloped 11 acre property at the corner of Wood and Round Lake Roads. The site features river access and will likely include a fishing area. Additional uses are to be determined at a later date. Wood – Webb Park. Located near the intersection of Wood and Webb Roads, this undeveloped property is currently being maintained in a largely undeveloped state. Commonly referred to as “Wood – Webb Park,” the property’s future use is to be determined. It is approximately 7.5 acres in size. Recreational opportunities in the Township are offered through the DeWitt Area Recreation Authority (DARA). DARA was formed in 2003 and handles all recreational programming for the Township and the City of DeWitt. Cemeteries There are two public cemeteries in the Township. The Hurd Cemetery, located on DeWitt Road just north of Stoll Road, has approximately 2,600 gravesites. The Gunnisonville Cemetery, at the intersection of Wood Road and Clark Road, has about 3,000 gravesites and also has a large expansion area that is not platted for gravesites. Community Center The Township Community Center, located at 16101 Brook Road, is the former Valley Farms School and also served as the DeWitt Township Hall from 1980 until 2000. After relocating to the current Township Hall, the Township began a multi-year renovation program to convert the facility into a Community Center. The facility is the home to the DeWitt Area Recreation Authority (DARA) office and hosts many of the Authority’s indoor recreation programs. The facility houses the collection of the Clinton County Genealogical Society and provides a dining site for the Meals-on-Wheels program through the Tri-County Office on Aging. The Community Center has meeting and multi-purpose rooms, a gymnasium, and kitchen facilities available for rent, and also houses a police department substation. DeWitt Township Comprehensive Development Plan - 2005 2-42 �Photo 2-19 DeWitt Township Community Center Photograph by DeWitt Township Planning Department Schools Public schools are an important part of the community in DeWitt Township. Schools both educate students and further act as a localized center for community and neighborhood social and recreational activity. The Township is served by five school districts: DeWitt Public Schools, the Lansing School District, Bath Community Schools, East Lansing Public Schools and St. John’s Public Schools. Most school-aged children are served by the DeWitt and Lansing school districts. Map 2-14 shows the boundaries of the school districts. DeWitt Public Schools include four elementary schools, one junior high school and one high school. Elementary schools include the Fuerstenau Early Childhood Center, which serves preschoolers and kindergartners; Schavey Road Elementary, which houses the first and second grades; Scott Elementary School, which houses the third and fourth grades; and Herbison Woods School, serving the fifth and sixth grades. DeWitt Junior High School serves seventh and eighth graders. DeWitt High School is located on Panther Drive, north of Clark Road, and serves grades nine through twelve. In 2002-2003, 2,742 students were enrolled in DeWitt Public Schools. DeWitt Township Comprehensive Development Plan - 2005 2-43 �Photo 2-20 DeWitt High School Photograph by DeWitt Township Planning Department Photo 2-21 DeWitt Junior High School Photograph by DeWitt Township Planning Department The Lansing School District has two elementary schools located within the Township: Gunnisonville Elementary School on Clark Road and the Sheridan School on Sheridan Road. Otto Middle School serves these students as they age. It is located on East Thomas Street, between Sheridan Road and Lake Lansing Road along North Larch Street in Lansing. The Lansing School District as a whole had a headcount enrollment of 17,079 in 2003. DeWitt Township Comprehensive Development Plan - 2005 2-44 �Photo 2-22 Gunnisonville Elementary School Photograph by DeWitt Township Planning Department East Lansing Public Schools (ELPS) consists of six elementary schools, a middle school and a high school. Like the Lansing School District, enrollment in ELPS has been declining for twenty years. In 2003, the district had a headcount enrollment of 3,711 students. Elementary students in the southeast corner of DeWitt Township attend Donley Elementary School on Lake Lansing Road, while middle school students go to MacDonald Middle School and high school students go to East Lansing High School. St. John’s Public Schools (SJPS) consists of six elementary schools, a middle school, and a high school. It also has an alternative education center. In 2002-2003, SJPS had a headcount enrollment of 3,358. Only students in about 15 acres on one property in northwest DeWitt Township attend St. Johns schools. Bath Community Schools is made up of Bath Elementary School, Bath Middle School and Bath High School, all located about 2 miles east of the DeWitt/Bath Township line in Bath. In 2003, the district had a headcount enrollment of 993. DeWitt Township Comprehensive Development Plan - 2005 2-45 �Map 2-14 School Districts in DeWitt Township School Districts Bath School District l~ ~ ~=U._ _._ _lli-l/tlo-- -= = =""""""!!e===il f l t i A ,School District Boundary 'l '"'J Townshlp Boundary N i February 24, 2005 Planning Department 1401 W . Herbison Rd. DeWitt, Ml 48820 (5 17) 669-6576 Sou rce : OeWitl Charte r Township Assessing Department East Lansing School Distric DeWitt Township Comprehensive Development Plan - 2005 2-46 �TRANSPORTATION The road system serves as the backbone for growth and development of any community. By providing a means for internal and external circulation, it serves the community by helping shape the intensity of land use. Thus, this costly and highly visible element of the community’s infrastructure is one of the most dynamic features of the community’s on-going development. Street Classification The street system serving DeWitt Township can be classified as follows: • Freeways and Controlled Access Arterials: These facilities perform little or no land service function but instead are devoted entirely to the task of traffic movement by providing for large volumes of traffic at relatively high speeds. It is characterized by limited access, multi-lane, divided highways. • Major Arterials: This class of street serves major movements of traffic within or through the area. Mainly designed to move traffic, the secondary function is to provide access to abutting land. Business Route 27 (US-27BR) is the major arterial in DeWitt Township. • Minor Arterials: This class of street serves primarily local or shorter distance traffic and provides a limited degree of continuity. Their principal function is moving traffic with a secondary purpose of providing local land access in connection with the collector and local street system. • Collector Streets: These streets serve the internal traffic movement within specific areas and connect those areas with the major and minor arterial system. Generally, they are not continuous for any great length. The collector street is intended to supply abutting property with almost the same degree of access as a local street, while at the same time serving local traffic movement. Traffic control devices may be installed to protect and facilitate movement of traffic; however, these devices would not be as elaborate as those on arterial streets. • Local Streets: The sole function of these streets is to provide access to immediately adjacent property. There are a number of these roads in the community, but they carry a small proportion of the vehicle-miles of travel. Map 2-15 depicts the street network in DeWitt Township by the above types. Map 2-16 shows the road network by the entities responsible for its maintenance. Photo 2-23 Expressway I-69 in DeWitt Township Photograph by Stephen C. Musselman DeWitt Township Comprehensive Development Plan - 2005 2-47 �Map 2-15 Classification of Area Roads - j DeWitt Township Comprehensive Development Plan - 2005 2-48 �Map 2-16 Roads by Jurisdictional Responsibility Round Lake Rel 'O 0:: How Rd. Road Ju r1sd icti,ons WebbRdL Herbison Rd. CliarkRd. Stoll Rd. F Stoll Rd. l February 23, 2·005 P lanrfrn(I D eparttnlln t 1401 W . Herbi!al!;lll Rd . DeWitt, I 48820 (5 17) 669-'657 6 DeWitt Township Comprehensive Development Plan - 2005 2-49 �Freeways and Regional Circulation The most significant transportation related asset of DeWitt Township is the two highways which bisect the area. Interstate 69 traverses the area in a generally east/west direction providing connections to Marshall and Fort Wayne to the south and Flint and Port Huron to the east. US127 crosses the area in a generally north/south direction allowing motorists to travel north through St. Johns and to Lansing and Jackson to the south. These freeways allow safe and efficient access to adjoining jurisdictions as well other intermediate points within the region. Within DeWitt Township are four interchanges along I-69 at Airport Road, DeWitt Road, Business-27 and US-127, and two interchanges along US-127: one at I-69 and one at Round Lake Road along the northern border of the Township. Both freeways primarily accommodate through-traffic. Map 2-17 shows the annual average 24-hour traffic volumes for area highways as of 2003. Map 2-17 Annual Average 24-Hour Traffic Volumes for DeWitt Area Highways and Surrounding Region I i MUIR CLINTON (PEWAMO r-.r-.._..a-..;::u , OQ - ST. J - ·~100,, 4800 OWLER<S> I 1 .. ' . I OVI (6300 !Jd ! , QW 25000 700~. . 1 ! Source: MDOT Annual Average 24-Hour Traffic Volumes Map, 2003 Business Route 27 US-27BR is a state trunkline with a cross section that ranges from four lanes in the south section of the study area to five lanes with additional deceleration lanes north of I-69. The rightof-way along this section varies from 160 to 230 feet. US-27BR is bisected by an interchange DeWitt Township Comprehensive Development Plan - 2005 2-50 �with I-69 and provides a major route for Lansing area traffic to reach destinations to the north, along with the US-127 freeway to the east. The US-27BR corridor through DeWitt Township is a roadway that has experienced steady growth in land development and associated traffic volumes prior to the opening of US-127. US-27BR carries a significant amount of traffic and, for many, it serves as a type of identifying feature for the Township. Photo 2-24 Business Route 27 in DeWitt Township Photograph by Stephen Gobbo In December 1993, the Township adopted the US-27 Corridor/Subarea Access Management Plan for the section of US-27BR from Solon Road north to Webb Road and extending along Clark Road for one-half mile on either side of US-27BR. The plan was intended to provide for more efficient access design, to separate conflict areas, to provide driveway location and spacing standards, to preserve public investment and the integrity of the roadway, and to discourage commercial sprawl and strip development. The US-27 Corridor/Subarea Access Management Plan is incorporated into this plan by reference. Traffic Volumes in DeWitt Township For a community with the population of DeWitt Township, traffic volumes are high. See Map 218. Table 2-17 shows the change in traffic volume on key road segments in DeWitt Township in recent years. For example, traffic volumes on Clark Road from Schavey Road to DeWitt Road increased 175% between 1997 and 2003. Clark Road also experienced a 152% increase in traffic volume from Airport Road to Schavey Road during that same time period. Growth here and north of the Township will put considerable pressure on Airport, DeWitt Road, and Turner Road for additional capacity improvements. The character of those improvements will go a long way to preserving the rural and open space character of the Township, or transforming it into an urban setting. DeWitt Township Comprehensive Development Plan - 2005 2-51 �Table 2-17 Traffic Volume Increases/Decreases on Key Road Segments Road Segment Airport Road from Grand River to Stoll Airport Road from Stoll to I-69 Airport Road from Clark to Herbison Howe Road from Airport to Schavey Clark Road from Airport to Schavey Clark Road from Schavey to DeWitt Road Wood Road from Webb to Howe Wood Road from Stoll to Clark US-27BR from Stoll to Clark Increase or Decrease % Change Change Year of Counts Increase 18.6% 6,458 to 7,664 1990 & 2003 Increase 34.5% 6,707 to 9,023 1990 & 2003 Increase 12.2% 6,407 to 7,188 1997 & 2003 Increase 27.5% 2,312 to 2,947 1997 & 2003 Increase 152% 1,129 to 2,850 1997 & 2003 Increase 175% 1,442 to 3,959 1997 & 2003 Increase 97.9% 798 to 1,579 1990 & 2003 Increase 39.7% 4,032 to 5,632 1997 & 2003 Decrease 22.8% 19,186 to 14,800 1995 & 2003 Source: Tri-County Regional Planning Commission and the Clinton County Road Commission, 1999-2004 DeWitt Township Comprehensive Development Plan - 2005 2-52 �Map 2-18 Traffic Counts Tra'ffic Count,s, Average Da:I'.,' Vehfc N Trips Co'Jnt (Year) N t ovem ~r .29, 200.:1 De1Ni C h arter Tow o ship F' ,~,ming Dep~n1ment 1 ' 1 W . HerbliSo Rd . De Wilt, ~I 48820 (511) 669-6576 DeWitt Township Comprehensive Development Plan - 2005 2-53 �Transit The Clinton Transit System, based in St. Johns, provides demand responsive public transportation service to DeWitt Township and the surrounding community. As of 2004, it had no fixed routes. Common trips are transportation for senior, handicapped and lower income citizens to the doctor, the social security office, the Family Independence Agency and to grocery stores. As the population of the Township ages, demand for transit will gain importance. Many Township residents rely on Clinton Transit to get around the community. Occupants of over 3% of all housing units in Clinton County do not own a vehicle. According to the Transit Development Plan for the Tri-County Region (2003), a joint effort of the Tri-County Regional Planning Commission, the Capital Area Transit Authority (CATA), the Eaton County Transit Authority, and Clinton Transit, the census block groups with the highest proportion of zerovehicle occupied housing units were located in the southern part of DeWitt Township close to the City of Lansing and around St. Johns. These are a main target market for transit. In 2002, total annual ridership was 51,230. During 2002, Clinton Transit operated a total of 13,893 vehicle hours and 367,677 vehicle miles annually. It is projected that, by 2008, Clinton Transit will operate about 21,000 annual vehicle hours and could provide as many as 73,768 annual passenger trips. Clinton Transit expects the increased capacity to be dedicated primarily to improved service in DeWitt Township, DeWitt City and Bath Township. The focus of this improved service is the US-27BR corridor (with a side pass through DeWitt City). The Transit Development Plan indicates that CATA is also considering the creation of fixed route service along US-27BR from Lansing to St. Johns. It will be important to consider transit stop locations when planning and approving new development, especially along US-27BR. Air Transportation The Lansing metropolitan area is served by the Capital City Airport located in the southwest corner of DeWitt Township, between Airport Road and DeWitt Road, from the Lansing city limits to Stoll Road. The airport is served by six carriers, including Northwest Airlines, Delta Airlines, and United Airlines. Many carriers offer daily non-stop flights to such destinations as Cincinnati, Chicago, and Minneapolis-St. Paul. As part of the process to plan for the future of Capital City Airport, the Capital Region Airport Authority has begun the following planning studies: • Airport Master Plan Update • Airport Noise Compatibility Update • Runway Safety Area Study • Pavement Management Plan The Airport Master Plan Update will provide guidelines for future airport development in a way that will satisfy aviation demand in a financially feasible manner while at the same time addressing airport-related environmental and socioeconomic issues existing in the community. Key features of early drafts of the updated Airport Master Plan are en extension of the existing east-west runway and a new terminal near the intersection of State and DeWitt Roads. The airport last updated its Master Plan in 1995. DeWitt Township Comprehensive Development Plan - 2005 2-54 �IMPLICATIONS IF EXISTING TRENDS AND POLICY CONTINUE Growth and Preservation Policy of the 1991 Plan In an attempt to better manage growth and development activities in parts of the Township, stagnation in other parts, and a desire for long term agricultural preservation in still other parts, the Township prepared and adopted its first growth management plan in 1991. While it was labeled as a Comprehensive Development Plan, it included all the key characteristics of a growth management plan. It had an urban growth boundary, a development area, transition areas and a preservation area. It had a two-tiered plan for the staging of infrastructure. It also included a description of future land use that was directly tied to the zoning districts used to implement the Plan. The 1991 Plan was also a projections based plan. Extensive text was devoted to projecting future land use needs by type and amount. This was used to guide the identification of primary and secondary stage urban areas where infrastructure and public services were to be targeted first to the primary stage areas and then to the secondary stage areas. Unfortunately, as is often the case with such plans when development is already widely scattered across the Township, future development has not always occurred when and where it was planned. That does not mean the Plan was irrelevant or unimportant—quite the contrary. It has been used to widely guide land use decisions in the last decade, but the staging elements are increasingly less relevant to contemporary land use decisions. Yet, staging is very important, because when development prematurely occurs in an area before all the necessary infrastructure is in place, it puts unnecessary pressure on roads, and the natural environment, and makes it very difficult to cost-effectively provide necessary services. Since development is so widely scattered in the Township, a rigid staging strategy is not likely to work well. Instead, staging should be guided by the availability of necessary infrastructure. When a development is dense or intense enough to require full urban infrastructure and services, then such development is not permitted until those facilities and services are in place. The developer chooses to provide the missing facilities and services or waits until the Township makes them available. An adequate public facilities ordinance should be adopted to accomplish this type of staging (this is discussed in more detail later in the chapter). In an effort to keep the 1991 Plan relevant, it was significantly updated by the adoption of three special subarea plans. The first was the US-27 Corridor/Subarea Access Management Plan in December 1993 for the area from the intersections at Solon Road to Webb Road along US-27BR. This Plan has effectively guided substantial development along this stretch of US-27BR. The second was the High Density Residential: Multiple Family Residential and Manufactured Housing Plan completed in 2001. It determined that the Township need not zone for more manufactured housing parks, or apartment complexes in the near term. The third was the Northwest Area Master Plan a subarea plan to provide more detail for land development in the rapidly growing northwest quadrant of the Township. It was adopted in November 2002. Considerable positive development has occurred pursuant to the 1991 Plan and the three subarea plans. For example: • Strong access management has led to a safe and effective design for new development north of the I-69/US-27BR intersection. • The Township has planned for an appropriate mix of housing, including, stick built homes, manufactured homes, and apartment units. DeWitt Township Comprehensive Development Plan - 2005 2-55 �• • Over 600 new single family dwelling units have been built in the northwest quadrant. Over 830 acres of farmland have been permanently preserved by farmers in the northeast quadrant through state purchase of development rights and another 2,284 acres are enrolled in the state PA 116 Farmland and Open Space Protection program. As noted earlier in this chapter, development of new single family homes has been rapid since the census in 2000. In addition, many more new developments are proposed. For example proposed projects that have been approved or are nearing the end of the approval process include the following: • 431 single family residential building sites • 217 apartment units, as well as 190 additional manufactured homes in a mobile home park. • 107 acres of office and commercial development. • A new industrial development by the Granger Company is underway on 75 acres between US-27BR and Wood Road in the south central portion of the Township with a new 19.7 acre commercial-industrial park under development across US27 from the Granger development. In addition: • The Capital City Airport is considering a major expansion in the Township over the next twenty years. • The Auto-Owners Insurance Company is planning relocation of its corporate offices to 300 acres located in the Township. • Across Airport Road in Watertown Township, a mixed used development with 272 apartment units and 22 condominium units are proposed, with about 4.2 acres of commercial, office and light industrial. • The entire Eastwood Town Center mall development is rapidly building out just south of DeWitt Township in Lansing Township between Wood and US-127, north of Lake Lansing Road. Residential Buildout Analysis All of the above development activity has led to a growing desire to better understand the implications of growth on the Township’s ability to meet the infrastructure and public service needs that go with that growth. As a result, the Township Planning Department prepared a residential buildout analysis of both the 1991 Township Plan and the 2004 Township Zoning Ordinance. A residential buildout analysis is an estimate of the number of dwelling units that may result if all the land in a community is developed at the maximum allowable density. In conducting both analyses, all types of housing were considered, including single family, duplex, multiple family, and manufactured home communities. The first step in completing the analysis was to determine the portion of the Township that remains “buildable.” Staff used its Geographic Information System (GIS) to evaluate those lots in the Township that have been fully developed for residential. Next, the lots and portions of lots which are unbuildable due to the presence of wetlands, hydric (muck) soils, open bodies of water, and floodplain were eliminated. Although some of these lots may be subject to some development in the future, the presence of these natural features means that they will develop at a significantly lower density than most other properties. DeWitt Township Comprehensive Development Plan - 2005 2-56 �Two analyses were then conducted on the buildable area of the Township. First, the number of dwelling units that could develop if the Township built-out following the existing Zoning Map was calculated by applying the maximum allowable density in each residential zoning district. The same analysis was then conducted with the Future Land Use Map. In 2004, there are 5,787 dwelling units in DeWitt Township. At total buildout under the current zoning map, the Township could potentially reach 15,534 dwelling units. At total buildout under the current Future Land Use Map, the Township could potentially reach 21,321 dwelling units. Translated into population, the Township would have between 38,680 and 53,089 persons at build out. This is 3 to 4.5 times the current population. There are enormous implications on roads, utilities, police, fire service, parks and schools if the Township were to develop at these densities. Road and utility impacts from recent development are starting to be evident. Congestion is growing on Herbison Road and Airport Roads during peak periods. It will grow substantially more unless the Township in cooperation with the County Road Commission and the City of DeWitt and Watertown Township do not soon begin to plan for significant road improvements. Many other roads will be impacted from future growth as well. The situation will be compounded by future development in adjoining jurisdictions. ANALYSIS OF ADJACENT JURISDICTION PLANS The comprehensive plans of the communities surrounding DeWitt Township, as well as Clinton County and the City of DeWitt were examined for their potential to affect land use in the Township. Plans were examined from the City of DeWitt, Bath Township, East Lansing, Lansing, Lansing Township, Clinton County and Watertown Township. City of DeWitt The City of DeWitt is an “island” completely surrounded by DeWitt Township, but it appears that the City Plan and the Northwest Area Master Plan of the Township are being implemented in a way that largely blurs any distinction between City and Township. According to the City of DeWitt Comprehensive Development Plan 1995 to Beyond 2000, revised in 2002, the City intends to continue to foster a character quite similar to that of DeWitt Township; that of medium to low density residential neighborhoods. However, the City also desires many amenities, such as town squares, broader commercial services, preserved open space, non-motorized recreational and transportation links, a discrete, viable downtown in a traditional town form that are not included in the 1991 Township Plan. The City of DeWitt appears to share the concerns of DeWitt Township officials regarding the impact of traffic, especially future traffic on important roads within the community. A city objective to foster residential development along DeWitt and Herbison Roads in order to reduce traffic speeds may have that effect. The City, Township and Road Commission will need to work together to find bold, long-term solutions to managing common roads in the future. The City of DeWitt Plan highlights six “planning areas,” five of which border DeWitt Township. Three of the areas are planned for medium density residential development. One of these (Planning Area #1) is at the northwest corner of the City, a second (Planning Area #2) is at the northeast corner, along Round Lake Road, and the third, (Planning Area #6) is at the southern border of the City, straddling DeWitt and Herbison DeWitt Township Comprehensive Development Plan - 2005 2-57 �Roads. This latter area also includes a mixed use development area across DeWitt Road from the medium density residential area parcels that are adjacent to areas within the Township. One Planning Area is designated as low density residential, and is adjacent to the Township on the north side of Webb Drive. There is also a Public/Quasi Public area (Planning Area #4), which is the Prairie Creek Golf Course, located between Herbison Road and Webb Drive adjacent to the Township, and would perform the function for both communities of recreational open space. All of these areas are planned for future land use that is compatible with land use proposed by DeWitt Township in the Northwest Area Master Plan and this Comprehensive Development Plan. Bath Township Bath Township shares a border with DeWitt Township along Chandler Road/Abbott Road. According to the Bath Township Comprehensive Development Plan, 1996-2000, Bath Township intends to remain rural along the northern part of its border with DeWitt Township, but is planned to develop with a higher density farther south along the mutual border. This latter area is also in the vicinity of recent expansion of East Lansing. The primary objective of the Bath Township Plan, is to promote low-density residential development that preserves environmentally sensitive neighborhoods and rural character. At the same time, their Plan seeks to provide public water to as many residents as possible. Portions of the Plan cite the need for higher density development to support public services. Bath Township faces very severe development limitations in the southwest corner of the Township, as well as other areas in the north central portions of the Township. It has designated a large area in the southwest as “sod farm,” that fits the wetland character of the area, but also includes a strip of mixed use immediately along its southwestern border. Across this border is the area that East Lansing controls by a 425 agreement. The Bath Township Plan poses no current incompatibilities along it’s borders with DeWitt Township. East Lansing East Lansing, in its Northern Tier Element of the Comprehensive Plan, 1993, has clearly stated its intention to fully develop commercial and residential uses in the area that borders DeWitt Township, and to expand the area through annexations (or 425 agreements) as the opportunity arises in an effort to expand its tax base. This includes both medium and high density residential areas and commercial areas. This area is in close proximity to the US-127 interchange at Lake Lansing Road, and also close to north-south roads that feed into the older areas of East Lansing and Michigan State University. This is contrary to the DeWitt Township 1991 Plan and the goals and policies of this Plan which are to preserve that area for long term agricultural use in keeping with the unique agricultural characteristics of the land and the existing large agricultural investment that exists there. Watertown Township Watertown Township (according to the Comprehensive Development Plan Amendment 2002) shares many of the same goals as Bath and DeWitt Townships: maintaining some agricultural areas, maintaining low-density, rural residential character, protecting sensitive environments, and promoting managed economic growth. Watertown seeks to promote medium and high density residential development along its border with DeWitt Township. Airport Road forms the border between the jurisdictions and there is an I-69 DeWitt Township Comprehensive Development Plan - 2005 2-58 �interchange at Airport Road. DeWitt Township has approved considerable residential and nonresidential development proposals in the area. South of I-69, Watertown Township is also planning higher density residential development, which will border the Airport in DeWitt Township. This will add significantly to travel on Airport Road and suggests a great need to coordinate future road improvements on Airport Road with Watertown Township. The Grand River Avenue corridor enters Watertown Township at its southeastern corner, and connects in the northwest at I-69/I-96. The corridor has long been planned for and is developing with non-retail commercial and industrial development. There is public sewer and water along Grand River Avenue. The Watertown Township Plan also seeks links of trails and other greenspace elements (although not described using the term, “greenspace.”), which offers some opportunities for cooperation with Watertown for recreational and open space amenities. Clinton County The Clinton County Comprehensive Plan, adopted in November 2002, outlines a future land use that accepts relatively high levels of growth for DeWitt Township, along with Watertown and Bath Townships, while the townships north of DeWitt would remain relatively rural. The County Future Land Use map anticipates very modest spill-over growth in Olive, Riley and Victor Townships, at the edges of DeWitt, Watertown and Bath Townships. The interiors of Olive, Riley and Victor Township would remain mostly in agricultural preservation, with the exception of the US-27BR corridor extending north of DeWitt through Olive Township and into Bingham Township and St. Johns. Except for the US-27BR corridor, development is anticipated to extend only a short distance across township lines. However, this could produce a much greater number of driveways along Cutler Road, with a decreased level of safety. An examination of the “Agricultural Conversions” map in the Plan shows that there has already been extensive strip rural residential development along the roads of Olive Township as well as Riley and Victor Townships. This pattern of development can make agricultural preservation more difficult, and provides a source of traffic seeking routes through DeWitt Township into the metropolitan Lansing area. The US-27BR corridor is designated as a “study area,” but the Plan provides little information on the future of studies of the corridor. According to the County Plan, nearly all of the land area of the Townships north of DeWitt is zoned for agriculture at a density of 1 dwelling unit per 10 acres. With a minimum required lot width of 330’, this would still permit as many as 16 homes per mile on each side of the road, or 32 homes per mile of road. This density, while preserving a relatively low density, could create impacts for DeWitt Township and do little to protect agriculture in those areas. The Draft Clinton County Zoning Ordinance, which pertains to Olive, Riley and Victor Townships, plus nine other townships in the County, proposes open space and agricultural cluster provisions within the agricultural zones, that would permit building on lots as small as ½ acres providing sufficient open space were preserved within the development. City of Lansing The City of Lansing Northeast Area Comprehensive Plan, 1990, completed in 1984, addressed land use, environmental, transportation, infrastructure, housing and other issues for the area immediately south of DeWitt Township. The City of Lansing Plan provided strategies intended to be implemented over a ten-year period to correct DeWitt Township Comprehensive Development Plan - 2005 2-59 �deficiencies and promote a future land use plan for the area. The Plan called for commercial use along the US-27BR corridor, with residential use up to 7 dwelling units per acre beyond the commercial parcels. It also planned for industrial/warehouse use for substantial areas east of the commercial and residential areas along US-27BR and along the north side of North Grand River Avenue, to the Airport. While it addressed many issues, a common theme of the Northeast Area Plan was to improve the visual character of the area. This was to be accomplished through enforcement of existing codes, repairs to infrastructure, regular maintenance of infrastructure and buildings, streetscape design improvements, and other strategies. The Northeast Area Plan provided many drawings which served as design guidelines, and illustrated how to create a more unified, cohesive visual appearance to transportation corridors, public facilities and neighborhoods. Visual character remains an issue for the Northeast Area of Lansing and the US-27BR corridor in both Lansing and the southern part of DeWitt Township. Lansing Township Lansing Township was finalizing plans for its northern area at the time the DeWitt Township Plan was being developed. Although still in the draft form, Lansing Township’s plans called for more intensive development of the area with mixed uses in a Neotraditional form, and a “Village Center” at the corner of Lake Lansing and Wood Roads. Multi-story residential and mixed office and commercial uses with residential above would be developed along Lake Lansing Road, Wood Road and north of the Eastwood Town Center. The latter area is immediately adjacent to an industrial area in DeWitt Township. There could be a future demand for residential or mixed use development to expand north into DeWitt Township between Wood Road and US-127, but this would continue to place those land uses in close proximity to industrial uses in the southern area of DeWitt Township and along Wood Road. The more intensive development planned for the Wood Road and Lake Lansing Road area will likely place an even greater traffic load on Wood Road, which experiences substantial heavy truck traffic from the interchange at Round Lake Road and US-127. Together these plans anticipate substantial new residential, commercial and industrial development in this area over the next two decades. While it is unlikely that any of these communities (with the possible exception of the City of DeWitt), or DeWitt Township itself will build out during the next twenty years, it is feasible that a large part of the development inherent in each plan could occur over the next two decades. As a result, it will be important for each of these communities to coordinate not only future road improvements, but also new fire and police stations, extensions of public sewer and water services, schools, and parks, recreation, and trail development. DeWitt Township Comprehensive Development Plan - 2005 2-60 �Chapter 3 GENERAL VISION AND PLANNING FRAMEWORK INTRODUCTION This Chapter presents a general vision statement, a planning framework and key planning concepts to guide future land use change and infrastructure investment in DeWitt Charter Township. Definitions of key terms follow. Vision Statement: The vision statement is an attempt to capture in words, what the Township will be like in 2025 if the goals of this Plan are achieved and the policies are implemented. The vision statement is a general overall description of the Township and is not intended to provide a description by functional categories or for specific geographic sub-areas of the Township like the goals, policies and strategies do. Planning Framework: A set of practical local and regional considerations guiding the development of this Plan. The term can also refer to a variety of, or set of planning concepts. Planning Concepts: Well-established ideas for different aspects of community development, that are based on sound planning principals and are often combined to achieve a set of interrelated objectives, or aspects of a community vision. A “compact settlement pattern,” “new urbanism” and “sustainable development” are all examples of planning concepts. During the period that a concept becomes widespread in its application, it can also be known as a movement. GENERAL VISION STATEMENT Following is a vision statement that describes DeWitt Township as residents in 2005 want it to be in the year 2025. The vision is organized into topic areas that separately focus on key elements of the Township and the process of planning for and managing its future. Following the vision statement are goals and policies to chart a path for achieving the vision. These provide a clear direction for future decisions, both short and long term, to achieve the vision. When reading this vision, it is necessary to mentally “transport” yourself into the future. Thus, there are references “back” to the early 2000’s. This approach is intended to give the reader a clearer sense of the desired future. This statement was prepared based on two Visioning Town Meetings conducted in 2004 and refined following subsequent Planning Commission, Township Board and public input. Proactive Planning and Sustainability DeWitt Township has moved into the third decade of the 21st century as one of the most desirable places to live within Mid-Michigan. Residents and businesses in DeWitt Township enjoy a rich quality of life and are reaping the benefits of proactive planning and commitments started in the 1990’s and refined in the early part of this new century. DeWitt Township Comprehensive Development Plan - 2005 3-1 �DeWitt Township has become a true reflection of sustainability. Sustainability means meeting the needs of all the people of the present generation, in all parts of the Township, without compromising the ability of future generations to meet their own needs. Neighborhoods, parks, businesses, local government and natural resources are healthy and self-sustaining in 2025. Reaching sustainability required the community to look beyond short-term gains in order to plan for a better life for their children and grandchildren. A cooperative spirit resides in DeWitt Township that has led to increased joint efforts of the Township and DeWitt City. This includes cooperation of police and fire protection, recreation facilities and programs and joint land use planning and zoning. DeWitt Township has been able to maintain its borders and land area over the past two decades, stemming the tide of annexations to neighboring jurisdictions. Growth in DeWitt Township has been characterized by a mix of land uses, that have helped balance the tax base, with commercial and industrial growth helping to support services desired for both businesses and the residential population. Some of the retail stores and commercial services that DeWitt residents had to drive a considerable distance to reach have now located in DeWitt Township. As the airport and related industrial development expanded, adequate buffers were put in place to minimize impacts on adjoining residences. New residential development was discouraged where it would be impacted. Residential neighborhoods are clearly defined, linked by open spaces, both natural and recreational, with convenient access to local neighborhood commercial services. Residential neighborhoods uniformly appear to be well maintained. New development and rehabilitation use quality material, pleasing architecture and good construction. Quality of Life: Impressions, Standards and Visual Character When asked about DeWitt Township, residents use descriptive terms like “nature,” “farms,” “open space,” “rural,” “modern public facilities,” “good schools,” “easy access,” “great recreation,” and “nice neighborhoods.” Despite a large amount of new development, large-scale changes to the landscape have been minimized by the consensus decision of community leaders to permit only growth that meets standards of sustainability, maintenance of the natural resource base and visual character. The major corridors within DeWitt Township have an attractive, cohesive visual character. Well-designed and well-kept businesses, signs, street trees and other landscaping present a positive image of the community. Open space corridors connect natural open spaces to active community spaces, such as parks and play grounds. The center spine of the system consists of rivers, trails, street rights-of-way, and utility corridors. Special efforts to improve areas of decline have paid off with a turn-around in those neighborhoods and business areas. This is especially true along south US-27BR and the neighborhoods that intersect with it on the south side of the Township. The former outlet mall has been revitalized and expanded with new retail uses. DeWitt Township Comprehensive Development Plan - 2005 3-2 �Quality of Life: Close to the City but Retaining Rural Qualities The most common landscape view when driving into DeWitt from the north, east or west is of trees, fields and open space. Neighborhoods and commercial areas are tucked behind vegetation, retaining nature as an important feature of the Township as it grows. Active farms remain in large blocks. The vegetated landscape does more than simply provide scenery, as the benefits of nature to citizen mental well-being are recognized as very important. Farming continues as a viable economic sector for those landowners interested in continuing in agriculture. Woods and fields help with water infiltration, maintain biological diversity and provide habitat for wildlife. Property owners have coordinated the retention of natural areas, forming connections to create ecological corridors, enhance recreation and provide a more continuous natural scenic view along transportation corridors. Streams, wetlands and ponds have buffer plantings that help protect water quality. Citizens, well-versed in land and water protection approaches, have been deeply involved in making decisions about preservation. Key parcels have been preserved by working with conservancies, developers, Clinton County and the State Purchase of Development Rights Program. Many approaches have been used over the past two decades, including donations, conservation easements and development rights purchases from willing landowners. As a result, wetlands, forests, farmland and green spaces that comprise the scenic character and ecosystem of the Township have been permanently protected while protecting the property rights of affected landowners. Photo 3-1 The Most Common View is of Woods and Open Spaces Photograph by Mike Nolen Quality of Life: Neighborhoods DeWitt Township residential neighborhoods are well-kept and provide a variety of housing choices, especially with the expansion of opportunities for seniors over the past two decades. Neighborhoods that had once suffered deterioration of homes and businesses have been significantly improved. DeWitt Township Comprehensive Development Plan - 2005 3-3 �Quality of Life: Access to Opportunities Commercial, office, and industrial employment centers have expanded in DeWitt Township in carefully planned locations that are easily accessed from the freeway and county road system. These jobs provide new opportunities for some residents to live close to work. Quality of Life: Recreation The Township has long held recreational opportunity as an important aspect of quality of life. Township/City parks have been maintained and expanded. Recreation for all ages, especially for seniors has expanded in the past two decades. The DeWitt Area Recreation Authority (DARA) has continued to work effectively. DeWitt Township is known as a walkable and bikable community, providing safe connections for recreation, enjoying nature and for a transportation alternative to driving. These connections are part of a Township-wide greenspace system that includes greenway trails and undeveloped open spaces. There are also links to greenways with trails that extend beyond DeWitt Township into other communities throughout the region. Quality of Life: Urban Infrastructure Beginning in the early 2000s, the Township carefully planned for the extension of utilities and the expansion of roads in order to foster incremental growth while preserving uncongested travel and using designs that protect community character. Good quality County primary roads help move people around and through the Township and access management has helped preserve the public investment in roads. However, in order to keep a rural character many roads in the rural parts of the Township have been maintained as they were in the early 2000s. Capacity improvements to Herbison, Airport, DeWitt and Clark Roads have helped accommodate increased traffic volumes. Parkway designs have been used to preserve a pleasing aesthetic character as these roadways where improved. Intersection improvements have made driving through the Township safer. Photo 3-2 Some Roads Should be Maintained as they were in the Early 2000s to Protect Rural Character Photograph by Stephen Gobbo DeWitt Township Comprehensive Development Plan - 2005 3-4 �PLANNING FRAMEWORK To implement the General Vision Statement, DeWitt Township is engaged in an ongoing comprehensive planning and growth management process, to influence the rate, type, location, and timing of growth and development in order to achieve a logical, efficient, and balanced pattern of development that takes into consideration the natural developmental limitations of the area and minimizes disturbances to the natural environment, while creating a more diversified tax base capable of supporting community facility and infrastructure needs. It is recognized that DeWitt Charter Township is an integral part of the Lansing Metropolitan area. Many interrelationships exist and these, most importantly, include land use, transportation (including the freeway system and major highways), recreation and employment centers. Past and future development of the Township has been and will continue to be greatly influenced by these various relationships. The Township therefore realizes that it cannot plan for its future development in complete isolation of the needs and growth trends of the balance of the area. Within this general framework, however, the Township also realizes that it is a separate community obligated to plan for its future in accordance with needs and desires of the local residents. The following statements represent a specific framework for developing goals and policies for the major functional components of the community. These statements are based on recognition of both the Township's area wide responsibilities and responsibilities to the residents and land owners within the Township. • While the Township recognizes the need to accommodate future growth and development, growth will be planned for, timed to match the Township’s capacity to handle that growth, and designed to contribute to the sustainability of the Township. The public cost of growth will be minimized by “pay as you grow” policies that require each new private increment of growth to pay its own way. • The Township recognizes that the loss of such attributes as neighborhood integrity, and farmland and open space to development, are irreversible losses to local residents and in the case of farmland, the region, state, nation, and to future generations. It is therefore the intent of DeWitt Township to guard against land use conflicts, to promote the preservation of farmland for as long as feasible, and the conservation of important open space areas such as floodplains and wetlands. • All development, existing and proposed, should be assessed based on its intensity and the availability of the services and facilities necessary to assure the continued protection of the environment and the health, safety, and welfare of the community. • Future development shall be assessed on its economic impacts, its ability to promote efficiency of service, and its ability to maintain or improve the value of adjacent properties. • When necessary, the Township will use innovative planning and zoning techniques to encourage the use of land in accordance with its character and adaptability and to provide substantial benefit to present and future residents. • The support and involvement of Township residents will be enlisted to achieve community goals and educate the public regarding the benefits of growth management and the variety of Township governmental issues. DeWitt Township Comprehensive Development Plan - 2005 3-5 �PLAN CONCEPTS The summary of existing conditions and trends related to the Township’s physical, social and economic makeup presented in Chapter 2, the general vision statement and the planning framework presented above led to the formulation of eight broad concepts that were used in the development of this Plan. Most of the first four of these were also the basis for the 1991 Plan. These include: 1. Staging of Growth: Growth trends and population projections indicate that there will not be sufficient pressure during the foreseeable future to warrant full development of the Township. It is therefore appropriate to determine development priorities for the various lands within the community. The staging of development will promote more orderly and concentrated development versus expensive sprawl development. The Township will use an annually updated capital improvements program to help stage its investment in public utilities and road improvements, and expects the private sector to pay all the direct costs of infrastructure extension or expansion that occurs before public facilities are immediately available to a site. The Township will not approve any intensive development until all the public infrastructure and services are adequate to accommodate the impacts of the proposed development. This concept is explained in more detail in Chapter 6. 2. Balanced Residential Character: Varying income levels and life styles of newcomers and residents, the availability or unavailability of utilities and physical limitations of the Township, require that a variety of housing types and densities be provided for. In addition, older neighborhoods showing signs of neglect need to be rehabilitated to improve quality of life for those residents and preserve an important supply of affordable housing in the Township. 3. Diversify the Tax Base by Providing for a Variety of Commercial, Office, and Industrial Types: Given the Township's accessibility to regional transportation arteries as well as the employment and shopping needs of local residents, a range of both locally and regionally oriented types of commercial, office, and industrial developments should be provided for. To accomplish this, various types of economic development must be encouraged to locate in the areas best suited to meet business needs. The deliberate and objective allocation of different types of economic development in specific locations will also help to avoid or minimize future land use and traffic conflicts while over time, broadening the community's tax base. However, premature commercial, office, or industrial development can hurt the appropriate long-term development of an area as the Township has already experienced in some places. As a result, every effort will be made to limit premature or undersized development. Similarly, a significant effort must be made to rehabilitate, restore and or reuse older commercial and industrial sites that show signs of neglect, or have documented pollution of the land or groundwater. Creative use of brownfield redevelopment and downtown development authority legislation should be explored to help meet this need. 4. Protect Environmental Resources: DeWitt Township has a variety of environmental resources. These natural features should be protected and incorporated into development projects. The Township should promote the preservation of wetlands and groundwater quality by working with the Michigan Department of Environmental Quality and other agencies with regulations that address these resources. DeWitt Township Comprehensive Development Plan - 2005 3-6 �5. Smart Growth Tenets: In the pursuit of the general vision of this Plan, the Township is guided in part by the “10 Tenets of Smart Growth” popularized in Michigan by the state Land Use Leadership Council. These tenets are listed below. • Create a range of housing opportunities and choices; • Create walkable neighborhoods; • Encourage community and stakeholder collaboration; • Foster distinctive, attractive communities with a strong sense of place; • Make development decisions predictable, fair, and cost-effective; • Mix land uses; • Preserve open space, farmland, natural beauty and critical environmental areas; • Promote a variety of transportation choices; • Strengthen and direct development towards existing communities; • Take advantage of compact development design. 6. Traditional Neighborhood Development: TND is an old form of community design that was popular in the early decades of the last century. It was characterized by higher density than is common today, and also by development on small lots, narrower streets and common public open spaces. It was often built around a 3-4 story “downtown” commercial area (with residences on the upper stories) with a mix of housing types in residential areas. TND evidences all the smart growth tenets. As of 2004, there are two significant examples of new TND’s in Michigan. The first is Cherry Hill Village in Canton Township, and the second is Howell Town Commons in Howell. This Plan identifies one subarea as being especially well-suited for this type of development. It is east of north US-27BR and north of Webb Road and is described in Chapter 6. Photo 3-3 Examples of TND from Cherry Hill Village, Canton Township Photograph by Mark Wyckoff DeWitt Township Comprehensive Development Plan - 2005 3-7 �7. Green Development: Green development is the integration of social and environmental goals with financial considerations in real estate projects of every scale and type. It is the pursuit of environmental excellence that produces fundamentally better buildings and communities—more comfortable, more efficient, more appealing and ultimately, more profitable. Most on-the-ground examples in Michigan are both highly energy efficient and low impact on the environment (such as the new Ford Motor Company Rogue Plant, Dearborn; the new Herman Miller facility, Zeeland; and the new East Grand Rapids Public Safety Building). National and international standards called LEED (Leadership in Energy and Environmental Design) have been developed to certify buildings that meet LEED standards. It is expected that mid-Michigan will soon begin to host a number of new LEED buildings. DeWitt Township encourages such efforts by the private sector and will do all it can to encourage new green development in the Township. Photo 3-4 A Lansing Area Green Roof Photograph by Anne Woiwode 8. Sustainable Development: The implementation of the above seven planning concepts will go a long way to helping the Township be a living example of sustainable development. This is development which meets the needs of existing residents while not reducing the ability of future generations to meet their needs. Based on the above planning concepts, this Comprehensive Development Plan attempts to strike a balance between the need and desire to promote and preserve certain elements of rural character with the need and responsibility to accommodate a wide variety of new urban and suburban growth and development in an efficient cost-effective manner. DeWitt Township Comprehensive Development Plan - 2005 3-8 �Chapter 4 FUTURE LAND USE & COMMUNITY FACILITIES: Goals and Policies INTRODUCTION There are five major sections in this chapter. The first explains the purpose of Map 4-1, Future Land Use. The second major section describes the categories of future land use illustrated on the Future Land Use Map and the goals and policies associated with each category. The third major section presents goals and policies for various community facilities. The fourth major section presents goals and policies for other related land use issues including historic preservation and greenways. The last major section describes the special planning areas that require a separate strategy from the general future land use category. Definitions of key terms follow: Goal: Goals are broad-based statements of intent and establish the direction for the DeWitt Charter Township Comprehensive Development Plan. Goals could generally be thought of as the desired "ends" of successful implementation of this Plan. Policy: Policies are specific actions aimed at achieving particular goals. Policies serve as a guide to decision-making. Decisions affected by policies ideally contribute to successful implementation of the goals of this Plan. Many of the policies in this Plan will require regulatory or program changes by the Township Board in order to be implemented. FUTURE LAND USE MAP Map 4-1 presents anticipated future land use in 2025. All the land area of the Township is depicted into one or another category of land use. The map, the accompanying descriptions in the next section, the goals and policies associated with these categories of land use, the zoning plan elements described in the next chapter, and the growth management strategy described in Chapter 6 make up the key elements of this Comprehensive Development Plan. In other words, Map 4-1 is intended to be interpreted by carefully reading all the text in Chapters 3, 4, 5 and in light of the Growth Management Strategies in Chapter 6. The Future Land Use Map will be thoroughly reviewed and updated, if necessary, every five years to ensure it reflects community interests and relevant trends. As a general policy, it is recommended that the rezoning of any land in support of the Future Land Use Map be deferred until specific applications are made. This will allow maximum opportunity to ensure that appropriate levels of public utilities are available to support the development. Similarly, no rezoning should be made that is inconsistent with the Future Land Use Map and/or text of this Plan, unless this Plan is first amended after careful study to establish the appropriateness of the change. As a general rule, this means if the proposed use is dense or intense enough to require public sewer and/or water and both are not present at the site, a rezoning request to permit the use should be denied, until the necessary public utilities are available to the site. DeWitt Township Comprehensive Development Plan - 2005 4-1 �Map 4-1 Future Land Use Future Land Use Ma!P N j Februmy 25, 2005 Plarn nlng De:pa-1men1 1401 w.-Herbi so Rd. OeWi , • Ml 48820 (517) 669-6576 DeWitt Township Comprehensive Development Plan - 2005 4-2 �FUTURE LAND USE Seventeen different future land use designations are depicted on Map 4-1. These designations can be grouped into seven broader categories. These categories and the corresponding future land use designations are as follows: Environmental Protection and Conservation Conservancy Agricultural Land Uses AP – Agricultural Preservation A – Agricultural Residential Land Uses SF-L – Low Density Single Family Residential SF-M – Medium Density Single Family Residential SF-H – High Density Single Family Residential MFR – Multiple Family Residential MHP – Manufactured Home Park Commercial Land Uses NC – Neighborhood Oriented Commercial CC – Community Oriented Commercial HC – Highway Oriented Commercial ACOM – Airport Commercial Office Land Uses O – Office Industrial Land Uses I-L – Light Industrial I-H – Heavy Industrial I-P – Industrial Park Institutional Land Uses INS – Institutional The following sections detail each category and their corresponding future land use designations. Environmental Protection and Conservation The Future Land Use Map includes a Conservancy designation illustrating lands within the Township that are environmentally sensitive due to the existence of wetlands, floodplains and other sensitive drainage features. This designation serves as an “overlay”, drawing attention to the areas where extra care is necessary to ensure protection and to avoid their degradation. While the “underlying” planning designations call out the general type of development planned for in a particular area, those areas “overlaid” by the Conservancy designation will be subject to additional regulations under State wetland protection laws and floodplain overlay zoning that are likely to affect site design and development intensities. DeWitt Township Comprehensive Development Plan - 2005 4-3 �From a Parks and Recreation and Open Space Planning standpoint, the Conservancy designation can also be utilized in establishing the general areas of the Township where future public acquisition for Parks and Nature Preserves should be given priority. Goal: 1. Protect the natural environment of the area in order to ensure a high quality living environment for current and future residents. Policies: A. Through land use regulation and planning, promote the conservation and wise use of the Township's natural resources, including woodlands, water features, wetlands and open spaces. B. Discourage development in the floodplains and other environmentally sensitive areas of the Township and minimize the potential for property damage and public health hazards from flooding. C. Site Plan review provisions in the Zoning Ordinance should be updated based on the model approach used in adjoining jurisdictions (that are served by the Board of Water and Light) to protect groundwater and surface water from stormwater runoff, erosion and improper storage or handling of hazardous materials by ensuring that as site plans for new development are reviewed, the developer demonstrates that all elements are consistent with the regulations of applicable county, state and federal agencies. Agricultural Land Uses As a means of ensuring the continued agricultural and rural qualities of DeWitt Township, this plan in essence proposes two agricultural designations separated by a long-range urban growth boundary. The first area, the AP (Agricultural Preservation) designation is intended to be an area in which farming activity is promoted as the primary land use and non-farm development is discouraged. The second A (Agricultural) designation is intended to serve as a transitional area where public water and sanitary sewer are generally presently not available. Farming and rural residential uses are encouraged in this area. As infrastructure is extended to these areas and surrounding areas build out for more intensive uses, these areas will be evaluated during the fiveyear reviews to determine if a different designation is appropriate. By making the two designations, it is envisioned that the Township can improve its ability to protect and conserve the areas within the Township best suited for agricultural purposes while at the same time accommodating rural residential development in areas where farming is more marginal or already negatively impacted by existing development. Goals: 1. Preserve designated farmlands, especially prime farmland, for long-term agricultural uses and protect agricultural activities on other farmland for as long as farmers wish to farm it. Policies: A. Promote the enrollment of land into the Farmland and Open Space Preservation Act (Michigan Public Act 116) and participation in county and state purchase of development rights or transfer of development rights programs in areas planned for long-range agricultural use and discourage long term enrollment in areas DeWitt Township Comprehensive Development Plan - 2005 4-4 �B. C. D. E. planned for another intensive use like commercial, industrial, office, or residential. Avoid the extension of water and sewer utilities within agricultural areas as a means of discouraging non-farm uses in such areas. Discourage the fractionalization of farmland brought about by scattered rural housing development. Assess agricultural lands on the basis of their use as a means of assuring that the value of the land is not artificially inflated thereby promoting the economic viability of farming operations. Promote the coordination between zoning and other land use controls relating to farmland and property tax assessing measures. Photo 4-1 Active Farmland in DeWitt Township Photograph by Bruce Keilen AP (Agricultural Preservation): The primary intended outcomes of the AP planning designation are: 1. To promote farming activities as the primary land use in the areas of the Township best suited for such use; 2. To preserve woodlands and wetlands associated with farms which because of their natural characteristics, are valuable as water retention and ground water recharge areas, as habitat for plant and animal life and which have important aesthetic and scenic value which contribute to the existing and desired future character of the area. 3. To prevent the conversion of agricultural land to scattered non-farm development, which when unchecked, unnecessarily increases the cost of public services to all citizens and results in the premature disinvestment in agricultural. The primary bases for these outcomes are the following observations. Most of the land in this land use category is presently in agricultural and open space uses. Approximately 867 acres is presently permanently preserved under PDR agreements between the landowner and the state and another 1,488 acres are temporarily preserved through PA 116 contracts; 767 acres are north of I-69. There are few paved roads and no public water in this land use category, the freeways make for natural barriers, and only low density uses exist in this land use category and are planned in adjoining areas in Bath DeWitt Township Comprehensive Development Plan - 2005 4-5 �Township and Olive Township as well. The Township has huge infrastructure needs in other parts of the Township where there is already an existing and growing population, so it needs to prioritize its available resources and to expend significant monies on infrastructure in this quadrant would take away from its ability to meet existing legitimate infrastructure demands elsewhere. If these circumstances change (such as if MDOT were to put an interchange in at Chandler Road), each five years when this Plan is updated, the Township can reexamine whether this strategy should change. If the Township finds support and interest from those who own land within the AP designation, it may consider establishing new agricultural district within the Zoning Ordinance that would be exclusively for agricultural and related uses. Such a district could include a reduction in the permitted density for single family residential from the one dwelling unit per acre allowed in the current agricultural district. An exclusive district of this sort could help to reduce encroachment of incompatible uses into intensive agricultural areas and help maintain the long-term viability of existing and future farm operations. A (Agricultural): The primary intended outcomes of the A (Agricultural) area are: 1. To provide a buffer between more intensively developed urban and suburban areas. 2. To preserve woodlands and wetlands which are useful as water retention and ground water recharge areas and which have important aesthetic and scenic value. 3. To encourage the continued use of valuable farmland while accommodating rural estate types of residential development at a density that will maintain the overall rural environment by not overextending the capability of soils to process septic waste, and to accommodate a wide variety of non-farm, but still rural uses that require large land areas. 4. To provide a "land bank" for areas of land that could be allowed to develop more intensively when the Township determines that more intensive structural development is appropriate and when the necessary public facilities and infrastructure is in place to support it. 5. To prudently meet the public service needs of Township residents in the area south and east of the intersection of I-69 and US-127 while taking all reasonable steps to prevent further annexation of this land. For achieving the outcomes of the A (Agricultural) land use designation, it is recommended that the existing primary provisions of the A (Agricultural) Zoning District be retained and that the only permitted land uses are those allowed in the A District, unless an agricultural area is rezoned consistent with this Plan. See relevant text in Chapters 5 and 6 for more insights. Residential Land Uses The Residential Land Use areas represent the allocation of three major types of residential dwellings and dwelling unit densities. These include single family residential dwellings, multiple family residences (including apartments, condominiums and townhouses) and manufactured home parks. As DeWitt Township continues to grow, a greater portion of the developed land will be taken up by residential uses. In itself, this fact is an important planning consideration; however, the primary concern must be the realization that the living environment is the DeWitt Township Comprehensive Development Plan - 2005 4-6 �real heart of the community and, therefore, a major basis upon which to formulate major land use decisions. The Residential Land areas are intended to produce safe, convenient, and pleasant neighborhoods for the mutual benefit of all Township residents. Goals: 1. Provide a balanced range of housing types, including affordable housing types, at varying densities while maintaining or improving the character of existing neighborhoods. 2. Conserve the structural integrity and habitability of dwellings and preserve the stability of all existing single family neighborhoods and multiple family and manufactured housing communities. 3. Ensure that all new development is of high quality in design, materials, construction and management. 4. Assure public health and safety by permitting intensive residential growth in only those areas which can be adequately served by public utilities and services. Policies: A. Provide all types of residential development, ranging from large low density units to high density multi-family uses to satisfy housing needs. B. The housing stock should be roughly apportioned so that both multiple family and manufactured housing represent about thirty percent (30%) of the housing stock by the year 2020. C. Maintain residential growth in neighborhoods where necessary community services, including police protection, fire protection, water, sewer, and schools, can be most economically provided. Photo 4-2 New Home in DeWitt Township Photograph by DeWitt Township Planning Department D. E. F. Discourage premature subdivision of vacant lands unless a specific demand is evident and adequate public services are available to the site. Do not locate residential areas within floodplains of rivers and streams or in any other locations which present hazards to the safety or health of residents. New residential developments shall be designed to be compatible with the natural features of the site. Significant topographic features, tree stands, DeWitt Township Comprehensive Development Plan - 2005 4-7 �G. H. I. J. K. L. M. N. O. P. Q. R. S. T. U. wetlands, and other important natural features should be preserved wherever possible. The level of residential development should be continuously monitored in terms of the impact on natural features. Assure the provision of sufficient open space to serve each dwelling unit either through the encouragement of common open space areas. Stabilize property values by protecting residential areas from the encroachment of incompatible land uses. Encourage the upgrading and improvement of residential dwelling units showing signs of deterioration. Encourage self-initiative in upgrading property. Initiate housing rehabilitation and neighborhood revitalization efforts in appropriate areas. Follow a policy of stringent code enforcement in all residential areas. Carefully monitor areas where high-density residential uses are located adjacent to single-family developments, industrial or commercial uses, so that timely safeguards against blight and land use conflicts can be initiated, as necessary. Place greater density land uses nearer areas of higher intensity land uses to act as a transitional zone between high density residential uses, intensive commercial uses and other residential uses to assure protection of existing established neighborhoods. Discourage the pattern of scattered, rural housing in areas of important and prime farmland. In consideration of the area's natural soils limitations to accommodate on-site septic systems without the danger of pollution to groundwater supplies, it is the policy of DeWitt Township to limit the density of all future residential developments that locate in areas that cannot be economically provided with public utilities. Work with landowners and developers to identify and implement needed capital improvements within existing residential neighborhoods and encourage the use of unique development techniques in proposed residential developments. Residential developments should be permitted in accordance with the ability to provide necessary public services, including public water and sewer services, road construction and maintenance, police and fire services and governmental administrative services. Develop incentives, including such elements as lot size and setback reductions, and flexibility regarding housing types, to encourage the use of “development setbacks” at the entrances to residential developments and along the existing public streets. Existing natural features in these development setbacks would be supplemented with landscaping to enhance the natural characteristics of the site. Assure traffic safety and privacy of residential areas through the design of streets that discourage through traffic, but still connect to abutting developments. Following are descriptions of each of the residential classifications on Map 4-1. Single and Two Family Residential Areas: Single and Two Family Residential uses are comprised of three categories: SF-L, SF-M and SF-H. • The SF-L (Low Density Single Family) designations correspond to the existing zoning classifications of Rl and R2 and support developments on lots with minimum sizes ranging from 30,000 to 40,000 square feet. • The SF-M (Medium Density Single and Two Family) designations are intended DeWitt Township Comprehensive Development Plan - 2005 4-8 �• as extensions to existing developments that have occurred consistent with the current R3 and R4 Zoning Districts. Minimum lot sizes are intended to range from 15,000 to 20,000 square feet in size. They serve as transitions from higher densities of residential development to low density areas. An attempt has been made to plan these areas where the full range of utilities is likely to be developed within the planning period. The SF-H (High Density Single and Two Family) designations are intended to occur on minimum lot sizes of between 8,000 and 10,000 square feet for single family uses and 20,000 square feet for duplexes, and correspond to the existing R5 and R6 zoning classifications. They are intended to serve the market for the most affordable single family homes. They are situated where sanitary sewer and water facilities are present or impending and are generally nearest the major transportation arteries and commercial services. Photo 4-3 Single Family Home Under Construction Photograph by Stephen Gobbo Multiple Family Residential Areas: The majority of MFR (Multiple Family Residential) designation illustrated on Map 4-1 are for the most part already developed or zoned that way. The Zoning Ordinance presently allows densities ranging from 2 to 24 units per acre. Multiple family areas are intended to satisfy the demands for apartment and attached dwelling units, while serving as transitional uses from commercial areas and transportation routes to the lower density residential uses. Several of the proposals along US-27BR are recommended as alternatives to commercial strip development. It is recommended that all multi-family developments be provided with public water and sewer facilities to ensure public health. DeWitt Township Comprehensive Development Plan - 2005 4-9 �Photo 4-4 Multiple Family Housing Photograph by DeWitt Township Planning Department MHP (Manufactured Housing Parks): The Future Land Use Map recognizes the existing mobile home parks within the Township and identifies areas for their expansion. Map 4-1 shows an area north of the existing mobile home park between Wood Road and US-127 for expansion, as well as areas east and north of the existing park on Turner Road. Given the ability to expand several of the existing mobile home park developments, it is felt that the existing parks and the proposed additional area contain adequate land area to satisfy long-range demands, while attempting to avoid conflicts between these uses and adjacent low, medium, and high density single family residential areas. Photo 4-5 Manufactured Home Park in DeWitt Township Photograph by Jane DeHoog Housing Mix: In 2001, the Township adopted a supplement to the 1991 Comprehensive Development Plan entitled, High Density Residential: Multiple Family DeWitt Township Comprehensive Development Plan - 2005 4-10 �Residential and Manufactured Housing. This Plan supplement documented the amount of high density development in the Township and made projections of the number of units and land needs for multiple family and manufactured housing through the year 2020. This information is specifically summarized in Table 3 of the Plan supplement. Table 4-1, below provides an update of this information, based on the population increases projected in Table 2-3 of this plan. Table 4-1 Land Planned for High Density Residential Multiple Family Manufactured Housing Current Planned Acres Current Uncommitted Planned Acres Year 2005 Units Year 2020 Units Add’l Units 2020 Gross Acres Anticipated 2020 (1) Surplus (Deficiency) Acres (2) 259 167 659 1149 490 155 12 292 76 1026 1629 603 94 (18) 1. Acres based on 4 dwelling units per acre for multiple family and 8 dwelling units per acre for manufactured housing. Also factors in 25% of the lot area for roads and other amenities. If undeveloped lands develop at maximum densities (24 d.u/acre for MFR and 10 d.u./acre for MHP), the gross acres anticipated in 2020 would decrease to 26 acres and 75 acres, respectively. 2. Current Uncommitted Planned Acres less Gross Acres Anticipated in 2020. Clearly, it will be necessary to monitor the actual population growth over time in the Township to assure that adequate land will continue to be planned for high density residential uses. There certainly is an adequate amount of land shown on Map 4-1 to accommodate these uses for the next 10 years, and likely through 2020. All the key policies of that Plan supplement have been incorporated into this Plan update and the projections and analysis of that supplement remain important determinants of Township policy for high density land uses. As a result, the projections and analysis of the supplement are incorporated into this Plan by reference. Commercial Land Uses Typically, commercial establishments seek out major streets with high traffic volumes to maximize their visibility and encourage drive-in trade. However, when a major street begins to develop commercially, traffic congestion too often occurs and conflicts result between through traffic and the vehicles entering and exiting driveways. This Plan recognizes that the demands for a wide variety of commercial types of development are likely to increase within the planning period as more and more residents move into the area. These demands are most likely to be greatest along the entire length along US-27BR, where traffic volumes are greatest, and where commercial establishments can take advantage of a more concentrated consumer market. Unless careful site planning and access controls are instituted, conflicts between uses can occur, opportunities for integrated uses lost, and the capacity of streets can be greatly reduced. It is therefore recommended that the rezoning of land designated on the Future Land Use Map for commercial purposes be done cautiously to help assure that development is not done prematurely or haphazardly, with disregard for the lack of utilities or the uses that are in existence or could develop on an adjoining site. DeWitt Township Comprehensive Development Plan - 2005 4-11 �Goals: 1. Encourage high quality commercial development (in terms of design materials, construction and management) to locate in appropriate areas. 2. Achieve a balanced variety of neighborhood, community, and regionally oriented facilities that will meet the shopping and service needs of the community and nearby metropolitan area populations without unnecessary duplication. 3. Promote the redevelopment of under-utilized and blighted commercial land along the US-27BR corridor. 4. Promote green development that meets LEED standards. 5. Accommodate limited yet appealing shopping facilities that provide a sufficient amount of goods and services to meet the daily needs of a growing Township population, as well as a growing regional, highway-oriented market. 6. Promote the physical clustering of commercial establishments rather than strip development, thereby providing for joint use of parking facilities, more convenient shopping, pleasant pedestrian spaces, and minimal extensions of utilities. Policies: A. Refine zoning regulations to group related and compatible business uses together in suitable and properly located areas. B. Discourage commercial developments in areas along major streets where inadequate lot depth is provided for turning movements because of the conflicts that develop between through-traffic and commercial traffic. C. Locate highway service areas to serve motorists without creating traffic congestion or harming adjacent properties. D. Encourage pedestrian facilities, sufficient parking and attractive appearances for commercial buildings and properties in business districts. E. Discourage additional commercial sprawl and strip development. F. Commercial areas, outside the US-27BR corridor, will be small in scale, with a limited range of uses intended to support nearby residential areas. G. Commercial development related to the US-27BR corridor will be consistent with the principles and practices of the US-27 Corridor/Subarea Access Management Plan and any of the subarea access management plans adopted by the Township, and will be carefully planned to include such provisions as: • Generous building and parking setbacks • Front or rear service drives • Carefully placed, single driveway locations for multiple properties • Extensive landscaping; and • Modest signs to avoid distraction from the roadway. H. The I-69 interchanges will include the same access management provisions as the US-27BR corridor, but will be limited in scale to the areas nearest the interchange, without encroaching on nearby planned residential development. I. Encourage planned commercial expansion in limited areas on the west side. • Continue implementation of planned neighborhood commercial and freeway commercial uses according to the Northwest Area Plan and zoning map; except add a small neighborhood commercial area in the northwest corner of the Township. J. Explore a range of tools to assist with the rehabilitation, reuse and/or redevelopment of blighted and polluted commercial properties through possible creation of a brownfield redevelopment authority and/or a downtown DeWitt Township Comprehensive Development Plan - 2005 4-12 �K. L. M. development authority. Until public water, sanitary sewer, and storm sewer systems are provided, major development should not be permitted. Landscaping should be provided along the street edge to enhance aesthetics and screen parking areas. Specific landscaping requirements should be incorporated to ensure adequate and uniform landscape treatment among businesses. Where appropriate, sidewalks or paths should be provided to link businesses with each other and residential areas. Photo 4-6 Commercial Development in DeWitt Township Photograph by Gregory White Following are descriptions of the various categories of commercial land use that appear on the Future Land Use Map and where applicable their relationships to existing zoning classifications. DeWitt Township Comprehensive Development Plan - 2005 4-13 �Photo 4-7 Site Plan Review Standards Should Guide Sign Number, Size and Location Photograph by Stephen C. Musselman NC (Neighborhood Oriented Commercial): The NC designation applies to areas intended to support retail and personal service establishments catering to the day-to-day convenience needs of residents in the immediately surrounding residential areas. The areas are generally intended to be developed under zoning provisions outlined under the existing BL (Business, Local) district contained in the Township Zoning Ordinance. CC (Community Oriented Commercial): The CC designation is applied to those areas of the Township that have both good regional access and easy access to several existing and/or emerging neighborhoods. The designation is intended to accommodate a wide range of commercial land uses ranging from retail to service establishments that are primarily destination oriented, as opposed to drive by business. The areas illustrated are envisioned to be developed under the provisions of the BC (Business, Community) and BSC (Business, Shopping Center) zoning districts as depicted on the Township Zoning Map. There is an area of land on the east side of US27-BR, north of I-69 and south of the Twinbrook subdivision that, because of its proximity to the I-69 interchange, is particularly suited for CC (Community Oriented Commercial) use. However, the limited access right-of-way of the interchange extends along the US-27BR frontage of the property, denying it direct access to US-27BR. The Township will consider rezoning this property for uses consistent with the CC (Community Oriented Commercial) designation where a developer elects to provide a service drive consistent with the Access Management standards that connects to the access drive associated with the commercial properties north of the Twinbrook neighborhood. In the absence of such a connection, the property only has access through the existing subdivision. In such a case the property is better suited to be developed as it is currently zoned, in a mix of residential, local commercial, and agricultural zoning districts. DeWitt Township Comprehensive Development Plan - 2005 4-14 �HC (Highway Oriented Commercial): The HC designation is applied to areas in which free standing drive-by or highway oriented uses such as convenience stores, motels and automobile sales and services are now being provided and where infill by similar uses should be encouraged. ACOM (Airport Commercial): The ACOM designation is provided as illustration of those areas on Capital City Airport property that are designated on the Airport Master Plan to support land set aside for airport facilities and private airport related commercial/industrial development that may occur on property leased from the airport. Photo 4-8 Highway Oriented Commercial Development in DeWitt Township Photograph by Mike Nolen Office Land Uses The areas designated on Map 4-1 for office uses are intended to accommodate a wide variety of office types. These include single office buildings on one or more parcels, unified office park developments, and large corporate office facilities. In general, these areas are intended to provide employment opportunities and necessary services for Township residents, as well as to diversify the Township’s tax base. Development within these areas is expected to minimize adverse traffic and environmental impacts. Developments are intended to locate in areas where they will be compatible with surrounding land uses, even serving in some instances as transition areas between incompatible land uses. Goals: 1. Provide for a variety of different kinds of high quality office developments from small buildings on existing lots (such as along US-27BR) to office parks and corporate office developments. 2. Allow office developments to buffer residential areas from commercial areas. 3. Promote green development that meets LEED standards. Policies: A. Create a new POD (Planned Office District) zoning classification to accommodate office campus developments with related mixed uses. DeWitt Township Comprehensive Development Plan - 2005 4-15 �B. C. D. E. F. Discourage office developments in areas along major streets where inadequate lot depth is provided for turning movements because of the conflicts that develop between through-traffic and office traffic. Locate office developments by minimizing traffic congestion and preventing nuisance impacts on adjacent properties through careful site design and effective landscape buffering. Ensure there is adequate utility service and access to appropriate transportation facilities in all office areas prior to approval of new office uses. Revise residential PUD regulations to permit office as a buffer use where it has access from an arterial or collector, and it can be done in manner that is compatible with the area. Apply access management principles and regulations the same as for commercial uses. Industrial Land Uses The Industrial Land Use areas shown on Map 4-1 are intended to identify and provide for future industrial areas as a means of diversifying the tax base and promoting local employment opportunities. The industrial areas must be situated for easy highway access and to minimize potential conflicts with residential uses. Industrial development should also be supported by the provision of adequate sewer and water. The Future Land Use Map reflects the continued desire of the Township to build on existing industrial uses adjacent to the Capital City Airport, along US-27BR and Wood Road in the south central portion of the Township. Goals: 1. Allocate appropriate land areas for new high quality industrial development while minimizing land use conflicts with abutting development in order to achieve improved local employment opportunities and a more diversified tax base. 2. Promote green development that meets LEED standards. 3. Encourage most new industries to locate in well planned industrial park settings thereby maximizing the efficiency of providing for the necessary infrastructure and minimizing environmental and land use conflicts. Policies: A. Ensure there is adequate utility service and access to appropriate transportation facilities in all industrial areas prior to approval of new industrial uses. B. Group industries together in specific areas with attractive site planning, landscaping, building setback and coverage controls. C. Separate industrial areas from residential areas with buffer areas, formed by some combination of off-street parking, parks, open space or parkways. D. Explore a range of tools to assist with the rehabilitation, reuse and/or redevelopment of blighted and polluted industrial properties through possible creation of a brownfield redevelopment authority. E. Industrial development that occurs in previously zoned industrial areas where public utilities are not present should be carefully monitored for environmental impacts. F. Incorporate provisions in the Zoning Ordinance that would discourage extensive outdoor storage areas and other unenclosed uses that may detract from the character of the Township, and harm the value of surrounding properties. G. Discourage the development of industries which, because of their scale or type of DeWitt Township Comprehensive Development Plan - 2005 4-16 �H. operation, could have adverse environmental impacts or overburden public services. Incorporate access control mechanisms similar to those discussed in the Commercial Land Use element into zoning provisions relative to the industrial districts. Photo 4-9 Granger Landfill and Recycling Operations is an Industrial Use in DeWitt Township Photograph by Granger Waste Management Company Institutional The Institutional designation contained on the Future Land Use Map primarily reflects those areas of the Township that are presently put to a Public or Semi Public use. These include the Township Administrative Offices, existing parks, the wastewater treatment facility, existing and planned Capital City Airport properties, several of the more isolated cemetery sites and religious institutions, and school sites. Photo 4-10 Greater Lansing Area Airport in DeWitt Township Photograph from the 1993 Airport Master Plan This Plan does not attempt to direct the precise location of future institutional uses, but recognizes the importance of careful site selection and site design in locating public and DeWitt Township Comprehensive Development Plan - 2005 4-17 �quasi-public uses to ensure compatibility with adjacent uses. Various zoning district provisions of the Township's Zoning Ordinance contain standards for the review and approval of most institutional uses, prior to their development. All proposed institutional uses should go through site plan review. Goals: 1. Appropriately plan ahead for the establishment of institutional land uses. 2. Promote green development that meets LEED standards. Policies: A. All Township owned and operated institutional facilities should be planned and sited consistent with this Plan and the Township Zoning Ordinance. The site plan review process should be the principal vehicle for guiding review of specific facilities. B. All Township owned and operated institutional facilities should be incorporated into the annual capital improvement program. C. All Township owned and operated institutional facilities should be designed with a high degree of attention to quality architecture and civic design so as to set a high standard for future private development. D. All Township owned and operated institutional facilities should be carefully designed and sited so as to minimize nuisance impacts on abutting properties. E. All Township owned and operated institutional facilities should be carefully sited to maximize access to the facility for Township residents and to ensure a wide variety of possible connections to alternative means of transport if the facility is one likely to be used by a diverse citizenry. F. All other institutional uses shall be reviewed for consistency with this Plan and the Township Zoning Ordinance prior to approval. All such uses shall be encouraged to use site planning processes that take concerns of neighbors into account, prior to preparation of the site plan submitted to the Township for review. G. Promote awareness of Township Future Land Use and Infrastructure Plans with the Capital City Airport Authority. H. Remain aware of changes in the Capital City Airport Authority Plans and wherever feasible, influence those plans to be consistent with Township Plans. I. Pay particular attention to the future location of DeWitt Road, to the northeastern boundary of the airport, to the future location of a new terminal, and to the location and size of a new northern runway as it may relate to attracting compatible nonresidential uses south of Stoll Road. COMMUNITY FACILITIES Four categories of community facilities follow with associated goals and policies. Recreational facilities; transportation systems; public utilities, facilities and services; and regional cooperation and coordination are addressed. Some of these facilities are depicted on Map 4-1 under the INS – Institutional category, and three new roads are also depicted. Additional new roads and road expansions are presented on Map 6-2. Recreational Facilities Goal: 1. Provide parks and recreation facilities that are in tune with the needs and desires DeWitt Township Comprehensive Development Plan - 2005 4-18 �of all age groups of residents within the Township and through land use planning and regulation ensure the preservation of important natural features for use as open space. Policies: A. Encourage open space areas and recreational facilities as part of future subdivisions, planned unit developments, and other major residential developments. B. Explore development of combined or adjoining school-park and recreational facilities in order to ensure maximum and efficient use and to reduce land costs. C. Fully develop existing parks and acquire and develop additional recreational land so as to offer residents a full spectrum of recreational opportunities. As identified in the Township’s Parks and Recreation Plan, it is important that planning and decision making for the provision of additional recreational facilities begin at an early stage. This is especially important in terms of land acquisition, where early acquisition can greatly reduce overall costs and better assure the ability to acquire land in the most desirable location. It is therefore recommended that the Township take the following measures in maintaining a parks and recreation program, in fulfillment of the above goals and policies: 1. Regularly update the Township's Parks and Recreation plan to qualify the Township for the receipt of Land and Water Conservation Funds (LWCF) and Michigan Natural Resources Trust Fund (MNRTF) grants from the Michigan Department of Natural Resources. 2. Identify and pursue potential park and recreation funding sources such as private foundations and other local, state and federal programs. 3. Continue to work with the Clinton County, the City of DeWitt and other adjacent communities and school districts to ensure a coordinated approach to providing facilities with organized recreational activities. 4. Continue to provide recreation programs that meet the needs of the community through the DeWitt Area Recreation Authority (DARA). 5. Monitor citizen needs and concerns. DeWitt Township Comprehensive Development Plan - 2005 4-19 �Photo 4-11 Encourage Open Space Areas as Part of PUDs and other Major Residential Developments Photograph by Stephen C. Musselman Transportation Systems Goals: 1. Maximize the capacity and function of the existing arterial and collector streets and to minimize the conflicts between their functions by regulating land use, building setbacks, and driveway openings, and where appropriate, by requiring the development of front or rear access service drives. 2. Through on-going planning, cooperation with state and county agencies and capital improvements programs to establish priorities for ongoing maintenance, and the construction of necessary improvements or additions to the street network. 3. To acquire wherever feasible right-of-way along designated roads for future road use and non-motorized trails. 4. Achieve a well coordinated and interconnected street system by ensuring that as each new development is reviewed and approved, it connects with abutting development and existing or planned streets. 5. Develop access management standards for those portions of the US-27BR corridor that are not currently addressed in the Zoning Ordinance. Policies: A. Maintain the road classification system in Chapter 2 that focuses on ensuring arterial roads are built and expanded concurrent with needs of land development in the area. B. Direct the majority of road improvements to areas of the Township where it is most practical for growth to occur, or where road improvement spending will provide the greatest return in improving traffic safety and reducing traffic congestion. C. Direct the remaining road improvements toward areas where traffic volumes will increase because of new development both within and outside the Township. D. Maintain rural gravel roads at current capacity standards. E. Assess the traffic impacts of all proposed developments, including the logical DeWitt Township Comprehensive Development Plan - 2005 4-20 �F. G. H. I. J. K. future street locations which development may obstruct. Ensure the capacity and function of existing roads and minimize conflicts between through traffic and local traffic by regulating land uses, building setbacks, driveway openings, and where appropriate, encouraging the development of front or rear access service drives. Coordinate the road system with those of adjacent communities to ensure an economical and functional system. Continue to require each new development to connect its roads with abutting development and to use stub streets as the planned connection points. Plan for transit stops in appropriate locations along US-27BR in cooperation with a future transit provider. Develop a subarea plan or plans for access management for the US-27BR corridor north of Webb Road to the northern Township boundary and south of Solon Road to the southern Township boundary. It is recommended that zoning and subdivision controls officially recognize the hierarchy of the road network by taking into consideration the traffic volume, noise, speed and clear vision requirements of each roadway class. Such requirements could translate into larger minimum lot frontages and building setbacks along major streets than those along local platted streets. Photo 4-12 Achieve a Well-Coordinated and Interconnected Street System Photograph by Stephen Gobbo The primary objective of the existing street system of DeWitt Township is to provide a street network which will encourage the most logical orderly development of the area while providing for the safe and efficient movement of people and goods. The major problem with the street system is increased traffic volume on 2-lane collector and minor arterial streets. Other factors that are increasingly significant include the need for better traffic and access controls to avoid traffic and land use conflicts. In considering the street system, it is important to remember that the Township does not have jurisdiction over the public streets. Most of the surface streets are under the jurisdiction of the Clinton County Road Commission. The freeways, US-27BR and Grand River Avenue are subject to the jurisdiction of the Michigan Department of DeWitt Township Comprehensive Development Plan - 2005 4-21 �Transportation (MDOT). Necessary improvements will need to be coordinated with the appropriate agency. Photo 4-13 Most of the Streets in DeWitt Township are Under the Jurisdiction of the Clinton County Road Commission Photograph by Stephen Gobbo The following transportation related recommendations are intended to address existing problems and to avoid problems in the future: 1. Within zoning and subdivision regulations maintain access controls intended to reduce traffic conflicts along the major and minor arterials and collectors thereby preserving their volume and function. 2. Establish road improvement priorities. Through cooperation with the Clinton County Road Commission, monitor traffic volumes and road conditions as part of a program to establish road improvement priorities. In this way, the Township can objectively allocate its limited resources to those areas already having the greatest need. 3. Consider the ability of existing roadway conditions to handle projected traffic volumes resulting from new development when reviewing site plans and rezoning requests. 4. Add right-of-way dedication standards to subdivision and zoning ordinances and consistently implement these requirements as new development occurs. In addition to the above recommendations, the Future Land Use Map depicts three new major roads. The first is the relocation of DeWitt Road from Sheridan Road to I-69 to accommodate runway extensions and a new airport terminal location, as well as to expand its capacity as a parkway that respects the natural character of the area. The second is the new road from south US-27BR to Wood Road through the new Granger Development. The third is an extension of Herbison to Wood Road. The final location of these new roads is likely to differ from that depicted and should only be viewed as approximations. Public Utilities, Facilities and Services Goals: 1. It is the goal of DeWitt Township to promote an adequate level of public services DeWitt Township Comprehensive Development Plan - 2005 4-22 �2. and facilities to protect the public health, safety and welfare, and to ensure a high quality of life for residents. It is the goal of DeWitt Township to encourage the majority of new development to locate in areas where public utilities can be most efficiently and cost effectively provided. Policies: A. Provide the necessary public utilities and public safety services to accommodate the growth of the Township's population while minimizing costs to the taxpayer through proper planning. B. Locate public facilities in relation to the population they serve. C. Before approval of land development projects, the Township will seek from applicants and other sources, information about utilities, sewer and water systems, drainage, roads, fire and police protection, and other Township services to ensure that they are adequate to serve the proposed project and future development in nearby areas. In the event they are not adequate, the project will not be approved until such time as they are determined to be adequate. D. Private sewage treatment systems beyond those necessary to serve an individual home are not permitted in the Township. E. Applicants for subdivision and zoning approval for all uses are responsible for the costs of extending public sewer and water to their property as a prerequisite to development, except for those portions of such costs that can be reasonably assigned to the public or other abutting property owners as determined by the Township. F. The Township will continue utility payback procedures as an option for a developer to get paid back for the portion of a sewer or water line extension that also benefits other property owners. Regional Cooperation and Coordination Goal: 1. Closely coordinate growth management policies with those of neighboring communities. Policies: A. Community cooperation with the City of DeWitt will be promoted to provide an adequate level of services that does not duplicate efforts, conserves Township and City resources, acts to improve the quality of life of both communities, and ensures that growth considers the direction established by the Master Plans of each community. B. The Township will participate in regional planning efforts in utility, street transportation, drainage, and land use planning to encourage consistency with, and further implementation of, the Township’s Comprehensive Development Plan as well as other regional plans. RELATED LAND USE ISSUES Historic preservation and greenways are two related land use issues that are not depicted on Map 4-1. However, goals and policies follow in order to improve aspects of quality of life in the Township related to these issues. DeWitt Township Comprehensive Development Plan - 2005 4-23 �Historic Preservation Goal: 1. Identify and protect important historic structures in the Township. Policies: A. Inventory important historic structures in the Township. B. Adopt zoning regulations that prevent destruction of historic structures. Photo 4-14 Protect Historic Resources in DeWitt Township Photograph by Kimberly Smelker Greenways Goal: 1. Develop a greenways plan, and then implement an integrated system of greenways that include both improved trails for non-motorized use and natural greenways that primarily protect important wetlands, woods and other open spaces in a planned, coordinated fashion. Policies: A. Develop a network of trails within all parts of the Township that connect with trails in adjoining jurisdictions. B. Develop a network of natural open spaces for wildlife and environmental protection. DeWitt Township Comprehensive Development Plan - 2005 4-24 �Photo 4-15 Develop Connected System of Greenways that Includes Parks Photograph by Gregory White SPECIAL PLANNING AREAS While the Future Land Use Map and corresponding designations provide goals and policies for the general development of the Township, it is recognized that there are some smaller geographic areas that require additional specialized analysis. In some cases, that analysis has been conducted and is provided in the subsections that follow. In other cases, it will be necessary for the Township to complete area plans in the future with participation by neighborhood residents, property owners, and developers. The special planning areas are listed below and depicted on Map 4-2. • Traditional Neighborhood Development (TND) Area • Neighborhood Conservation Area • Commercial and Industrial Revitalization Area Traditional Neighborhood Development (TND) Area Goal: 1. Work cooperatively with the large landowners east of US-27BR, north of Webb Road, south of Round Lake Road and west of Wood Road to develop a subarea plan for a high density TND around the existing gravel pit ponds which includes: • A multi-story downtown styled commercial area that faces the TND on the east side and also serves passersby on the US-27BR side of the road; • A wide range of residential housing types including row house designs that target seniors, singles and young married couples--unless it also includes an elementary school; • Thorough design controls and design guidelines that require formbased zoning in both the TND portion of this area, as well as along the portion of US-27BR that is adjacent to the TND area. 2. Depending on what is learned by exploring TND under Goal 1 above, consider allowing TND in other parts of the Township. DeWitt Township Comprehensive Development Plan - 2005 4-25 �The primary initiatives needed to implement this goal are as follows: 1. Township officials should take advantage of opportunities to become much more familiar with TND (also known as New Urbanism and Neo-Traditional Town Design) by: a) purchasing books and downloading some of the rich material on the subject from the Internet; b) attending workshops and conferences on TND; c) monitoring TND projects proposed or under development around the state; d) raising the option to potentially interested developers and urging them to get well informed on the option. 2. Informally begin conversations with landowners in the area to better ascertain their interest and current use plans. If there is no interest or outright opposition, the TND initiative should probably be abandoned. 3. When the time is right, prepare an RFP for consultant assistance to create a TND subarea plan. The consultant (team) to be hired should have: a) demonstrated commitment to and experience conducting a TND design charrette that fully embraces property owner, township official and broad public input; b) experience with creating the necessary design templates to achieve the desired architectural features; c) experience with drafting a form-based zoning code to implement the consensus TND design; d) experience in costing the public elements of the selected TND design and be able to provide assistance with cost-effective financing options. Neighborhood Conservation Area Goal: 1. Develop and aggressively implement a housing conservation and rehabilitation program. The primary initiatives needed to implement this goal are as follows: A. Identify boundaries for residential conservation and rehabilitation as roughly illustrated on Map 4-2 and labeled as Neighborhood Conservation Area. B. Work with neighborhoods throughout the quadrant to build support for a major housing conservation and rehabilitation program targeted at neighborhoods in the south central portion of this quadrant. C. Promote expansion of affordable infill housing in this area. D. Explore the full range of programs that might be utilized to improve the neighborhoods, including a property maintenance code, a brownfield redevelopment program, and a Downtown Development Authority (DDA). E. Aggressively remove substandard housing that is not brought up to code within a reasonable time. F. Tie into county and regional housing rehabilitation programs. G. Identify sites where housing should be removed and commercial uses expanded and begin an acquisition program if the private sector does not. Commercial and Industrial Revitalization Area Goals: 1. Prepare and implement a detailed subarea plan for commercial rehabilitation and expansion along US-27BR south of I-69. DeWitt Township Comprehensive Development Plan - 2005 4-26 �2. Incorporate detailed access management guidelines for the portion of the corridor that does not already have such guidelines in place. The primary initiatives needed to implement this goal are as follows: A. Investigate interest of the City of Lansing to work cooperatively in the preparation of a detailed commercial land analysis subarea plan from Lake Lansing Road to the I-69 interchange. If the City is interested, do it cooperatively, if it is not, prepare a detailed commercial land analysis from Sheridan Road to I-69 interchange. B. Compare existing building footprints to zoning setbacks and existing and planned future right-of-way. C. Decide on which land uses to permit/encourage in the planning and why; and what ‘fallback’ there is if the market is not receptive to these ideas. Focus initially on residential and business services such as home improvements and repair businesses such as plumbers, electricians and heating and cooling companies. D. Create a new zoning district that focuses on service businesses with minimum quality design standards and encourage its use along US-27BR. E. Identify incentives to encourage the market to develop these lands (especially the larger undeveloped parcels) for the desired uses specified in the subarea plans. F. Restructure zoning regulations for the use, size, scale, height, bulk and design characteristics to allow the development of new, desirable, nonresidential or mixed use development in these areas. G. Establish a mechanism to deny all other uses that would underutilize the development potential of properties within the planning area, except for de minimus uses that could be easily removed once more substantial development opportunities emerged. H. Identify areas where commercial lots should be expanded to permit better redevelopment, moving buildings back and buffering the back of commercial property from residential uses. I. Develop incentives for redevelopment including property acquisition and zoning changes. J. Pick key places for stimulating changes and initiate action. K. Explore the full range of programs that might be utilized to encourage redevelopment and revitalization, including a property maintenance code, a brownfield redevelopment program, and a Downtown Development Authority (DDA). DeWitt Township Comprehensive Development Plan - 2005 4-27 �Map 4-2 Special Planning Areas Sp.eciia l Planniing1 Areas lll =Alaa-ii I 1'11 ~ • - ~ "'"" ·c:J Tr,o<J<kr!ol N~gh;;,;,,l.x,d ¢0-~.c_;.,,..-..... ,. c.,.,.,,.,...1onlllndo-«<11lfl:.., .., .,,,... April 13, 2005 an nl1ng1Depa em 1401 W. Herbi~-on Rd. DeWitt, MIi 46620 (517} 669-6576 DeWitt Township Comprehensive Development Plan - 2005 4-28 �Chapter 5 ZONING PLAN INTRODUCTION This chapter opens with a general description of a zoning plan. It is followed by a brief explanation of the relationship between this Comprehensive Development Plan and the Zoning Ordinance of DeWitt Township. The intent and key dimensional standards of the zoning districts are briefly described. WHAT IS A ZONING PLAN? A “zoning plan” is another term for a “zone plan” which is used in the Michigan planning and zoning enabling acts. Section 1(a) of the Township Planning Act, PA 168 of 1959, as amended, requires that the plan prepared under that act serve as the basis for the zoning plan. Section 7 of the Township Zoning Act, PA 184 of 1943, as amended, requires a zoning plan be prepared as the basis for the zoning ordinance. The zoning plan identifies the zoning districts and their purposes. It must be based on an inventory of conditions pertinent to zoning in the township and the purposes for which zoning may be adopted (as described in Section 3 of the Township Zoning Act). This Plan fulfills that purpose for the Township. RELATIONSHIP TO COMPREHENSIVE DEVELOPMENT PLAN This Comprehensive Development Plan sets forth the vision, goals and policies for growth and development in DeWitt Township for approximately the next twenty years. It includes a specific strategy for managing growth and change in land uses and infrastructure in the area over this period, and will be periodically reviewed and updated at least once each five years. This chapter presenting the Zoning Plan, along with the rest of the relevant parts of this Comprehensive Development Plan, is intended to guide the implementation of and future changes to the Zoning Ordinance. Existing permitted uses of land, including density, setbacks and other related standards are as established in the Zoning Ordinance. As a general policy, it is recommended that the rezoning of any land in support of the Future Land Use Map be deferred until specific applications are made. This will allow maximum opportunity to ensure that appropriate levels of public utilities are available to support the development. Similarly, no rezoning should be made that is inconsistent with the Future Land Use Map and/or text of this Plan, unless this Plan is first amended after careful study to establish the appropriateness of the change. As a general rule, this means if the proposed use is dense or intense enough to require public sewer and/or water and both are not present at the site, a rezoning request to permit the use should be denied, until the necessary public utilities are available to the site. DeWitt Township Comprehensive Development Plan - 2005 5-1 �FUTURE LAND USE MAP DESIGNATIONS COMPARED TO ZONING DISTRICTS Following is Table 5-1, a comparison of the designations on Map 4-1, the Future Land Use Map and comparable districts in the Township Zoning Ordinance. Table 5-1 Comparison of Map Designations on Future Land Use Map and Zoning Map Future Land Use Map Designation Environmental Protection and Conservation Conservancy Agricultural Land Uses AP – Agricultural Preservation A – Agricultural Residential Land Uses SF-L - Low Density Single Family Residential SF-M – Medium Density Single Family Residential SF-H - High Density Single Family Residential MFR - Multiple Family Residential MHP - Manufactured Home Park Commercial Land Uses NC - Neighborhood Oriented Commercial CC - Community Oriented Commercial HC - Highway Oriented Commercial ACOM - Airport Commercial Office Land Uses O - Office Industrial Land Uses I-L - Light Industrial I-H - Heavy Industrial I-P - Industrial Park Institutional Land Uses INS - Institutional Zoning District No comparable district, but there are separate regulations over floodplains and wetlands Agricultural District A District: Agricultural A District: Agricultural Residential Districts R1 and R2 Districts Residential Single Family R3 District: Residential Single Family R4 District: Residential Single Family and Two Family R5 District: Residential Single and Two Family R6 District: Residential Single Family M-1 through M-4 Districts: Multiple Family Residential MHP District: Mobile Home Park Development Commercial Districts BL - Business, Local BC - Business, Community and BSC – Business Shopping Center BC – Business, Community BC – Business, Community I-P – Industrial Park Office Districts PO – Professional Office OP – Office Park POD – Planned Office Development Industrial Districts IL - Industrial, Light IH - Industrial, Heavy I-P - Industrial Park Includes properties in any district that are owned by public or nonprofit institutions DeWitt Township Comprehensive Development Plan - 2005 5-2 �ZONING DISTRICTS Following are the general purposes and characteristics of zoning within DeWitt Township. The specific purposes of individual zoning districts and permitted land uses are listed in the specific district provisions of the Zoning Ordinance. The Section references indicate where detailed ordinance language for each district is located within the Zoning Ordinance. Agriculture District One zone is an agriculture district: Section 5.4 A District: Agricultural This district is intended to preserve, enhance and stabilize existing areas within the Township which are presently used for general farming and areas which, because of their soil characteristics and flora, should be conserved for agricultural purposes. In addition, premature urban development within rural areas can result in increased public costs because of the necessity of serving scattered urban development with water, sewer, schools, roadways, and other public services. It is, therefore, the intent of this district to preserve essential rural land from urban development and to safeguard these lands and their essential economic value as agricultural lands. The Township might consider creating a second agricultural district that focuses on preservation of the agricultural lands in the northeast quadrant of the Township per the recommendations in the last chapter, and retain this agricultural district for other agricultural lands in the Township. Photo 5-1 Agricultural District Photograph by Bruce Keilen Residential Districts The following zoning districts are residential districts: Section 5.5 R1 District: Residential Single Family Section 5.5A R2 District: Residential Single Family Section 5.6 R3 District: Residential Single Family Section 5.6A R4 District: Residential Single and Two-Family DeWitt Township Comprehensive Development Plan - 2005 5-3 �Section 5.7 Section 5.7A Section 5.8 Section 5.9 Section 5.10 Section 5.10A Section 5.11 R5 District: Residential Single and Two-Family R6 District: Residential Single Family M-1 District: Multiple Residential M-2 District: Multiple Residential M-3 District: Multiple Residential M-4 District: Multiple Residential MHP District: Mobile Home Park Development Photo 5-2 Residential District Photograph by Stephen Gobbo The principal purpose of these districts is to provide for a range of residential dwelling types at various densities within individual zones tailored for specific uses. The “Residential Single Family” districts are categorized through density, with “R1” being the least dense and “R6” as having the greatest amount of density. The “R1” district is established to encourage the development, on fairly large lots, of residential properties of semi-rural character within areas of the Township which presently have public water and sewerage services or will receive such services shortly. The “R2”-“R6” districts establish higher density through building on smaller lots and include areas within the Township which presently have or will have within the reasonable future, public water and sewer facilities. The “Multiple Residential” districts follow the same pattern in regards to density, with “M1” having the least amount of density and “M-4” as having the greatest. These districts are provided to accommodate a mixture of two-family and multiple family dwellings on specified lands. These districts can also serve as transitions between low and high density residential areas. The allowable density within the “Multiple Residential” districts, range from 2 units per net acre to 24 units per net acre. The “MHP” district is intended to provide for the development of Mobile Home Parks and Planned Mobile Home Park developments in areas of the Township where public utilities are available and to insure that the residents of such communities shall be provided with certain minimum standards for quality of their living environments. DeWitt Township Comprehensive Development Plan - 2005 5-4 �Office Districts The following zoning districts are office districts: Section 5.12 PO District: Professional Office Services Section 5.12A O-P District: Office Park Section 5.12B POD District: Planned Office Development The “PO” District is intended to provide for quiet, non-retail types of business and public health uses that do not generate constant high volume traffic from the general public. The “O-P” District is intended to provide for the development of a variety of office uses of a business and professional nature as well as to provide for the development of certain related activities in proximity to office uses. The regulations contained in the “O-P” section are designed to ensure a harmonious relationship between the Office Park District and the abutting land uses and to promote efficient functioning for uses located within the Office Park District. A new “POD” District has been created to address siting issues with the new Auto Owners campus and similar office development that may be attracted to the Township Commercial Districts The following zoning districts are commercial districts: Section 5.13 BL District: Business, Local Section 5.14 BC District: Business, Community Section 5.15 BSC District: Business, Shopping Center The general purpose of these districts is to provide retail shopping opportunities for Township residents and those living within the region. The “BL” district is designed to provide convenient day-to-day retail and personal services to persons living in local adjacent residential areas with a minimum impact upon that surrounding residential development. This district accommodates a major portion of the existing strip commercial development, but it is the intent of this district that future local business development be placed in planned centers rather than small scattered local business zones. The “BC” district is designed to facilitate the needs of a larger consumer population than is served by the local business districts; and typically, accommodates those retail and business establishments that serve the community at large rather than localize residential areas as would be served by local business activity. In regard to the “BSC” district, the intention is to provide for and encourage the development of grouped retail sales and service establishments at logical and sound locations. Typically, such planned centers are located on a single unified site and are designed and constructed as an integrated unit for shopping and other business activity. Industrial Districts The following zoning districts are industrial districts: Section 5.16 IL District: Industrial, Light Section 5.17 IH District: Industrial, Heavy Section 5.17A I-P District: Industrial Park The “IL” district is established primarily to accommodate wholesale, warehouse, and industrial activities which, if properly buffered, can function with a minimum of undesirable and detrimental effects on surrounding districts. It is also intended to accommodate certain limited commercial uses that offer convenience to persons employed in the industrial district as well as those commercial uses that have characteristics which are recognized as being detrimental to other retail activities and DeWitt Township Comprehensive Development Plan - 2005 5-5 �residential uses. The “IH” district is intended to encourage and facilitate the development of industrial enterprises in a setting conducive to public health; economic stability and growth; and to protect from blight, deterioration and incompatible non industrial encroachment. It is the intent of this district to allow for heavier industrial enterprises that generally require larger areas, greater outside storage and inherently produce greater levels of noise, odor, dust and smoke. The “I-P” district is designated to accommodate a variety of light industrial, applied technology, research and related office uses within a subdivision setting. The use of this specialized district is intended to provide a campus environment through the coordinated application of development standards such as building height, gross area coverage, signage, landscaping and other unifying elements. SITE DEVELOPMENT STANDARDS Standards related to bulk, height, density, and building setbacks for each of the zoning districts are listed in the aforementioned sections of the Zoning Ordinance and/or Section 5.18 of the Zoning Ordinance. The Zoning Ordinance also includes chapters that address signs, landscaping, parking, and the like for developments in the respective districts. PROPOSED CHANGES TO ZONING ORDINANCE Following is a list of changes that could be made to the Township Zoning Ordinance to be consistent with the policies in this Plan. • Add a new planned unit development office district (POD). • Add a new PUD for mixed use residential and open space. • Add lock-in driveway’s regulations along undeveloped land throughout Township through an approved Access Management Plan. • Establish right-of-way preservation standards in the zoning and subdivision regulations. • Increase zoning setbacks along arterials and collectors based on future ROW. • Add site plan review standards that will allow future transit stops to be provided for uses along the US-27BR corridor. • Add interconnected bicycle and pedestrian circulation system (non-motorized transportation) standards to the site plan review standards of the Zoning Ordinance. • Review veterinarian hospital and kennel regulations. • Review standards for auto-oriented businesses such as drive-through oil changes. • Review fence regulations. • Review current regulations regarding in-home child care in residential districts. • Determine whether reductions are appropriate for rear yard setbacks in residential districts. • Examine the minimum number of parking spaces required for the various uses in the Township and determine whether any adjustments, deletions, or additions are necessary. • Consider adding a comprehensive set of lightning standards to the Zoning Ordinance. • Review the landscaping standards to assure that the Township’s rural character will be adequately protected. DeWitt Township Comprehensive Development Plan - 2005 5-6 �• • Conduct a review of the uses allowed in the various districts to assure that modern uses are adequately addressed. Review regulations and update as needed to assure that the private sector can provide necessary services to an aging population, including housing and health care. DeWitt Township Comprehensive Development Plan - 2005 5-7 �Chapter 6 GROWTH MANAGEMENT STRATEGY INTRODUCTION This chapter describes the infrastructure, community facilities and services strategies and initiatives that will be necessary for the vision in Chapter 3 and the future land use arrangement in Chapter 4 to become a reality. It discusses the importance of ensuring that public investments in land and infrastructure contribute to building the kind of community desired by Township residents and paid for as each new increment of growth occurs. It describes the importance of adopting an adequate public facilities ordinance, maintaining an annual capital improvements program and helping ensure major investments are made into the Township road system according to Township design standards. The importance of adequate public sewer and water, fire, police and park and recreation services is also stressed. These measures replace the urban growth staging strategy promoted in the 1991 Plan. INFRASTRUCTURE AND PUBLIC LAND INVESTMENTS Background Where a municipality does and does not spend public money to improve roads or extend sewer and/or water lines is one of the most effective tools available to guide growth. However, it is very expensive for municipalities to build new infrastructure to stimulate growth in an area and may create a situation where existing residents are paying for most of the infrastructure costs of growth rather than the new residents served by the new infrastructure. Partly as a result, it has long been the policy of DeWitt Township that new development pay all the incremental infrastructure costs associated with new development. This is especially fair given that existing and former property owners of the Township have paid for the existing major infrastructure framework, such as the sewer and water mains, the treatment facilities, the fire stations, Township Hall and major Township parks—which for the most part served existing development when they were constructed. This Plan is based on a continuation of the policy that the Township does NOT pay for the incremental costs of infrastructure expansion, except perhaps in the following instances: • Where it is an extension of a sewer or water main that will serve much more than the new development, and there is some major physical problem giving rise to unusual costs, such as topographic relief requiring extra large lift stations. The normal policy is for the developer to construct the expanded infrastructure at a size determined by the Township to be able to serve the additional property, and the Township will incur those costs associated with over-sizing the system to serve beyond the new development. • Where right-of-way acquisition is involved on properties not proposed for development and the right-of-way is not being acquired by a road authority to address an existing congestion or safety problem, but rather is for the purpose of ultimately building a new road at a higher standard than the road authority would otherwise build it. DeWitt Township Comprehensive Development Plan - 2005 6-1 �Photo 6-1 Road and other Public Infrastructure Investments will be Necessary Photograph by Stephen Gobbo Adequate Public Facilities Ordinance Communities that reach the level and rate of suburban development that DeWitt Township has, usually consider adopting an adequate public facilities ordinance (APFO) to ensure that as new development occurs, developers are fairly and equally treated as relates to paying for new infrastructure. This way, existing Township residents do not experience deficiencies in infrastructure and public service needs or have to pay higher taxes for infrastructure that developers should have provided. An APFO sets level of service thresholds for new development in each of the service areas it covers, such as paved and gravel roads, public sewer and water, storm drains, and often parks, recreation and school facilities. Each new development above a certain size threshold is required to be reviewed for its impact on these public facilities and if found to be inadequate, are not approved unless the project is scaled back to an acceptable impact level, or the public facility or service is improved to the point the impact is acceptable. This approach requires new development to pay for the incremental cost associated with the new development, without saddling existing taxpayers with subsidies for the new development. Not all costs of new development could be fairly charged to developers. For example if a water main is needed on a road, that line may need to be larger than necessary to service a particular development, so only the cost of the line associated with the service needs of the development could be charged—or the developer could pay for it all and get paid back as adjoining lands are developed. The same is true of a lane widening or intersection improvement. APFO's are common in many parts of the country but are just starting to come into use in Michigan. They require communities to carefully plan and know the excess capacity of each public service included in the APFO, and to set and uniformly apply fair standards for the application of the ordinance. They are often effectuated through development agreements signed by the developer and the Township Board. The ordinance usually permits the Township Board to waive certain standards when the public benefit is great enough to warrant doing so. This may be the case where a developer volunteers to build a new road segment at an oversized standard as a substitute for mitigating another facility impact. Or, perhaps a developer has proposed an affordable housing project with an especially good design in an area that is both planned for affordable housing and at a time when the need in the Township for such housing is not being adequately met. An DeWitt Township Comprehensive Development Plan - 2005 6-2 �adequate public facilities ordinance should be in place before public sewer is extended up US-27BR to Round Lake Road. Capital Improvement Programs Communities use capital improvement programs (CIP) to help make infrastructure investment decisions. A CIP is a schedule of public infrastructure improvements for the next six years. The CIP is updated annually by removing the just completed year and adding one more year at the end. The CIP lists each new public facility or expansion to an existing facility, where it will be located, how much it will cost, what the means of financing is and relevant information related to the project. Each project is scored against criteria that include conformance with this Plan. A CIP allows a community to stage development and spread infrastructure investment over time so the community does not overextend its finances. Some communities only include the community cost portion of infrastructure in the CIP, others include any infrastructure expansion, including that by developers. The most important public infrastructure as relates to development are: roads, sewer, water, storm drains, fire, police and schools. Each is briefly discussed in the next few sections of this Chapter. Future Road Improvements Three major highways, US-27BR, US-127 and I-69 run through the Township. These highways give the Township exceptional accessibility within both a regional and statewide context. Map 2-15 shows the existing street classification system in Township. Due to its geographical relationship to Lansing and the highway network, DeWitt Township is inherently tied to the future development of the overall Lansing Metropolitan area. DeWitt Township has a good system of arterial roads and collector streets to efficiently move people and goods. Numerous north/south routes are most important for journey-to-work travel, especially for persons from DeWitt and adjoining jurisdictions to the north that travel into Lansing on a daily basis. The major problem with the street system is that it is not designed to accommodate the increased traffic volume on arterial and collector streets that will come if the Township and adjoining jurisdictions build out as planned. As the Township grows, better traffic and access controls will be necessary to avoid traffic and land use conflicts. Several roads already have congestion problems, especially during peak hours. These include Herbison Road and Airport Roads, and parts of Clark Road. Many of the roads within DeWitt Township have just two lanes, some with paved shoulders. In the more rural areas of the Township, some of the east/west collector streets are gravel. For example, Howe Road is gravel on the east side of US-127 and is of diminishing quality eastbound until it intersects with Chandler Road. The Township’s Planning Department conducted two buildout analyses to provide an estimate of the number of homes that might result if all property in a community developed at the maximum allowable density. The first analysis examined the total buildout if the Township fully developed under the current Zoning Map. The second analyzed the total buildout under the current Future Land Use Map. Assuming the trend of approximately 2.49 persons per household remains constant, the population of the Township under the two buildout scenarios would increase to between 38,500 and nearly 53,000 people. The roads within the Township are not adequate to accommodate such growth. Any section in the Township with over 800 dwelling units will be a DeWitt Township Comprehensive Development Plan - 2005 6-3 �significant problem. The average household makes about ten trips per day. This would result in 8,000 trips per day per section, not counting through trips starting and ending outside the Township. The numerous two-lane roads throughout the Township will start to be congested over time as buildout occurs. Generally, a two-lane paved road can handle a maximum of about 15,000 vehicles per day. The system of roads in DeWitt Township will require improvements to better handle the increasing traffic and congestion from within the Township and through traffic from adjoining jurisdictions. At a minimum, the road segments in Table 6-1 will need major lane additions, from two lanes to four or five lanes or boulevards. These and other new roads are illustrated on Map 6-2. DeWitt Township Comprehensive Development Plan - 2005 6-4 �Map 6-1 Future Road Improvements Future Road lmp1 rovem,ents Pl'O!lcoled Roa.I I m a• _ fll!t1i" 1.\,/t.J,::,,v Mar;: N :H.al'lll rrarne Cslrned or 3-lafte E,p ond le 4,Lane 'f er Rc-.1 NgJnQll EJqu y;ud · 81 . 7v'oorrvl!11 10 Bowk!Vara Q PiJe:si ~ Flo!ZUl'i:lbout t April 13, 2005 Piao · , 9 D merit 1401 W. Hl!ltii.Uln FM. DeWin. Ml 45820 (517) &69•6576 DeWitt Township Comprehensive Development Plan - 2005 6-5 �Table 6-1 Proposed Road Improvements Location of Segment Existing Design Character 2-lane paved Proposed Design Character Existing ROW Future ROW 4-lane boulevard with separate bike path on one side Mostly 66 feet, but varies with 80-100 feet at subdivisions US-27BR from Lansing to Round Lake Road 5-lane paved 4-lane boulevard by filling center lane wherever feasible Clark Road, from Airport Road to US-27BR and from Wood to Chandler 2-lane paved DeWitt Road from Lansing to Interstate 69 Herbison Road from Airport Road to US27BR Herbison Road should also be extended from US-27BR to Wood Road Stoll Road from Airport Road to Wood Road 2-lane paved 4-lane with separate bike path on one side (may be better as 3 lane with path on both sides) 4-lane boulevard with separate bike path on one side 2- or 3-lane paved with traffic calming with separate bike path on one side 4 lane boulevard with separate bike path on both sides of road Varies widely with 100 feet min. and much 130-170 feet, and some 225350’ Mostly 66 feet but varies with 80-100 feet at subdivisions 120 - 150 feet at intersections and boulevard openings if semitrucks are likely Same 2-lane paved 2- or 3-lane paved with traffic calming with separate bike path on one side Mostly 66 feet in the middle with 100 feet on the west end and 80100 feet on the east end State Road from DeWitt Road to US-127 2-lane paved 4-lane with separate bike path on one side (may be better as 3 lane with path on both sides) Mostly 66 feet Airport Road from Grand River to Cutler Road 2-lane paved Does not yet exist 100-120 feet at intersections Mostly 66 feet 150 feet Mostly 66 feet by the City, but 80100 elsewhere 100 feet with 120 feet at intersections if feasible 150 - 200 feet necessary to accommodate large semi-truck turns 100-120 feet at intersections NA 100-120 feet at intersections Examples of road cross sections consistent with these rights-of-way follow (see Figure 6-1). DeWitt Township Comprehensive Development Plan - 2005 6-6 �Figure 6-1 Future Road Cross Sections 4 Lane -1:50' Right--of-Way P·a,rkway 4. il ane -1100 1' Right-of-Way Graphic by Planning & Zoning Center, Inc. DeWitt Township Comprehensive Development Plan - 2005 6-7 �The Township will have to work diligently to acquire a significant amount of right-of-way to expand some roads to four-lanes or boulevards. Boulevards with raised medians separate opposing traffic and reduce conflict points by eliminating left-turns into and out of driveways along an arterial. In fact, when properly designed, a roadway with limited median crossovers is the safest design with the maximum traffic carrying capacity. Rebuilding Airport, DeWitt and creating the as yet the unbuilt Herbison Road extension from US-27BR to Wood Road as boulevards will not only improve traffic flow and safety, but will also serve to give DeWitt Township a more clearly defined regional identity. The Township will carefully monitor improvements at Capital City Airport. A proposed new terminal building near the current intersection of State Road and DeWitt Road will place increased emphasis on State Road between DeWitt Road and US-27BR as an entrance to the Airport. This may necessitate the expansion of State Road to as many as four lanes, in an area where existing development may make right-of-way acquisition difficult. As development is proposed at the Airport, the Township will explore the feasible roadway profiles in this area, up to and including, four lanes. One way to acquire the needed right-of-way is to ask developers to donate it as a part of local plat or site plan approvals. In some cases, development incentives may need to be offered in the form of higher density or intensity of use of the site in order for the donation to be made. In other cases where no additional development is contemplated, the Township may need to buy it, and a fund should be created soon for that purpose. Clear guidelines for the circumstances under which Township funds will be used to purchase right-of-way will also need to be created. Opportunities to use federal, state and county road commission funds for obtaining the needed right-of-way should be actively sought. The Township should work cooperatively with all road authorities and developers to ensure that actual road improvements are paid for using funds from road authorities and developers wherever feasible. The Township may need to assist road authorities with the process of applying for and securing these funds, especially when discretionary and/or competitive. Similarly, the Township will need to review the setback standards in all districts and establish greater setbacks on those roads which are planned for a wider right-of-way, so there is still an appropriate setback once the planned road segment is constructed. No arterial or collector right-of-way should be planned for less than 100 feet in width. This permits not only a five-lane roadway, but also space for separated sidewalks/bike paths on both sides. That would mean minimum setbacks that are now 35 feet from an existing 66' right-of-way, would need to be 35 feet from a future 100' right-of-way, or 17' more on each side than now. In some locations, existing development near the road will make it difficult to acquire the additional right-of-way needed to widen roads and add capacity. It may be appropriate to consider a major tree planting effort along these roadways as an alternative to raod widening. A substantial tree canopy can have the effect of “calming” traffic, encouraging drivers to lower speeds and choose alternate routes with greater capacity. A major tree planting effort will have the additional benefit of helping the Township to retain its rural character. In addition to the lane additions noted above, major intersection improvements will also be needed. Roundabout designs should be seriously considered in some locations. They are much safer and move traffic better. However, they require more right-of-way and DeWitt Township Comprehensive Development Plan - 2005 6-8 �may cost more to create. As the above road improvements are made, roundabouts should be studied for placed at the following intersections: • DeWitt Road and Stoll Road. • Round Lake Road and US-27BR. Figure 6-2 Roundabouts should be Considered for Some Locations Graphic by Planning & Zoning Center, Inc. The border roads of Airport Road and Chandler Road, should be carefully watched for volume increases, and measures taken to plan for road improvements long before any improvement work actually begins. DeWitt Township will need to work closely with its neighbors to maintain the efficiency of the circulation system, especially along boundary roads or traffic will use other routes to cut through the Township. As mentioned earlier, access management plans are recommended for the following road segments and property along all roads in the Township should be required to conform with state, county and Township access management regulations. • US-27BR north of Webb Road to Round Lake Road • US-27BR south of Solon Road to Sheridan Road (perhaps in two segments) Any access management study in these road segments should be done in concert with other studies conducted in the special planning areas described in Chapter 4. As previously recommended, access control standards should be designed to regulate and coordinate access to undeveloped land along US-27. These standards should address such items as driveway placement, width, and number; acceleration and deceleration lanes; driveway distance from intersections; joint driveways; frontage roads and service drives; and pedestrian movement. In establishing access control standards, the Township must enlist the support of Michigan Department of Transportation officials in jointly reviewing site plans for new developments so that the access control standards developed by the Township can be implemented. DeWitt Township Comprehensive Development Plan - 2005 6-9 �It will also be important to continue to require that each new development have a road and pedestrian system that connects to abutting property. If there are existing stub roads, they need to be connected to, and if the abutting property has not yet been developed, stub roads need to be appropriately designed and constructed. Private Roads Private roads are only permitted in site condominium developments, multi-family developments and the new Planned Office Development zoning district. They must be constructed consistent with County Road Commission standards. Transit Services When Township residents express a sufficient demand for expanded transit services, the Township will work with the Clinton Area Transit System (CATS) and Capital Area Transit Authority (CATA) to explore scheduled bus service in the Township. It is recommended that all new development along major arterials and collectors, particularly US-27BR be reviewed to ensure that it is transit friendly, and includes locations for future transit stops. Appropriate provisions should be placed in the Zoning Ordinance site plan review standards to ensure such a review takes place. Public Sewer & Water Map 2-12 illustrates the present extent of public sewer service in the Township while Map 2-11 depicts the service area for public water. Large areas of the Township remain unserved with either public sewer or water. As was noted earlier, it is the Township’s policy that the costs of infrastructure associated with new developments will generally be paid by the developers of those projects. Among the exceptions to this policy are instances when issues such as topography make it impractical for developers to accomplish the infrastructure extension without assistance from the Township. For example, the Township has been planning the extension of sanitary sewer (and coordinating the extension of public water) along US-27BR due to the topography associated with the Looking Glass River While the Township will continue to plan for the eventual extension of these utilities along US-27BR, it does not appear that there is an immediate need to proceed with an expenditure of public funds for the project, based on the following observations: • There is a considerable amount of land along and adjacent to the US-27BR corridor that is planned and/or zoned for commercial use, that is presently served with public water and sanitary sewer, and is undeveloped or underdeveloped. • There is also a considerable amount of land just north of Webb Road along the US-27BR corridor that is planned for commercial use that can be served with privately funded extensions of public water and gravity sanitary sewer. • Last, there is a considerable amount of land in the Township off from the US27BR corridor, such as at the intersection of Clark and Airport Roads, that is planned and/or zoned for commercial and office uses, already served with public water and sanitary sewer, and is presently undeveloped. It is important that development utilize this existing infrastructure before the Township invests public money into new extensions. The Township will continue to use its annual Capital Improvement Program (CIP) process to identify the areas in which public sewer and water will be extended. DeWitt Township Comprehensive Development Plan - 2005 6-10 �Above-Ground Utilities Utilities that are placed above ground on utility poles can have significant aesthetic and economic impacts on an area. The Township will explore programs to encourage, and perhaps require, existing and future electric, telephone, cable, telecommunications utilities to be placed below-ground. Fire and Police Services The Township has recently completed thorough reviews of its fire and police services. In 2003, the Township completed the Fire Department Apparatus Study to examine apparatus needs and staffing levels for the department. The Township has already begun implementation of the study by making necessary apparatus purchases and implementing a firefighter recruitment and retention program. In 2004, the Township partnered with the city of DeWitt to examine police services in the two municipalities. The two communities formed a joint Police Services Exploratory Committee to review the manpower, equipment, and services of the two departments. The Committee considered options for delivery of services, including joining the two departments together and partnering with the Clinton County Sheriff’s Department. The Committee completed its Study Regarding Police Services Options in May of 2004, concluding that the two departments function very efficiently and recommending that the departments remain autonomous, but explore joint training and equipment purchases to further increase efficiencies. Greenspace, Parks, Open Space The Township should move forward soon with the development of a Greenspace Plan that identifies both passive and active greenspace areas and connections between them. Connections should range from sidewalks to bike trails to walking paths and simply natural animal corridors. As new residential development occurs in the Township, it will also be necessary to ensure that each new development is contributing to meeting the need for future parks and open space, and for connections to the greenspace system. This can be done by requiring the need to be met with private recreational facilities on site, by building connecting trails or pathways, and/or by permitting developers to contribute land or money to public recreational facilities to be constructed in the area. Of course, this means the Township needs to be vigilant about tracking growing recreational needs and acting long before the need is acute to acquire key property for recreation, permanent open space, or trails. This effort should be a tandem effort with the load carried by both the Planning Commission and the DeWitt Area Recreation Authority (DARA). The Township Park Plan should continue to be updated at least once each five years and the Township should be vigilant in watching for federal and state grant programs to help meet local recreation needs. DeWitt Township Comprehensive Development Plan - 2005 6-11 �Photo 6-2 Develop Greenway Connections such as this one in Western Michigan Photograph by City of Grand Rapids Park and Recreation Department SUMMARY OF PUBLIC LAND INVESTMENTS Many of the public infrastructure investments in this chapter will require public land investments by the Township to become a reality. Notable among them are the following: • Acquisition of right-of-way for future road improvements where the land is not donated by the landowner or developer, nor acquired by the road authority; • Public parks; • Trails, where land or easements are not donated. These investments need to be included in the annual Capital Improvement Program (CIP) the same as any other infrastructure investment. The Planning Commission should always review all proposed capital improvements for consistency with this Plan, as required by the Township Planning Act, prior to approval of the CIP by the Township Board. DeWitt Township Comprehensive Development Plan - 2005 6-12 �Chapter 7 IMPLEMENTATION RECOMMENDATIONS INTRODUCTION This Plan was prepared to protect and improve the quality of life in DeWitt Charter Township. However, as important a benchmark as this updated Comprehensive Development Plan represents, the initiatives proposed in this Plan will not implement themselves. It will take continued support and commitment for many years. The central ingredients to successful Plan implementation will be: • Commitment by the Planning Commission, the Board of Trustees, and staff of the Township. • A citizenry educated on the vision in this Plan. Information about farmland protection options, neighborhood conservation and implementation of the growth management strategy need to reach citizens or they may not understand why and how local decision-making is directed to implementing this Plan. FOCUSING ON PRIORITIES As the body principally responsible for preparing and maintaining a Comprehensive Development Plan for a community, but one which also has substantial responsibilities in review of proposed developments for zoning compliance, it is easy for a Planning Commission to become distracted with ongoing tasks or ad hoc, controversial issues. Still, the Planning Commission needs to prioritize its tasks relative to implementation of this Plan. Time needs to be set aside for high priority items. These include the preparation of an annual report and work program for the next year, drafting updates to the Zoning Ordinance, assisting the Township Board with any capital improvements or public land acquisitions or disposals, and the five-year Plan update. These are discussed below. ANNUAL TASKS As required by the Township Planning Act, the Planning Commission should prepare an annual report to the Township Board on all the activities it undertook in the previous year, with a special focus on actions taken to implement this Plan. A proposed work program that identifies priorities and projected expenses for the next year should also be prepared and submitted in time to be included in the annual budget process. TOP PRIORITIES The Planning Commission cannot be expected to implement all of the measures listed in Chapter 3 (Vision, Goals, and Policies), Chapter 4 (Future Land Use), and Chapter 5 (Zoning Plan) alone. Many of these can only be accomplished with support from the Township Board and with help from other agencies or groups both within and outside of the Township. It is essential that discussions begin with each of these entities so that DeWitt Township Comprehensive Development Plan - 2005 7-1 �they understand the goals, find agreeable common ground where there are differences, and obtain a commitment to a common action. Photo 7-1 Preserving the Natural Environment, while Accommodating New Homes and Linking them throughout the Township are Key Priorities of this Plan Photograph by Stephen C. Musselman LIST OF RECOMMENDED PRIORITIES The following activities should be the key priorities of the Planning Commission and Township Board for the next five years: 1. • • • • • • South Central Neighborhood Conservation and Commercial Revitalization Plan (see Special Planning Areas Map 4-2) Create a South Central Neighborhood Conservation and Commercial Revitalization Plan. One portion would be a subarea plan for neighborhood conservation and improvement in the south central portion of the Township on each side of US-27BR. The other portion would be a subarea plan for revitalization, reuse, and redevelopment of commercial and industrial uses along US-27BR. Adopt and implement a housing conservation code and enforcement program. Select the best option for linking interested homeowners (existing and prospective) to state and federal low interest loan and home improvement programs. Explore the costs, benefits and feasibility of establishing a brownfield redevelopment authority and downtown development authority to assist with improvements in the subarea. If appropriate, establish and implement one or both of these entities. Prepare an access management plan for south US-27BR. Select the best option for linking interested business owners (existing and prospective) to state and federal low interest loan and business improvement programs. DeWitt Township Comprehensive Development Plan - 2005 7-2 �2. • • • • • • • • 3. • • • 4. • • Zoning & Related Ordinance Amendments Update the Township Zoning Ordinance to be consistent with this Plan as outlined in Chapter 5 and other relevant parts of this Plan. Review other land development regulations in the Township (such as land division and subdivision regulations) and update as necessary to be consistent with this Plan. Especially require interconnected streets and trails with each new development. Add lock-in driveway’s regulations along undeveloped land throughout Township as part of the access management regulations in the Zoning Ordinance. Establish right-of-way preservation standards in the zoning and subdivision regulations consistent with the recommendations in Chapter 6. Increase zoning setbacks along arterials and collectors based on the future ROW line as discussed in Chapter 6. Add transit friendly design standards to the zoning ordinance to improve safety and convenience for children and seniors who use transit service along US-27BR and implement through site plan review. Add interconnected bicycle and pedestrian circulation system standards to the site plan review standards of the Zoning Ordinance. Adopt an adequate public facilities ordinance to ensure that each new increment of development will be adequately served by public facilities at the time it is ready for occupancy. North Central Commercial Development and Mixed Use TND Plan (see Special Planning Areas Map 4-2) Facilitate public and property owner input into a north central area Traditional Neighborhood Development (TND) Plan, as described in Chapter 4. Based on the public and property owner input, prepare a conceptual TND Plan for development east of US-27BR, north of Webb Road and west of Wood Road with appropriate form-based code zoning amendments to ensure the desired development occurs as intended. Prepare an access management plan for US-27BR north of Webb Road on both sides of the road. Determine and then adopt development restrictions to accompany expansion of public sewer along north US-27BR and the timing for such an extension. Clearly identify desired commercial uses along the corridor along with the scale and mass of desired development. This activity should be done concurrent with, or as a part of the preparation of the access management plan (described above), and depending on the timing, possibly coincident with the development of the TND plan as well. Opportunity-Based Initiatives Work closely with MDOT, the Clinton County Road Commission, the Capital City Airport Authority, the City of DeWitt and other abutting jurisdictions to implement the road improvements proposed in this Plan. Develop a Greenway Plan which identifies trail locations and options for creating the trails, as well as identify appropriate implementation tools for acquisition of title or development rights from willing sellers, and set up funding mechanisms for implementation. Link all parts of the Township and insert trail connections with trails in similar plans of adjoining jurisdictions. DeWitt Township Comprehensive Development Plan - 2005 7-3 �• • 5. • • • • • • • • Create bike paths along key Township roads as they are repaved/extended/restriped where warranted. Design and implement a major tree-planting program along Township Roads in order to preserve rural character, slow traffic, and thereby improve travel safety and the visual interest of each drive. Duty-Based Initiatives Educate all citizens about the vision, goals, objectives, and policies of the updated Comprehensive Development Plan and provide technical assistance in the integration of these elements into property owner development and redevelopment efforts. Use capital improvement programming process to assist with staging infrastructure improvements. Work with adjoining jurisdictions to ensure affordable housing needs in this part of the County are met. Use this Plan in the analysis and review of proposed rezonings, zoning text amendments, site plans, and new or amended master plans of adjoining jurisdictions submitted to the Township for statutory review and comment. Exercise the inter-jurisdictional review authority of draft plans and plan amendments in ways to improve local decisions by guiding them toward integrated and coordinated solutions based on the core policies in this Plan. Monitor neighboring jurisdiction and County agency decisions and periodically inform other local governments and the County Board of Commissioners on the status of efforts to implement this Plan. Join efforts with others outside the Township to modernize planning and zoning enabling legislation and to authorize or use new tools to better manage growth and preserve open space. At least once each five years, the Comprehensive Development Plan should be thoroughly reviewed and jointly updated by the Planning Commission and the Township Board. DeWitt Township Comprehensive Development Plan - 2005 7-4 � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Wyckoff Planning and Zoning Collection Creator An entity primarily responsible for making the resource Planning & Zoning Center (Lansing, Mich.) (Organization) Wyckoff, Mark A. Description An account of the resource Municipal master plans and zoning ordinances from across the state of Michigan, spanning from the 1960s to the early 2020s. The bulk of the collection was compiled by urban planner Mark Wyckoff over the course of his career as the founder and principal planner of the Planning and Zoning Center in Lansing, Michigan. Some additions have been made to the collection by municipalities since it was transferred to Grand Valley State University. Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1960/2023 Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Subject The topic of the resource Michigan Comprehensive plan publications Master plan reports Zoning--Michigan Zoning--Maps Maps Land use--planning Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Identifier An unambiguous reference to the resource within a given context RHC-240 Format The file format, physical medium, or dimensions of the resource application/pdf Type The nature or genre of the resource Text Language A language of the resource eng Text A resource consisting primarily of words for reading. Examples include books, letters, dissertations, poems, newspapers, articles, archives of mailing lists. Note that facsimiles or images of texts are still of the genre Text. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context Dewitt-Charter-Twp_Comprehensive-Plan_2005 Creator An entity primarily responsible for making the resource DeWitt Charter Township Planning Commission, DeWitt Charter Township, Clinton County, Michigan Date A point or period of time associated with an event in the lifecycle of the resource 2005 Title A name given to the resource DeWitt Charter Township Comprehensive Development Plan Description An account of the resource The DeWitt Charter Township Comprehensive Development Plan of 2005 was developed by the DeWitt Charter Township Planning Commission in consultation with the Planning & Zoning Center, Inc. Contributor An entity responsible for making contributions to the resource Planning & Zoning Center, Inc. (consultant) Subject The topic of the resource Comprehensive plan publications DeWitt Charter Township (Mich.) Clinton County (Mich.) Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Type The nature or genre of the resource Text Format The file format, physical medium, or dimensions of the resource application/pdf Language A language of the resource eng Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/c0e82f29e2a261cbcc08f19615018c14.pdf 8cc6c4cf7cae2c6fb3d92a3d254fd302 PDF Text Text l . ~f ,'t,. - '.:.t: :'l'.<-r' ,, ~f;:~·~· DEWITT CHARTER TOWNSHIP i-~-_CS)l\1fREHENSIVE DEVELOPMENT PLAN .·."'. i .• ... ' , . . . L L I L L L l. WW Engineering & S �DEWITT CHARTER TOWNSIDP COMPREHENSIVE DEVELOPMENT PLA~ 19 91 · TOWNSHIP BOARD Robert Zeeb. Supervisor Diane LaMacchia. Oen: JoAnn Slabonek. Treasurer Douglas Hammond. Trustee Charles Stcdron. Trustee ~obert Ancel. Trustee Eric V. Peter.son. Trustee Charles Rademachel4' PLANNING COMMISSION Max Calder. Cbaiiperson Wayne Miller-• Joseph Wrzesinski Robert Ancel DmisSchafer Ruth Scott M. Sandra Shaw Paul Seeger Roland Rhead Charles Rademacher* Earl Whitlock* Ted Tycocld* Jeffaick* -~........ i -~a.;.,._ 1. I • TOWNSHIP STAFF Ryan w~ Superintendent Raynold St. PiCIIC. Building and Zoning Administrator Prepared with the Assistance of: WW Engineering & Science. Inc. Govemmental Services Dmlion SSSS Glenwood Hills Palkway SB Gmnd Rapids. Ml 49512' ��TABLE OF CONTENTS (Cont'd) Urban Growth Staging Existing/Committed Urban Areas Primary Stage Urban Growth Areas Secondary Stage Urban Growth Areas Rural Transition/Agricultural Preservation Implementation General Existing Urban Arca Primary Stage Urban Secondary Stage Urban Rural Transition/Agricultural Preservation 33 33 35 35 36 36 36 36 37 37 APPENDICES Basic Studies Regional Setting Physical Features Topography and Drainage Soils and Environmental Limitations Surface Waters & Wetlands Important Fannlands Population Characteristics Housing Charac1eristics. t. Population Projections Community Facilities and Utilities Existing Land Use Patterns Citizen Opinion Survey A-1 A-1 A-1 A-2 A-4 A-4 A-6 A-8 A-9 A-10 A-12 A-15 LIST OFT ABLES Table·1 Table2 Table 3 Table4 Table 5 Table6 Table7 Table 8 Estima1ed Cwrcnt and Projected Housing Type and Population Distribution Residential Land Planning Needs Projected Land Needs VCl'SUS Existing Zoned Land Historical Population Change Housing Units by Type Population Projections Residential Land U sc Oassifications Industrial Land Use Oassifications 9 10 11 A-7 A-8 A-9 A-12 A-14 �\ TABLE OF CONTENTS (Cont'd) LIST OF MAPS Map 1 Future Land Use Map Map 2 Urban Growth Staging Map 3 Environmental Limitations Map 4 Important Farmlands Map 5 Sanitary Sewer System Map 6 Water Distribution System· 32 34 A-3 A-5 A-11 A-13 �-, I INTRODUCTION DEWITT CHARTER TOWNSHIP COMPREHENSIVE DEVELOPMENT PLAN The fundamental purpose of the Comprehensive Development Plan is to allow the Township to set down in a comprehensive manner the goals and objectives for its physical development. The Township Planning Act, Public Act 168 of 1959, as amended, specifically gives Township Planning Commissions the authority to prepare and officially adopt a Comprehensive Plan. Once prepared, officially adopted and maintained, this Plan will serve as an advisory guide for the physical conservation of certain areas, the development of other areas desirable living environments for present and future township residents, and for the development of still other areas for viable commercial and industrial purposes. Because of the constant change in our social and economic structure and activities, the Plan must be maintained through periodic review· and revision so that it reflects contemporary trends while maintaining long range goals. The Pl~ will be effective to the degree that it continues to: • reflect needs and desires of the people; • realistically interpret the existing conditions, trends and the dynamic economic and social pressures for change; and • inspire cooperation among the various public agencies, developers, and the citizens of the Township toward achieving common goals. The Comprehensive Development Plan provides: 1. A comprehensive means of integrating proposals that look 20 years ahead to meet future needs regarding general and major aspects of physical conservation and development throughout the Township; 2. An official, advisory policy statement for encouraging orderly and efficient use of the land for residences, businesses, industry, and agriculture, and for coordinating these uses of land with each other, with streets and highways, and with other necessary public facilities and services; 3. A logical basis for zoning, subdivision design, public improvement plans, ~d for facilitating and guiding the work of the Township Planning Commission and the Township Board as well as other public and private endeavors dealing with the physical and development of the Township; 4. A means for private organizations and individuals to determine how they may relate their building and development projects and policies to official township planning policies. L c:MS#l~Udp/am i-1 89267 �SUMMARY OF EXISTING CONDITIONS AND TRENDS The conclusions and observations that follow are presented as an overview of the conditions, both natural and manmade, which must be considered in updating the long-range plan for the development of DeWitt Township. ENVIRONMENTAL LIMIT ATIO NS Certain undeveloped areas of the Township are characterized by poor soils, high water tables, wetlands, and flood hazards which make intensive development undesirable and, in some cases, unfeasible. Still other areas are characterized by soils and other natural features that can accommodate limited development, but in order to suppon urban and suburban development concentrations, public improvements such as sanitary sewer and storm sewers and public water supplies are necessary to ensure public health and environmental quality. Such environmental limitations ·need to be taken into consideration in the establishment of development policies and public improvement priorities. NATURAL RESOURCES The Looking Glass River and the overall drainage network is an invaluable asset from an environmental standpoint as well as for the visual character that it provides to the community. This natural drainage network and its associated floodplains, wetlands, and vegetation shot1ld be protected from over development. Much of the undeveloped portions of the Township contain soil that is highly productive and very valuable for farming purposes. These areas are under increasing pressure to develop in both rural residential and suburban residential fashions. LAND USE TRENDS AND ISSUES 1. The majority of new construction within the last ten years has been residential in nature with only relatively small increases in the commercial/industrial tax base. 2. There is demand for a variety of residential types and densities. Over the last ten years, new conventional single family residential dwelling units increased by the highest numerical amount (268) followed by manufactured (mobile) homes (197), multi-family dwellings Oa5), and duplexes (33). While conventional single family homes are . expected to remain as the largest category of dwellings, the trend has been for the majority of new home construction to be of the typeS other than conventional single family dwellings. 3. The majority of new single family home construction and new commercial development has been in the nonhwest portion of the Township, near the Ol}' of DeWitt and within the DeWitt school district. �4. The southern portions of the Township are generally well served by an existing sanitary sewer system that can be readily used to support new development. Most of the pressure for development is, however, being felt in areas where the sanitary sewer collection system is less developed. Public water only serves a portion of the Township and is needed to support existing as well as future development. 5. The US-27 commercial corridor is characterized by existing and emerging areas of traffic congestion and traffic conflicts. Leap frog, strip development has resulted from previous over-zoning and the new commercial development trends brought about by the construction of the 1-69/US-27 interchange. 6. The southern portion of the Township continues to be disadvantaged due to several conflicts of use, such as the negative noise impacts of the Capital City Airport and other commercial and industrial use encroachments on residential development. 7. lJte vast majority of community facilities are located in the southern portion of the Township and are geared to that geographic vicinity. Because the majority of new development is gravitating to the northwest, some duplication of services in support of increased demands appears inevitable. 8. Because of the dispersed nature of development within the Township, traffic on local roads is fairly dispersed, but collector roads are becoming increasingly congested. Street maintenance and the upgrading of collector streets in support of new development has become a major public expense and issue as existing residents oppose new developments on the basis of the additional congestion that development will bring. I I ( 2 �PLANNING DIMENSIONS Planning dimensions are statements which become the basic framework for the development of the comprehensive plan. For plans to be meaningful and valuable in guiding future growth and development, they must first represent the needs and aspirations of the communities' citizenry and, second, must be realistic within the communities' financial capability. This is assured by the use of planning dimensions which set forth both the qualitative and quantitative requirements of the community for the planning period. . Planning dimensions include goals, policies, population projections, and statements about future needs. In preparing these planning dimensions, the previous Comprehensive Plan was relied on, as well as analysis of more recent conditions and trends and factual background relating the past and present development of the Township. These studies were of value in determining the physical limits and opportunities of future development. All of this data is reflected in the following planning dimensions. In addition, the Township conducted a propeny owner survey in the attempt to gain insights into the thoughts and feelings of residents on a wide range of development related issues. The survey was mailed to every property owner in the Township and the response rate was over 30 percent. The results of the survey have been used in formulating the goals .and policies contained in this chapter. A summary of the survey is found in the appendix. GENERAL GROWTH POLICY L It is recognized that DeWitt Charter Township is an integral ·part of the Lansing Metropolitan area. Many interrelationships exist and these, most imponantly, include land use, transportation (including the freeway system and major highways) recreation and employment centers. Past and future development of the Township has been and will continue to be greatly influenced by these various relationships. The Township therefore realizes that it cannot plan for its future development in complete isolation of the needs and growth trends of the balance of the area. Within this general framework, however, the Township also realizes that it is a separate community obligated to plan for its future in accordance with needs and desires of the local residents. The following statements form an overall growth policy based on recognition of both the Towns~ip's area wide responsibilities and responsibilities to the residents and land owners within the Township. * While the Township recognizes the need to accommodate future growth and development, it is not the desire or goal of the Township to encourage development for the sake of development alone. c::MS#l/Dewiaclplam 3 89267 �* The Township recognizes that the loss of such attributes as neighborhood integrity, farmland and open space to development are irreversible losses to local residents and in the case of farmland, the region, state, nation, and to future generations. I! is therefore the intent of DeWitt Township guard against land use conflicts, to promote the preservation of farmland and the conservation of important open space areas such as floodplains. * All development, existing and proposed, should be assessed based on its intensity and the availability of the services and facilities necessary to assure the continued protection of the environment and the health, safety, and welfare of the community. * Future development shall be assessed on its economic impacts, its ability to promote efficiency of service, and its ability to maintain or improve the value of adjacent properties. In the formation of the Comprehensive Development Plan, various policies and plan alternatives have been evaluated on the basis of how well they will contribute to the achievement of the . Township's long-range planning goals. Following is the General Development Goal and the policies established for DeWitt Township. · GENERAL DEVELOPMENT GOAL Through an ongoing compreh~nsive planning and growth management process, influence the rate, type, location, and timing of growth and development in order to achieve a logical, efficient, and balanced pattern of development that takes into consideration the natural developmental limitations of the area and minimizes disturbances to the natural environment, while creating a more diversified tax base capable of support community facility and infrastructure needs. In addition to the above General Development Goal, the following goals and policy statements are focused on the major functional components of the community. They are intended as the basic framework on which the Comprehensive Plan is developed. • It is the goal of DeWitt Township to protect the natural environment of the area in order to ensure a high quality living environment for current and future residents; • It is the goal of DeWitt Township to preserve important farmlands, especially prime farmland, for agricultural uses; L • It is the goal of DeWitt Township to provide an adequate level of public services and facilities to protect the public health, safety and welfare, and to ensure a high quality of life for residents; • It is the goal of peWin Township to encourage the majority of new development to locate in areas where public utilities can be most efficiently and cost effectively provided; c-.MS#l/Dniildplan �• It is the goal of DeWitt Township to encourage high quality commercial development to locate in appropriate strategic areas; • It is the goal of DeWitt Township to achieve a balanced variety of neighborhood, community, and regionally oriented facilities that will meet the shopping and service needs of the community and nearby metropolitan area populations without unnecessary duplication; · • It is the goal of DeWitt Township to promote the redevelopment of under-utilized commercial land along the US-27 corridor. • It is the goal of DeWitt Township to allocate appropriate land areas for new industrial development while minimizing land use conflicts in order to achieve improved local employment opponunities and more diversified tax base. · • It is the goal of DeWitt Township to provide a balanced range _of affordable housing · types at varying densities while maintaining or improving the character of existing neighborhoods. • It is the goal of DeWitt Township to ensure the capacity and function of the-existing anerial and collector streets and to minimize the conflicts between their functions by regulating land use, building setbacks, and driveway openings, and where appropriate, by requiring the development of front or rear access service drives. • It is the goal of DeWitt Township through its on-going planning, cooperation with state and county agencies and capital improvements programs to establish priorities for ongoing maintenance, and the construction of necessary addition~ to the street network. • It is the goal of DeWitt Township to provide an adequate level of public services and facilities to protect public health, safety, and welfare, influence the rate, location, and timing of development and promote a diversified and logical pattern of residential development. • It is the goal of DeWitt Township to provide parks and recreation facilities that are in tune with the needs and desires of all age groups of residents within the Township and through land use planning and regulation ensure the preservation of important natural features for use as open space. • It is the goal of DeWitt Township to enlist the support and involvement of Township residents to achieve community goals and educate the public regarding the benefits of . growth management and the variety of Township governmental issues. In response to the above goals, these .policy statements relate specifically to the major functional components of the Community. Agricultural Preservation Policies • Promote the enrollment of land into the Fannland and Open Space Preservation Act (Michigan Public Act 116) in areas planned for long-range agricultural use. • Discourage large land. c;MS#l.JDnrilldplpl scale development on soils which • classified as prime a,rietutuml �• Avoid the extension of water and sewer utilities within agricultural areas as a means of discouraging non-farm uses in such areas. • Discourage the fractionalization of farmland brought about by scattered rural housing development. • Assess agricultural lands on the basis of their use as a means of assuring that the value of the land is not artificially inflated thereby promoting the economic viability of fanning operations. • Promote the coordination between zoning and other land use controls relating to farmland and property tax assessing measures. Residential Land Use Policies • Provide all types of residential development, ranging from large low density units to high density multi-family uses to satisfy housing needs, • Maintain residential growth in neighborhoods where necessary community services, including police protection, fire protection, water, sewer, and schools, can be most economically provided. • Discourage premature subdivision of vacant lands unless a specific demand is evident. • Do not locate residential areas within floodplains of rivers and streams or in any other locations which present hazards to the safety or health of residents. • Stabilize property values by protecting residential areas from the encroachment of incompatible land uses. • Encourage the upgrading and improvement of residential dwelling units showing signs of deterioration. • Discourage the pattern of scattered, rural housing in areas of important and prime farmland. In consideration of the area's natural soils limitations to accommodate on-site septic systems without the danger of pollution to groundwater supplies, it is ·the policy of DeWitt Township to limit the density of all future residential developments that locate in areas that cannot be economically provided with public utilities. Commercial Land Use Policies • Group related and compatible businesses together in suitable and properly located areas. l • Discourage commercial developments in areas along major streets where inadequate lot depth is provided for turning movements because of the conflicts that develop between through-traffic and commercial traffic. • Locate highway service areas to serve motorists without creating traffic congestion or harming adjacent properties. c:MS#l/Dewiudplam 6 89267 • ��• Ensure the capacity and function of existing roads and minimize conflicts between through traffic and local traffic by regulating land uses, building setbacks, driveway openings, and where appropriate, encouraging the development of front or rear access service drives. • Coordinate the road system with those of adjacent communities to ensure an economical and functional system. Public Utilities, Facilities and Services • Provide the necessary public utilities and services to accommodate the growth of the Township's population while minimizing costs to the tax payer through proper planning. • Locate public facilities in relation to the population they serve: POPULATION PROJECTIONS Population projections presented in the Appendix indicate that by the year 2010, there may be an increase of up to 8,000 residents in the Township. Because of variable economic conditions, it is difficult to predict whether these projections will stem from steady growth or sporadic periods of high growth and stagnation as has occurred over the last two decades. In any case, the population projections serve as the bases for determining the various amounts of land that can be expected to be developed over the course of the 20-year planning period. RESIDENTIAL LAND USE NEEDS Based upon the earlier analysis of the existing residential makeup of the Township and a projection of housing demand at the current mix, it is estimated_that the projected population will result in the following additional demands in the various types of housing: llnib Single family homes Multiple family homes (dwellings) Manufactured homes 1,814 280 615 The following tables present these projections and associated estimates of projected land needs. �- ·- TABLE 1 ESTIMATED CURRENT AND PROJECTED HOUSING TYPE AND POPULATION DISTRIBUTION 2010 Projected Residential Type Population Occupied Dwelling Units Pers/HU Population Dwellings Rural (Ag) 1,143 (11%) 418 (10%) 2.7 1,924 712 Suburban Single Family and Duplex (R-l/R-6) 6,651 (64%) 2,469 (59%) 2.7 11,187 4,143 Multi-family (M- l/M-4) 727 (7%) 334 (8%) 2.2 1,223 555 1,870 (18%) 962 (23%) 1.9 3,146 1,655 17,480 7,065 Manufactured Homes Total 10,393 4,186 9 89267 �r··-. ,--- r· :, ll\ TABLE2 RESIDENTIAL LAND PLANNING NEEDS 2010 dNew Projected Net Land Need (acres) SProjected Gross Land Need (acres) 6Factored Expansion & Choice (acres) 588 1 735 918 975 2 1,218 1,522 22 to 553 27 to68 33 to 85 1734 216 270 2 P/du for multi-family, and 1.9 for manufactured �' TABLE3 PROJECTED LAND NEEDS VERSUS EXISTING ZONED LAND AVAILABLE (ACRES) Residential Factored Need Zoned Uncommitted Surplus/ Deficiency Rural (Ag) 918 8,390 +7,472 Suburban Single Family and Duplex (R-l/R-6) 1,522 743 -779 Multi-family (M-l/M-4) 33 to 85 314 +229 to +281 270 20 -250 Type . 11 89267 �From Table 2 it can be seen that approximately 600 acres of land for rural residential uses can be expected to be consumed, nearly 1,000 additional acres for suburban densities of single and two family homes, 22 to 55 acres for multi-family dwellings and 175 acres in manufactured home parks. These figures have been compared to the number of acres in the various zoning categories represented on the Township's Zoning Map that are currently undeveloped. The figures in the last column of Table 3 give some guidance as to where the Township presently stands in terms of current zoned lands that are available to meet future needs. In comparing these land needs to current zoning, current development trends and the goals ~o achieve a more compact development pattern, the following observations can be made: 1. Most of the current surplus of existing residentially zoned land is in the area south of 1-69 whereas the current development trends are in the northwest, around. the City of DeWitt. If this trend is to be supponed by the growth·management policies, most of the new land planned for ultimate single and two family residential development will be in the northwest. 2. From an acreage standpoint, the estimated needs for multi-family and manufactured homes are not as significant due to the densities normally associated with such . development. The primary concerns in the allocation of appropriate land areas for these uses are the identification of sites that can be served by the highest level of public services and utilities while fitting harmoniously in the surrounding community. 3. The land necessary to satisfy the projected demands for rural residences represents the potential conversion of nearly one square mile of farmland. If not controlled, the effects of this demand could be even more significant since rural types of development typically result in rural strip development and the fractionalization of large agricultural parcels, making internal acreage unusable for farming but essentially undeveloped and under utilized. COMMERCIAL LAND NEEDS It is estimated that at the present time, approximately eleven acres of land has been developed to commercial use for each 1,000 people in the Township. Using this as a rule of thumb and factoring in an expected population increase of 9,0()() to 10,000 people within a market area that includes DeWitt Township, the City of DeWitt and portions of surrounding communities, it can be expected that there will be a demand for approximately 100 acres of additional commercial development. Comparing this estimate to the 240 acres of vacant land that is currently zoned for commercial use, it can be concluded that, on this basis alone, the corisideration of large new areas for commercial development is not required.. Instead, the primary consideration relative to commercial land needs is ensuring that the area planned for the various types of commerci_. use (retail, service, offices, etc.) are appropriately located to satisfy the desired pattern of development and community needs. ~ c::MSll/l)e'lriadplam 12 �INDUSTRIAL LAND NEEDS As a general rule, the ratio of labor to acres of developed light or medium industry in communities with a fairly balanced economy is 10 to 20 workers for each acre of industrial land. At the present time, there are approximately 300 acres of land that is zoned for industrial use in DeWitt Township. Of this amount, approximately 220 acres are committed to a current use but relatively few acres (60 to 75) are put to an intensive industrial related activity. The balance includes many acres that are held in association with a primary activity that is area-intensive but not facility and labor intensive. An example of this is the aggregate processing plant off Wood Road. Another includes the airport in the southwest comer of the Township. Based upon the above rule of thumb, the existing nature of industrial land and uses within the Township and a rough estimate of future manufacturing related workers that will reside in the Township, it is suggested that between 150 to 250 acres of land be planned for future industrial use. PARKS AND RECREATION The following standards for parks provides some guidance for determining future recreational needs for DeWitt Township residents. · Acres Recommended Per 1000 Population r - Type .5 Mini-park (specialized facilities that serve a limited population or groups such as the elderly or small children) 2.00 Neighborhood playground (tot-lot, swings, fields and court game area, picnicking, ball fields, wading pools, toilet facilities, etc.) 5-8 Community park-playfield (athletic field, area of court games, swimming pools, etc.) Total 10.5 acres - 1000 people Source: Recreation Park and Open Space Standards and Guidelines - 1983, National Recreation and Park Association. Including the recreational facilities located on school properties and comparison of the Township 1990 population to the above standards indicates that a total of approximately 110 acres of local parkland is currently warranted within the Township. This compares to the approximately 90 acres presently found in the Township. · c:MStl/Dewmdp/am 13 89267 �A further breakdown of the Township's existing recreational facilities by type and comparing the various acreage to the above standards indicate that there is a deficiency of approximately 5 acres of land that is recommended for use as· Mini Park or Tot Lots, S acres of deficiency in the Neighborhood Play classification, and 13 acres of land deficiency for parks that would fall into the Community Park-Playfield category. The projected deficiencies based upon a 2010 population of approximately 18,000 are mini parks - 9 acres, Neighborhood Playground - 20 acres, and Community Park/Playfield - 69 acres. The total amount of park and recreation land that is suggested to be warranted by the above standards is approximately 190 acres. This would suggest the need to acquire approximately 100 additional acres of parkland over the next 20 years. COMMUNITY FACILITY LAND NEEDS Because of development trends to the northwest, there is increasing need to locate anew fire facility north of the US-27/1-69 interchange. This facility could serve as a replacement to the existing fire station near the Township Hall or serve as a satellite facility. Because the current township hall and police station may also eventually be in need of replacement, consideration should be given to the acquisition of enough property to facilitate the eventual replacement of these facilities as well. the minimum land need for the fire station alone is recommended to be one acre. Three to five acres is recommended if the site were to be expected to support future administrative office and a police station. c:MS#J/Dewiadplmn 14 �GENERAL DEVELOPMENT PLAN PLAN CONCEPTS The goals and policies previously outlined and analysis of the Township's physical, social and economic makeup has allowed the formulation of four broad concepts that were used in the development of a long range development plan. These include; 1. Staging of Growth: Growth trends and population projections indicate that there will not be sufficient pressure during the foreseeable future to wammt full development of the Township. It is therefore appropriate to determine development.priorities for the various lands within the community. The staging of development will promote more orderly and concentrated development versus expensive sprawl developmenL 2. Balanced Residential Character: . Varying income levels and life styles of newcomers and residents, the availability or unavailability of utilities and physical limitations of the Township, require that a variety of housing types and densities be provided for. 3. • Diversify the Tax Base by Providing for a Variety of Commercial and Industrial Types: Given the Township's accessibility to regional transponation aneries as well as the employment and shopping needs of local residents, a range of both locally and regionally oriented types of commercial and industrial developments should be provided for. To accomplish this the various types of economic developments must be encouraged to locate in the areas best suited to meet individual business needs. The deliberate and objective allocation of different types of economic development in specific locations will also help to avoid or minimize future land use and traffic conflicts while overtime, . broadening the community's tax base structure. 4. Protect Environmental Resources: DeWitt Township bas a variety of cnvimnbleDtal resources. These natural features should be protected and incorporated into development projects. The Township should promote the preservation of wetlands ind ~ quality by working with the Michigan Department of Nannal Resoua::es and by* enactment of local protective ordinances addressing these reso.urces• . Based on the above planning eoncepts, the General Development Plan attempt$ to Slrikl a balance between the need and desile to promote and preserve eenaift elements of rtnl «\lllleiW with the ~ and JtSpC>ftSlbility to accommodate a ~ ftMty of .w growth and development kl an efficient manner. �LAND USE CATEGORIES Agricultural and Rural Preservation As a means of ensuring the continued agricultural and rural qualities of DeWitt Township, this plan in essence proposes two "agricultural districts•• separated by long-range urban growth boundary. The first district, the "Agricultural Preservation Area", is intended to be· an area in which farming activity is promoted as the primary land use and nonfarm development is discouraged. The second agricultural district or "Rural Transition Area" is intended to be similar but nonfarm residences would not be discouraged to the same degree as in the Agricultural Preservation area. By making the two designations, it is envisioned that the Township can improve its ability to protect and conserve the areas within the Township best suited for agricultural purposes while at the same time accommodating rural residential development in areas where farming is more marginal, or already negatively impacted by existing development. The two major ~omponents to the Agricultural and Rural Preservation Plan are described as follows: Agri.cultural Preservation/Rural Conservation Planning Area This area encompasses over 30% of the Township's land area. Within the planning area, nonfarm development would be discouraged and rural land uses such as open space and farming would be promoted. The Agricultural Preservation Area contains the majority of soils that have been classified as "prime agricultural" soils by the U.S.D.A. and also contains the majority of land that is presently enrolled in the P.A. 116, "Farmland Open Space Preservation Program". The vast majority of soils . in this district also pose severe limitations on development due to their inability to accommodate on site septic systems and/or other building limitations. The existence of "prime agricultural soils", the concentration of P.A. 116 enrolled land, severe environmental limitations, existing farming activity, the large amount of unfragmented parcels suitable for farming activity and the distance to existing utilities are the principal parameters used in defining the general boundaries of the district. The primary objectives of this planning district are: 1. To promote farming activitjes as the primary land us~ in the areas of the Township best suited for such use; 2. To preserve woodlands and wetlands associated with farms which because of their natural characteristics, are valuable as water retention and ground water recharge areas, as habitat for plant and animal life and which have important aesthetic and scenic value which contribute to the existing and desired future character of the area. c:MS#l/Dcwindplam 16 89267 �3. To prevent the conversion of agricultural land to scattered non-farm development, which when unchecked, unnecessarily increases the cost of public services to all citizens and results in the premature disinvestment in agricultural. The recommended mechanisms and guidelines for use in achieving the objectives of the Agricultural Preservation Area include efforts to encourage the enrollment of land in the Farm Land and Open Space Preservation program, and the adoption of utility extension and zoning regulations that minimize the negative impacts that non-farm development have in agricultural areas. Such regulations should allow for the ability of landowners to sell off limited portions of their land for rural residential development purposes. Among the options to consider for use in the regulation of non-farm development in the Agricultural Preservation area are: 1. Zoning provisions which would establish a minimum lot area of 20 acres for all uses, but which allows residential development to occur on parcels of less than 20 acres by special use permits. 2. Sliding scale zoning under which the number of buildable lots allowed is established by a scale which considers the total size of the parcel owned at the time of ordinance adoption. 3. Institution of a one-acre minimum parcel size for non-farm residential uses with a maximum of two acres, and lot width to depth regulations which control the extent to which non-farm parcels can negatively impact upon farm tracts. · The establishment of precise boundaries for a more "restricted" or "exclusive" agricultural zoning district within the Agricultural Preservation Planning Area illustrated on the Future Land Use Map, must ultimately be based a more detailed evaluation of generalized factors of soil, parcel size, existing land use, environmental limitations, and equally important, the type of regulations ultimately selected to control non-farm development. It is therefore anticipated that some of the land within the Agricultural Preservation Planning Area may continue to be regulated by the more traditional agricultural zoning that is presently enforced in the area. ,,. I The "Urban Growth Boundary" described later, serves as the line of demarkation beyond which suburban growth and extension of urban services be strictly limited during the long range planning period. Lands that are within the Agricultural Preservation Planning Area, but which remain "zoned" under the existing more traditional agricultural zoning techniques should generally not be considered for rezoning to a more intensive use in advance of similarly "zoned.. areas within the rural transition planning area described below. Such areas are envisioned to provide additional buffer between fanning activities and intensive development while also ensuring adequate long tenn opponunities for non-fann rural estate types of living. c:MSl1/Dnill4plam 17 �It is recommended that the zoning ordinance be amended early on in the planning period in order to begin the implementation of the objectives of the Agricultural Preservation Area. Rural Transition Area The Rural Transition Planing Area is intended to complement to the Agricultural Preservation Area. It is identified as a means of preserving the integrity of the Agricultural Preservation area where farming activity is viewed as the primary use to be encouraged during the planning period. This planning area, while encompassing some active farms, is designed to serve as a buffer area between the more intensively developed areas of the Township and the Agricultural Preservation Area. The lot sizes and uses designated for inclusion within this district should be permissive to accommodate the demand for rural residences while also recognizing that a farming activity will remain a major use in the area. By designating this area, it is expected that the majority of persons desiring to reside in a rural setting on one to ten acres of land can be accommodated without negatively impacting the Township's most desirable and productive farmland. The characteristics utilized in establishing the general boundaries and extent of the Rural Transition Area includes lack of nearby utilities soils that are generally unsuitable to support intensive development due to severe septic system limitations, large areas of farm land and open space and a mixture of rural residential and farm. The primary objectives of this land use classification are: r r . 1. To provide a buffer between the more exclusive agricultural conservation district and the more intensively developed urban and suburban areas. 2. To preserve woodlands and wetlands which arc useful as water retention and ground water discharge areas and which have important aesthetic and scenic value. 3. To encourage the continued use of valuable farm land while accommodating rural estate types of residential development at a density that will maintain the overall rural environment by not overcapacitating the soil and to accommodate a wide variety of nonfarm uses that require large land areas. 4. To provide a "land bank" for areas of land that could be allowed to dcve1op _ . intensively when the Township dete,;mincs that lllQl'I mi.n,ive-~ ~ appropriate and when ·the necessary public facilities and infiastnlc1me k iD , - • ,- support it For achieving the objective.a of the Rural -~---.. . . ~-A • �Residential Land Use 'J'.he Residential Land Use Plan provides recommendations for the allocation of three major types of residential dwellings and dwelling unit densities. These include single family residential dwellings, multiple family residences (including aparnnents, condominiums and townhouses) and manufactured home parks. As DeWitt Township continues to grow, the greater portion of the developed land will be taken up by residential uses. In itself, this fact is an imponant planning consideration: however, the primary concern must be the realization that the living environment is the real heart of the community and, therefore, a major basis upon which to formulate major land use decisions. · The Residential Land Use Plan is a set of guidelines which, over time, are intended to produce safe, convenient, and pleasant neighborhoods for the mutual benefit of all Township residents. The Plan is based on the following objectives and influence factors. Objectives 1. To offer a broad range of choice among the living areas; 2. To utilize natural features to create attractive residential areas; 3. To allow the development of different housing types to accommodate varying lifestyles. 4. To assure traffic safety and privacy of residential areas through the design of streets that discourage through traffic. 5. To locate residential areas in such relation to other land use types and community facilities as will best contribute to the overall desirability of the community. 6. To stabilize property values by protecting residential areas from the encroachment of incompatible land use types. 7. Assure public health and safety by permitting intensive residential growth in only those areas which can be adequately served by either private or pu~lic utilities and services. 8. Provide a_variety of lot sizes and shapes to meet the varying desires of ,all community. l Influence Factors In every ~ . d1.-. ,n \'lal'ious fl land cu be dcwclQpld. JA~Witt ~••tho �Public Utility Systems. As in many rapidly urbanizing areas, one of the largest limitations to development is the inadequacy or lack of public utility systems. Soils. Soil characteristics are extremely important when considering residential developmenL Soils must be capable of supporting urban structures and in areas where public utilities are not available, they must be conducive to the safe and efficient operation of private septic systems, while at the same time protecting groundwater supplies. Existing Development Pattems. Areas planned for future residential use must take into account the existing patterns of development that include uses that already conflict with residential areas and other planed uses. In DeWitt Township, these primarily include commercial and industrial areas, the Capital City Airport and the_ major highway corridors, both existing and planned. The General Development Plan attempts to build on the existing residential patterns while recommending certain types of residential uses and densities as transitional uses between the most incompatible types. Accessibility: US-27 and 1-69 are the major regional highways serving the Township. These facilities provide good access for commuters and future improvements such as the proposed Logan corridor will further improve accessibility. Residential areas need be located with respect to the existing and future facilities to avoid conflicts while maintaining transponation efficiency. Following are descriptions and recommended components comprising the J:Uiden~ plan. land "-' Single and Two Family Residential Area The Single and Two Family Residential District is comprised of three The Low Density Single Family areas correspond to the ~ I ~1-llllldlfM :11,i: and R-2 and to support developments on lots ranging in size ft:om ~ ID ~ ( I I ) ~ • The majority of land in this designation is found in d.ie west c.ctUra1 ~ ft lhl between 1-69 and the airport. Existing sewer servi• i.rw~WY" likelihood that p11blic water service will 6e k>ng &I that ailowat,te densities be tintit-1. ......... --·•lullsa - - - to suppqn a o.oa,......._ �from higher densities of residential development to low density areas. In many instances the attempt has been made to plan these areas where the full range of utilities is likely to be . developed within the planning period. The High Density Single and Two Family areas are intended to occur on lot sizes of between 8,000 and 10,000 square feet and correspond to the existing R-5 and R-6 zoning classifications. They are intended to serve the market for the most affordable single family homes. They are situated where sanitary sewer facilities are present or impending and are generally nearest the major transportation arteries and commercial services. Multiple Family Residential Areas The majority of Multiple Family Residential areas (MFR) illustrated on the General Development Plan Map are for the most part already reflected by the previous Comprehensive Plan or existing zoning. The Zoning Ordinance presently allows densities ranging from 2 to 36 units per acre. The proposed areas are intended to satisfy the demands for apartment and attached dwelling units. while serving as transitional uses from commercial areas and transportation routes to the lower density residential uses. Several of the proposals along US-27 are recommended as logical alternatives to commercial strip development. It is recommended that all multi-family developments be provided with public water and sewer facilities to ensure public health. • Manufactured Housing Parks The Future Land Use Map recognizes the existing Mobile Home Parks within the Township as well as supports their expansion. The Map also proposes that an area east of US-27, nbnb et Coleman Road be reserved for future manufacture home park development. ,-· Given the ability to expand several of the existing developments, it is felt ~ the existing~ and the proposed additional area contain adequate land area to satisfy long-range demands. wWle attempting to avoid conflicts between these. uses and adjacent low, medi~ and hiib ~ single family residential areas. The Urban Growth Staging Plan outlined in the next ch'l)ter provides m:ommenciatiotf. ~ to the staging of residential developmenl As a general poliey, it is ~ awt•, a.v. remning of any land in suppon of the future land use JDN>S ~ - be specific applications arc made. This will allow ~ ~ co _ . levels of public utilities are a\'ailable to support the d e ~ �COMMERCIAL LAND USE Typically, commercial establishments seek out major streets with high traffic volumes to maximize their visibility and encourage drive-in trade. However, when a major street begins to develop commercially, traffic congestion too often occurs and conflicts result between through traffic and the vehicles entering and exiting driveways. This plan recognizes that the demands for a wide variety of commercial types of development are likely to increase within the planning period as more and more residents move into the area. These demands are most likely to be greatest along the entire length along US-27, where traffic volumes are greatest, and where commercial establishments can take advantage of a more concentrated consumer market. It will be important to direct this type of development in a manner which avoids the generally undesirable effects that additional commercial strip developments bring. To minimize additional strip type development while still taking advantage of the opportunities that good regional access provides to the area, a major focus of planned commercial activity should be nearest the 1-69 interchange. It is within this area that a good deal of development is already beginning to be concentrated. The plan attempts to direct the majority of those types of establishments oriented to a larger area wide or regional market in the area nearest the US-27/1-69 interchange. The secondary focus of commercial activity includes the existing commercial areas on both sides of US-27, south of Boichot. This area would be intended for infill of community oriented types of retail establishments including drugstores and other types of personal services, as well as highway oriented uses, such as motels and vehicle sales. Because the existing commercial area in the State Road /US-27 area is experiencing blight, and there are number conflicts between mixed uses, it is recommended that during the Planning period, the Township conduct special study of this area. Such a study or "Sub-Area Plan" should analyze the extent of potential markets for the area and devise a program for the redevelopment of the area. The major focus of this plan could be to study the feasibility or promoting a more concise village commercial concept that could include the Township's governmental center. ' . t I Other areas of planned business activity are recommended at the I-69 intersections with Airport Road, DeWitt Road, and US-27, US-27 near Round Lake Road, and a small local business center near State Road and Wood Street. Each of the above 1-69 intersection proposals are intended to take advantage of good highway access by encouraging service oriented uses such as professional offices while at the same time promoting small convenience and neighborhood retail areas in close proximity to future residential areas. These areas, if developed under flexible zoning provisions such as Planned Unit Development, could provide ideal transition from the major interchange areas. c:MS#l/Dswiadp/1111 22 89267 �The planned commercial area at Round Lake Road and US-27 is primarily a reflCClion of the emerging commercial strip pattern. This area is expected to additional CC>IDIDeR:ial gt,Qwdl due to its location on the ·primary entrance to the City of DeWitt. sec The local business center at State Road and Wood Street is proposed as a limited, convenience retail area to serve the high concentration of population in this area. The remaining significant commercial area illustrated on the Future Land Use M'I) is associated with the Capital City Airpon. Illustration of the airpon commercial designation is provided in support of similar designations contained in Capitol City Airpon's Master Plan. The area encompasses the airpon terminal and hangar areas as well as lease areas intend to support airport related commerce and industry that desire to be directly associated with airport facilities• . Following arc descriptions of the various categories of commercial land use that appear on the Future Land Use Plan and where applicable their relationships to existing zoning classifications. NC-Neia:hborhod Oriented Commercial: This designation applies to areas intended to support retail and personal service establishments catering to the day to day convenienco •eeds of. residents in the immediately surrounding residential areas. 'l'be areas an, g e ~ intenctcd be developed under zoning provisions outlined under the existing "BL", Business Loea1 Dism contained in the Township Zoning Ordinance. CC- Community Oriented Commercial: This designation is applied tQ ~ anas Township that have both good regional access and easy access to several exisdQ& ilDd/Gi' emerging neighborhoods. The ~ are intended to accommodate a wide 'f8DP of. CUl11Xadad land uses ranging from retail to service establishments th• are pmrtarily ~ ~ u opposed to drive by busYl)CSS. The areas illus1uted 1f1 • ~ provisions of die "BC" Business Community and ..B~C" Bum~• ~ 0..districts. HC • HirJMu Qdent@d ~ areasin'fbjdl~~ motels uses sh w �OP-C - Office Park: The Office Park designation is intended to suppon high quality professional services oriented types of development in areas of good housing access. In addition, small retail service establishments catering to the needs of employees and nearby neighborhoods could be accommodated, as part of mixed use developments established under a coordinated development scheme.. ACOM - Airport Commercial: The Airpon Commercial designation is provided as illustration . of those areas on Capital City Airpon property that are designated on the Airpon Master Plan to suppon land side airpon facilities and private airpon related commercial/industrial development that may occur on propeny leased form the airpon. It should be noted that there arc several propenies along US-27 that arc presently zoned under one or another business category that are not recognized on the Future Land Use Map. It is the intent of this plan to allow their continuance but to avoid expanding the commercial mning category to adjacent propenies during the planning period as a means of controlling unwarranted commercial strip development The objectives of commercial land use plan are to: I L 1. Accommodate limited yet appealing shopping facilities that provide a suffitjcnt amount of goods and services to meet the daily needs of a growing Township population, as well as a growing regional, highway-oriented market. 2. To promote the physical clustering of commercial establishments rather than strip development, thereby providing for joint use of p~king facilities, more convenient shopping, pleasant pedestrian spaces, and minimal extensions of utilities. 3. To discourage the over concentration of similar businesses. 4. To blend the commercial areas with surrounding uses to minimize land use, traffic and environmental conflicts. 5. • 6. To provide adequate parking and to create an inviting shopping environment convenient for all to use. To provide for efficient accessibility to retail uses to minimize traffic conflicts. Unless careful site planning and access controls arc instimted, conflicts between uses can oceur, opportunities for integrated uses lost, and the cap.city of s-=-s can be greaJ17. ~ It is therefore recolDDlCllded that the rezoning of land desilf)'atecl on the Fu l_lfte~:M ~ i a l pmposes be done cautiously to hotp assure tut ~ - ~ •Jis �or haphazardly, with disregard for the lack of utilities or the uses that are in existence or could develop on an adjoining site. Implementatiqn of the commercial land use plan should therefore include the following recommendations: 1. Development of flexible planned· unit development zoning provisions that would allow the review and approval of proposals incorporating integrated mixed uses, joint access and alternate access characteristics. 2. Utilization of zoning standards and the site plan review process which promote desirable objectives and the-careful scrutinization of such site plan features such as; * Wastewater Collection & Storm Drainage: Until public or collective systems for these utilities are provided, it is recommended that major development not be permitted. * Driveway Location and Spacing: Driveways should be located as far from street intersections as possible to avoid left tum conflicts and businesses should be encouraged to use joint driveways whenever possible. Driveways should be spaced to reduce conflicts and provide gaps in traffic for safer ingress and egress. It is recommended that commercial parcels located on arterials have a minimum of 200 feet of street frontage to promote adequate driveway spacing. · * Landscaping: Commercial Development should provide landscaping along the street edge to enhance aesthetics and screen parking areas. Specific landscaping requirements should. be incorporated to ensure adequate and uniform landscape treatment among businesses. * Alternate Access: A secondary means of ingress and/or egress should be provided, if possible. Such alternate access could take the form of access to an intersecting street for corner parcels, access across adjacent parking lots, access to another street to the rear of the property, a frontage road or service drive parallel to a major street or a similar alternative. * Signs: The number, size and location of signs should be controlled and kept to a reasonable n:iinimum to avoid motorists confusion and to insure individual business identities. I . * Pedestrian Access: Where appropriate, sidewalks or paths should be provided to link businesses with each other and residential areas. INDUSTRIAL LAND USE II ' The Industrial Land Use Plan is intended to identify and provide for future industrial areas as a means of diversifying the tax base and promoting local employment opponunities. The Industrial areas must be situated for easy highway access and to minimize potential conflicts with residential uses. Industrial development should also be supported by the provision of adequate sewer and water. · c::MS#UDewiadpllm 2S �After review of numerous alternative sites, the Future Land Use Map recommends the promotion of an industrial Park (IP) area in the south centraf portion of the Township adjacent to the existing light industrial area, as well as an area south of Clark Road at the 1-69/Airport Road interchange. The other areas illustrated on the Future Land Use Map are existing industrial zoning (IL & Ill) districts at Coleman/US-27, Turner Road· north of Sheridan, and State Road at Chandler. The objectives of the Industrial Land Use Plan are as follows: 1. To accommodate limited, development. high quality, environmentally compatible industrial 2. To ·encourage most new industries to locate in well planned industrial park settings thereby maximizing the efficiency of providing for the necessary infrastructure and minimizing environmental and land use conflicts. The following recommendations are intended for use in implementing the industrial land use plan: r· 1. Incrementally expand the availability of industrially zoned properties based on demonstrated needs over the planning period and the availability of appropriate utilities. The zoning of land for industrial park purposes that is not served by public sewer and water utilities should be avoided and industrial development that occurs elsewhere in previously zoned industrial areas without such utilities should be carefully monitored. 2. Improve zoning and site plan review standards relative to industrial uses to ensure building and site design quality and that those industries being proposed without public sewer facilities will not jeopardize environmental qualities. 3. Encourage the creation of industrial subdivisions ~ther than piecemeal development to help ensure the construction and collective use of necessary access roads, drainage improvements and other public facilities. Incorporate Industrial Park District provisions within the Zoning Ordinance to help encourage this objective. 4. Incorporate provisions in the zoning ordinance that would discourage extensive.outdoor storage areas and other unenclosed uses that may detract from the character of the Township, and harm the values of surrounding properties. 5. Encourage the landscaping of industrial sites through site plan review. 6. Discourage the development of "heavy" industries which because of their scale or type of operation could have environmental implications or overburden public services. 7. Incorporate access control mechanisms similar to those discussed in the Commercial Land Use element into zoning provisions relative to the industrial diStrictS. L c:MSfl~ I & pl �Transportation The road system serves as the backbone for growth and development of any community. By providing a means for internal and external circulation, it serves the community by helping shape the intensity of land use. Thus, this costly and highly visible element of the community's infrastructure is one of the most dynamic features of the community's on-going development. Street Classification The street system serving DeWin Township can be classified as follows: These facilities perform little of no land service function but instead is devoted entirely to the task of traffic movement by providing for large volumes of traffic at r~latively high speeds. It is characterized by limited access, multi-lane, divided highways. FREEWAYS AND CONTROLLED ACCESS ARTERIALS - MAJOR ARTERIALS - This class of street serves major movements of traffic within or through the area. Mainly designed to move traffic, the secondary function is to provide land service. US-27 is the major arterial in DeWitt Township. I , I I ! t. This class of street serves primarily l_ocal or shorter distance traffic and provides a limited degree of continuity. Their principal function is providing local land access in connection with major arterials. MINOR RURAL ARTERIALS - COLLECTOR STREETS - These streets serve the internal traffic movement within specific areas and connect those areas with the major and minor arterial system. Generally, they are not continuous for any great length. The collector street is intended to supply abutting property with the same degree of access as a local street, while at the same time serving local traffic movement Traffic control devices may be installed to protect and facilitate movement of traffic; however, these devices would not be as elaborate as those on arterial streets. The sole function of these streets is to provide access to immediately adjacent property. There are a number of these roads in the community, but they carry a small proportion of the vehicle-miles of travel. LocAL STREETS - The primary objective of the Transportation Plan of DeWitt Township is to provide a street network which will encourage the most logical development of the area while providing for the safe and efficient movement of people and goods. I PROBLEMS I; The major problem with the street system is increased traffic volume on arterial and collector streets. Other factors that are increasingly significant include the need for better traffic and access controls to avoid traffic and land use conflicts. c:MS#l/Dewiudp/am 27 89267 �RECOMMENDATIONS The following .transportation related recommendations are intended to address existing problems and to avoid problems in the future: - Within zoning and subdivision regulations institute access controls intended to reduce traffic conflicts along the major and minor arterials thereby preserving their volume and function. - Establish road improvement priorities. Through cooperation with the Clinton County Road Commission, monitor traffic volumes and road conditions as part of a program to establish road improvement priorities. In this way, the Township can objectively allocate its limited resources to those areas already having the greatest need. - Consider the ability of existing roadway conditions to handle projected traffic volumes resulting from new development when reviewing site plans and rezoning requests. - Implement the Land Use Recommendations. This document contains specific land use recommendations which reflect the adequacy of the existing roadway system. Taken collectively, the incremental implementation of the various land use proposals will, over the long term, minimize the need for road improvements. - Consider private road regulations - It is recommended that zoning and subdivision controls officially recognize the hierarchy of the road network by taking into consideration the traffic volume, noise, speed and clear vision requirements of each roadway class. Such requirements should translate in larger minimum lot frontages and building setbacks along major streets than those along local platted streets. · I In addition to the above, several recommendations, the Future Land Use Map takes into consideration major transportation improvements. These include the proposed Logan Corridor running north from the Lansing to the DeWitt Road/1-69 intersection. The proposed US-27. Extension Roads or Clark Road and Proposed Capital City Airport Expansions. i I. Because of increased traffic volumes along US-27, as a result of the development trends in Northwest DeWitt Township, the Logan Corridor has been proposed as a second major North/South arterial street between the City of Lansing and the DeWitt area. It is recommended that the Township monitor the programming of these proposals closely and cooperate with State and County officials in their development as important regional elements of the transportation network. I I I , ( US-27 is a major north-south corridor through the middle of DeWitt Township. This roadway carries a significant amount of traffic and, for many people, it is their only contact with DeWitt Township and therefore serves as a type of identifying area for the Township. c:MS# 1/DewiUdp/am 28 89267 �The problems of strip commercial development have been well documented over the years. A multitude of commercial uses, each with its own driveway or driveways, creates traffic congestion problems, turning movement problems, and increases the likelihood of accidents. Apart from a recommended geographic allocation of land uses in response to existing and preferred development patterns, the Plan recognizes the need for better access control measures along the US-27 corridor and the need to guide and encourage the redevelopment of existing uses in the US-27/State Road area. Also recognized is the eventual construction of the proposed Logan Corridor and US-127 north of Clark Road. This will ultimately affect the level of traffic and land use along existing US-27 and requires that steps be taken to avoid excessive commercialization of the type that will someday see an erosion of its market base when through traffic are rerouted. The following recommendations intended to address these concerns. 1. Access Controls As previously recommended, access control standards should be designed to regulate and coordinate access to undeveloped land along US-27. These standards should address such items as driveway placement, width, and number; acceleration and deceleration lanes; driveway distance from intersections; joint driveways; frontage roads and service drives; and pedestrian movement. In establishing access control standards, the Township must enlist the support of Michigan Department of Transportation officials in reviewing site plans for new developments so that the access control standards developed by the Township can be implemented. 2. The redevelopment of commercial and residential parcels north and south of State Road should be actively controlled through the continued use of Site Plan Review and Special Land Use approval processes. In order to better guide the redevelopment of these parcels, a more detailed study of this corridor should be undertaken to better define and resolve existing problems. This sub-area plan would be a detailed study of land use, traffic movement, access control, landscaping, and pedestrian movement. A sub-area plan would make more specific recommendations for the future redevelopment of this overall area which could serve as a revitalized identifying and economic focal point of the southern portion of the Township. L I l l . II Subarea Plan 3. JJS-127 Bypass As US-127 extended north of Clark Road moves closer to construction, it is recommended that the 1-69/US-27 interchange be redesigned to accommodate a different type of traffic flow. Currently, traffic existing northbound on US-27 from 1-69 does not stop but merges with northbound US-27 traffic. It is recommended that a study be done c:MS# 1/Dewittdp/am 29 89267 �I .. I I ' to determine the need for a traffic signal at this exit ramp. Because traffic is expected to decline in volume once northbound US-127 is extended , a traffic signal at this exit ramp may be more practical and result in safer turning movements for vehicles entering and existing land use to the north. In addition to the above traffic concerns, the expected ultimate decline of through-traffic volumes on US-27 north of 1-69 could have negative impacts on business that may develop in the interim. For this reason, the over zoning of commercial land along US-27 should be avoided. The types of businesses that rely heavily on regional through-traffic should be minimized and destination types of uses encouraged. Conservancy The Future Land Use Map includes a "Conservancy" designation illustrating lands within the Township that are environmentally sensitive due to the existence of wetlands, floodplains and other sensitive drainage features. This designation serves as an overlay category, drawing attention to the areas where extra care is necessary to ensure protection and to avoid their degradation. While the underlying planning designations of the Conservancy areas serve to designate the general type of development planned for in a particular area, those areas overlaid by the Conservancy designation will be subject to additional regulations under State wetland protection laws and floodplain overlay zoning that are likely to affect site design and development intensities. From a Parks and Recreation and Open Space Planning standpoint, the Conservancy designation can also be utilized in establishing the general areas of the township where future public acquisition for Parks and Nature Preserves should be given priority. Institutional r-' i r L-- The Institutional Designation contained on the Future Land Use Map primarily reflects those areas of the Township that are presently put to a Public or Semi Public use. These include the Township Administrative Office, existing parks, the wastewater treatment facility, existing and planned Capital City Airport properties, several of the more isolated cemetery sites and religious institutions, and school sites. This Plan does not attempt to direct the precise location of future institutional uses but recognizes the importance of careful site selection and site design in locating public and quasi public uses to ensure compatibility with adjacent uses. Various zoning district provisions of the Township's Zoning Ordinance contain standards for the review and approval of most institutional uses, prior to their development c:MS# 1/Dewiudp/am 30 89267 �PARKS AND RECREATION While it does not appear that the land needs identified in the preceding chapter are critical at the present time, it is important that planning and decision making for the provision of additional recreational facilities begin at an early stage. This is especially important in terms of land acquisition, where early acquisition can greatly reduce overall costs and better assure the ability to acquire land in the most desirable location. It is therefore recommended that the Township take the following measures in establishing a parks and recreation program, in fulfillment of the above objectives: Update the Township's Parks and Recreation plan to qualify the Township for the receipt of Land and Water Conservation Funds (LWCF) and Michigan Natural Resources Trust Fund (MNRTF) grants from the Michigan Department of Natural Resources. Identify and pursue potential funding sources such _as private foundations and other local, state and federal programs. Work with the Clinton County, the City of DeWitt and other adjacent communities and school districts to ensure a coordinated approach to providing facilities with organized recreational activities. Monitor citizen needs and concerns. I L c:MS# 1/Dewittdp/am 31 89267. �'-. il · , ,,.. .,,. c==J ... , SINGLE FAMILY RESIDENTIAL [:ill LOW DENSITY SINGLE & TWO FAMILY ~ IIEDMI DENSIT'{ SINGLE & TWO FAMILY ~ HIGH DENSITY SINGLE & TWO FAMILY AP ~ MULTIPLE FAMILY RESIDENTIAL ~ MANUFACTURED HOME PARK ~ COMMERCIAL G:) NEIGHBORHOOD ORIENTED G:) COIOlt'mY ORIENTED G':J HIGHl'.\Y ORIENTED ~ o m C E PARK ~ AIRPORT COMMERCL\J. c:::J INDUSTRIAL G:J UGHT INDUSTRIAL ~ HEAVY INDUSTRIAL G::J l!IDUSTRIAL PARK c:::J AGRICULTURAL C![J RURAL TlWfSlTION ~ AGNCt,1.TURAL PRESERVATION ~ CONSERVANCY Ca:] INSTITUTIOlfAL I ==== FUTURE TRAlfSPORTATlON FACllJTY - • • - URBAN I • - ~ BOUNDARY �URBAN GROWTH STAGING The demand for additional developable land and utility services within DeWitt Township will continue. Because of this, a major objective of the "Comprehensive Development Plan" is to direct development into the areas best able to support it and conversely to delineate those areas that are not expected to be suitable for major development within the planning period. To promote the efficient use of existing public services and to avoid unnecessary premature and costly extension of utilities into other areas of the Township, it is also necessary to establish priorities for development within various areas of the Township. By establishing these priorities and carrying out public improvements in an incremental fashion, the timing of major new developments can be influenced and the location of future development can be encouraged within areas already served by one or more major public utilities, adequate streets, and other public services. In consideration of the anticipated practical limits of utility extensions, future highway imp~vements, existing development patterns and trends, anticipated land needs, and the goal to conserve certain natural land elements such as farmland and rural areas, the Urban Growth Staging Plan establishes an "Urban Growth Boundary". This boundary represents the approximate extent to which urban types of services and development should occur withinthe 20-year long-range planning period. Within this area, it is anticipated that sufficient land exists· to meet the projected demands for most types of future development. Within the Urban Growth Boundary, the Urban Growth Staging Plan illustrates three stages of development. The three stages include the following: 1. These areas include areas of existing urban and suburban development and small inclusions of vacant land that are essentially committed to development. Within these areas sanitary sewer services is presently available, and in some cases, public water is also available. · EXISTING/COMMITTED URBAN AREAS. To encourage infill development of areas included in the committed urban areas, requests for the rezoning of land to classifications consistent with the General Development Plan should generally be viewed more favorably than requests in the primary or secondary stage areas. As outlined in the General Development Plan section, some areas of redevelopn:ient aie also recommended. 2. PRThfARY STAGE URBAN- GROWTH AREAS. The primary stage areas are intended to portray the areas of the Township in which the vast majority of new growth and development over the next ten years is recommended to occur. The majority of the areas indicated in this stage are capable of being served by existing sanitary sewer service. Some of the areas such as those along Round Lake Road in Section 4, portions of Sections 6 and 7, northwest of the City of DeWitt, and the area south of Herbison Road in Section 16 are also included because of the high near-term demand for new development in these areas. These areas are capable of being served by sanitary sewer and/or public water system extensions that appear reasonably feasible over the ten-year planning period, assuming that the developers of major properties play a major role in financing such improvements. o:MS#l/Dewiudp/am 33 89267 �I I I/•• H,11111 u C I T Y or DEWITT : It I I' I I i I ' L r. ....----r--1 I I, .LE.GENO ~ EXISTING / COIDll'ITED URSA.~ - - PRl).IARY STAGE L'RBAN ~ SECOXDARY STAGE URBAN . Lfil:J RURAL TRANSmON C:J AGRICt:LTURAL PRESERVATIO:-. ---- URSA.'{ GROWTH BOUNDARY MAP2 URBAN GROWTH STAGING - - DEWITI' CHARTER TOWNSHIP. MICHIGAN d1lll, 1991 ·---v ·- �It is recommended that rezoning of land within the primary stage urban growth areas in support of the General Development Plan be done incrementally, with regard to the availability of needed sanitary sewer and public water services. Rezoning of land to support speculative developments that are not served or capable of being served by minor utility extensions and improvements should be avoided. New residential subdivisions and commercialfmdustrial developments that are not capable of being served by both public water and sewer services at the time of development should be limited in density and intensity to ensure long-range public health and environmental quality. 3. The secondary growth areas are depicted to illustrate those areas within the 20-year urban growth boundary that are not intended to support new development until such time that the majority of nearby primary stage areas are developed. It is recommended that the programming of infrastructure improvements and public services in these areas have a lower priority. than those occurring in the existing or primary stage areas. During the IO-year planning period, the rate at which land classified in the primary stage is developed in variou~ areas of the Township is intended to be used as a major factor in evaluating the programming and timing of capital improvements that are necessary to allow development of second stage. 4. The rural transition planning areas are intended to serve as a .· holding area for future suburban residential development, to fill a demand for large lot semi-rural living and to serve as a buffer between the major developed areas and the area of the township in which agricultural activity is intended to be encouraged far into the future. In addition, certain areas. such as near the airport and near the proposed Logan corridor, are included in the rural transition area as a means of controlling the magnitude of potential conflicts arising from future highway corridor development and airport expansion. SECONDARY STAGE URBAN GROWTH AREAS. RURAL TRANsmoN/AGRICULTURAL PRESERVATION AREAS. Major capital improvements or the zoning of land to classifications that would accommodate suburban or urban densities of development within the rural transition area are not recommended until such time that existing, primary, and secondary stage areas are no longer capable of satisfying projected land needs for the higher intensity types of development. The vast majority of areas located beyond the long-range urban growth boundary are intended primarily for agricultural production and rural estate Iesidential development, and are classified on. ·the Futul'e Land Use Map as "Agricultural Preseivation." Such areas. whether regulated by traditional agricultural zoning standatds or more restrictive agricultural preservation techniques, arc recormncnded to be given the lowest pdariW tar consideration of conversion to intensive developmenL Because of die ovetall low density of development intended for these few urban ~ of ,services • recommended to be piovidcd and land use regulations shQldd • intensive land uses and the fragmenwion of t h o ~ ~ ~ areas, �~ Following is a series of recommendations relating to the implementation of the Growth Staging Plan. IMPLEMENTATION General 1. Develop a Land Subdivision and Utility Extension Ordinance to regulate the creation of subdivisions and the size of lots based on the provision of public water· and sanitary sewer. Such an ordinance should also incorporate provisions regulating private road construction and the areas of the Township in which such roads will be acceptable. 2. Develop a system (i.e., point system) of regulations to allow an objective evaluation of development proposals relative to their effect on Township services. Existing Urban Area (Full Service Areas) 1. Maintain and upgrade the physical condition of existing residential areas through proper enforcement of Township ordinances. 2. Review the need for a housing rehabilitation program to maintain the condition of current housing stock. 3. Maintain and upgrade the existing road, storm drain, and sanitary sewer systems through the Township capital improvement program. Work toward the installation of public water systems throughout existing highly developed areas, through cooperation with the Lansing Board of Light and Power. Primary Stage Urban 1. The extension of public water, sanitary sewer, and storm sewer lines should be paid for by the developer. Oversizing of such lines to service uses beyond the proposed development should be funded by DeWitt Township. If feasible, Cooperate with the City of DeWitt in making logical extension from the City's collection system into areas of the Township north and northeast of the City. 2. The location of utility lines shall be in accordance with the Master Utility Plan of the Township. The development of new local streets should reflect the preferred utility routs. 3. All plats as well as in~ividual commercial and industrial uses shall be served by public water and sanitary sewer in order to achieve the highest planned and zoned densities. 4. The capacity of nearby roads shall be adequate to serve proposed developments. Road improvements financing should be shared by the developers. · 5. A proposed development should not result in excessive expenditure of public funds to provide necessary police, fire, and utility service. c:MS#l/Dewiudp/am 36 89267 �6. Residential developments with a density equal to or greater than the R-3 zoning district must be provided with public sanitary sewer. Public water must be provided if deemed necessary by the County Health Department of the Township Fire Chief. Secondary Stage Urban 1. Policies 1, 2, 4 and 5 for the primary stage urban areas shall apply to the secondary stage urban area. 2. The majority of land in a primary stage urban area must be developed before public water and sewer lines are extended into a secondary stage urban area unless it can be shown that the proposed development will not adversely affect Township services or alter the · overall growth management plan for the area. 3. Only residential developments which have a density of one dwelling unit per acre or less shall be permitted unless public sanitary sewer is provided. Public water shall be provided if the density is greater than one unit per acre and is required by the County Health Department or Township Fire Chief. Rural Transition/Agricultural Preservation 1. Areas designated as Rural Transition should only be considered for higher use when the · majority of nearby or associated lands in the primary and secondary stage areas are developed and the provision of utilities and other necessary public services is feasible. Zoning changes to a higher use should be preceded by amendments to the Comprehensive Development Plan that detail the desired type, extent and timing of urban/suburban growth to occur in such areas. 2. Land areas outside of the Urban Growth Boundary are intended to be regulated by traditional agricultural zoning provisions and/or more restrictive agricultural zoning standards. These agricultural preservation areas shall be given the lowest priority for consideration of conversion to more intensive use, in accordance with the concept of incrementally staged growth. • c:MS# 1/D.ewittdp/am 37 89267 �( I. APPENDICES L I I I ' ' ' �REGIONAL SETTING DeWitt Township is located in southern Clinton County, the Township consists of approximately 33 square miles of land area. The City of DeWitt is incorporated within the Township boundaries and is situated in the extreme northwest corner,. The cities of Lansing and East Lansing form the Township's southern boundary and the Townships of Watertown, Olive and Bath form the west, north and east boundaries, respectively. Three major highways, US-27, US-127 and I-69, run through the Township. These highways give the Township exceptional accessibility within both a regional and state-wide context. Due to its geographical relationship to Lansing and the highway network. DeWitt Township is inherently tied to the future development of the overall Lansing Metropolitan area. Commercial and residential expansion from Lansing has long since entered the Township from the south and suburban development now trends toward the northern sectors and around the City of DeWitt. Proposed roadway improvements such as the Logan Corridor and extensions to US-127, along with the more long standing metropolitan interrelationships of employment, trade and service are expected to further influence future development of the Township and further entrench the Township as part of the expanding urbanized area. PHYSICAL FEATURES Topography and Drainage Variations in the surface relief the Township are generally not pronounced and as a result, the natural drainage network is poorly developed. To improve drainage, a fairly extensive system of improved county drains has been developed over the years. The highest point in the Township is approximately 930 feet above sea level and is found in Section 34 in the extreme southeast. The low point in the Township is at the Looking Glass River as it exits the Township in the northwest, along Airport Road. At this point, the elevation is approximately 785 feet. From east to west, the fall of the Looking Glass River is less than 20 feet in six miles. Throughout the vast majority of the Townships elevations are in the 830 to 870 foot range with local relief seldom varying by more than 30 feet. All of DeWitt Township lies within the broad Grand River drainage ~asin. However, while less than one mile south of the Township only the extreme southern portions of the Township drain southward toward the Grand River. The remainder of the Township is within the watershed of the Looking Glass River which ultimately empties into the Grand River far to the west in Ionia County. c:MS#l/Dewittdp/un A-1 89267 �· As can therefore be expected, the Looking Glass River is the predominant natural drainage feature of the Township. Its 100 year floodplain lies within the 803 and 810 feet elevations from west to east. Its width is generally from 800 to 1,000 feet but is nearly one mile wide at its extreme in Section 3 where the Remy-Chandler Drain from the south and the Rouse Drain from the north converge with the Looking Glass River. Other significant low lying flood prone areas are located along the Gunderman Lake Drain adjacent to US-27 between Northcrest and Clark Road, and along Prairie Creek, south of the City of DeWitt Many of the drains, as well as the Looking Glass River, will flood the low lying areas along their banks in times of heavy rainfall and also during the springtime snow melt. These flood prone lying areas have several implications for planning, such as consideration in the construction of structures, the planning and design for new roads, including bridges, culverts, storm drains, and stormwater retention facilities, and the location of recreational and other open space areas. Efforts should be made to preserve and maintain the floodplains, the woodlands, and pasture lands along the streams in a vegetated state. In so doing, the potential long-term adverse environmental and economic impacts that development of these fragile corridors brings can be minimized. Soils and Environmental Limitations • The soils in DeWitt Township range from well drained sandy loams to very poorly drained soils formed in sandy loams, clay loams, and muck. The majority of the Township is comprised of ·soils that cannot be relied upon to support on-site septic systems for the disposal of wastewater. The location of the soil groupings having the most severe on-site septic system and other developmental limitations is therefore an important consideration in the Township's long range development plans. The Environmental Limitations Map shows the location of soils within the Township which present severe limitations to both building construction and septic fields. The map was prepared based on information provided by the "Soil Survey of Clinton County, Michigan" prepared by the U.S. Department of Agriculture. The map takes into consideration soil percobility, wetness, filter qualities, shrink-swell properties, and slope. Areas within a delineated 100 year flood plain are also shown. Because soils which generally have unsuitable characteristics for buildings or septic fields may still be useful with on-site modifications, the map is not intended as a substitute for on-site investigation or detailed engineering studies. The map does, however, generally define those areas in which intensive development can lead to environmental and health hazards, and therefore helps to define areas of the Township which should not be considcm:l for support of intensive development without the provision of public utilities. The maps usefulness is underscored in areas located outside of existing utility service areas. Generally speaking, the majority of the soils that are riot included in a long ranp utility service an:a should be discouraged from being intensively developed. c:MSII~ A-2 �rJ) z0 ~ E -::s ::3 ~ ~ zl'a:l ::s 0 -z> ~ l'a:l ~,~I I~ Ik 111 ..: I ~~). ! :c- ! I z I I DI t Ill c., -~ 1 en raw • • ~~ i~ ~-- f: ~ raw Q ('I) a.. -a: :s I •I I ' :: I �Surface Waters and Wetlands Aside from the Looking Glass River and its natural and improved tributaries, there are only a few surface water features in the Township. The largest water body is Lake Geneva and it is located within the boundaries of the City of DeWitt. Those in the Township itself are small ponds within wetland areas or the result of sand and gravel extraction operations. There are numerous wetland areas within the Township and most are found in association with the floodplain of the Looking Glass River and the other drainage ways. The conservancy designation on the Future Land Use Map, identifies the general locations of most major wetland areas in the Township. Their locations are based upon maps supplied by the U.S. Department of Interior and the MDNR's M.I.R.I.S Mapping System. Although on-site analyses are needed to verify the precise boundaries of such wetlands, they are areas which are likely to be regulated by the Goemaere-Anderson Wetland Protection Act. Within DeWitt Township, the wetlands are generally comprised of deciduous shrub and grass swamps and lowland forests. Important Farmlands • The Important Farmland Map shows the location of prime and unique agricultural lands within the Township as determined by the U.S. Department of Agriculture. Prime farmlands are · naturally endowed with the soil quality, growing season, and moisture content necessary to sustain high crop yields under average farming practices. "Unique" farmlands are those areas that because of their peculiar properties are highly suitable for the production of certain specialty crops. In DeWitt Township, the muck lands located in the southeast are considered unique because of their ability to suppon truck and sod farming. As illustrated by the map, the majority of local prime agriculture lands are located in the eastern third of the Township. Agricultural products produced in DeWitt Township include com, hay, grain, truck crops, and dairy products. Also illustrated on the Imponant Farmlands Map are properties that are enrolled in the _PA 116 Farmland and Open Space Preservation .Program. Under this program sponsored by the State of Michigan, land owners have agreed to relinquish their non-farm development rights for periods in excess of ten years in exchange for State Income Tax credits and exemptions from certain special assessments. The high participation rates by farmers in the eastern portion of the Township has helped to prevent otherwise expected parcel fragmentation and rural housing development in this area. It is estimated that approximately 3,800 acres of land are presently enrolled in this program. Unless property owners decide to re-enroll their lands in the program after their initial expiration dates, the majority of these parcels can be expected to come out of the program by the year 2000. Should this occur and other measures to preserve farmland are not taken, the eventual fragmentation of many large parcels. into smaller lots to suppon rural residential development can be expected. If allowed to occur, this could result in the loss- of significant areas of prime farmland. c:MS# 1/Dewilldp/am A-4 89267 �.. 11 ,.,-. l1l Q ~ =$- I : III = I 081 I § 0 ! I s I Ii I :i: u ia, -CX) ,. a, :Vl r.:I ~:z: ...... o:i I: is [&I Q I. •1 :z: < C, 1 ii ~ 0. < :::E 'I 11:~ Is=1 �POPULATION CHARACTERISTICS Table 4 illustrates population changes between 1970 and 1990 for DeWitt Township and adjacent communities in Clinton County. The population of DeWitt Township has grown at a fairly slow rate in the last decade. However, it can be observed that growth in the last five years of the decade has been much more rapid than during the first half of the decade when a statewide recession caused considerable out migration. In comparison, Bath and the City of DeWitt grew more rapidly during the 1980's. Overall, DeWitt Township has historically grown at a slightly faster rate than Clinton County and the tri-county region of Clinton, Ingham and Eaton counties as a whole. While 1990 census figures are not yet available 1980 figures reveal that 34% of the population was represented by persons 19 years of age or younger, 25% where between the ages of 20 and 34, and 16 percent of the population was aged 55 and over. The median age in 1980 was 29.4 years. This compares to the county 1pedian age of 27 .6 years and a state wide median age of 28.8. • 1960, 1970 and 1980 census figures reveal that the male force has changed from one made up predominantly of blue-collar workers, to a work force that is much more diversified. This trend is clearly reflected in the proportion of blue-collar workers in the work force. The proportion dropped from 60 percent in 1960, to 34 percent in 1970, to 32 percent in 1980. Correspondingly, the share of professional and technical workers has almost doubled, and those in clerical positions has risen markedly. It should be understood, however, that blue-collar workers are still the most numerous single occupational type in the Township.· has increased significantly over the years. In 1970 the· median income of families and unrelated individual was approximately $11,500. This figure had doubled by 1980, as the median approached $22,335. This rise seems to be related to the changing character of the Township's work force and educational attainment levels.Along with the increase in the numbers of professional and technical wor~ers, the education level of the population is rising significantly. In 1980, 89.5 percent of the residents 25 years of age and over had completed at least 4 years of high school, and 31 percent of this fraction had either received a coUege degree or attended at least 1 to 4 years of college. The median income in the Township has increased significantly over the years. In 1970 the median income of families and unrelated individual was approximately $11,500. This figure had doubled by 1980, as the median approached $22,335. This rise seems to be related to the changing character of the Township's work force and educational attainment levels. c::MS# 1/Dcwilldp/am A-6 89267 �• t ' TABLE 4 HISTORICAL POPULATION CHANGE 1970-1990 DeWitt Township and Surrounding Communities Percent Absolute Chanee Percent Absolute Chanee Community 1970 1980 DeWitt Twp. 9,909 10,038 54.6 % 129 10,393 3.5 % DeWitt City 1,829 3,165 73% % 1,336 3,937 24.4 % 772 Bath Twp. 4,832 5,745 18.9% % 913 6,308 9.8 % 563 Olive Twp. 1,907 2,111 10.7 % 204 2,116 0.2 % 5 Watertown Twp. 3,146 3,602 14.5 % 456 3,720 3.3 % 118 Clinton County 48,492 55,893 15.3 % 7,401 57,529 2.9 % 1,636 378,423 419,750 10.9 % 41,327 430,470 2.6 % 10,720 Tri-County Region Sources: c:MS# I /Dcwittdp/am Chanee 1990 Chanee 355 · 1970 and 1980 U.S. Census Counts. 1990 Preliminary U.S. Census Counts. A-7 89267 �HOUSING CHARACTERISTICS Based on the 1990 preliminary census counts, there are currently 4,186 occupied housing units in DeWitt Township. This is a 16.4 percent increase over 1980 or an increase of 591 units. During 1980-1990, DeWitt Township experienced a decrease in population per dwelling unit Based on the 1990 preliminary census, the average persons per unit is 2.48. This in line with the trend nationwide toward smaller family units. The average persons per unit tor all Clinton County and the State of Michigan are 2.75 and 2.34 respectively. Table 5 gives the number and percentage of dwelling units by type within Dewitt Township based on the 1980 Census and building permit information through 1990. The majority of the units (66 percent) are single-family homes, with the second largest category being mobile homes (33 percent). Multi-family units saw the largest increase between 1980 and 1990, (115.5%). TABLE 5 Housing Units by Type 1980 -1990 Township of Dewitt Number mil 1m l2Bil .122il 2,573 2,760 71.6 65.9 7.3% 94 127 2.6 3.0 35.0% Multi-Family (3 or more units 155 334 4.3 8.0 115.5% Mobile Homes m ~ zu llll 24.4% 3,595 4,186 100% 100% Single-Family Home Duplex Total Percent Percent Chana=e 1980 to 1990 16.4 % Total does not equal 100 due to rounding. Source: 1980 U.S. Census 1990 Preliminary Census and Building Pennit c::MS#l/Dewiudplam A-8 89267 �POPULATION PROJECTIONS The determination of future population growth is important in a planning program, since projections provide a general basis for determining future land needs and needs for future public capital improvements and community services. Population projections are, however, only refined estimates of what the future might hold for it is clearly impossible to accurately forecast the end result of untold individual and public decisions. Population projections must be based upon background information and good judgement These projections are then utilized as a "yardstick" by which planning decisions are made. . TABLE6 znoo 2filJl 1991 Plan -Tri-County Regional 10,393 12,946 17,480 Planning Commission, March, 1989 10,393 10,254 10,277 1977 Plan Update 10393 18,000 NIA Source: • I., I .122ilt 1990 Preliminary U.S. Census The above table contains three comparative estimates of population for the years 2000 and 2010. The 1991 plan estimate consists of an average of three estimates based on arithmetic and geometric projection and co~stant proportional projection of the overall Counties's population. Added to the average of these projections were an additional 4,530 persons expected to reside in the Township if major proposed and rumered residential developments are actually developed over the next 20 years. While not expected to be definitively accurate, these projections were selected as a benchmark on which to plan because they portray a plausible high end growth scenario. In planning for this high end growth, the pitfalls of establishing a. growth management program based on low growth estimates can hopefully be avoided. Ultimately, the major determination of future population growth in DeWitt Township will include the following: - The types and quantity of housing than can reasonably be accommodated in an incremental fashion within the Township. I - 'The image of the Township as a desirable place to live. - Future gasoline prices and their effect on people's willingness to commute to work. - The economic health of the Lansing area and its effect on the rate of suburbanization. r. - The availability and quality of support services required for residential development such as utilities, police and fire protection, surfaced roads, and the quality of schools. - The availability and cost of the land development in DeWitt Township as compared to other municipalities in the Lansing Metropolitan area. c:MS#I/Dewillclplam A-9 89267 �COMMUNITY FACILITIES AND UTILITIES Education The public school is often the most imponant facility in the community. Schools serve the educational function and funher act as a localized center for community and neighborhood social and recreational activity. Presently, DeWitt Township is served by four school districts: DeWitt, Lansing, East Lansing, and Bath schools. DeWitt and Lansing serve the bulk of the school age children. · Several elementary schools are within the boundaries of the Township. Secondary school students either attend classes in the city of DeWitt at the district facilities or travel outside of the Township to attend school. The DeWitt School District experienced a large amount of in-migration in recent years. This is reflected by enrollment increases in schools. This trend has raised the need for future construction of new facilities to meet these higher demands. Administrative and Protection Services The Township Hall houses governmental officials, the fire department, and the police department. This structure is of adequate. size to accommodate the present level of administrative operations, but due to space constraints and changing development patterns, additional fire facilities are needed. The Township's fire protection is presently covered by the DeWitt Township, DeWitt City, and _Bath Charter Township Fire Departments by contractual agreements. A fire facility located more central to the emerging suburbanized area around the City of DeWitt appears desirable. Police protection is rendered by a full-time Township police force. The Michigan State Police and the Clinton County Police also patrol on a regular basis. Wastewater Treatment DeWitt Township along with the City of DeWitt, Watenown and Bath Townships are pan of the Southern Ointon Community Municipal Utility Authority. The treatment plant is located on Herbison Ro~ just west of Schavey Road. It has a maximum capacity of 5 million gallons per day~ and is cmrently operating at one-fifth of its total ~ Treated effluent is deposited directly in the Looking Glass River. At the present time. sanitary sewer lines serve much of the development in the Township south of the Lookin1 Gius lliw:r~ However, several trunkline extensions are needed to "'1VC infill ao areas aonh of the dYet. 'lit following map illustrates the extent of the existing sanitary sower collection De Dt'Whr Township Master Plan for Sanitary Sewers delineates t h e ~ bn_,PR>V._.fl d!ll will be made to accomniodate powth in the northem:po,d o f t l t i ~ syacem. cddStl~ �~ c:, a:: Lt) E Q. ::ii Ul ra:I ~ t; !ti rn --$- < :E 53 CJ Si.,, •CD Cl.o, 53 ... Ul Iii! ~z o::> E-o ... i Q 'i II.• l ii•- �• ~ ,\ Water Supply Municipal water is supplied to a relatively small portion of the Township through the Township by a municipal well and distribution system located south of the City of DeWitt, adjacent to the wastewater treatment capacity. A few residents in the extreme southern portion of the Township are provided with municipal water through the distribution system or the Lansing Board of Water-and Light. A major extension of the water distribution system along Herbison Road, easterly to US-27 is currently underway. This extension is expected to allow seivice to a large number of new residential and commercial customers as well as several areas of existing developments. Because the remainder of the Township presently must rely on private wells, additional extensions of the municipal water system are expected to occur over the course of time but are very much subject to cost feasibility. EXISTING LAND USE PATTERNS. The total land area of DeWitt Township, excluding the City of DeWitt, is approximately 21,720 acres. Of this total area, more than 6,500 acres, -or about 30% of the township area has been developed. The majority of the Township's growth in recent years has been concentrated south and east of the City of DeWitt and along US-27. The existing land use map shows the generalized land uses existing in the Township while the · following descriptions indicate the acreage relationships of developed land. Residential Uses - I l Residential development in the Township remains primarily in the form of single-family units. Tabulated residential uses account for over 2,700 acres. The following table shows the various classifications of residential types occurring within the Township. I. TABLE? Residential Land Use Classifications DeWitt Township - 1991 Classifications l \. Suburban Single Family and Duplex Rural Single Family Multi-Family Mobile Homes 74 55.5 % 31.5 % 2.7 % _2fill 9,6 % TOTAL 2,705 100.0 % 1,500 850 "' c:MS#l/Dewiudp/am A-12 89267 · �~ E = z 0 e:: :::, C.) !!3::ii Pa:c.:i fnt s~ Pa: Col E-- : =$- co Sia, 0.. :2rnc.:i Zz :::, 4( :::E t Q , , ). .g ... ..!I~ I: •CD Cl. a, �\ As illustrated, single family and mobile home dwelling types are the two foremost users of residential acreage within the Township. - Commercial uses Commercial uses are primarily adjacent to U.S. 27. The area near Capital City Airpon also contains significant commercial acreage. It is estimated that there are approximately 450 acres of land area developed for commercial use. The vast majority or roughly 75% are retail in nature and roughly 15 to 20% are services oriented. The balance is devoted to commercial recreation and residential use (hoteVmotel). Industrial Uses Approximately 275 acres is used for various industrial activities. The following table shows classifications of major industrial activities occurring within the Township. TABLES Industrial Land Use Classifications • I ! ! Mm Manufacturing Non-Manufacturing Other (Quarrying and Mining, non-committed) 75 55 145 TOTAL 275 29.0 % 3.2 % 67.8 % 100.0% The following table compares the acreage of land developed to the above major categories of land use to the number_ of acres actually zoned for such use. The acres used in the agricultural category refers to the land actually developed or used ~or nonfarm use such as rural residences and portions of the Capital City Airport. Acres devoted to crop production are included in the Vacant Category. All acres are approximately. ,-• A-14 I_ 89267 �SUMMARY OF CITIZEN ATTITUDE SURVEY ' , �DEWITI CHARTER TOWNSHIP CITIZEN OPINION SURVEY Summary of Findings and Conclusions = • Number of Surveys Mailed • Number of Surveys Returned • . Number of Surveys Tabulated = = Approximately 3~00 1,017 to.date (30.8%) 972 (29.45%) Profile of Respondents 1. 90% of all respondents are residents or home owners, 6% are business owners and 4% own property but do not reside in the Township. 2. Responses by area generally conform to the geographic distribution of the population. 3. Of those responding to the question, over 51 % of the respondents have combined household incomes of over $40,000. 4. Of those responding to the question, over 70% have lived in the Township for 6 years ormore and 57% for more than ten (10) years. 5. The average number of persons contained within the households of those responding is 2.89 persons. General Conclusions • Township residents value the appearance and integrity, or their neighborhoods highly. • Township residents may favor mandatory solid waste collection and recycling. • . The large majority of residents feel that as a Township, farming should be actively promoted. • Township residents generally favor along range policies that would accommodate . most major types of development, including apartments and condominiums, and commercial and industrial developments. • The majority of Township residents feel that additional mobile home parks should be discouraged. c:MS#l/Dewiadplam A-15 89267 �• • • Nearly 50% of Township residents responding to the survey felt that comm~rcial development should be actively promoted in some areas. • Of the c~pital intensive improvements or services contained in Question #10, improving fire protection ranked as the most important. This was followed in order by improving . street conditions, improving police protection, additional public recreation facilities, extension of public water, making public transit affordable and the extension of public sewer. • Of the public services or facilities listed in Question #11, responses indicate a clear lack of public support for additional taxes or fees to finance the following: • • • • • • Bus Service New or Expanded Recreational Facilities Libraries Administrative Services Extension of Sewer Service While responses do not indicate a maJonty in favor, there appears to be some measure of support and/or willingness to consider to increase taxes or fees to finance - the followi~g: • • • • Police Protection Fire Protection Road Paving and Maintenance Mandatory Refuse Collection and Recycling I l. I I l I f L I l I· re : -: c:MS# 1/Dewittdpfam A-16 89267 � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Wyckoff Planning and Zoning Collection Creator An entity primarily responsible for making the resource Planning & Zoning Center (Lansing, Mich.) (Organization) Wyckoff, Mark A. Description An account of the resource Municipal master plans and zoning ordinances from across the state of Michigan, spanning from the 1960s to the early 2020s. The bulk of the collection was compiled by urban planner Mark Wyckoff over the course of his career as the founder and principal planner of the Planning and Zoning Center in Lansing, Michigan. Some additions have been made to the collection by municipalities since it was transferred to Grand Valley State University. Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1960/2023 Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Subject The topic of the resource Michigan Comprehensive plan publications Master plan reports Zoning--Michigan Zoning--Maps Maps Land use--planning Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Identifier An unambiguous reference to the resource within a given context RHC-240 Format The file format, physical medium, or dimensions of the resource application/pdf Type The nature or genre of the resource Text Language A language of the resource eng Text A resource consisting primarily of words for reading. Examples include books, letters, dissertations, poems, newspapers, articles, archives of mailing lists. Note that facsimiles or images of texts are still of the genre Text. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context Dewitt-Charter-Twp_Comprehensive-Development-Plan_1991 Creator An entity primarily responsible for making the resource DeWitt Charter Township Planning Commission DeWitt Charter Township Board, DeWitt Charter Township, Clinton County, Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1991 Title A name given to the resource DeWitt Charter Township Comprehensive Development Plan Description An account of the resource The DeWitt Charter Township Comprehensive Development Plan was developed by the DeWitt Charter Township Board and Planning Commission with assistance from WW Engineering & Science, Inc. in 1991. Subject The topic of the resource Comprehensive plan publications DeWitt Charter Township (Mich.) Clinton County (Mich.) Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Type The nature or genre of the resource Text Format The file format, physical medium, or dimensions of the resource application/pdf Language A language of the resource eng Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/bdd86d3e8fa2288f0491f6d95c3b7f23.pdf b45e25fa46c4fd854d314ee0d7c7b9ed PDF Text Text Official Zoning Ordinance -:JU -.. ~~ CITY OF DETROIT uoo'ds Buildings and Safety Engineering Department 1980 i) �ZONING ORDINANCE PAMPHLET SUPPLEMENT NO. 11 May, 1990 OFFICIAL ZONING ORDINANCE City of DETROIT, MICHIGAN Looseleaf Supplement This Supplement contains all ordinances deemed advisable to be included at this time through: Ordinance No. 16-89, adopted September 20, 1989. See Comparative Table-Historic Landmark and District Provisions, page 506. Also included is: Ordinance No. 21-89, adopted November 8, 1989. See Comparative Table-Zoning Ordinances, page 533. Remove old pages iii v, vi xix 5-8 11, 12 19-24.6 68.1-68.3 73-74.1 81-84.1 87-112 119, 120 125,126 159-162.3 177-180 185,186 207,208 211, 212 245,246 500.3, 500.4 501,502 Insert new pages iii v, vi XlX 4.1-7 11, 12 19-24.6 68.1-68.3 73, 74 81-84.1 87-112.1 119, 120 125,126 159-162.3 177-180 185,186 207,208 211, 212 245,246 531,532 501-504.2 505,506 531-533 Index pages 551,552 555,556 Index pages 551-552.1 555,556 FROM THE UBRA~Y OF oning Center, \nc. Plann ng & Z ' �INSTRUCTION SHEET-Cont'd. Insert this instruction sheet in front of volume. File removed pages for reference. MUNICIPAL CODE CORPORATION Post Office Box 2235 1700 Capital Circle, S.W. Tallahassee, FL 32316 (904) 576-3171 1-800-262-CODE(National) 1-800-342-C ODE(Florida) �I EDITOR'S NOTE Ordinance 390-G, commonly called the ZONING ORDINANCE, became effective December 22, 1968. Information concerning district classification or regulations pertaining to any specific property can be obtained from the Building & Safety Engineering Department, the City Planning Commission or the Community and Economic Development Department. I I COLEMAN A. YOUNG, Mayor CITY COUNCIL MARYANN MAHAFFEY, President GIL HILL, President Pro Tern I Keith Butler Nicholas Hood Clyde Cleveland Jack Kelly I Barbara-Rose Collins Mel Ravitz David Eberhard JAMES H. BRADLEY, City Clerk CITY PLANNING COMMISSION Dr. Donald A. Scavella Chairperson John Slater Vice Chairperson Aubrey Agee Mary E. Robinson Dr. Creigs Beverly Arthur Simons Patricia Hill Burnett Rosa C. Sims Keith Johnson Marsha S. Bruhn, Director Supp. No. 11 iii �1. I I II City of Detroit BOARD OF ZONING APPEALS 17th FLOOR WATER BOARD BUILDING DETROIT, MICHIGAN 48226 LAURA E. MOSELEY, Executive Secretary EXECUTIVE PERSONNEL BUILDINGS AND SAFETY ENGINEERING DEPARTMENT CREIGHTON C. LEDERER ................... . .................. Director DOUGLAS WHITE ....................................... Deputy Director ALBERT H. THOMAS .................................. Assistant Director Supp. No. 11 V �ZONING ORDINANCE OF DETROIT, MICHIGAN CITY CODE REVISION COMMITTEE Thomas R. Killian, Chairman Amelie Allen Michael W. Kerwin Michael E. Turner Copies may be secured at Cashier's Window Buildings & Safety Engineering Department 4th Floor City-County Building CAUTION The granting of an appeal by the Zoning Board of Appeal pertains only to Zoning regulations. The grant does not abrogate or release the grantee from complying with all laws relating to safety, stability, health, etc., as required by the Building, Housing, Electrical, Plumbing and other Municipal Codes. Supp. No. 11 vi �I TABLE OF CONTENTS-Cont'd. Page Sec. 25-2-96 State Savings Bank Building Historic District ................................. . 453 Sec. 25-2-97 Atkinson A venue Historic District ..... . 455 Sec. 25-2-98 Croul-Palms House Historic District ... . 459 Sec. 25-2-99 Frank H. Beard School Historic District. 461 Sec. 25-2-100 Peterboro-Charlotte Historic District ... 464 Sec. 25-2-101 Chalfonte Apartments Historic District. 467 Sec. 25-2-102 East Frederick Avenue Historic District 469 Sec. 25-2-103 Corktown Historic District ........... . 472 Sec . 25-2-104 West Canfield Historic District . . . . . .. Sec. 25-2-105, 25-2-106 Reserved Sec. 25-2-107 Chene House Historic District .. Sec. 25-2-108 Globe Tobacco Building Historic District Sec. 25-2-109 Lee Burt House Historic District ..... . 485 Sec. 25-2-110 Reserved .. . . . . . .. .... . .. .. . .. ... . 488 Sec. 25-2-111 St. Charles Borromeo R. .. Parish Historic District ... . .. . .. . ... .... .. . . . . 488 Sec. 25-2-112 Reserved ... ....... " .......... . . .. 492 Sec. 25-2-113 Cass Avenue Methodist Episcopal Church Historic District .. .. . . ... . . . ... . ... . 492 Sec. 25-2-114 D. M. Ferry and Co. Superintendent's House Historic District . . .. . . . . .... . . 495 497 Sec. 25-2-115 Madison-Harmonie Historic District .. Sec. 25-2-116 St. John C.M.E. Church Historic District 500.1 Sec. 25-2-117 Oakman Boulevard Historic District ... 502 I I I I I Comparative Table-Historic Landmark and District Provisions . . . . . 505 Comparative Table-Michigan Public Acts . . . . . . . . . . . . . . . . . . . . . . . 507 Comparative Table-Zoning Ordinances... . .. . ............ . . . . . . 517 . Zoning Index . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 54 7 Supp. No. 11 xix �I DETROIT ZONING ORDINANCE runway and then sloping upward at a slope ratio of 1 to 40 to an altitude of 150 feet above the established airport elevation. The non-instrument approach area surface is 500 feet wide for the first 500 feet and then expands uniformly to a width of 2,600 feet at a distance of 6,500 feet from the end of the runway. § 32.0000 32.0012A Antenna. The term "antenna," as used herein, means any system of wires, poles, rods, reflecting discs, or similar devices, together with any supporting structure, used for the reception and/or transmission of electro-magnetic waves. (Ord. No. 2-88, § 1, 2-3-88) Transitional surfaces. Transitional surfaces exist adjacent to each runway as indicated on the Flight Obstruction Area Map located at the back of this Ordinance. These surfaces begin at the centerline of the runways and extend outward, at the elevation of the runway, for 500 feet in the case of instrument runways, and for 250 feet in the case of non-instrument runways, and then slope upward and outward one foot vertically for each seven feet horizontally to the point where they intersect horizontal surface "A". Further, transitional surfaces exist adjacent to all approach surfaces and extend the entire length of the approach surfaces, beginning at the edges and extending upward and outward at the same one to seven slope ratio to the point where they intersect horizontal surface "A". 32.0013 Arcades. A place, premises or establishment or room set aside in a retail or commercial establishment in which are located three (3) or more coin-operP.ted amusement devices, defined herein as a machine or device operated by means of the insertion of a coin, token or similar object, for the purpose of amusement or skill and for the playing of which a fee is charged. The term does not include vending machines in which are not incorporated gaming or amusement features, nor coin-operated mechanical music devices; nor mechanical motion picture devices. The definition shall not apply to coin-operated amusement devices owned or leased to establishments that are properly licensed for sale of beer or intoxicating liquor for consumption on the premises. Imaginary surfaces, heliport: (Ord. No. 487-H, § 1, 2-19-82; Ord. No. 571-H, § 1, 11-23-83) Conical surface. A surface sloping upward and outward to an altitude of 150 feet above the established heliport elevation at a slope ratio of one to eight beginning at the heliport elevation on the perimeter of a circle of 200 feet radius centered on each helipad. 32.0014 Aviation commission. "Aviation Commission" shall mean the Aviation Commission of the City of Detroit. 32.0016 Block. Slope ratio. A numerical expression of a stated relationship of height to horizontal distance. A tract of land bounded by streets or by a combination of streets, public parks, cemeteries, railroad rights-of-way, harbor lines, centerlines of waterways, or corporate boundary lines of the City of Detroit. 32.0010 Alley. A thoroughfare or way, not more than thirty (30) feet wide, which affords only a secondary means of access to abutting property and which is not intended for general traffic circulation. 32.0018 Board. The word "Board" shall mean the Board of Zoning Appeals of the City of Detroit. 32.0012 Alteration. Any construction which changes a structure or building. Supp. No.11 4.1 �§ 32.0000 DETROIT, MICHIGAN tution or the addition thereto of a use of a different kind or class. 32.0020 Building. Any structure, either temporary or permanent, having a roof and enclosing walls on all sides and used or built for the shelter or enclosure of persons, animals, or property of any kind. This shall include tents or vehicles situated on private property and used for purposes of a building. 32. 0025 Child care center. "Child care center" or "day care center" means a facility licensed by the state department of social services, other than a private residence or home, receiving one (1) or more preschool or school age children for care for periods of less than twenty-four (24) hours a day, and where the parents or guardians are not immediately available to the child. Child care center or day care center includes a facility which provides care for not less than two (2) consecutive weeks, regardless of the number of hours of care per day. The facility is generally described as a child care center, day care center, day nursery, nursery school, parent cooperative preschool, play group, or drop-in center. Child care center or day care center does not include any of the following: 32. 0022 Building, height of The vertical distance from the established grade at the center of the front of the building to the highest point of the roof surface if a flat roof, to the deck line for mansard roofs, and to the mean height level between eaves and ridge for gabled, hip, and gambrel roofs. 32.0023 Cabaret. Group D Cabaret. A Group D cabaret is an establishment where materials are presented or entertainment is provided which is distinguished or characterized by an emphasis on or related to "specified sexual activities" or "specified anatomical areas" (as defined below) for observation by patrons therein. (a) A Sunday School, a Vacation Bible School, or a Religious Instructional Class that is conducted by a religious organization where children are in attendance for not longer than three (3) hours per day for an indefinite period, or not longer than eight (8) hours per day for a period not to exceed four (4) weeks during a twelve (12) month period; For the purpose of this section, "specified sexual activities" is defined as: 1. Human genitals in a state of sexual stimulation or arousal; 2. Acts or simulated acts of human masturbation, sexual intercourse or sodomy; 3. Fondling or other erotic touching of human genitals, pubic region, buttock or breast. (b) And "specified anatomical areas" is defined as: 1. 2. A facility operated by a religious organization where children are cared for not longer than three (3) hours while persons responsible for the children are attending religious services; (c) Family day care home, group day care home, foster family home, foster family group home. Less than completely and opaquely covered; (a) human genitals, pubic region (b) buttock, and (c) breast below a point immediately above the top of the areola; and (Ord. No. 6-89, § 1, 4-12-89) 32. 0025A Child caring institution. Human genitals in a discernibly stimulated or turgid state, even if completely and opaquely covered. "Child caring institution: means a child care facility licensed by the state department of social services, other than a juvenile correctional facility, which is organized for the purpose of receiving minor children for care, maintenance, and supervision, usually on a twenty-four (24) hour basis, in buildings maintained by the institution for that purpose, and operates throughout the year. (Ord. No . 742-G, § 1, 10-24-72; Ord. No. 514-H, § 1, 9-22-82) 32. 0024 Change of occupancy. The term "change of occupancy" shall mean a discontinuance of an existing use and the substi- I Supp. No. 11 4.2 I �DETROIT ZONING ORDINANCE § 32.0000 An educational program may be provided, but the educational program shall not be the primary purpose of the facility. Child caring institution includes a maternity home for the care of unmarried mothers who are minors and an agency group home, which is described as a small child caring institution owned, leased, or rented by a licensed agency providing care for more than four (4) but less than thirteen (13) minor children. Child caring institution also includes institutions for mentally retarded or emotionally disturbed minor children. Child caring institution does not include a hospital, nursing home, home for the aged, boarding school, adult foster care family home, adult foster care small group home, family day care home, group day care home, foster family home, or foster family group home. tive component to the radiating dish, usually in a circular shape with a parabolic curve design constructed of a solid or open mesh surface. (Ord. No. 6-89, § 1, 4-12-89) (Ord. No. 350-H, § 1, 10-10-79) 32. 0026 Repealed. 32.0034 Dwelling. (Ord. No. 916-G, § 1, 6-25-74; Ord. No. 571-H, § 1, 11-23-83) Any building, or part thereof, designed for or occupied, in whole or in part, as the home, residence, or sleeping place of one or more persons, either continuously, permanently, temporarily, or transiently. (Ord. No. 2-88, § 1, 2-3-88) 32.0033 Driveway. A driveway shall include only that port:·on of the zoning lot which has been so designated, designed and improved as to afford a suitable means and a direct route for vehicular access to the rear yard or private parking garage, and shall not include other portions of the zoning lot, whether improved or not improved, which are not within the most direct line or route leading from the access street to the rear yard or private parking garage. 32. 0028 Committee. The word "Committee" shall mean the Industrial Review Committee of the City of Detroit. Dwelling, multiple-family. A residence designed for or occupied by three or more families, with separate housekeeping and cooking facilities for each. 32. 0029 City council. Effective July 1, 197 4, in all provisions of the Ordinance relating to appeal of the decision of the Community and Economic Development Department regarding permitted with approval uses, and regulated uses, the term "City Council" or "Council" shall be interpreted to mean Board of Zoning Appeals. (Ord. No. 916-G, § Dwelling, single-family detached A detached residence designed for or occupied by one family only. Dwelling, two-family. A residence designed for or occupied by two families only, with separate housekeeping and cooking facilities for each. 1, 6-25-74) Dwelling unit. A building or portion thereof designed for or occupied by a single family and complete with housekeeping and cooking facilities for said family. Editor's note-Upon the passage of Ord. No. 541-H, many of the references to "Community and Economic Development Department" were changed to "Buildings and Safety Engineering Department." Efficiency unit. A dwelling unit containing not more than one room or enclosed floor space arranged for living, eating, and sleeping purposes not including bathrooms, water closets, compartments, laundry rooms, pantries, foyers, hallways, and other accessory floor spaces. 32.0030 Council. The word "Council" shall mean the City Council of the City of Detroit. 32. 0032 Dish antenna. An antenna consisting of a radiation element which transmits or receives signals generated as electrical light, or sound energy supported by a structure which may or may not provide a reflec- Loft. A dwelling unit in a building originally constructed for other than primarily residential use containing one or more room(s) or enclosed Supp. No. 11 5 �§ 32.0000 DETROIT, MICHIGAN the premises. It may also include not more than four (4) foster children provided that the home is licensed as a foster home by the State of Michigan. floor space(s) arranged for living, eating, sleeping and/or home occupations (subject to the conditions specified in Section 83.0105); such units shall include bathroom and kitchen facilities as required by applicable codes. (b) Two persons, inter-related by bonds of consanguinity, marriage, legal adoption, or guardianship, and one person not so inter-related, occupying the whole or part of a dwelling as a separate housekeeping unit with a common and a single set of culinary facilities. Town house. One of three or more attached single-family dwelling units extending from the basement to the roof and having no side yards except end units which have one side yard. (Ord. No. 26-85, § 1, 7-17-85) 32. 0036 Efficiency unit. A dwelling unit containing not more than one room or enclosed floor space arranged for living, eating, and sleeping purposes not including bathrooms, water closets, compartments, laundry rooms, pantries, foyers, hallways, and other accessory floor spaces. The word ((erected" includes built, constructed, reconstructed, altered, moved upon, or any physical operation on the premises required for the building or structure. Excavations, fill, drainage, paving, and the like, shall be considered a part of erection. (c) Two persons not inter-related by bonds of consanguinity, marriage, legal adoption, or guardianship, provided that such group lives together and occupies a dwelling as a single housekeeping unit with a single set of culinary facilities, and provided that both members of such group have full access to all portions of the dwelling. A dwelling occupied under the provisions of this subsection shall not }?e operated as a rooming house or an adult foster care home. (Ord. No. 407-G, § 1, 2-18-69; Ord. No. 251-H, § 1, 5-24-78) 32.0040 Established grade. 32. 0042A Family day care home. For purposes of regulating and determining the height or bulk of a building or structure, the term "established grade" shall mean the elevation of the sidewalk grade as fixed by the city. In those cases where no sidewalk exists or when the natural level of the ground is higher or lower than the grade established by the city engineer, the average natural level of the ground shall be taken as the established grade. A family day care home means a private home certified by and registered with the state depart: ment of social services, in which one (1) but less than seven (7) minor children are received for care and supervision for periods of less than twentyfour (24) hours a day, unattended by a parent or legal guardian, except children related to an adult n:ember o~the family by blood, marriage, or adoption. Family day care home includes a home that gives care to an unrelated minor child for more than four (4) weeks during a calendar year. For the purpose of this definition, private home means ? private residence in which the licensee or registrant permanently resides as a member of the household, which residency shall not be contingent upon caring for children. (Ord. No. 6-89, § 1, 4-12-89) 32. 0038 Erected. 32.0042 Family: (a) One person, or a group of two or more persons living together, and inter-related by bonds of consanguinity, marriage, legal adoption, or guardianship, and occupying the whole or part of a dwelling as a separate housekeeping unit with a common and a single set of culinary facilities. The persons thus constituting a family may also include domestic servants employed solely on 32.0043A Flood hazard area definitions . The following definitions relate to the flood hazard area provisions, Sections 49.0009 and 63.1900 [a nd ] shall be used where appropriate therein. Supp. No.11 6 J I ' �DETROIT ZONING ORDINANCE Area of shallow flooding means a designated AO area on the flood insurance rate map (FIRM) with base flood depths from one to three (3) feet where a clearly defined channel does not exist, where the path of flooding is unpredictable and indeterminate, and where velocity flow may be evident. damage to property, threat to life, personal injury, or damage to land or water resources. AJubile Jrnmr means a structure, transportable in one or more sPctions, which L built on a permanent chassis and designed to be used with or without a permanent foundation when connected to the re quired utilities. It does not include recreational ve hicles or travel trailers. Area of special flood hazard is the land in the floodplain within the city subject to a one per cent or greater chance of flooding in any given year. (Same as flood hazard area.) New construction means structures for which the ''start of construction" commenced on or after the effective date of this amendment [July 6, 1981). Base flood means the flood having a one per cent chance of being equalled or exceeded in any given year. Structure means a walled and roofed building that is principally aboveground, including gas or liquid storage facilities, as well as mobile homes. Development means any man-made change to improved or unimproved real estate, new construction, substantial improvement, alteration, or repair, including but not limited to buildings or other structures, mining, dredging, filling, grading, paving, excavation or drilling operations. Substantial improvement means any repair, re construction or improvement of a structure, the cost of which equals or exceeds fifty (50) per cent of the market value of the structure either: ( 1) before the improvement or repair is started: or ( 2) if the structure has been damaged and is being restored, before the damage occurred. For the purposes of this definition "substantial improvement" is con sidered to occur when the first alteration of any wall, ceiling, floor, or other structural part of the building commences, whether or not that alteration affects the external dimensions of the structure. The term does not, however, include either: (1) any project for improvement of a structure to comply with existing state or local health, sanitary or safety code specifications which are solely necessary to assure safe living conditions; or (2) any alteration of a national, state or City of Detroit recognized historic structure. (Ord. No. 449-H, § 1, 7-1-81) Flood or flooding means a general and temporary condition of partial or complete inundation of normally dry land areas from: A. The overflow of inland or tidal waters. B. The unusual and rapid accumulation or runoff of surface waters from any source. § 32.0000 Flood hazard area means land which on the basis of available floodplain information is subject to a one per cent or greater chance of flooding in any given year. (Same as area of special flood hazard.) Flood insurance rate map (FIRM) means an official map of a community, on which the Federal Emergency Management Agency has delineated both the areas of special flood hazards and the risk premium zones applicable to the community. Flood insurance study is the official report provided by the Federal Emergency Management Agency. The report contains flood profiles, flood boundaries, flood insurance rate zones, and the water surface elevation of the base flood. Floodu)ay means the channel of a river or other watercourse and the adjacent land areas which must be reserved in order to discharge the base flood. Harmful increase means an unnaturally high stage on a river, stream or lake which causes or may cause Supp. No.11 7 �DETROIT ZONING ORDINANCE frozen desserts, or beverages by a restaurant employee at the same table or counter at which said items are consumed. § 32.0000 being prohibited and such prohibition is strictly enforced by the restauranteur. D) Drive-in restaurant. A drive-in restau rant is any establishment whose principal business is the sale of foods, frozen desserts, or beverages to the customer in a ready-toconsume state, and whose design, med od of operation, or any portion of whose business includes one or both of the following characteristics: 2. A cafeteria-type operation where foods, frozen desserts, or beverages generally are consumed within the restaurant building. B) Carry-out restaurant. A carry-out restaurant is any establishment whose principal business is the sale of foods, frozen desserts, or beverages to the customer in a ready-toconsume state, and whose design or method of operation includes both of the following characteristics: 1. Foods, frozen desserts, or beverages are served directly to the customer in a motor vehicle either by a car-hop or by other means which eliminates the need for the customer to exit the motor vehicle. 1. Foods, frozen desserts, or beverages are usually served in edible containers, or in paper, plastic, or other disposable containers. 2. The consumption of foods, frozen desserts, or beverages within a motor vehicle parked upon the premises, or at other facilities on the premises outside the restaurant building, is allowed, encouraged, or permitted. 2. The consumption of foods, frozen desserts, or beverages within the restaurant building, within a motor vehicle parked upon the premises, or at other facilities on the premises outside the restaurant building, is posted as being prohibited and such prohibition is strictly enforced by the restauranteur. (Ord. No. 807-G, § 1, 3-6-73) 32.0080 Rooming house. Any building or part thereof, containing rooming or dwelling units, but with fewer than eleven (11) rooming units, where sleeping accommodations are provided for hire, and where meals may or may not be furnished. C) Fast-food restaurant. A fast-food restaurant is any establishment whose principal business is the sale of foods, frozen desserts, or beverages to the customer in a ready-toconsume state for consumption either within the restaurant building or for carry-out with consumption off the premises, and whose design or principal method of operation includes both of the following characteristics: 32.0082 Rooming unit. A room rented as sleeping and living quarters but without cooking facilities and with or without an individual bathroom. In a suite of rooms without cooking facilities, each room which provides sleeping accommodations shall be counted as one rooming unit for purposes of this Ordinance. 1. Foods, frozen desserts, or beverages are usually served in edible containers, or in paper, plastic, or other disposable containers. 32. 0083 Satellite television antenna. 2. The consumption of foods, frozen desserts, or beverages within a motor vehicle parked upon the premises, or at other facilities on the premises outside the restaurant building, is posted as A device incorporating a reflective surface that is solid, open mesh, or bar configured and is in the shape of a shallow dish, cone, horn, or cornucopia. Such device shall be used to transmit and/or re- Supp. No. 11 11 �§ 32.0000 DETROIT, MICHIGAN sign including frames surrounding display areas. ceive radio or electromagnetic waves between terrestrially and/or orbitally based uses. This definition is meant to include but not be limited to what are commonly referred to as satellite earth stations, TVROs, and satellite microwave antennas. Sign, business. A sign, at least 50 percent of whose area is devoted to directing attention to the principal business or profession conducted, or to the princip~l type of commodity, service, or entertainment sold or offered on the premises on which the sign is located or to which it is affixed. (Ord. No. 2-88, § 1, 2-3-88) 32.0084 Secondhand store. Any building, structure, premises, or part thereof used solely or partially for the sale of secondhand clothing, furniture, books, or household goods, or used solely or primarily for the sale of secondhand household appliances. Sign, directional. A sign directing and guiding traffic or parking but bearing no advertising matter. Sign, double-face. A sign, both sides of which are visible and used as signs. A "V" type sign shall be considered a double-face sign provided the least angle of intersection does not exceed ninety (90) degrees. 32.0086 Shoeshine parlor. A building or part thereof used solely or primarily for shoe polishing or dying, or if incidental to some other use, where facilities are provided for serving more than two customers simultaneously. Sign, flashing. Any illuminated sign on which the artificial light is not maintained stationary or constant in intensity or color at all times when in use. 32.0088 Sign. Sign, identification. A sign identifying the name of the individual, profession, occupation, organization, hotel, or motel occupying the premises, or the name or street number of the building. Information directly related to principal or accessory uses of the property may also be included provided not more than thirty-five percent of the area of the sign is devoted to said information. A sign is a name, identification, description, display, or illustration which is affixed or applied to or represented directly or indirectly upon a building, structure, or zoning-lot, and which directs attention to an object, product, place, activity, person, institution, organization, or business. However, a "sign" shall not include any display of official court or public agency notices, nor shall it include the flag, emblem, or insignia of a nation, political unit, school, or religious group. Sign, illuminated. Any sign designed to give forth any artificial light, or designed to reflect such light deriving from any source which is intended to cause such light or reflection. Sign, advertising. A sign which directs attention to a business, commodity, service, or entertainment, conducted, sold, or offered elsewhere than on the premises on which the sign is located or to which it is affixed, or only incidentally sold or offered on the premises. Sign, projecting. A sign constructed or erected so as to be attached at one end to a building, pole, or other structure and projecting out therefrom. Sign, real estate. A sign advertising that the premises on which it is located is for sale, lease, or rent. Sign, area of. The area of a sign shall be computed as the entire area circumscribed by a parallelogram, triangle, circle, or semi-circle, or any combination of these figures, which includes all of the display area of the Signs; roof, ground, or wall. Signs which are affixed to or comprise a part of the roof, ground, or wall. Supp. No.11 12 I �DETROIT ZONING ORDINANCE § 42.0000 dinance. The rules shall provide that the circulator of the petition requesting the consent shall subscribe to an affidavit attesting to the fact that he personally witnessed the signatures on the petition and that the same are affixed to the petition by the person whose name appears thereon. the site plan, which must conform to the aesthetic needs of the area and allow access to the station only from the major thoroughfares, and the views of residents in the surrounding area. A public hearing shall be held prior to the Community and Economic Development Department's taking any action to approve the location of a station. A written report of the Department's decision shall be filed with the City Council, and a copy sent within ten (10) days to all persons who request it at the public hearing, which shall become final forty-five (45) days after the filing thereof, unless within that time a protest against such decision is filed with the Council, signed by the applicant, an owner of property within three hundred (300) feet of the premises in question, or a recognized community organization serving the affected area. Said written protest shall not be valid unless accompanied by a supporting petition containing the signatures of at least fifty-one (51) percent of the persons owning residential property within three hundred (300) feet of the property lines of the property to be used for a motor vehicle filling and service station or any establishment selling gasoline or other fuel for motor vehicles. In such event, the Council shall, by resolution, approve or disapprove such use. (Ord. No. 726-G, § 1, 9-5-72) 42. 0700 Abandoned, vacated, or converted drivein restaurants, fast-food restaurants, or carry-out restaurants. I. During the period when a drive-in restaurant, fast-food restaurant, or carry-out restaurant is vacated, closed, or otherwise not opened for business for more than thirty (30) consecutive days, the owner, franchise holder, or lessee shall be subject to complying with the following regulations: A) Vehicular parking and storage shall be prohibited at all times anywhere on the premises and the owner, franchise holder, or lessee shall post a sign or signs on the premises, giving notice that all parked or stored vehicles are subject to ticketing and removal by the city at vehicle owner's expense. In addition, the owner, franchise holder, or lessee, whoever is in possession, is subject to ticketing if unlawfully parked or stored vehicles are permitted on the premises by consent of owner, franchise holder, or lessee. The city shall have the right of entry to subject property for the purpose of accomplishing said ticketing and removal. II. A motor vehicle filling and service station may be located at other than the intersection of two or more major thoroughfares or thoroughfares and freeways upon a showing to the Department that it would be impossible or impractical to locate at such a site and the requirements established by Paragraph I for Department approval are met, provided that if the station is to be located within four hundred (400) feet of any residentially zoned property, the person, firm, or corporation desiring such modification shall secure in writing the consent of fifty-one (51 %) percent of the persons owning residential property within three hundred (300) feet of the property lines of the property to be used for a motor vehicle filling and service station. B) The ground shall be kept free of rubbish and debris, and the grass, if any, shall be well kept and cut as necessary so as to present a neat and attractive appearance at all times. C) The owner shall maintain a record of the name and address of the person or firm who cleaned the premises and removed the debris; such record shall be made available to the inspectors of the Department of Public Works [Environmental Protection and Maintenance Department]; and further, each entry shall be kept at least one year. For purposes of this ordinance, joint ownership will be entitled to only one consent. The Commissioner [Director] of the Department of Buildings and Safety Engineering shall adopt rules and regulations governing the procedure for securing the consent provided for in this subsection of the Or- II. Within sixty (60) days of such closing, all curb cuts across driveway entrances an~ all other Supp. No.11 19 �I § 42.0000 DETROIT, MICHIGAN effect has been filed with the buildings and safety engineering department, then demolition shall be deferred for an additional sixty-day period beginning with the date of the sale . points of ingress and egress to the premises shall be closed to vehicular traffic by properly placed and secured precast concrete wheel stops or the equivalent, as may be approved by the appropriate city agency. V. Approval of the Department shall be received prior to any drive-in restaurant, fast-food restaurant, or carry-out restaurant being converted to any other use. The Department shall take into consideration all aspects of the proposed development, includ ing, but not necessarily limited to, the type use, the site plan, the exterior design, and the appearance of the development, and shall process the proposal within sixty (60) days from date of submission to the buildings and safety engineering department, in accordance with the provisions of Section 65 .0000 of this ordinance. III. A drive-in restaurant, fast-food restaurant, or carry-out restaurant that is vacated, closed, or not opened for business for a period of one hundred twenty (120) consecutive days shall be prima facie deemed abandoned. An owner of an abandoned drive-in restaurant, fast-food restaurant, or carry-out restaurant that is free standing is subject to notice from the Department of Buildings and Safety Engineering directing the razing, demolition, and removal of all buildings, structures, and signs situated upon the premises. Said razing and removal shall be accomplished within thirty (30) days from date of said notice. Owner shall complete said demolition, leaving the premises free from rubbish and debris, and shall properly backfill all excavation areas. Owner shall have the right, in lieu of complying with the demolition order, to petition the buildings and safety engineering department within thirty (30) days showing cause why said drive-in restaurant, fastfood restaurant, or carry-out restaurant should not be considered abandoned, and a sixty-day extension of the demolition order may be granted by the department so that the premises may be reopened or converted to an alternate business use. No more than two (2) sixty-day extensions shall be granted. The buildings and safety engineering department shall, in making its findings, take into consideration, but not necessarily be limited to, the following criteria: (Ord. No. 807-G, § 1, 3-6-73; Ord. No. 541-H , § 1, 2-8-83) 42. 0800 Child caring institutions, child care centers and boarding schools. For a facility operating with children in attendance for five (5) or more continuous hours a day, there shall be provided and maintained an outdoor play area suitable for play activity and containing a minimum of two thousand (2,000) square feet. Surface treatment of said play area shall comply with the guidelines of the appropriate public agencies, including the city and the state health departments and the Michigan Department of Social Services, Division of Child Care Center Licensing. The outdoor play area shall be immediately contiguous to the facility it is intended to serve and shall be enclosed by a protective wall or fence. A) Prospects for alternate or future use. B) Pending litigation or condemnation afC) Pending or contemplated road changes. The provisions of this section do not apply to family day care homes as defined in Section 32.0042A. D) Character and trends of development in the neighborhood . (Ord. No. 392-H, § 1, 5-21-80; Ord. No. 6-89, § 1, 4-12-89) fecting subject property. E) Pending sale or lease transactions concerning subject property. 42.0900 Regulation of radio, television and communications antennas. IV . If, within the one hundred twenty (120) consecutive day period referred to, the propert v has been sold or leased for alternate business purposes and an affidavit to this Antennas, as defined in Section 32.0012A, may be installed, erected, and maintained within the several zoning districts of the city, except in the Supp. No. 11 20 I �DETROIT ZONING ORDINANCE I P-1 zoning district, but only in accordance with the provisions of this article. § 42.0000 42.1000 General Regulations for Antennas. 42.1001 Permits not required. (Ord. No. 2-88, § 1, 2-3-88) Antennas which do not exceed twenty-eight (28) square feet in area or two (2) feet in dish diameter and which do not exceed twelve (12) feet in height may be erected and maintained in the rear yard and on the roof of any building without a bmlding permit. 42. 0901 Types of antennas to be regulated. The following antennas, as well as those antennas not specified below but hereafter classified by the buildings and safety engineering department, are hereby regulated as grouped into four (4) general wind surface area categories: (Ord. No. 2-88, § 1, 2-3-88; Ord. No. 2-89; § 1, 2-22-89) Category A: Television antennas not exceeding twenty-eight (28) square feet in area or six (6) feet in dish diameter, customarily though not exclusively erected for residential use, such as microwave-receiving antennas, and dipole "rod and mast" VHF-UHF antennas, hereinafter referred to as "conventional" television antennas; 42.1003 Permit required. A building permit shall be secured for: Category B: Radio antennas and antenna towers, such as amateur radio antennas for ham/short-wave operations, and fixed-station antennas for business-band radio, citizens band radio, general mobile radio service and two-way radio; a) All antennas and antenna towers the height dimension of which exceeds twelve (12) feet. b) All dish antennas the diameter dimension of which exceeds two (2) feet and any other antenna the area of which exceeds twentyeight (28) square feet. (Ord. No. 2-88, § 1, 2-3-88; Ord. No. 2-89, § 1, 2-22-89) 42.1004 Method of measurement. Category C: Dish antennas, such as satellite television antennas, also known as satellite dishes, earth stations, television receiveonly (TVRO) antennas, earth terminals, and earth terminal antennas; other parabolic dish antennas and parabolic reflectors exceeding six (6) feet in diameter including, but not limited to, microwave-receiving antennas and studio-to-transmitter-link (STL) antennas. The area of any parabolic dish antenna is computed as if it were a circle. The area of other antennas is the sum of the areas of each element; the area of a single element is the product of the diameter of that element multiplied by its length. (Ord. No. 2-88, § 1, 2-3-88) 42.1005 Applications for permit. Applications for a building permit to erect an antenna shall be submitted to the department of buildings and safety engineering. Application fonns shall indicate at least the following: Category D: Antenna towers and poles exceeding seventy-five (75) feet from established grade, customarily though not necessarily housing multiple antennas, such as radio broadcasting towers, television broadcasting towers, microwave antenna towers, studio-to-transmitter links, and other communications, antennas including antennas for cellular telephone systems, except as exempted for government utilities and public utilities in Section 42.0101. a) The category and type of antenna, as listed in Section 42.0901; b) The proposed location of the installation on the zoning lot, including the linear distance between the closest Rl, R2, R3 zoning district lot line and the outermost point of the antenna structure closest to it; c) (Ord. No. 2-88, § 1, 2-3-88) Supp. No.11 21 Dimensions of the antenna; �§ 42.0000 DETROIT, MICHIGAN 42.1011A Setbacks for roof-mounted antennas. Dish antennas exceeding six (6) feet in diameter and other antennas exceeding twenty-eight (28) square feet in area which are mounted on the roof of a structure in a residential zoning district or in the B 1 or B2 zoning districts shall not be erected nearer to any lot line than one-half the total height of the antenna above the roof, provided that said setback is not less than the setback prescribed in Section 42.1011B, nor greater than half the width of the zoning lot. Insofar as possible, roof-mounted antennas shall be placed to the rear of the roof. d) Total height of the proposed installation measured from established grade to the upper-most element of the antenna; e) The number and type of all other existing antennas and antenna towers on the same zoning lot; and f) Applicable UL listings, as provided in Section 42.1021. (Ord. No. 2-88, § 1, 2-3-88) 42.1007 Nonconforming uses. (Ord. No. 2-88, § 1, 2-3-88) Antennas for which a building permit was properly secured as required as of the effective date of this ordinance and rendered nonconforming by the provisions hereof shall be subject to the regulations of Article V governing such nonconforming uses. 42.1011B Setbacks for ground-mounted antennas. Ground-mounted dish antennas, including those dish antennas mounted on a mast or pole or tower, shall be set back from all lot lines in residential zoning districts and in the B 1 and B2 business zoning districts not less than one-half the diameter of the antenna or three (3) feet, whichever is greater; ground-mounted conventional television antennas, and radio antennas, including those mounted on a mast or pole or tower, shall not he erected closer than three (3) feet to any lot line in residential zoning districts and in the Bl and B2 business zoning districts, subject to the encroachment and projection provisions of Section 42.1017. (Ord. No. 2-88, § 1, 2-3-88) 42.1009 Height regulations. Due to the variation in wind surfaces and snow surfaces of different antennas, in order to protect public safety, height regulations shall vary for different types of antennas. In no case shall the height of antennas which are regulated by the federal communications commission (FCC) exceed the height limitations established by the FCC. Antennas which are greater than twenty-eight (28) square feet in area or greater than six (6) feet in dish diameter shall not exceed the height limitations as specified for antennas in each zoning district, except as provided in Sections 42.1227, 45.0901, 45.0901(A), and 45.0903. (Ord. No. 2-88, § 1, 2-3-88) 42.1017 Encroachments and projections. Antennas shall not encroach or project across property lines nor into required yards, as provided in Section 45.0800, nor shall antennas be erected closer than twenty-four (24) inches to telephone or power lines. (Ord. No. 2-88, § 1, 2-3-88; Ord. No. 2-89, § 1, 2-22-89) 42.1010 Restrictwns near airports and heliports. (Ord. No. 2-88, § 1, 2-3-88) Any antenna structure near airports or heliports exceeding thirty-five (35) feet from established grade shall comply with applicable special regulations as provided in Section 48.0000. 42.1019 Sign antennas. Signs, as defined in Section 130.0000 of this ordinance, lettering, numbers, symbols, other illustrative markings or artistic renderings attached to or painted on any antenna are prohibited. (Ord. No. 2-88, § 1, 2-3-88) 42.1011 Setbacks. (Ord. No. 2-88, § 1, 2-3-88) (Ord. No. 2-88, § 1, 2-3-88) Supp. No. 11 22 �I DETROIT ZONING ORDINANCE § 42.0000 (d) That said antenna complies with all appropriate federal, state, county and local ordinances and regulations controlling or regulating such use. 42.1021 Structural standards. Antennas and their installation shall meet manufacturer's specifications and requirements of the Building Code. (Ord. No. 2-88, § 1, 2-3-88) (Ord. No. 2-88, § 1, 2-3-88) 42.1103 Exceptions. 42.1023 Placement restrictions. Excepted from the Placement Restrictions (Sections 42.1023, 44.0200, 81.0000-119.0000), Bulk Restrictions (Section 42.1201), Density Restrictions (Section 42.1219), Color and Materials Standards (Section 42.1209), Setback Provisions (Section 42.1011), and Height Limitations (Sections 81.0000119.0000) of this ordinance are antennas and towers erected in the several zoning districts for use by those government utilities and public utilities exempted as provided in Section 42.0101, public law enforcement authorities, and public radio stations and public television stations. Antennas shall be placed only on the same zoning lot as the principal structure. (Ord. No. 2-88, § 1, 2-3-88) 42.1025 Certain antenna towers in residential zoning districts. Antenna towers exceeding seventy-five (75) feet from established grade as provided in Section 42.0901(D) shall not be permitted in the Rl, R2 , or R3 residential zoning districts nor shall said antenna towers be permitted in the R4, R5, or R6 residential districts or B 1 or B2 business districts within forty (40) feet of any Rl, R2, or R3 zoning district, which distance shall be measured between the closest Rl, R2, R3 zoning district lot line and the outermost point of the antenna structure closest to it. (Ord. No. 2-88, § 1, 2-3-88) 42.1105 Maintenance. All antennas shall be maintained in good condition and in accordance with all requirements of this article. (Ord. No. 2-88, § 1, 2-3-88) (Ord. No. 2-88, § 1, 2-3-88) 42.1109 Noncompliance. 42.1100 Variances and exceptions. Failure to abide by and faithfully comply with this ordinance, or with any and all conditions that may be attached to the granting of any "permitted with approval" use or "variance," shall constitute grounds for the revocation of the approval or permit by the buildings and safety engineering department. The antenna shall be removed upon termination or revocation of the permit. 42.1101 Permits denied. Permits which are denied by the building and safety engineering department may be granted by the board of zoning appeals upon appeal as provided in Section 62.0000 of this ordinance, and use variances and dimensional variances may be granted by the board of zoning appeals as provided in Section 62.0000 of this ordinance, provided that the following findings are made: (Ord. No. 2-88, § 1, 2-3-88) 42.1200 Specific regulations. (a) That the appealed use is not injurious to the safety, aesthetics, or property values of contiguous and surrounding property. 42.1201 Bulk restrictions. 42.1201A. In all residential zoning districts and in the Bl, B2, B3, and B4 zoning districts, the bulk of the following antennas shall be permitted as a matter of right: (b) That the appealed use is required to re- move an obstacle or condition preventing the reception ·or transmission of a signal. (c) That the open space needs of potential occupants are adequately served. Supp. No.11 23 �§ 42.0000 DETROIT, MICHIGAN Rl, R2, or R3 zoning district in the R4, R5, or R6 residential zoning districts or the B 1, B2, B3 or B4 business zoning districts, colors and materials in addition to black mesh and black perforated metal may be permitted with approval. a) Dish antennas not exceeding a diameter measurement of twelve (12) feet; b) Other antennas not exceeding one hundred thirteen (113) square feet in area. (Ord. No. 2-88, § 1, 2-3-88) (Ord. No. 2-88, § 1, 2-3-88) 42.1201B. In the R4, R5, and R6 residential zoning districts and in the Bl, B2, B3, and B4 zoning districts dish antennas with a diameter measurement exceeding twelve (12) feet and other antennas exceeding one hundred thirteen (113) square feet in area may be permitted with approval subject to findings (a), (b), (c) and (d) of Section 42.1101. 42.1217 Screening. In all Rl, R2, and R3 zoning districts and for installations proposed in the R4, R5, or R6 residential zoning districts or in the Bl, B2, B3 or B4 business zoning districts within forty (40) feet of any Rl, R2, or R3 zoning district, antennas for which a building permit is required which do not exceed fifteen (15) feet in height from established grade shall be effectively screened from view between the antenna and residential properties and between the antenna and any street bordering the front or corner side yard by means of natural plants, trees, other structures or landscaping, or opaque fencing insofar as possible without obstructing the reception window of the antenna, but not less than five (5) feet in height from. established grade. Screening higher than five (5) feet is not required. (Ord. No. 2-88, § 1, 2-3-88) 42.1201C. Antennas in the B5 and B6 zoning districts, in all industrial districts, and in any PCA, TM, or SD2 zoning district, are not subject to bulk restrictions. (Ord. No. 2-88, § 1, 2-3-88) 42.1209 Mate rials and colors. In order to allow for the passage of air and light and in order not to alter the essential character of a locality, nor negatively impact the safety, aesthetics, or property values of contiguous or surrounding property, the following standards shall apply: (Ord. No. 2-88, § 1, 2-3-88) 42.1219 Antenna density restrictions. a) Black mesh or black perforated metal satellite television antennas shall be permitted as a matter of right in all zoning districts. In any residential zone and in the Bl, B2, B3, and B4 zoning districts, not more than one dish antenna exceeding six (6) feet in dish diameter nor more than one radio antenna of the same type for which a permit is required, nor more than one conventional television antenna or microwavereceiving antenna exceeding twenty-eight (28) square feet in area may be located on a single zoning lot as a matter of right. b) When a satellite television antenna, for which a building permit is required, is to be located in any R4, R5, or R6 residential zoning district or any Bl, B2, B3 or B4 business zoning district and said antenna is farther than forty (40) feet from any Rl, R2, and R3 zoning district, or if said antenna is to be located in any B5 or B6 business zoning district, any industrial zoning district, or any PCA, TM or SD2 zoning district, colors and materials in addition to black mesh and black perforated metal shall be permitted as a matter of right. (Ord. No. 2-88, § 1, 2-3-88) 42.1219A Permitted with approval. When a dish antenna greater than six (6) feet in diameter or radio antenna for which a building permit is required is proposed in the R4, R5, or R6 residential zoning district, or in the Bl, B2, B3, and B4 business zoning districts and is farther than forty (40) feet from any Rl, R2, or R3 zoning district, more than one dish antenna or radio antenna of the same type may be permitted with c) When a satellite television antenna for which a building permit is required is to be located in an Rl, R2, or R3 zoning district or when located within forty (40) feet of an Supp. No. 11 24 �I DETROIT ZONING ORDINANCE approval on a single zoning lot, subject to findings (a) (b), (c), and (d) of Section 42.1101. § 42.0000 Safety Engineering Department including but not limited to: (Ord. No. 2-88, § 1, 2-3-88; Ord. No. 2-89, § 1, 2-22-89) a) Antenna tower dimensions; b) Setbacks; 42.1219B Permitted as a matter of right. c) When a dish antenna or radio antenna for which a building permit is required is proposed in the R4, R5, or R6 residential zoning district, or in the Bl, B2, B3, and B4 business zoning districts and is farther than forty (40) feet from any Rl, R2, or R3 zoning district, more than one dish antenna or radio antenna of the same type may be permitted as a matter of right when added to an already existing antenna tower exceeding seventy-five (75) feet for which a building permit was properly secured. Yard requirements; d) Number of antenna towers per zoning lot; e) Height limitations; f) Screening; and g) Materials and coloration. (Ord. No. 2-88, § 1, 2-3-88) 42.1225 Antenna towers exceeding seventy-five feet permitted. Antenna towers as provided in Section 42.0901(D) shall be permitted as a matter of right in the B5 and B6 business zoning districts, all industrial zoning districts and in any PCA, TM, or SD2 zoning district. (O~d. No. 2-88, § 1, 2-3-88) 42.1219C Exceptions. Antenna density restrictions shall not apply to the B5 and B6 business zoning districts or any industrial zoning district or any PCA, TM, or SD2 zoning district. (Ord. No. 2-88, § 1, 2-3-88) 42.1227 Waiver of height restrictions on satellite television antennas. (Ord. No. 2-88, § 1, 2-3-88) In those instances when an obstruction exists that would affect the reception window of a proposed satellite television antenna, the enforcing official, upon request of the applicant, shall investigate the proposed installation. When a preinspection report of the Building and Safety Engineering Department conclusively verifies that a proposed satellite television antenna located in the rear yard and not exceeding fifteen (15) feet in height from established grade in any Rl-R6 or Bl [or] B2, zoning district would be prevented from receiving a satellite signal due to an architectural obstruction or due to obstruction from trees on other zoning lots, the fifteen (15) foot height limitation shall be waived by the buildings and safety engineering department to allow the unobstructed reception of satellite television signals provided that the uppermost point of the satellite television antenna does not exceed twenty (20) feet in height from established grade. 42.1221 Prohibitions on antenna towers exceeding seventy-five feet. Communications antennas as provided in Section 42.0901(d), radio broadcasting towers, and television broadcasting towers are prohibited in the Rl, R2, and R3 zoning districts and in the R4, R5, R6, Bl, B2, B3, and B4 zoning districts if located within forty (40) feet of any Rl, R2, or R3 zoning district. (Ord. No. 2-88, § 1, 2-3-88) 42.1223 Limitation on antenna towers exceeding seventy-five feet. Antenna towers as provided in Section 42.0901(D), may be permitted with approval in the R4, R5, and R6 residential zoning districts and Bl, B2, B3, and B4 business zoning districts when proposed farther than forty (40) feet from any Rl, R2, or R3 zoning district, subject to findings (a), (b), (c), and (d) of Section 42.1101 and subject to conditions as deemed necessary by the Buildings and , Ord. No. 2-88, § 1, 2-3-88) Supp. No.11 24.1 �§ 43.0000 DETROIT, MICHIGAN 43.0000 Principal buildings. nas do not exceed twenty-eight (28) square feet in area or six (6) feet in dish diameter, in which case they may be erected on the roof as a matter of right. Accessory buildings and structures shall be considered a part of the principal building when the distance between structures is solidly covered by a breezeway, portico, or similar architectural device at least four (4) feet in width. 43.0100 Number of buildings on a zoning-lot. Not more than one principal detached residential building shall be located on a zon ing-lot, nor shall a principal detached residential building be located on the same zoning-lot with any other principal building, except in the case of planned developments, or buildings used for educational or religious purposes, or where the buildings and safety engineering department is empowered to approve certam uses under the provisions of this ordinance, or in cases where the department is required to make an investigation. 10rd. No. 864-G, ~ lOrd. No. 407-G, § 1, 2-18-69; Ord. No. 2-88, § 1, 2-3-88) 44.0300 Percentage of required yard occupied and required setbacks. Unless otherwise specified, no detached accessory building or buildings in an R 1 or R2 District shall occupy more than fifty (50) percent of the area of the required rear yard, nor be located closer than ten feet to any principal building. 1, 11-20-73; Ord. No. 541-H, § l, 2-8-83) 43.()200 Location of principal buildings. Except where otherwise provided in this Ordinance, every zoning-lot upon which a principal building is erected shall face or front upon a street or permanent means of access to a street, other than an alley. Such means of access shall have a width throughout of not less than thirty (30) feet or not less than ten (10) feet for each zoning-lot fronting upon it, whichever is greater, except that no width greater than sixty (60) feet shall be required hereby. 44.0400 Height of accessory buildings. Except as specified in Section 45.0900, no detached accessory building or structure in an Rl or R2 District shall exceed the height of the principal building or structure, or fifteen ( 15) feet, whichever is less. 44.0500 Corner-lot requirements. In residential districts when an accessory building is located on a corner-lot, the side lot line of which is substantially a continuation of the front lot line of the lot to its rear, also located in a residential district, said building shall be set back not less than ten feet from the side lot line abutting the street. 44.0000 Accessory buildings. 44.0100 Time of construction. No accessory building or structure shall be constructed on any zoning-lot prior to the time of construction of the principal building to which it is accessory. 45.0000 Bulk regulations. 45.0100 Continued conformity with bulk regulations. 44. 0200 Location of accessory buildings and structures. The maintenance of yards, lot width, recreational space, and lot area legally required for a building shall be a continuing obligation of the owner of such building or of the owner of the property on which the building is located. Furthermore, legally required yards or lot area allocated to one building shall not, by virtue of change of ownership or for any other reason, be used to In residential districts and in the Bl and B2 business districts all accessory buildings and structures, including category "B" and category "C" antennas, as provided in Section 42.0901(B) and 42.0901(C), for which a building permit is required as provided in Section 42.1003, shall be built in the rear yard except when built as part of the principal building or except when said antenSupp. No.11 24.2 �I I I DETROIT ZONING ORDINANCE satisfy yard or lot area requirements for any other building or use. 45 .0200 Division of zoning-lot. I II II Ill Where a lot or zoning-lot is hereafter divided, the division shall be effected in such manner as not to violate the requirements of this Ordinance regarding yards, lot width, lot area, floor area, recreational space, percentage of lot coverage, off-street parking, or off-street loading spaces, applicable to such zoning-lot or any zoning-lot created. 45 .0300 Separate units. ownership of dwelling In an existing residential structure containing more than one dwelling unit, individual units may be conveyed or held under separate ownership without being in violation of this Ordinance. Where such division of ownership is made, the regulations governing yards, lot width, lot area, floor area, recreational space, percentage of lot coverage, and off-street parking or loading, shall be applied to each individual ownership. Yard requirements shall be applied only on those sides of a dwelling unit having exposed walls. Provided, that the buildings and safety engineering department may adjust these requirements upon making a finding that said adjustment wiil not be detrimental to its occupancy or use. 45.0500 Street as part of required yard. 45.0501 Except for yards adjacent to offstreet parking areas, and for yards required by Section 44.0500, where a zoning-lot abuts a public street along its side zoning-lot line, any portion of the adjoining one-half of said street may be utilized to supply a part of the required side yard adjacent to such street, provided that at least four feet of the required side yard shall be on the zoning-lot independently of such adjoining street. 45.0502 Where a zoning-lot is bounded on two opposite sides by public streets, the zoning-lot line fronting on the street having thE> wider right-of-way shall be the front zoning-lot line. If both street rights-of-way are of equal width, the enforcing official shall designate which shall be the front zoning-lot line. In such cases one-half of the width of t he public street opposite the front zoning-lot may be utilized to supply a part of the required rear yard, provided that at least t wenty (20) feet of such required rear yard shall be on the zoning-lot independently of such adjoining street. 45 .0600 Side yard reduction for offsets. That part of the over-all dimension of a building which, through offset or break is located a distance from the side zoning-lot line not less than twice the width of the side yard which would otherwise be required for a building of its overall dimension and height, need not be considered in determining the required width of the side yard. (Ord. No. 446-G, § 1, 6-26-69; Ord. No. 541-H, § 1, 2-8-83) 45.0400 Alley as part of lot. Ill § 45.0000 Where a zoning-lot abuts an alley, one-half of the width of said alley may be considered a part of such zoning-lot for the purpose of computing the area of said zoning-lot. Where a zoning-lot abuts an alley, one-half of the width of said alley may be considered a part of such zoning-lot for purposes of computing the depth or width of any yard adjacent to such alley, provided that at least four feet of each required side yard and twenty (20) feet of the rear yard shall be on the zoning-lot independently of such adjoining alley. 45.0700 Location of required yards. Except as specified in Sections 45.0400 and 45.0500, all yards allocated to a building or dwelling group shall be located on the same zoning-lot as such building or dwelling group. 45.0800 Projections into a required yard. Except for the following specified projections and encroachments, or unless otherwise Supp. No.11 24.3 �§ 45.0000 DETROIT, MICHIGAN 45. 0808(b) Criteria. specified, every part of a required yard shall be open and unobstructed to the sky: 1. Ramps for the handicapped that project into the required front or side yards and which are constructed of material other than masonry or concrete shall be painted or treated to match the color of the exterior trim or siding of the principal building or painted to blend with the exterior landscaping of the lot. 45.0803 Fire escapes, stairways, and balconies which are open and unenclosed, and marquees, may project not more than five feet into a required yard. 2. Open areas underneath ramps for the handicapped shall be screened from view by appropriate shrubbery or raised flower beds or raised berm areas, or their equivalent. 45.0804 Chimneys, pilasters, smokestacks, and window air conditioners not exceeding six square feet in area, may project not more than sixteen inches into a required side yard. 3. In addition to handrails or guardrails as required by the City of Detroit Building Code, ramps for the handicapped shall be provided with a top rail that covers the exposed tops of the support posts or piers. 45.0801 Sills, belt courses, leaders, and similar ornamental or structural features may project into any required side yard for a distance not to exceed fourteen (14) inches. 45.0802 Cornices, eaves, or gutters may project into any required side yard for a distance not to exceed fourteen inches. 45.0805 Unless otherwise specified, access drives leading to accessory off-street parking and loading areas and structures may be located on required yards. (Ord. No. 407-G, § 1, 2-18-69; Ord. No. 515-G, § 1, 6-16-70; Ord. No. 350-H, § 1, 10-10-79; Ord. No. 19-89, § 1, 10-25-89) 45. 0900 Exceptions to height regulations. 45 .0806 Unenclosed porches may encroach not more than eight feet into a required front or rear yard; however, no porch shall be constructed within any required side yard, nor shall any other construction be permitted within any required side yard unless specifically mentioned above m this Section 45.0901 Penthouses, elevator penthouses, scenery lofts, towers, cupolas, steeples, domes, flag poles, aeroplane beacons, antennas for which a building permit is not required as provided in Section 42.1001, chimneys, stacks, tanks, and roof structures used for ornamental or mechanical purposes, which located on a roof and collectively not exceeding in gross area thirty (30) percent of the roof area, need not be included in determining the height of a building or structure. 45.0800. 45.0807 Operable private passenger vehicles may be parked on the driveway in only one side yard and the continuation of that side yard into the front yard to the property line, as long as the area is maintained in a dust-free condition at all times. And provided that no mechanical maintenance or vehicular repairs are conducted in this area. (Ord. No. 2-88, § 1, 2-3-88) 45.0901A Antennas for which a building permit is required, as provided in Section 42.1003, need_ n~t be included in determining the height of a bmldmg or structure in the B5 and B6 business zoning districts nor in any industrial zoning district nor in any PCA, TM, or SD2 zoning district. (Ord. No. 2-88, § 1, 2-3-88) 45. 0808(a) Ramps for the handicapped subject to applicable sections of the Detroit Building Code pertaining to such ramps are permitted in rear yards and may project into required front and side yards as a matter of right. In no instance shall any part of such ramps be located nearer than two (2) feet to any property line. Such structures shall be erected and maintained in accordance with the criteria listed in Section 45.0808(b). 45. 0902 Parapet walls may extend not more than five feet above the allowable height of a building. 45. 0903 When located in a residential district or in the Bl, B2, B3, or B4 business districts ' Supp. No. 11 24.4 �DETROIT ZONING ORDINANCE radio antennas and towers as provided for in Section 42.0901 category B may exceed the allowable height regulations on accessory structures but in no case shall the radio tower exceed applicable FCC height limitations or a height of seventy-five (75) feet from established grade, whichever is less. § 47.0000 in a district where it is not permitted under any of the terms of this Ordinance, or any subsequent amendment thereto, it shall be considered a nonconforming use and shall be subject to the provisions of Article V, Non-Conforming Buildings, Structures, and Uses. (Ord. No. 2-88, § 1, 2-3-88) 45.1000 Maximum street width. b) A temporary Board grant shall remain in full force and effect until termination of said temporary grant subject to all restrictions and limitations imposed as a condition of said temporary approval. Reconsideration of said temporary grant shall be subject to all terms and regulations of this Ordinance. For the purpose of determining the permissible cubical content of any building or structure, a street more than one hundred and fifty (150) feet in width shall be considered to have a width of one hundred and fifty (150) feet. 45 .1100 Park as part of street. Where a zoning-lot abuts upon a public street for the full width or depth of the lot and there is a public park or other permanent public open space bordering on such street opposite such zoning-lot, a part of such park or open space may be considered as a portion of the street for the purpose of determining the permissible cubical content of a building on such zoning-lot, provided the augmented width of such street shall not be more than one hundred and fifty (150) feet. 47.0000 Off-street parking and loading facilities. 47.0100 Off-street parking requirements. The following regulations shall apply for off-street parking facilities: 47.0101 In all zoning districts, except B5, PC, and PCA Districts, off-street parking facilities for self-propelled passenger vehicles for the use of occupants, employees, and patrons of buildings or uses erected, established, or changed, shall be provided as specified in Sections 47.0105 and 47.0108 of this Ordinance, except as specified in Section 54.0101, and the amount of parking provided shall not subsequently be reduced below the requirements of this Ordinance. 46.0000 Conditional uses, special approval uses, board grants, and site plan approvals, existing on the effective date of this ordinance, under a zoning ordinance effective prior hereto. Where a use or structure exists or has been approved prior to the effective date of this Ordinance as a conditional use, special approval use, Board grant, or site plan approval use either by the Community and Economic Development Department, the Council, the Board, or some combination of these agencies, said use or structure may continue or may be developed as a conforming use subject to all restrictions and limitations made a condition of said approval with the following exceptions: When a building or use does not comply with the off-street parking requirements of this Ordinance and said use is damaged by fire, collapse, explosion, or Act of God, the reconstruction, repairing, or rebuilding and continued use of the building shall be permitted subject to the cost limitation as provided in Sections 57.0000, 65.0800, or 66.0500 of this Ordinance. Where the cost of reconstruction exceeds the limitations of the above stated Sections, off-street parking shall be provided in the amount required for new construction at the date the application a) When a conditional, permanent Board grant, or special approval use is located Supp. No.11 24.5 �§ 47.0000 DETROIT, MICHIGAN for reconstruction is approved, except that any damaged building or use of 2,000 square feet or less, which is non-conforming only in the amount of off-street parking space that is provided, may be reconstructed without providing additional off-street parking. There shall be provided an amount of offstreet parking spaces equal to that required by the new factor being established, as determined under Section 47.0108 of this Ordinance, less 15 percent of the amount of off-street parking spaces required under the prior situation as determined under Section 47.0108 of this Ordinance. Where there is any change in the factors upon which the off-street parking requirements are determined under Section 47.0108 of this Ordinance, resulting in a decrease in the requirements for such off-street parking facilities, the existing spaces provided may be reduced to an amount not less than that required for the use 47.0102 For the purpose of this Ordinance a "Parking Space" shall mean a rectangular space of not less than nine feet by twenty feet (9 ft. x 20 ft.) exclusive of unusable space and drives or aisles giving access thereto, accessible from streets or alleys and usable for storage or parking of self-propelled passenger automobiles. Aisles shall be not less than twenty (20) feet wide for 90 degree parking, eighteen (18) feet wide for 60 degree parking, twelve (12) feet wide for 45 degree parking, and ten (10) feet wide for 30 degree or parallel parking. Angle shall be measured between the centerline of the parking space and the centerline of the aisle. The enforcing official shall interpolate aisle width for all parking arrangements not covered above. 47.0103 Loading space as required in Section 4 7 .0200 of this Ordinance shall not be construed as supplying required off-street parking space. 47.0104 Existing off-street parking facilities provided at the effective date of this Ordinance and actually being used at that date for the parking of automobiles in connection with the operation of an existing building or use shall not hereafter be reduced below, or if already less than, shall not be further reduced below the requirements of this Ordinance for a similar new building or new use except as provided in Section 47.0111. 47.0105 When there is any change in the factors upon which the off-street parking requirements are determined, such as a change in use or an increase in the number of employees, or an increase in floor area, or in any other unit of measurement specified in Section 47.0108 of this Ordinance, which would result in an increase in the requirements for off-street parking facilities, the following shall apply: Supp. No.11 24.6 �DETROIT ZONING ORDINANCE Yard = Length + 2 (height) 6 In no instance, however, shall a side yard be less than five feet. 80.0604 Floor Area Ratio Bonus When Adjacent to a Large Public Open Space or the Detroit River. The floor area ratio may be increased by fifty (50) percent in all instances where the zoning-lot abuts or is across a street, alley, easement, or other public rightof-way, for at least fifty (50) feet, either the Detroit River or a public open space, other than a street right-of-way, which is not less than five acres in area and not less than two hundred feet deep, measured perpendicularly to the common zoning-lot or parcel line. (Ord. No. 541-H, § 1, 2-8-83) 80.0700 Height requirements. Buildings and structures shall comply with height limitations as may be specified in each district. high ratio of home ownership. The regulations for this district are designed to stabilize and protect the essential characteristics of the district and to promote and encourage a suitable environment for activities associated with family life. To these ends, development is limited to a relatively low concentration and uses permitted as a matter of right are limited to single-family detached dwellings providing homes for the residents of the area. Additional related residential uses such as religious institutions, neighborhood centers, and utility uses necessary to serve the immediate area may be permitted with approval. 81 .0100 Uses permitted as a matter of right. 81.0101 Single-family detached dwellings subject to approval by the enforcing official concerning the compatibility factors set forth in Section 81.0200. 81.0102 Signs, as regulated by Article XIII 81.0103 Uses accessory to single-family detached dwellings when incidental to and on the same zoning-lot as the principal use 80.0800 Lot coverage requirements. Buildings and structures shall comply with lot coverage limitations as may be specified in each district. (Ord. No. 843-G, § I, 8-14-73) 81.0104 Antennas-Category A, B, and C antennas, as provided in Section 42.0901 neither exceeding twenty-eight (28) square feet in area nor six (6) feet in dish diameter, and category C dish antennas as provided in Section 42.0901 for which a building permit is not required. 80.0900 Signs. Signs shall be classified and permitted in accordance with the regulations specified in Article XIII. 80.1000 Off-street parking and loading requirements. Antennas for which a building permit is required, exceeding twenty-eight (28) square feet in area or exceeding six (6) feet in dish diameter located in the rear yard and not exceeding fifteen (15) feet in height from established grade, as regulated by Sections 42.0900-42.1227, 45.0901, and 45.0903. Off-street parking and loading facilities shall be provided in accordance with the regulations set forth in Article IV, Section 47.0000. 81.0000 RI Single-family district. § 81.0000 residential (Ord. No. 2-88, § 1, 2-3-88; Ord. No. 2-89, § 1, 2-22-89) This district is designed to protect and preserve quiet, low-density residential areas now primarily developed and those areas which will be developed with single-family detached dwellings and characterized by a 81.0105 Family day care homes, as defined in Section 32.0042A. Supp. No. II 68.1 (Ord. No. 6-89, § 1, 4-12-89) �§ 81.0000 DETROIT, MICHIGAN but shall not be less than 30 feet in depth. 81.0200 Compatibility requirements. The enforcing official shall investigate each proposed dwelling unit for which a permit is being requested to determine compliance with the following listed compatibility requirements: f) Driveways, Garages, Parking Spaces: 1. If the dwelling unit to be construct- ed is built without an attached garage, there shall be a solid paved access from the street to a paved parking area, a minimum of 20 feet by 20 feet in size, located completely in the rear yard. Said parking area and access shall be paved with a surface having an asphaltic or Portland cement binder. If the zoning lot is less than 35 feet in width, as measured at the front line of the proposed building, access to the parking area shall be from either an adjoining street or alley. 2. If the dwelling unit to be constructed is built with an attached garage, there shall be a solid paved access from the street to the attached garage. Said access shall be paved with a surface having an asphaltic or Portland cement binder. a) The proposed dwelling unit shall generally conform to the adjacent detached dwelling structures relative to floor area, volume and use of materials, the floor area used herein refers to habitable floor area and does not include cellars, unfinished attics, porches, attached garages, etc. b) The floor area of the proposed unit shall be no less than 90 % of an average floor area, which average is calculated from the floor areas of the eight (8) nearest dwelling units to the proposed unit. The eight units utilized for the measurements of an average shall be the eight co11tiguous units on the same block face as the proposed dwelling unit, where possible, or contiguous units directly across the street from the proposed dwelling unit as may be required to achieve the eight units. Dwelling units immediately adjacent to the proposed dwelling unit shall be given double value and the aggregate total of all values then divided by ten (10) to determine the average floor area. g) The front yard, side yard and the berm area between the sidewalk and the street paving shall be nursery grown sod installed on a minimum of four (4) inches of top soil. The rear yard shall be fine graded to insure proper grades and drainage. All construction debris shall be removed. A site drawing indicating proposed site development shall be submitted with the request for permits. c) Where the proposed structure is a single-family detached dwelling and the majority of existing structures are two family detached dwellings, no restrictions shall be imposed which regulate the floor area or volume of the proposed structure within the context of this section. h) A cellar (basement more than 50 % below grade) or crawl space is mandatory. i) Any person, firm, pe.rtnership or corporation, or an officer, department commission, board or bureau of the City or any_ . other agency aggrieved by a dec1s1on of an enforing officer relative to the above compatibility requirements may appeal in writing to the Board of Zoning. Appeals. The Board may modify or wa1ye the requirements of this d) The front and side yards shall be as required in the appropriate sections of this ordinance. e) The rear yard depth shall be within 25 % of the average depth of the rear yards of the eight (8) family units used to calculate the average floor area, as determined under Subsection B above Supp. No.11 68.2 �DETROIT ZONING ORDINANCE section if its finds that such modification or waiver: (1) will not be injurious to the contiguous property and will not have a detrimental effect on the surrounding property and on the neighborhood and (2) will not substantially diminish or impair property values within the neighborhood. area of 8,500 square feet may be used for the parking of private passenger vehicles, provided that any off-street parking spaces so furnished shall not in any way be considered as supplying required off-street parking facilities for new, converted, or expanded uses, as required under Section 47.0100 of this Ordinance, and further provided: (Ord. No. 843-G, § 1, 8-14-73) I § 81.0000 a) A front yard equal to the front yard of the abutting zoning-lot shall be provided. In those instances where the abutting lot or parcel of property is vacant, or where the principal building is located on the rear one-half of the lot, a front yard twenty (20) feet in depth shall be provided. 81 .0300 Permitted with approval uses. The following uses, and uses accessory thereto, shall be permitted in the Rl district upon approval of the buildings and safety engineering department, or council if specified, and subject to compliance with the provisions and standards set forth in Article VI, Section 65.0000 and to all conditions hereinafter listed. b) A side yard at least ten feet wide shall be provided between the parking area and the zoning-lot line separating the parking area from any abutting property zoned in a residential district classi fication. 81.0301 Cemeteries, including those containing mausoleums, crematories, or columbaria; provided, that a written report of the Department's decision shall be filed with the Board of Zoning Appeals, which shall become final 30 days after the filing thereof unless within that time a protest against such decision is filed with the Board of Zoning Appeals signed by the applicant or by an owner of property within 300 feet of the premises in question. In such event the Board of Zoning Appeals shall approve or disapprove such use. c) An opaque fence or wall of wood or masonry construction, not less than four feet in height nor more than six feet in height, as measured from thP surface of the parking area, shall be constructed and maintained in a neat and orderly appearance on the rear 81 .0302 Non-profit golf courses, swimming pools, tennis courts, or similar uses 81.0303 Non-profit neighborhood centers 81 .0304 Off-street parking on the following described property and subject to the enumerated conditions: Where a zoning-lot abuts, or is separated by an alley or easement along its side zoning-lot line from, a business or industrial zone, that part of said zoning-lot abutting the business or industrial zone, alley, or easement, that is not less than thirty (30) feet wide nor more than seventy (70) feet wide, as measured from the district boundary at a point twenty (20) feet distant from the front line of rectangular shaped property, or if irregularly shaped property t}:iat portion abutting or across an alley or easement from the district boundary comprising a maximum Supp. No.11 68.3 �I DETROIT ZONING ORDINANCE 81. 0700 Height limitations. 82.0100 Uses permitted as a matter of right. Buildings and structures shall comply with the following height limitations: 82.0101 Single-family detached dwellings subject to approval by the enforcing official concerning the compatibility factors set forth in Section 82.0200. 81.0701 Uses Permitted as a Matter of Right Maximum Height Single-family detached dwellings Accessory uses I I II II § 82.0000 82.0102 Two-family dwellings subject to approval by the enforcing official concerning the compatibility factors set forth in Section 82.0200. 35' 1 story but not exceeding 15' 82. 0103 Signs, as regulated by Article XIII. 81.0703 Permitted with Approval Uses 82.0104 Uses accessory to any of the above permitted uses when incidental to and on the same zoning-lot as the principal use. Maximum Height Detached rectories, parsonages, or parish houses Non-profit neighborhood centers Religious institutions, except detached rectories, parsonages, or parish houses Public or parochial schools Public utility facilities, without outdoor storage Accessory uses 35' 35' 82.0105 Antennas, subject to the provisions of Section 81.0104. (Ord. No. 2-88, § 1, 2-3-88) 45' 45' 82.0106 Family day care homes, as defined in Section 32.0042A. 35' 1 story but not exceeding 15' (Ord. No. 6-89, § 1, 4-12-89) 81.0800 Lot coverage. 82.0200 Compatibility requirements. 81.0801 Uses Permitted as a Matter of Right. The combined area occupied by all buildings shall not exceed thirty-five (35) percent of the area of the zoning-lot; provided, that on zoning-lots ofless than 4,000 square feet in area the allowable percentage of lot coverage may be increased by one percent for each one hundred square feet by which the area of the zoning-lot is less than 4,000 square feet, with a maximum coverage in any such case not in excess of forty-five (45) percent. The enforcing official shall investigate each proposed dwelling unit for which a permit is being requested to determine compliance with the following listed compatibility requirements: a) Single and two-family construction: 1. 2. 81.0803 Permitted with Approval Uses. The combined area occupied by all buildings shall not exceed thirty-five (35) percent of the area of the zoning-lot. 82.0000 R2 Two-family residential district. This district is designed to protect and enhance those areas developed or likely to develop with single- or two-family dwellings. The district regulations are designed to promote a suitable environment for homes and for activities connected with family life. The only uses permitted as a matter of right are single- and two-family dwellings. Additional uses are permitted with approval. b) Supp. No.11 73 The proposed single-family detached dwelling unit shall comply with those requirements stated in Article VIII, Section 81.0200. The proposed two-family dwelling unit shall generally conform to the adjacent two-family structures relative to floor area, volume and use of materials. The floor area used herein refers to habitable floor area and does not include cellars, unfinished attics, porches, attached garages, etc. The floor area of the proposed unit shall be no less than 90% of an average floor area, which average is calculated from the floor areas of the eight (8) nearest dwelling units to the proposed unit. The eight units utilized for the measurement of an average �§ 82.0000 DETROIT, MICHIGAN shall be the eight contiguous units on the same block face as the proposed dwelling unit, where possible, or contiguous units directly across the street from the proposed dwelling unit as may be required to achieve the eight units. Dwelling units immediately adjacent to the proposed dwelling unit shall be given double value and the aggregate total of all values then divided by ten (10) to determine the average floor area. c) garage. Said access shall be paved with a surface having an asphaltic or Portland cement binder. g) The front yard, sideyard and the berm area between the sidewalk and the street paving shall be nursery grown sod installed, on a minimum of four (4) inches of top soil. The rear yard shall be fine graded to insure proper grades and drainage. All construction debris shall be removed. A site drawing indicating proposed site development shall be submitted with the request for permit. Where the proposed structure is a two-family detached dwelling unit and the majority of existing structures are single-family detached dwelling units, no restrictions shall be imposed which regulate the floor area or volume of the proposed structure within the context of this section. h) A cellar (basement more than 50 % below grade) or crawl space is mandatory. i) d) The front and side yards shall be as required in appropriate sections of this ordinance. e) The rear yard depth shall be within 25% of the average depth of the rear yards of eight (8) family units used to calculate the average floor area as determined under Sub-section b above, but shall not be less than 30 feet in depth. f) Driveways, Garages, Parking Spaces: 1. If the dwelling ~nit to be constructed is built without an attached garage, there shall be a solid paved access from the street to a paved parking area, a minimum of 30 feet by 20 feet in size, located completely in the rear yard. Said parking area and access shall be paved with a surface having an asphaltic or Portland cement binder. If the zoning lot is less than 35 feet in width, as measured at the front line of the proposed building, access to the parking area shall be from either an adjoining street or alley. 2. If the dwelling unit to be constructed is built with an attached garage, there shall be a solid paved access from the street to the attached Any person, firm, partnership or corporation, or an officer, department, commission, board or bureau of the city, or any other agency aggrieved by a decision of an enforcing officer relative to the above compatibility requirements may appeal in writing to the board of zoning appeals, the board may modify or waive the requirements of this section if it finds that such modification or waiver: (1) will not be injurious to the contiguous property and will not have a detrimental effect on the surrounding property and on the neighborhood and (2) will not substantially diminish or impair property values within the neighborhood. (Ord. No. 843-G, § 1, 8-14-73) 82.0300 Permitted with approval uses. The following uses, and uses accessory . thereto, shall be permitted in the R2 district upon approval by the buildings and safety engineering department, or board of zoning appeals if specified, and subject to compliance with the provisions and standards set forth in Article VI, Section 65.0000 and to all conditions as hereinafter listed. Supp. No.11 74 �DETROIT ZONING ORDINANCE within the dwelling, the rear, or from a side entrance which is adjacent to a non-residential district. b) No external alteration to the dwelling shall be permitted which is not customary in residential buildings. 2. 3. 4. c) No parking or storage of commercial vehicles on the premises. I 5. d) No articles are sold excepting those produced on the premises. e) No exterior display, or display of goods visible from outside the dwelling is permitted. f) § 83.0000 b) Rectories, parsonages, or parish houses c) Monasteries, convents, seminaries, or religious retreats Public libraries or museums Non-commercial art galleries Schools, excepting commercially op erated vocational or trade schools Non-profit neighborhood centers C. Uses similar to the above specified uses 83.0108 Signs as regulated by Article XIII. 83.0109 Uses accessory to any of the above permitted uses when incidental to and on the same zoning-lot as the principal use. (Ord. No. 26-85, § 1, 7-17-85) No unreasonable use of lights, or nighttime operations shall be permitted. g) Signs shall be classified and permitted in accordance with the provisions of Article XIII. 83.0110 Antennas, subject to the provisions of Section 81.0104. (Ord. No. 2-88, § 1, 2-3-88) h) No such home occupation shall be noxious or offensive by reason of emission of noise, vibration, smoke, dust or other particulate matter, odorous matter, heat, humidity, glare, refuse, or other objectionable emissions. 83.0111 Family day care homes, as defined in Section 32.0042A. (Ord. No. 6-89, § 1, 4-12-89) 83.0300 Permitted with approval uses. The following uses, and uses accessory thereto, shall be permitted in the R3 district upon approval by the buildings and safety engi ·neering.department, or board of zoning appeal s if specified, and subject to compliance with the provisions and standards as set forth in Article Vl, Section 65.0000 and to all conditions as hereinafter listed. 83.0106 Child caring institutions, child care centers, and boarding schools. (Ord. No. 6-89, § 1, 4-12-89) 83.0107 The following residentially related uses: A. Open uses 1. The following non-commercial rec- reational uses: a) Golf courses b) Outdoor tennis courts c) Ice skating rinks d) Swimming pools 2. Parks or playgrounds 3. Railroad rights-of-way, not including storage tracks, yards, or buildings B. Community facilities 1. Religious uses as follows: a) Churches, chapels, temples, or synagogues 83.0301 Adult foster care facility as regulated by Section 84.0308. 83.0302 Repealed. 83. 0303 Cemeteries including those containing mausoleums, crematories, or columbaria; provided that a written report of the department's decision shall be filed with the board of zoning appeals, which shall become final thirty (30) days after the filing thereof unless within that time a protest against such decision is filed with the board of zoning appeals signed Supp. No.11 81 �DETROIT, MICHIGAN § 83.0000 required under Section 4 7 .0100 of this ordinance, and further provided: by the applicant or by an owner of property within three hundred (300) feet of the premises in question. In such event the board of zoning appeals shall approve or disapprove such use. A) A front yard equal to the front yard of the abutting zoning-lot shall be provided. In those instances where the abutting lot or parcel of property is vacant, where the principal building is located on the rear onehalf of the lot, a front yard twenty (20) feet in depth shall be provided. 83.0304 Repealed. 83. 0305 Repealed. 83.0306 Fire stations. Fraternity or sorority houses. B) 83.0307 Repealed. 83.0308 Repealed. 83.0309 Repealed. A side yard at least ten (10) feet wide shall be provided between the parking area and the zoning-lot line separating the parking area from any abutting property zoned in a residential district classification. C) An opaque fence or wall of wood or masonry construction, not less than four (4l feet in height nor more than six (6) feet in height, as measured from the surface of the parking area, shall be constructed and maintained in a neat and orderly appearance on the rear zoning-lot line abutting, or along any alley or easement separating, the parking area from property zoned in a residential district classification. 83.0310 Repealed. 83.0313 Multiple-family dwellings in which fifty (50) per cent or more of the units are efficiency units. 83.0314 Non-profit educational institutions other than penal or correctional units or trade schools. 83.0315 Off-street parking on the following described property and subJect to the enumerated conditions: Where a zoninglot abuts or is separated by an alley or easement along its side zoning-lot line from a business or industrial zone, that part of said zoning-lot abutting the business or industrial zone, alley, or easement that is not less than thirty (30) feet wide nor more than seventy l70) feet wide, as measured from the district boundary at a point twenty (20) feet distance from the front line of rectangular-shaped property, or if irregularly shaped property that portion abutting or across an alley or easement from the district boundary comprising a maximum area of eight thousand five hundred (8,500) square feet may be used for the parking of private passenger vehicles, provided that any off-street parking spaces so furnished shall not in any way be considered as supplying required off-street parking facilities for new, converted, or expanded uses, as Supp. No.11 82 D) A wall, four (4) feet in height, as measured from the surface of the parking area, shall be constructed between the parking area and all required front or side yards. Said wall shall be constructed entirely of brick or have brick facing. E) In all instances where a wall or fence is required, said wall or fence shall be protected from possible damage inflicted by vehicles using the parking area by means of precast concrete wheel stops at least six (6) inches in height, by firmly implanted bumper guards not attached to the wall or fence, or by other suitable barriers. F) All required front and side yards shall be kept free of refuse or debris and shall be landscaped with lawn or other ornamental horticultural materials which are to be maint~ined in a healthy, neat, and orderly condi t1on at all times. If necessary to properly maintain the lawn or other ornamental hor- ~ �I DETROIT ZONING ORDINANCE I ' ' H) I) The parking area shall be provided with pavement having an asphaltic or portland cement binder so as to provide a permanent, durable, and dustless surface. It shall be granted and drained in conformance with the requirements of the city plumbing code so as to dispose of all surface water accumulation with[in] the parking area. Open parking lots for private passenger vehicles, when located on a separate zoninglot and not involving any trade, business, profession, or occupation, and when accessory to uses permitted in this district, and subject to compliance with the following: If lighting is provided, all such lighting shall be subdued, shaded, and focused away from all dwellings. A) Signs shall be classified and permitted in accordance with the provisions of Article XIII. J) No business involving vehicular repair, service, sale or display for sale, or any other type of business, shall be conducted from or upon such premises. front yard at least twenty (20) feet in depth shall be provided, excepting that the depth of the required front yard may be adjusted in accordance with the provisions set forth for residential dwellings in Section 80.0501. A B) A side yard at least ten (10) feet wide shall be provided on each side, except that side which abuts an alley or nonresidentially zoned property in which case no side yard is required. K) All ingress and egress to the parking area shall be over or across business or industrially zoned property, or from an alley separating the business or industrially zoned property from the parking area. Where no alley exists, and it is impossible or irnpractical to secure access over or across business or industrially zoned property, ingress and egress to the parking area shall be res ti icted to a strip of property, not more than twenty (20) feet in width, which abuts the business or industrial zone. L> 83.0000 where a finding can be made that such modification will not be injurious to the contiguous or surrounding property and not contrary to the intent of the provisions of this ordinance. ticultural materials, a water bib or other means of supplying water shall be provided. G) § C) The required front and side yards shall be kept free of refuse or debris and shall be landscaped with lawn or other ornamental horticultural materials which are to be maintained in a healthy, neat, and orderly condition at all times. If necessary to properly maintain the lawn or other ornamental horticultural materials, a water bib or other means of supplying water shall be provided. D) An opaque fence or wall of wood or masonry construction not less than four (4 ;, feet in height nor more than six (6) feet in height, as measured from the surface of the parking area, shall be constructed and maintained in a neat and orderly appearance between the parking area and each front and side yard and on any rear or side zoninglot line abutting or along any alley or easement separating the parking area from property zoned in a residential district classification. Said wall or fence shall have only such openings as may be required for ingress or egress. E) In all instances where a wall or fence is required, said wall or fence shall be pro- Where application of the width or area restrict.ions of this section prohibit the use of an entire wning-lot which was in single ownership on the effective date of this ordinance, the maximum permitted width or area may be increased; provided, that the portion of the zoning-lot in excess of the permitted width or area has a frontage of less than forty (40) feet as measured at a point twenty (20) feet distance from the front line or an area of less than four thousand (4,000) square feet. M) The buildings and safety engineering de- partment may modify these requirements Supp. No.11 83 I �§ DETROIT, MICHIGAN 83.0000 mJurious to the contiguous property and will not have detrimental effect on the surrounding neighborhood, and further, such pre-release adjustment center shall be at least five hundred (500) feet away from the nearest point of an elementary, middle, junior high, or senior high school site, and provided, that such pre-release adjustment center shall be located along or within two hundred (200) feet of a major or secondary thoroughfare, as designat.ed on the master plan of trafficways, unless such locational requirement is specifically modified by the buildings and safety engineering department after finding that such waiver will not be injurious to the contiguous property, and will not have a detrimental effect on the surrounding neighborhood, and will not be contrary to the intent of this ordinance. tected from possible damage inflicted by vehicles using the parking area by means of precast concrete wheel stops at least six (6) inches in height, by firmly implanted bumper guards not attached to the wall or fence, or by other suitable barriers. F) The location of all entrances and exits shall be determined or approved by the department of streets and traffic [department of transportation]. G) The parking area shall be provided with pavement having an asphaltic or portland cement binder so as to provide a permanent, durable, and dustless surface. It shall be graded and drained in conformance with the requirements of the city plumbing code so as to dispose of all surface water accumulation within the parking area. Open parking lots for private passenger vehicles only, provided the parking lot is located within an area designated on the generalized land use plan of the master plan as nonresidential. Such grants shall be subject to any conditions or restrictions as may be deemed necessary to properly protect the surrounding area. Where possible, such pre-release adjustment center shall not occupy an entire building, but should preferably share such building with other permitted uses of service or benefit to the neighborhood in which said building is located; however, no pre-release adjustment center shall have a service capacity in excess of fifty (50) persons. 83.0316 Police stations. Pre-release adjustment centers provided, such centers do not have a capacity in excess of fifty (50) persons, and are located at least one thousand (1,000) feet away from any existing or approved pre-release adjustment center, adult foster care or substance abuse facility unless such distance requirement is specifically waived by the buildings and safety engineering department after finding that such waiver will not be (Ord. No. 539-H, § 1, 2-8-83; Ord. No. 541-H, § 1, 2-8-83) 83.0317 Antennas, subject to the provisions of Section 81.0313. (Ord. No. 2-88, § 1, 2-3-88) 83. 0400 Lot size requirements. Zoning-lot size requirements shall be as hereinafter specified for the indicated uses: 83.0401 Uses Permitted as a Matter of Right Single-family detached dwellings Two-family dwellings Group of attached town houses Supp. No.11 84 Minimum Zoning-Lot Area Minimum Zoning-Lot Width 5,000 sq. ft. 6,000 sq. ft. 7,000 sq. ft. 50' 60' 70' �I • I I I DETROIT ZONING ORDINANCE Minimum Zoning-Lot Area Each town house Multiple-family dwellings Child caring institutions, child care centers, and boarding schools -Religious institutions, except detached rectories, parsonages, or parish houses Detached rectories, parsonages, or parish houses Public libraries or museums; non-commercial art galleries Schools, excepting commercially operated vocational or trade schools Non-profit neighborhood centers (Ord. No. 6-89, § 1, 4-12-89) § 83.0000 Minimum Zoning-Lot /Width 2,000 sq. ft. 7,000 sq. ft. 20' 70' 7,000 sq. ft. 70' 10,000 sq. ft. 5,000 sq. ft. 70' 50' 10,000 sq. ft. 70' 10,000 sq. ft. 7,000 sq. ft. 70' 70' 7,000 sq. ft. 70' 7,000 sq. ft. 70' 7,000 sq. ft. 7,000 sq. ft. 70' 70' 83.0403 Permitted with Approval Uses Fraternity or sorority houses Non-profit educational institutions other than penal or correctional institutions or trade schools Multiple-family dwellings in which 50 percent or more of the units are efficiency units Rooming houses 83.0500 Yard requirements. Yards shall be provided for each use in accordance with the following minimum requirements: Supp. No.11 84.1 �I I I I I I I I DETROIT ZONING ORDINANCE § 84.0000 Max. FAR 1 Fraternity or sorority houses Non-profit educational institutions other than penal or correctional institutions or trade schools Rooming houses 1 Min. RSR 1 .70 .70 .70 .12 See Sections 80.0601 and 80.0602 for formulas . 83. 0800 Lot coverage. 84.0100 Uses permitted as a matter of right. The combined area occupied by all buildings used for single-family detached dwellings, detached rectories, parsonages, or parish houses, and buildings accessory to these uses shall not exceed thirtyfive (35) percent of the area of the zoning-lot; provided, that on zoning-lots of less than 4,000 square feet in area, the allowable percentage of lot coverage may be increased by one percent for each one hundred square feet by which the area of the zoning-lot is less than 4,000 square feet, with a maximum coverage in any such case not in excess of forty-five (45) percent. The combined area occupied by all buildings used for two-family dwellings and accessory buildings shall not exceed thirty-five (35) percent of the area of the zoning-lot, provided that on the zoning-lots of less than 4,300 square feet in area, the allowable percentage of lot coverage may be increased by one percent for each one hundred square feet by which the area of the zoning-lot is less than 4,300 square feet, with a maximum coverage in any case not in excess of forty-five (45) percent. 84.0101 Single-family detached dwellings 84.0102 Two-family dwellings 84.0103 Town houses-maximum often in any group of attached town houses 84-0104 Multiple-family dwellings Lofts 84.0105 Rooming houses 84.0106 Fraternity or sorority houses 84-0107 Home occupations in conjunction with a dwelling unit subject to the conditions specified in Section 83.0105 84.0108 Child caring institutions, child care centers and boarding schools (Ord. No. 6-89, § 1, 4-12-89) 84.0109 The following residentially related uses: A. Open uses 1. 84.0000 R4 Thoroughfare residential district. This district is designed to be used primarily on major or secondary thoroughfares wherein the major use of the property would be for low-medium density residential dwellings characterized, primarily, by rental apartment dwellings. Uses permitted as a matter of right include multiple family dwellings, single and two-family dwellings, and certain other residentially related uses which can function most advantageously when located on these thoroughfares. Medical and dental clinics, motels or hotels, and certain types of non-profit uses may be permitted with approval subject to appropriate findings and compliance with required standards. 2. 3. B. The following non-commercial recreational uses: a) Golf courses b) Outdoor tennis courts c) Ice skating rinks d) Swimming pools Parks or playgrounds Railroad rights-of-way, not including storage tracks, yards, or buildings Community facilities 1. Religious uses as follows: a) b) Supp. No.11 87 Churches, chapels, temples, or synagogues Rectories, parsonages, or parish houses �DETROIT, MICHIGAN § 84.0000 c) 2. 3. 4. 5. C. 45.0901, provided that the height and area of the antenna structure shall not exceed the height and area of the roof structure already exempt from height regulations. Monasteries, convents, seminaries, or religious retreats Public libraries or museums Non-commercial art galleries Schools, excepting commercially operated vocational or trade schools Non-profit neighborhood centers (Ord. No. 2-88, § 1, 2-3-88; Ord. No. 2-89, § 1, 2-22-89) 84.0114 Family day care homes, as defined in Section 32.0042A. Uses similar to the above specified uses 84.0110 Open parking lots for private passenger vehicles, subject to the provisions of Section 82.0305, paragraphs a through g. (Ord. No. 6-89, § 1, 4-12-89) 84. 0300 Permitted with approval uses. The following uses and uses accessory thereto shall be permitted in the R4 district upon approval by the buildings and safety engineering department, or board of zoning appeals if specified, and subject to compliance with the provisions and standards as set forth in Article VI, Section 65.0000 and to all conditions as hereinafter listed: 84.0111 Signs, as regulated by Article XIII. 84.0112 Uses accessory to any of the above permitted uses when incidental to and on the same zoning-lot as the principal use. (Ord. No. 26-85, § 1, 7-17-85) 84. 0113 Antennas-Category A, B, and C antennas, as provided in Section 42.0901 neither exceeding twentyeight (28) square feet in area nor six (6) feet in dish diameter. Antennas for which a building permit is required, exceeding twenty-eight (28) square feet in area or exceeding six (6) feet in dish diameter, located in the rear yard and not exceeding fifteen (15) feet in height from established grade, as regulated by Sections 42.0900-42.1227, 45.0901, and 45.0903. Antennas for which a building permit is required, as provided in Section 42.1003, exceeding twenty-eight (28) square feet in area or exceeding six (6) feet in dish diameter, which are proposed to be erected farther than forty (40) feet from any Rl, R2 or R3 zoning district on the roof of a building exceeding seventy-five (75) feet in height from established grade, provided that the roof already holds a penthouse or elevator penthouse or scenery loft or parapet or tower or cupola or dome or chimney or stack or tank already excepted from height regulations as provided in Section 84.0301 Fire or police stations 84.0302 Hospitals, sanatoriums, convalescent, nursing, or rest homes 84.0303 Medical or dental clinics 84.0304 Motels or hotels, as regulated by Section 66.0000 84.0305 Non-profit educational institutions other than penal or correctional institutions or trade schools 84.0306 Non-profit private clubs, lodges, or similar uses 84.0307 Public utility facilities without outdoor storage when operating requirements necessitate location within an R4 District in order to serve the immediate vicinity 84. 0308 Adult foster care facility, provided that such adult foster care facility shall be at least three thousand (3,000) feet away from any existing or approved adult foster care facility unless such distance requirement is waived or modified by the buildings and safety engineering department after finding that such waiver or modification will not be injurious to the contiguous property and will not have a detrimental effect on the Supp. No.11 88 �II - DETROIT ZONING ORDINANCE § 84.0000 feet in dish diameter is to be located within forty (40) feet of any Rl, R2 or R3 zoning district, said antenna shall not exceed thirty five (35) feet in height from established grade; surrounding neighborhood; after having complied with the provisions of Section 65.0000 of this ordinance 84. 0309 Pre-release adjustment centers, subject to compliance with all of the provisions of Section 83.0316 except as may be adjusted by the buildings and safety engineering department b) That the excess height shall not negatively impact the safety, aesthetics, or property values of contiguous or surrounding property; c) That the antenna structure and installation comply with all applicable structural and safety standards; (Ord. No. 539-H, § 1, 2-8-83; Ord. No. 541-H, § 1, 2-8-83) 84.0310 Antennas, for which a building permit is required, exceeding twenty-eight (28) square feet in area or exceeding six (6) feet in dish diameter and exceeding fifteen (15) feet in height from established grade and located in or projecting into the rear yard or affixed to the roof of a structure, as regulated by Sections 42.0900--42.1227, 45.0901, and 45.0903 provided that the following findings are made: d) That the applicant has satisfactorily demonstrated that siting a dish antenna in the rear yard at a height not exceeding fifteen (15) feet above established grade would result in the obstruction of the antenna's reception window; and e) That such obstruction involves factors beyond the control of the applicant. a) That said antenna shall not exceed seventyfive (75) feet in height from established grade, or the height limitation for principal structures, whichever is greater; or in the event a proposed antenna exceeding twenty-eight (28) square feet in area or exceeding six (6) (Ord. No. 2-88, § 1, 2-3-88) 84. 0400 Lot size requirements. Zoning-lot size requirements shall be as hereinafter specified for the indicated us~s: 84.0401 Uses Permitted as a Matter of Right Minimum Zoning-Lot Area Single-family detached dwelling Two-family dwellings Group of attached town houses Each town house Multiple-family dwellings Rooming houses Fraternity or sorority houses Child caring institutions, child care centers, and boarding schools Detached rectories, parsonages, or parish houses Religious institutions, excepting detached rectories, parsonages, or parish houses Public libraries or museums; non-commercial art galleries Schools, excepting commercially operated vocational or trade schools Non-profit neighborhood centers 5,000 6,000 7,000 2,000 7,000 7,000 7,000 (Ord. No. 6-89, § 1, 4-12-89) Supp. No.11 89 sq. sq. sq. sq. sq. sq. sq. Minimum Zoning-Lot Width ft. ft. ft. ft. ft. ft. ft. 50' 55' 70' 20' 70' 70' 70' 7,000 sq. ft. 5,000 sq. ft. 70' 50' 10,000 sq. ft. 70' 10,000 sq. ft. 70' 10,000 sq. ft. 7,000 sq. ft. 70' 70' �§ 84.0000 DETROIT, MICHIGAN 84.0403 Permitted with Approval Uses Minimum Zoning-Lot Area Hospitals, sanatoriums, convalescent, nursing, or rest homes Medical or dental clinics Non-profit educational institutions other than penal or correctional institutions or trade schools Non-profit private clubs, lodges, or similar uses Motels or hotels Minimum Zoning-Lot Width 7,000 sq. ft. 7,000 sq. ft. 70' 70' 7,000 sq. ft. 7,000 sq. ft. 7,000 sq. ft. 70' 70' 70' 84. 0500 Yard requirements. Yards shall be provided for each use in accordance with the following minimum requirements: 84.0501 Uses Permitted as a Matter of Right Front Yard Single-family detached dwellings; two-family dwellings; detached rectories, parsonages, or parish houses 20' Town houses Multiple-family dwellings Rooming houses Fraternity or sorority houses Homes, centers, or schools for the care, boarding, or teaching of children Religious institutions, except detached rectories, parsonages, or parish houses Public libraries or museums; non-commercial art galleries Schools, excepting commercially operated vocational or trade schools Non-profit neighborhood centers 1 Side Yards 1 Rear Yard 20' 20' 20' 20' 14' combined 4'minimum Formula A Formula A Formula A Formula B 30' 30' 30' 30' 20' Formula B 30' 20' Formula B 30' 20' Formula B 30' 20' 20' Formula B Formula B 30' 30' Front Yard Side Yard 1 Rear Yard 30' See Section 80.0603 for formulas. 84.0503 Permitted with Approval Uses Fire or police stations Public utility facilities, without service of storage yards Medical or dental clinics 1 See Section 80.0603 for formulas. Supp. No. 11 90 20' 15' each 30' 20' 20' 15' each Formula B 30' 30' �DETROIT ZONING ORDINANCE Hospitals, sanatoriums, convalescent, nursing, or rest homes Non-profit educational institutions other than penal or correctional institutions or trade schools Non-profit private clubs, lodges, or other similar uses Motels or hotels § 84.0000 Front Yard Side Yard 1 Rear Yard 20' Formula B 30 20' Formula B 30' 20' 20 1 Formula B Formula B 30' 30' 1 84. 0504 Accessory Uses. Regulations governing minimum yards for accessory uses in the R2 District (Section 82.0504) shall apply to similar accessory uses in the R4 District. 84.0600 Building bulk and recreational space requirements. Building bulk and recreational space requirements for principal and accessory uses shall be as hereinafter specified: 84.0601 Uses Permitted as a Matter of Right Max. Ht. Single-family detached dwellings; two-family dwellings; detached rectories, parsonages, or parish houses Group of attached town houses Multiple-family dwellings Rooming houses Fraternity or sorority houses Homes, centers, or schools for the care, boarding, or teaching of children Religious institutions, excepting detached rectories, parsonages, or parish houses Public libraries or museums; non-commercial art galleries Schools, excepting commercially operated vocational or trade schools Non-profit neighborhood centers Accessory uses to: single-family detached dwellings; two-family dwellings; detached rectories, parsonages, or parish houses One story but not exceeding 15' 1 Max. FAR 1 Min. RSR1 1.00 1.00 1.00 1.00 .10 .10 35' 1.00 1.00 1.00 1.00 1.00 See Sections 80.0601 and 80.0602 for formulas. Supp. No.11 91 �§ 84.0000 DETROIT, MICHIGAN 84. 0603 Permitted with Approval Uses Max. FAR 1 Fire or police stations Public utility facilities, without service or storage yards Medical or dental clinics Non-profit educational institutions other than penal or correctional institutions or trade schools Non-profit private clubs, lodges, or similar uses Motels or hotels Hospitals, sanatoriums, convalescent, nursing, or rest homes 1 Min. RSR 1 1.00 1.00 1.00 1.00 1.00 1.00 1.00 See Sections 80.0601 and 80.0602 for formulas. 84. 0800 Lot coverage. will be the rental apartment structure. In addition to permitted residential uses, certain specified non-residential uses which can be properly blended into this district may be permitted. The combined area occupied by all buildings used for single-family detached dwellings, detached rectories, parsonages, or parish houses, and buildings accessory to these uses shall not exceed thirtyfive (35) per cent of the area of the zoning-lot; provided, that on zoning-lots of less than four thousand (4,000) square feet in area, the allowable percentage of lot coverage may be increased by one per cent for each one hundred (100) square feet by which the area of the zoning-lot is less than four thousand (4,000) square feet, with a maximum coverage in any such case not in excess of forty-five (45) per cent. The combined area occupied by all buildings used for two-family dwellings and accessory buildings shall not exceed thirtyfive (35) per cent of the area of the zoning-lot; provided, that on zoning-lots of less than four thousand three hundred (4,300) square feet in area, the allowable percentage of lot coverage may be increased by one per cent for each one hundred (100) square feet by which the area of the zoninglot is less than four thousand three hundred (4,300) square feet, with a maximum coverage in any case not in excess of forty-five (45) per cent. 85.0100 Uses permitted as a matter of right. 85.0101 Single-family detached dwellings 85.0102 Two-family dwellings 85.0103 Town houses-maximum of twelve (12) in any group of attached town houses 85.0104 Multiple-family dwellings Lofts 85. 0105 Medical or dental clinics 85.0106 Home occupations in conjunction with a dwelling unit subject to the conditions specified in Section 83.0105 85.0107 Child caring institutions, child care centers, and boarding schools (Ord. No. 6-89, § 1, 4-12-89) 85.0108 Rooming houses 85.0109 Fraternity or sorority houses 85.0110 Non-profit educational institutions other than penal or correctional institutions or trade schools 85.0000 R5 Medium density residential district. This district is designed to provide for a range of residential development from the single-family detached dwelling to medium-density multiplefamily dwellings. The primary use in this district 85.0111 Non-profit private clubs, lodges, or similar uses Supp. No. 11 92 �DETROIT ZONING ORDINANCE 85.0112 Open parking lots for private passenger vehicles, subject to the provisions of Section 82.0305, paragraphs a through g § 85.0000 the same zoning-lot as the principal use. (Ord. No. 26-85, § 1, 7-17-85) 85.0113 Hospitals, sanatoriums, convalescent, nursing, or rest homes 85.0117 Antennas, subject to the provisions of Section 84.0113. (Ord. No. 2-88, § 1, 2-3-88) 85.0114 Use Group I, which shall be limited to the following uses: 85.0118 Family day care homes, as defined in Section 32.0042A. A. Open uses 1. a) b) c) d) 2. 3. (Ord. No. 6-89, § 1, 4-12-89) The following non-commercial recreational uses: 85. 0300 Permitted with approval uses. The following uses, and uses accessory thereto, shall be permitted in the R5 district upon approval by the buildings and safety engineering department, or board of zoning appeals if specified, and subject to compliance with the provisions and standards as set forth in Article VI, Section 65.0000 and to all conditions as hereinafter listed: Golf courses Outdoor tennis courts Ice skating rinks Swimming pools Parks or playgrounds Railroad rights-of-way, not including storage tracks, yards, or buildings B. Community facilities 1. Religious uses as follows: a) b) c) 2. 3. 4. 5. Churches, chapels, temples, or synagogues Rectories, parsonages, or parish houses Monasteries, convents, seminaries, or religious retreats Public libraries or museums Non-commercial art galleries Schools, excepting commercially operated vocational or trade schools The following public utility facilities, without service or storage yards a) b) c) d) 6. 85.0301 In order to provide urban amenities in a convenient and orderly manner for residents of medium- and high-density residential areas, certain service and retailing services as listed below may be permitted in multiple residential structures. These services are intended as a convenience for the residents of the structures in which they are permitted and for other residents within easy and convenient walking distance of these uses. The uses and applicable restrictions are as follows: a) Electric transformer sub-stations Gas regulator stations Water works, reservoirs, pumping stations, or filtration plants Telephone exchange buildings Non-profit neighborhood centers C. Uses similar to the above specified uses 85.0115 Signs, as regulated by Article XIII. 85.0116 Uses accessory to any of the above permitted uses when incidental to and on Supp. No.11 93 Coffee shops, cleaning or pressing shops, laundry pick-up stations, barber or beauty shops, tobacco or newspaper stands or shops, gift shops, telegraph offices, or similar commercial uses when located in permitted multiple-family dwellings, or in motels or hotels as may be approved; provided, such business is conducted primarily as a service to the occupants of the building and provided there is no entrance to such place of business except from within the building, and provided there is no advertising or display of said uses visible from outside the building other than as permitted in Article XIII. �§ DETROIT, MICHIGAN 85.000 b) 85. 0306 Trailer courts, not including sales or Establishments for the sale of beer or in• toxicating liquor for consumption on the premises, as regulated by Section 66.0000, or delicatessens, which uses shall have a gross floor area of not over 2,000 square feet each, or restaurants, which may include the sale of liquor in connection therewith, also as regulated by Section 66.0000, when such uses are located in motel or hotels as may be approved, or in permitted multiple• family dwellings. Provided, that said structures shall contain not less than fifty (50) dwelling or rooming units, and further provided, that the only access to any of the above mentioned uses is from the interior of the building and there is no advertising or display of said uses visible from the exterior of the building other than as permitted in Article XIII. service, and provided, that a written report of the department's decision shall be filed with the board of zoning appeals, which shall become final thirty (30) days after the filing thereof unless within that time a protest against such decision is filed with the board of zoning appeals signed by the applicant or by an owner of property within three hundred (300) feet of the premises in question. In such event the board of zoning appeals shall approve or disapprove such use. 85. 0307 Adult foster care facilities, subject to compliance with all of the provisions of Section 84. 0308 except as may be adjusted by the buildings and safety engineering department. 85.0302 Fire or police stations (Ord. No. 539-H, § 1, 2•8-83; Ord. No. 541-H, § 1, 2-8-83) 85.0303 Marinas 85. 0304 Motels or hotels as regulated by Sec• 85. 0308 Antennas, subject to the provisions of tion 66.0000 Section 84.0310. 85. 0305 Parking structures (Ord. No. 2•88, § 1, 2•3-88) Pre-release adjustment centers, subject to compliance with all of the provisions of Section 83.0316 except as may be adjusted by the buildings and safety engineering department. 85.0400 Lot size requirements. Zoning-lot size requirements shall be as hereinafter specified for the indicated uses: 85.0401 Use permitted as a Matter of Right Minimum Zoning-Lot Area Single-family detached dwellings Two-family dwellings Group of attached town houses Each town house Medical or dental clinics Multiple-family dwellings Child caring institutions, child care centers, and boarding schools Rooming houses Fraternity or sorority houses Non•profit educational institutions other than penal or correctional institutions or trade schools 5,000 sq. 6,000 sq. 7,000 sq. 1,800 sq. 7,000 sq. 7,000 sq. Supp. No. 11 94 Minimum Zoning-Lot Width ft. ft. ft. ft. ft. ft. 50' 55' 70' 18' 70' 70' 7,000 sq. ft. 7,000 sq. ft. 7,000 sq. ft. 70' 70' 70' 7,000 sq. ft. 70' �II - DETROIT ZONING ORDINANCE Non-profit private clubs, lodges, or similar uses Hospitals, sanatoriums, convalescent, nursing, or rest homes Religious institutions, excepting detached rectories, parsonages, or parish houses Detached rectories, parsonages, or parish houses Public libraries or museums; non-commercial art galleries Schools, excepting commercially operated vocational or trade schools Non-profit neighborhood centers § 85.0000 Minimum Zoning-Lot Area 7,000 sq. ft. Minimum Zoning-Lot Width 70' 7,000 sq. ft. 70' 10,000 sq. ft. 5,000 sq. ft. 70' 50' 10,000 sq. ft. 70' 10,000 sq. ft. 7,000 sq. ft. 70' 70' (Ord. No. 6-89, § 1, 4-12-89) 85.0403 Permitted with Approval Uses i1inimum Zon ing-Lot .A.,. c•a Motels or hotels Trailer courts, not including sales or service :dinimum Zo ntnf;f-Lot ,~~;dth 1. 'JOO sq. ft. "'~vo (2) acres per trailer "ourt and at ;east 3,000 '3 q. n. per ~railer space "'ourt must have at 1east 100 feet or· frontage on a major thoroughfare and eacn trader space mm;t be at least .30 feet wide as mea'-ured at a point 20 feet from the primary access drive 85. 0500 Yard requirements. Yards shall be provided for each use in accordance with the following minimum requirements: 85.0501 Uses Permitted as a Matter of Right Front Yard Single-family detached dwellings; two-family dwellings; detached rectories, parsonages, or parish houses Town houses Multiple-family dwellings Medical or dental clinics Homes, centers or schools for the care, boarding, or teaching of children Rooming houses Fraternity or sorority houses Supp. No. 11 95 Side Yards 1 Rear Yard 20' 14' combined 4' minimum 30' 20' 20' 20' Formula A Formula A Formula B 30' 30' 30' 20' 20' 20' Formula B Formula A Formula B 30' 30' 30' �§ 85.0000 DETROIT, MICHIGAN Non-profit educational institutions other than penal or correctional institutions or trade schools Non-profit private clubs, lodges, or similar uses Hospitals, sanatoriums, convalescent, nursing, or rest homes Religious institutions, excepting detached rectories, parsonages, or parish houses Public utility facilities, without service or storage yards Public libraries or museums; non-commercial art galleries Schools, excepting commercially operated vocational or trade schools Non-profit neighborhood centers Front Yard Side Yard/ Rear Yard 20' 20' Formula B Formula B 30' 30' 20' Formula B 30' 20' Formula B 30' 20' 15' each 30' 20' Formula B 30' 20' 20' Formula B Formula B 30' 30' Front Yard Side Yards 1 Rear Yard 20' 20' 20' 20' 20' 15' each 20' each Formula B 2 Formula B 25' each 85.0503 Permitted with Approval Uses Fire or police stations Marinas Motels or hotels Parking structures Trailer courts 30' 30' 512 30' 1 See Section 80.0603 for formulas. No yard need be provided if either of the following conditions exist: 1) if the zoning-lot line abuts a public alley, easement, or railroad right-of-way; or 2) if the zoning-lot line abuts for at least one-half of its length a building conforming as to use which itself has no yard at the point of abutment. 2 85. 0504 Accessory Uses. Regulations governing minimum yards for accessory uses in the R4 District (Section 84.0504) shall apply to similar accessory uses in the R5 District. Buildings or structures accessory to uses first permitted in the R5 District shall comply with the following minimum requirements: Buildings or Structures Accessory to: Trailer courts Side Yards Rear Yard 50' each 50' 85.0600 Building bulk and recreational space requirements. Building bulk and recreational space requirements for principal and accessory uses shall be as hereinafter specified: 85.0601 Uses Permitted as a Matter of Right Max. Ht. Single-family detached dwellings; two-family dwellings; detached rectories, parsonages, or parish houses 1 35' See Sections 80.0601 and 80.0602 for formulas. Supp. No. 11 96 Max. FAR Min. RSR 1 �§ 85.0000 DETROIT ZONING ORDINANCE Max. Ht. Town houses Multiple-family dwellings Medical or dental clinics Homes, centers, or schools for the care, boarding, or teaching of children Rooming houses Fraternity or sorority houses Non-profit educational institutions other than penal or correctional institutions or trade schools Non-profit private clubs, lodges, or similar uses Hospitals, sanatoriums, convalescent, nursing, or rest homes Religious institutions, excepting detached rectories, parsonages, or parish houses Public libraries or museums; non-commercial art galleries Schools, excepting commercially operated vocational or trade schools Non-profit neighborhood centers Public utility facilities, without service or storage yards Accessory uses to: single-family dwellings; twofamily dwellings, detached rectories, parsonages, or parish houses Max. FAR Min. RSR 1 1.50 1.50 1.50 .085 1.50 1.50 1.50 .085 1.50 1.50 1.50 1.50 1.50 1.50 1.50 1.50 One story but not exceeding 15' 85. 0603 Permitted with Approval Uses Max. FAR 1 Motels or hotels Parking structures Fire or police stations 1 Min. RSR1 1.50 1.50 1.50 See Sections 80.0601 and 80.0602 for formulas . 85. 0800 Lot coverage. The combined area occupied by all buildings used for single-family detached dwellings, detached rectories, parsonages, or parish houses, and buildings accessory to these uses shall not exceed thirty-five (35) percent of the area of the zoninglot; provided, that on zoning-lots ofless than 4,000 square feet in area, the allowable percentage of lot coverage may be increased by one percent for each one hundred square feet by which the area of the zoning-lot is less than 4,000 square feet, with a maximum coverage in any such case not in exSupp. No.11 cess of forty-five (45) percent. The combined area occupied by all buildings used for two-family dwellings and accessory buildings shall not exceed thirty-five (35) percent of the area of the zoninglot; provided, that on zoning-lots ofless than 4,300 square feet in area, the allowable percentage of lot coverage may be increased by one percent for each one hundred square feet by which the area of the zoning-lot is less than 4,300 square feet, with a maximum coverage in any case not in excess of forty-five (45) percent. �§ DETROIT, MICHIGAN 86.0000 86.0000 R6 High density residential district. 86.0112 Use Group I, which shall be limited to the following uses: A. Open uses This district is designed as a high-density multipledwelling district to be used primarily in areas adjacent to the Central Business District, the New Center area, the Cultural Center, the waterfront, certain large city parks, and other areas which have a high concentration of persons and land values. This district will permit a range of living accommodations, from the low-density dwelling up to very high-density dwellings, including institutions and residentially related uses, and will permit certain specified service and conveniencetype commercial uses of a character unlikely to develop excessive traffic but which will serve the residents of the immediate area. Single-family detached and two-family dwellings will not be permitted in this district as a matter of right but may be allowed as permitted with approval uses. 1. a) b) c) d) 2. 3. B. 1. 86.0101 Town houses-maximum of twelve (12) in any group of attached town houses 2. 3. 4. 86.0102 Multiple-family dwellings Lofts 86.0103 Medical or dental clinics 5. 86.0104 Home occupations in conjunction with a dwelling unit subject to the conditions specified in Section 83.0105 86. 0106 Fraternity or sorority houses Religious uses as follows: a) Churches, chapels, temples, or synagogues b) Rectories, parsonages, or parish houses c) Monasteries, convents, seminaries, or religious retreats Public libraries or museums Non-commercial art galleries Schools, excepting commercially operated vocational or trade schools The following public utility facilities, without service or storage yards d) 6. C. 86. 0108 Child caring institutions, child care centers, and boarding schools § Parks or playgrounds Railroad rights-of-way, not including storage tracks, yards, or buildings a) b) c) 86.0105 Rooming houses 86.0107 Non-profit educational institutions other than penal or correctional institutions or trade schools Golf courses Outdoor tennis courts Ice skating rinks Swimming pools Community facilities 86. 0100 Uses permitted as a matter of right. (Ord. No. 6-89, The following non-commercial recreational uses: Electric transformer sub-stations Gas regulator stations Water works, reservoirs, pumping stations, or filtration plants Telephone exchange buildings Non-profit neighborhood centers Uses similar to the above specified uses 86.0113 In order to provide urban amenities in a convenient and orderly manner for residents of medium- and high-density residential areas, certain service and retailing activities as listed below may be permitted in multiple residential structures. These services are intended as a convenience for the residents of the structures in which they are permitted and for other residents within easy and convenient walking distance of these uses. The uses and applicable restrictions are as follows: 1, 4-12-89) 86. 0109 Hospitals, sanatoriums, convalescent, nursing, or rest homes 86.0110 Non-profit private clubs, lodges, or similar uses 86.0111 Open parking lots for private passenger vehicles, subject to the provisions of Section 82.0305, paragraphs a through g Supp. No. 11 98 �ii II II DETROIT ZONING ORDINANCE § 86.0000 86.0117 Family day care homes, as defined in Section 32.0042A. a) Coffee shops, cleaning or pressing shops, laundry pick-up stations, barber or beauty shops, tobacco or newspaper stands or shops, gift shops, telegraph offices, or similar commercial uses when located in permitted multiplefamily dwellings or in motels or hotels as may be approved; provided, such business is conducted primarily as a service to the occupants of the building and provided there is no entrance to such place of business except from within the building, and provided there is no advertising or display of said uses visible from outside the building other than as permitted in Article XIII. b) Establishments for the sale of beer or intoxicating liquor for consumption on the premises, as regulated by Section 66.0000, or delicatessens, which uses shall have a gross floor area of not over 2,000 square feet each, or restaurants which may include the sale of liquor in connection therewith, also as regulated by Section 66.0000, when such uses are located in motel or hotels as may be approved, or in permitted multiplefamily dwellings. Provided, that said structures shall contain not less than fifty (50) dwelling or rooming units, and further provided, that the only access to any of the above mentioned uses is from the interior of the building and there is no advertising or display of said uses visible from the exterior of the building other than as permitted in Article XIII. (Ord. No. 6-89, § 1, 4-12-89) 86.0300 Permitted with approval uses. The following uses, and uses accessory thereto, shall be permitted in the R6 District upon approval by the buildings and safety eLgineering department, or board of zoning appeals if specified, and subject to compliance with the provisions and standards as set forth in Article VI, Section 65.0000 and to all conditions as hereinafter listed: 86.0301 Single or two-family dwellings 86.0302 Fire or police stations 86. 0303 Marinas 86. 0304 Motels or hotels as regulated by Section 66.0000 86. 0305 Parking structures 86. 0306 Adult foster care facilities, subject to compliance with all of the provisions of Section 84.0308 except as may be adjusted by the buildings and safety engineering department 86. 0307 Pre-release adjustment centers, subject to compliance with all of the provisions of Section 83.0316 except as may be adjusted by the buildings and safety engineering department (Ord. No. 539-H, § 1, 2-8-83; Ord. No. 541-H, § 1, 2-8-83; Ord. No. 571-H, § 1, 11-23-83) 86. 0308 Antennas, subject to the provisions of Section 84.0310. 86.0114 Signs, as regulated by Article XIII (Ord. No. 2-88, § 1, 2-3-88) 86.0115 Uses accessory to any of the above permitted uses when incidental to and on the same zoning-lot as the principal use. (Ord. No. 26-85, § 1, 7-17-85) 86.0116 Antennas, subject to the provisions of Section 84.0113. (Ord. No. 2-88, § 1, 2-3-88) Supp. No.11 99 �§ 86.0000 DETROIT, MICHIGAN 86. 0400 Lot size requirements. Zoning-lot size requirements shall be as hereinafter specified for the indicated uses: 86.0401 Uses Permitted as a Matter of Right Minimum Zoning-Lot Area Group of attached town houses Each town house Multiple-family dwellings Medical or dental clinics Rooming houses Fraternity or sorority houses Non-profit educational institutions other than penal or correctional institutions or trade schools Child caring institutions, child care centers, and boarding schools Hospitals, sanatoriums, convalescent, nursing, or rest homes Non-profit private clubs, lodges, or similar uses Religious institutions, excepting detached rectories, parsonages, or parish houses Detached rectories, parsonages, or parish houses Public libraries or museums; non-commercial art galleries Schools, excepting commercially operated vocational or trade schools Non-profit neighborhood centers 7,000 1,800 7,000 7,000 7,000 7,000 sq. sq. sq. sq. sq. sq. Minimum Zoning-Lot Width ft. ft. ft. ft. ft. ft. 70' 18' 70' 70' 70' 70' 7,000 sq. ft. 70' 7,000 sq. ft. 70' 7,000 sq. ft. 7,000 sq. ft. 70' 70' 10,000 sq. ft. 5,000 sq. ft. 70' 50' 10,000 sq. ft. 70' 10,000 sq. ft. 7,000 sq. ft. 70 ' 70' Minimum Zoning-Lot Area Minimum Zoning-Lot Width 7,000 sq. ft. 5,000 sq. ft. 6,000 sq. ft. 70' 50' 55' (Ord. No. 6-89, § 1, 4-12-89) 86. 0403 Permitted with Approval Uses Hotels or motels Single-family detached dwellings Two-family dwellings 868. 0500 Yard requirements. Yards shall be provided for each use in accordance with the following minimum requirements: Supp. No.11 100 �II II DETROIT ZONING ORDINANCE § 86.0000 86.0501 Uses Permitted as a Matter of Right Front Yard II - Detached rectories, parsonages, or parish houses 20' Town houses Multiple-family dwellings Medical or dental clinics Rooming houses Fraternity or sorority houses Non-profit educational institutions other than penal or correctional institutions or trade schools Homes, centers, or schools, for the care, boarding, or teaching of children Hospitals, sanatoriums, convalescent, nursing, or rest homes Non-profit private clubs; lodges or similar uses Religious institutions, excepting detached rectories, parsonages, or parish houses Public utility facilities, without service or storage yards Public libraries or museums; non-commercial art galleries Schools, excepting commercially operated vocational or trade schools Non-profit neighborhood centers Side Yards 1 Rear Yard 20' 20' 20' 20' 20' 14' combined 4' minimum Formula A Formula A Formula B Formula A Formula B 30' 30' 30' 30' 30' 30' 20' Formula B 30' 20' Formula B 30' 20' 20' Formula B Formula B 30' 30' 20' Formula B 30' 20' 15' each 30' 20' Formula B 30' 20' 20' Formula B Formula B 30' 30' 86. 0503 Permitted with Approval Uses Front Yard Hotels or motels Fire or police stations Parking structures Marinas Single-family detached dwellings; two-family dwellings 20' 20' 20' 20' 20' Side Yards 1 Formula B 15' each Formula B 2 20' each 14' combined 4' minimum Rear Yard 30' 30' 512 30' 1 See Section 80.0603 for formulas. No yard need be provided if either of the following conditions exist: 1) if the zoning-lot line abuts a public alley, easement, or railroad right-of-way; or 2) if the zoning-lot line abuts for at least one-half its length a building conforming as to use which itself has no rear at the point of abutment. 2 86.0504 Accessory Uses. Regulations governing minimum yards for accessory uses in the R4 District (Section 84.0504) shall apply to similar accessory uses in the R6 District. For structures accessory to marina uses the following minimum requirements shall be observed: 1) Front yard-20' 2) Side yards-20' each Supp. No.11 101 �§ 86.0000 DETROIT, MICHIGAN 86.0600 Building bulk and recreational space requirements. Building bulk and recreational space requirements for principal and accessory uses shall be as hereinafter specified: 86.0601 Uses Permitted as a Matter of Right Max. Ht. Detached rectories, parsonages, or parish houses Town houses Multiple-family dwellings Medical or dental clinics Rooming houses Fraternity or sorority houses Non-profit educational institutions other than penal or correctional institutions or trade schools Homes, centers, or schools for the care, boarding, or reaching of children Hospitals, sanatoriums, convalescent, nursing, or rest homes Non-profit private clubs, lodges, or similar uses Religious institutions, except detached rectories, parsonages, or parish houses Public libraries or museums; non-commercial art galleries Public utility facilities, without service or storage yards Schools, excepting commercially operated vocational or trade schools Non-profit neighborhood centers Accessory uses to: Detached rectories, parsonages, or parish houses Max. FAR 1 Min. RSR1 35 2.00 2.00 2.00 2.00 2.00 .07 .07 2.00 2.00 2.00 2.00 2.00 II I I 2.00 2.00 2.00 2.00 One story but not exceeding 15' 86. 0603 Permitted with Approval Uses Max. Ht. Single-family detached dwellings; two-family dwellings Hotels or motels Parking structures Fire or police stations Accessory uses to: Single or two-family dwellings 1 Max. FAR 1 35' 2.00 2.00 2.00 One story but not exceeding 15' See Sections 80.0601 and 80.0602 for formulas . Supp. No.11 102 Min. RSR 1 I I �II ll DETROIT ZONING ORDINANCE 86.0800 Lot coverage. § 90.0000 indicated under the conditions specified or any other conditions as may be required by the buildings and safety engineering department or board of zoning appeals in accordance with the provisions of Article VI, Section 65.0000. The combined area occupied by all buildings used for single-family detached dwellings, detached rectories, parsonages, or parish houses, and buildings accessory to these uses shall not exceed thirty-five (35) percent of the area of the zoning-lot; provided, that on zoning-lots less than 4,000 square feet in area, the allowable percentage of lot coverage may be increased by one percent for each one hundred square feet by which the area of the zoning-lot is less than 4,000 square feet with a maximum coverage in any such case not in excess of forty-five (45) percent. The combined area occupied by all buildings used for two-family dwellings and accessory buildings shall not exceed thirty-five (35) percent of the area of the zoning-lot; provided, that on zoning-lots of less than 4,300 square feet in area, the allowable percentage of lot coverage may be increased by one percent for each one hundred square feet by which the area of the zoning-lot is less than 4,300 square feet, with a maximum coverage in any case not in excess of forty-five (45) percent. (Ord. No. 541-H, § 1, 2-8-83) 90.0400 Lot size requirements. Where necessary, minimum zoning-lot sizes are specified for uses permitted as a matter of right and permitted with approval in the zoning district regulations in this Article. In addition, the following regulations shall be observed: 90.0401 No use shall be established after the effective date of this Ordinance on a zoning-lot which is smaller in area or width than prescribed hereinafter for such use in the zoning district in which it is to be located, except that this provision may be modified for permitted residential uses in accordance with the provisions of Article VIII, Section 80.0400. 90.0402 Lot width shall be measured at the front line of the zoning-lot excepting for residential uses where lot width shall be measured at a distance of twenty (20) feet from the front zoning-lot line. ARTICLE IX. BUSINESS DISTRICTS 90.0000 General requirements. 90.0500 Yard requirements. 90.0100 Uses permitted as a matter of right . Where specified, yards shall be provided as set forth under each zoning district as hereinafter indicated or as may be required by the buildings and safety engineering department and shall be unobstructed from the ground level or other specified level to the sky, except as permitted in Article IV, Section 45.0800. Permitted uses of land or buildings, as hereinafter listed, shall be permitted in the districts indicated under the conditions specified. No building, structure, or zoning-lot shall be devoted to any use other than a use permitted hereinafter in the zoning district in which such building, structure, or land is located. 90.0501 The required depth of front yards for zoning-lots used for residential purposes may be reduced or shall be increased in accordance with the provisions of Article VIII, Section 80.0501. Uses existing on the effective date of this Ordinance and rendered non-conforming by the provisions hereof shall be subject to the regulations of Article V governing such non-conforming uses. 90.0502 Where business uses are situated on through-lots so that the rear of the business structure is opposite the front yard of residential structures, the rear wall of the commercial structure shall be finished with 90.0300 Permitted with approval uses. Permitted with approval uses, as hereinafter listed, may be permitted in the districts Supp. No. 11 103 �§ 90.0000 DETROIT, MICHIGAN 91.0100 Uses permitted as a matter of right. brick or a similar veneer. Parking, service, or other open spaces at the rear of the structure shall be maintained in a neat and orderly condition. Use Group I, which shall be limited to the following uses: 90. 0503 Where a dwelling unit is erected, located, or placed above another type of use in a B2 or B4 District, no yards shall be required for the dwelling unit except a rear yard which may begin at the lowest floor occupied for dwelling purposes. A. Open uses 1. The following non-commercial recreational uses: a) b) c) d) (Ord. No. 541-H, § 1, 2-8-83) 90. 0600 Building bulk limitations. Building bulk limitations, where utilized, are usually expressed as stated in Article VIII, Section 80. 0600. 2. 3. 90. 0700 Height requirements. B. Buildings and structures shall comply with the height limitations as may be specified in each district. Parks or playgrounds Railroad rights-of-way, not including storage tracks, yards, or buildings Community facilities 1. Religious uses as follows: a) 90. 0900 Signs. b) Signs shall be classified and permitted in accordance with the provisions of Article XIII. c) 90.1000 Off-street parking and loading requirements. 2. 3. 4. Off-street parking and loading facilities shall be provided in accordance with the provisions set forth in Article IV, Section 47.0000. 5. 91.0000 Bl Restricted business district. The B 1 District is designed to provide an adequately controlled transition in land use from residential to business and commercial uses and is mapped accordingly. Permitted uses are limited to those which are desirable and can be fitted into such a transitional pattern of land use. Front, side, and rear yards are required of all permitted uses, both residential and commercial, subject to possible adjustment by the buildings and safety engineering department in cases where this is desirable to achieve a better blending in the pattern of physical development. To protect adjacent housinf;, a lot line wall is required of nonresidential uses where adjacent to resident property, again with provision for buildings and safety engineering department adjustment where desirable. 6. C. Golf courses Outdoor tennis courts Ice skating rinks Swimming pools Churches, chapels, temples, or synagogues Rectories, parsonages, or parish houses Monasteries, convents, seminaries, or religious retreats Public libraries or museums Non-commercial art galleries Schools, excepting commercially operated vocational or trade schools The following public utility facilities, without service or storage yards, including the following: a) Electric transformer substations b) Gas regular stations c) Water works, reservoirs, pumping stations, or filtration plants d) Telephone exchange buildings Non-profit neighborhood centers Uses similar to the above specified uses Adult foster care facility Antennas, subject to the provisions of Section 84.0113 Business or professional offices Banks Child caring institutions, child care centers, and boarding schools Hospitals, sanatoriums, convalescent, nursing, or rest homes (Ord. No. 541-H, § 1, 2-8-83) Supp. No. 11 104 I 1 �DETROIT ZONING ORDINANCE Institutions of an educational character other than penal or correctional institutions or trade schools Medical or dental clinics Parking lots or parking structures for private passenger vehicles Personal service establishments: Dry cleaning or laundry pick-up stations Barber shops Beauty shops Shoe repair shops Uses of a similar nature Private clubs, lodges, or similar uses Research laboratories, excepting those utilizing large animals Signs as regulated in Article XIII Uses accessory to any of the above permitted uses when incidental to and on the same zoning-lot as the principal use. § 91.0000 Single- or two-family dwellings, which may contain home occupations as regulated in Section 83.0105, paragraphs b through h Town houses Multiple-family dwellings, which may contain non-residential uses as specified in Article VIII, Section 86.0113 Lofts Single- or two-family dwellings combined in structures with permitted commercial uses Rooming houses Hotels or motels as regulated by Section 66.000C Fraternity or sorority houses Pohce or fire stations or other public buildings or public uses not enumerated in Use Group : Pre-release adjustments centers, subject to compliance with all of the provisions of Section 83.0316 except as may be adjusted by the Buildings and Safety Engineering Department. Antennas, subject to the provisions of 84.0310. (Ord. No. 539-H, § 1, 2-8-83; Ord. No. 2-88, § 1, 2-3-88; Ord. No. 6-89, § 1, 4-12-89) (Ord. No. 2-88, § 1, 2-3-88 ) 91.0300 Permitted with approval uses. 91.0400 Lot size requirements. The following uses, and uses accessory thereto, shall be permitted by the Buildings and Safety Engineering Department subject to compliance with the provisions and standards as set forth in Sections 65.0000: Zoning-lot size requirements shall be as hereinafter specified for the indicated uses: 91.0401 Uses Permitted as a Matter of Right Minimum Zoning-Lot Area Minimum Zoning-Lot Width Lot size requirements for uses in Use Group I shall be as set forth in Article VIII, Section 85.0401. Use Group I Child caring institutions, child care centers, and boarding schools Institutions of an educational character other than penal or correctional institutions or trade schools Private clubs, lodges, or similar uses (Ord. No. 6-89, § 1, 4-12-89) Supp. No.11 105 7,000 sq. ft. 70' 7,000 sq. ft. 7,000 sq. ft. 70' 70' �§ 91.0000 DETROIT, MICHIGAN 91.0403 Permitted with Approval Uses Minimum Zoning-Lot Area 5,000 6,000 7,000 1,800 7,000 7,000 7,000 7,000 Single-family detached dwellings Two-family dwellings Group of attached town houses Each town house Multiple-family dwellings Rooming houses Hotels or motels Fraternity or sorority houses sq. sq. sq. sq. sq. sq. sq. sq. ft. ft. ft. ft. ft. ft. ft. ft. Minimum Zoning-Lot Width 50' 55' 70' 18' 70' 70' 70' 70' 91 .0500 Yard requiremen.ts. Yards shall be provided for each use in accordancr.. with the following minimum requireme!"!t,s: 91 .0501 Uses Permitted as a Matter of Right Front Yard Group I Side Yards 1 Rear Yard Yard requirements for uses in Use Group I shall be as set forth in Article VIII, Section 85.0501. 20' Formula A 2 30' 2 All other uses permitted as a matter of right 91.0503 Permitted with Approval Uses Single- or two-family dwellings 20' All other uses permitted with approval 20' Provided, that the buildings and safety engineering department may adjust or waive the requirements of Section 91.0501 and 91.0503 to facilitate a better blending of new construction or alteration with existing structures and uses, upon making a finding that existing structures and uses provide lesser yards or no yards, and upon mak• 14' combined 4' minimum Formula A 30' 30' ing a finding that the structure or use under consideration is such that adjusting or waiving the yard requirements will not be detrimental to its occupancy or use. (Ord. No. 541-H, § 1, 2-8-83) J 1 See Section 80.0603 for formulas. No rear yard required for parking lots. Parking structures shall provide side and rear yards of five feet with permitted exceptions as indicated in Section 85.0503. 2 Supp. No.11 106 J �II ll DETROIT ZONING ORDINANCE 91.0600 Building bulk limitations. adjacent to the wall or fence is used for parking purposes, said wall or fence shall be protected from possible damage inflicted by vehicles using the parking area by means of precast concrete wheel stops at least six inches in height, or by firmly implanted bumper guards not attached to the wall or fence, or by other suitable barriers. No fence or wall shall be required on that portion of the zoning-lot line where there is a building serving the same purpose. Building bulk limitations for principal and accessory uses shall be as hereinafter specified: 91 .0603 Permitted with Approval Uses Maximum FAR' Multiple-family dwellings 1 § 92.0000 1.00 See Section 80.0601 for formulas. 91.0802 Vehicular access to the premises shall be permitted only by way of the front or side of the zoning-lot, except for vehicles servicing the premises. 91 .0700 Height limitations. The maximum height for each principal use shall not exceed thirty-five (35) feet. The buildings and safety engineering department may allow a greater height to facilitate a better blending of new construction or alteration with existing structures or uses, provided all of the following findings are made: 92.0000 B2 Local business and residential district. The B2 Local Business and Residential District provides for the day-to-day consumer goods and services required to serve a small residential area. High traffic generating and traffic oriented uses are restricted because of their obvious undesirable influence on adjacent residential areas. a) That existing structures exceed thirtyfive (35) feet in height; b) That it is useful and desirable for the structure in question to be erected to a height greater than thirty-five (35) feet, and; 92.0100 Uses permitted as a matter of right. 92.0101 Adult foster care facilities, subject to c) That existing structures and uses will not be adversely affected by such height increase. compliance with all of the provisions of Section 84.0308 92.0102 Antennas, subject to the provisions of (Ord. No. 541-H, § 1, 2-8-83) 84.0113. 91.0800 Site regulations. (Ord. No. 2-88, § 1, 2-3-88) All non-residential uses hereafter established in a Bl District shall comply with the following regulations; provided, that the Community and Economic Development Department may adjust these requirements upon making a finding that no adjacent or abutting properties will be adversely affected by such adjustment. 92.0105 Banks, except those having drivein facilities Business or professional offices 92.0115 Dry cleaning and laundry establishments which shall include a retail service and which employ a maximum of 10 persons. The building size shall not exceed 4,000 sq. ft. 91.0801 There shall be provided an opaque fence or wall of wood or masonry construction not less than four nor more than six feet in height along all lot lines abutting or adjacent to nsidentially zoned or developed property; provided, that if the Bl zoned property 92.0120 Establishments utilizing customer operated automatic washer, dryer, or dry cleaning machines for family washing or dry cleaning Supp. No.11 107 �DETROIT, MICHIGAN § 92.0000 92.0191 Use Group I, which shall be limited to the following uses: 92.0130 Greenhouses or nurseries with stock for retail sales, which uses may contain outdoor display and sale of merchandise if all soil materials are enclosed or in containers A. Open uses 1. The following non-commercial recreational uses: a) b) c) d) 92.0135 Child caring institutions, child care centers, and boarding schools Hospitals, sanatoriums, convalescent, nursing, or rest homes 2. 3. (Ord. No. 6-89, § 1, 4-12-89) 92.0140 Institutions, of an educational character other than penal or correctional institutions or trade schools Golf courses Outdoor tennis courts Ice skating rinks Swimming pools Parks or playgrounds Railroad rights-of-way, not including storage tracks, yards, or buildings B. Community facilities 1. Religious uses as follows: a) Churches, chapels, temples, or synagogues b) Rectories, parsonages, or parish houses c) Monasteries, convents, semi naries, or religious retreats 2. Public libraries or museums 3. Non-commercial art galleries 4. Schools, excepting commercially operated vocational or trade schools 5. The following public utility facilities, without service of storage yards a) Electric transformer substations b) Gas regulator stations c) Water works, reservoirs, pumping stations, or filtration plants. d) Telephone exchange buildings 6. Non-profit neighborhood centers 92.0155 Medical or dental clinics 92.0160 Newspaper distribution stations 92.0170 Parking lots or parking areas for the storage or parking of operable motor vehicles, but excluding all trucks and truck tractors except panel truck, pickup trucks, school buses and those motor vehicles necessary and accessory to the operation of uses permitted this Zoning District Parking structures Personal Service establishments: Dry cleaning or laundry pick-up stations Barbershops Beauty shops Shoe repair shops Uses of a similar nature Private clubs, lodges, or similar uses C. Uses similar to the above specified uses 92.0173 Radio 1 television, or household appliance repair shops Research laboratories, excepting those utilizing large animals 92.0197 Uses similar to the above specified I uses 92.0198 Uses accessory to any of the above 92.0180 Signs as regulated in Article XIII Stores of a generally recognized retail nature whose primary business is the sale of new merchandise permitted uses when incidental to and on the same zoning-lot as the_principal uae. Supp. No. 11 108 I �DETROIT ZONING ORDINANCE (Ord. No. 534-G, § 1, 10-6-70; Ord. No. 679-G, § 1, 4-18-72; Ord. No. 807-G, § 1, 3-6-73; Ord. No. 228H, § 1, 12-14-77; Ord. No. 539-H, § 1, 2-8-83) § 92.0000 92.0359 Multiple-family dwellings, containing non-residential uses as specified in Article VIII, Section 86.0113 92. 0365 Offices or shops for pl um bing, electrical, heating or air-conditioning and similar uses, providing all material is stored within an enclosed building with walls on all sides, and provid,3d that the size of the building shall be limited to a maximum floor area of 6,000 square feet. All truck parking shall be screened from view from residentially zoned property. All lighting shall be directed so as not to shine upon residentially zoned property 92. 0300 Permitted with approval uses. The following uses, and uses accessory thereto, shall be permitted by the buildings and safety engineering department or, upon appeal, by the board of zoning appeals, and subject to compliance with provisions and standards as set forth in Article VI, Section 65.0000: 92. 0302 Repealed 92. 0303 Antennas, subject to the provision[s] of 84.0310. (Ord. No. 2-88, § 1, 2-3-88) 92.0370 Photo engraving. The building size shall not exceed 4,000 sq. ft. Police or fire stations or other public buildings or uses not enumerated in Use Group I Printing or engraving. The building size shall not exceed 6,000 sq. ft. Pre-release adjustment centers, subject to compliance with all of the provisions of Section 83.0316 except as may be adjusted by the buildings and safety engineering department 92.0305 Banks having drive-in facilities Blueprinting shops, the building size shall not exceed 4,000 sq. ft 92.0310 Confection manufacturing and bakeries which shall include retail sales. The building size shall not exceed 6,000 sq. ft 92.0315 Dental, surgical or optical goods manufacturing. The building size shall not exceed 4,000 sq. ft 92.0375 Radio or television stations Rooming houses 92. 0325 Fraternity or Sorority houses 92.0335 Handcraft jewelry manufacturing. The building size shall not exceed 4,000 sq. ft. Hotels or motels as regulated by Section 66.0000 92. 0379A Restaurants, standard, which may include the sale of beer or intoxicating liquor for consumption on the premises via a service bar only, and when the primary use of the license is to serve table-seated dining patrons subject to Section 66.0000 and subject to the following requirements except as may be adjusted by the buildings and safety engineering department 92. 0337 Home occupations in conjunction with a dwelling unit subject to the conditions specified in Section 83.0105 92. 0340 Indoor commercial recreation, excluding poolhalls, public dance halls, taxi dance halls and arcades a) 92. 0350 Lithographing. The building size shall not exceed 4,000 sq. ft. 92. 0352 Lofts 92. 0355 Mortuary Supp. No.11 109 Freeway-type metal bumper guards, eighteen (18) inches in height shall be installed and properly maintained along the entire length of the rear or side property lines where adjoining or across a street or alley from residentially zoned or developed prop- �§ 92.0000 DETROIT, MICHIGAN residentially zoned or developed property. erty, except where the restaurant building is located on this line, or except across necessary points of ingress and egress where the parking spaces to serve an existing building are accessible only via crossing this property line. b) c) Concrete curbing, six (6) inches in height shall be properly placed and maintained along or parallel to the outside edges of parking areas or driveways, except where bumper guards are required and except across approved driveways, so as to prevent vehicular encroachment onto or over the public right-of-way and to prevent vehicular encroachment onto or over the adjoining property, or vehicular damage to the adjoining buildings. f) Exhaust and filtration systems from food preparation areas shall be installed a~te: review by the Air Pollution Control D1v1sion, Wayne County Department of Health, to assure compliance with appropriate regulations. h) A minimum of three (3) parking spaces shall be provided for the first one thousand (1000) square feet of gross floor area of the restaurant building, plus one (1) additional parking space for each one hundred (100) square feet in excess of the first one thousand square feet. i) Food consumption upon the premises outside the restaurant building shall be prohibited, and, where deemed advisable by the enforcing official to assure compliance with this prohibition, the premises shall be properly posted with signs stating that the consumption of foods, frozen desserts, or beverages within vehicles parked upon the premises is unlawful and that violators are subject to fines as prescribed by law. Such signs shall be posted within the building near the checkout counter of the restaurant and also within the parking area so as to be clearly visible from all vehicles on the premises. j) A minimum distance of five hundred (500) feet shall exist between the subject site and the nearest point of an elementary, junior high, or senior high school site. All outside trash receptacles shall be located within an enclosure constructed of opaque masonry materials a minimum of four (4) feet and a maximum of six (6) feet in height and shall be provided with opaque gates of the same height. d) Points of vehicular ingress and egress (except as provided for in a) above) shall be limited to the adjacent thoroughfare having business-zoned frontage only, and site plans shall be reviewed by the Department of Transportation for location and design of curb cuts and driveways and for layout of par king lots. e) g) The entire parking area shall be paved with a permanent surface of concrete or asphaltic cement and shall be graded and drained in accordance with the City Plumbing Code. Any unpaved area of the site shall be landscaped with lawn or other horticultural materials, maintained in a neat and orderly fashion at all times, and separated from the paved parking or driveway area by a raised curb or other equivalent barrier. 92. 0379B Restaurants, carry-out, when located on a street designated on the Master Plan of Trafficways as a major or secondary thoroughfare, subject to the following requirements except as may be adjusted by the Community and Economic Development Department. a) All lighting located on the premises shall be shaded and screened so as to be directed away from all adjoining Unpierced opaque masonry walls, a minimum of four (4) feet in height and a maximum of six (6) feet in height, shall be constructed and properly maintained along the Supp. No.11 110 I �DETROIT ZONING ORDINANCE rear or side properly lines where adjoining or across a street or alley from residentially zoned or developed property; provided, that in all instances where a wall is required or installed, said wall shall be protected from possible damage inflicted by vehicles using the parking area by means of properly installed and maintained freewaytype metal bumper guards, eighteen (18) inches in height. b) Concrete curbing six (6) inches in height, shall be properly placed and maintained along or parallel to all property lines, except where bumper guards are required and except across approved driveways, so as to prevent vehicular encroachment onto or over the public right-of-way and to prevent vehicular encroachment onto or over the adjoining property, or vehicular damage to the adjoining buildings. c) All outside trash receptacles shall be located within an enclosure constructed the same height as and of the same opaque masonry materials as the above-required opaque masonry walls and shall be provided with opaque gates of the same height. d) e) f) Points of vehicular ingress and egress (except as provided for in a) above) shall be limited to the adjacent thoroughfare having business-zoned frontage only, and site plans shall be reviewed by the Department of Transportation for location and design of curb cuts and driveways and for layout of parking lots. § 92.0000 g) Exhaust and filtration systems from food preparation areas shall be installed after review by the Air Pollution Control Division, Wayne County Department of Health, to assure compliance with appropriate regulations. h) A minimum of one (1) parking space shall be provided on site for each one hundred (100) square feet of gross floor area of the restaurant building. i) Food consumption upon the premises outside the restaurant building shall be prohibited and the premises shall be properly posted with signs stating that the consumption of foods, frozen desserts, or beverages within vehicles parked upon the premises is unlawful and that violators are subject to fines as prescribed by law. A minimum of two (2) such signs shall be posted within the building near the checkout counter of the restaurant, and a minimum of four (4) such signs shall be posted within the parking area so as to be clearly visible from all vehicles on the premises. j) A minimum distance of five hundred (500) feet shall exist between the subject site and the nearest point of an elementary, junior high, or senior high school site. 92. 0379C Restaurants, fast-food, when located on a street designated on the master plan of trafficways as a major or secondary thoroughfare, subject to the following requirements except as may be acljusted by the buildings and safety engineering department. The entire parking area shall be paved with a permanent surface of concrete or asphaltic cement and shall be graded in accordance with the City Plumbing Code. Any unpaved area of the site shall be landscaped with lawn or other horticultural materials, maintained in a neat and orderly fashion at all times, and separated from the paved parking or driveway area by a raised curb or other equivalent barrier. a) All lighting located on the premises shall be properly shaded and screened so as to be directed away from all adjoining residentially zoned or developed property. Supp. No.11 111 Unpierced opaque masonry walls, a minimum of four (4) feet in height and a maximum of six (6) feet in height, shall be constructed and properly maintained along the rear or side property lines where adjoining or across a street or alley from residentially zoned or developed property; provided, that in all instances where a wall is required or installed, said wall shall be protected from possible damage inflicted by vehicles using the parking area by means of properly installed and maintained freeway- �§ 92.0000 DETROIT, MICHIGAN type metal bumper guards, eighteen (18) inches in height. b) Concrete curbing, six (6) inches in height, shall be properly placed and maintained along or parallel to all property lines, except where bumper guards are required and except across approved driveways, so as to prevent vehicular encroachment onto or over the public right-of-way and to prevent vehicular encroachment onto or over the adjoining property, or vehicular damage to the adjoining buildings. c) All outside trash receptacles shall be located within an enclosure constructed the same height as and of the same opaque masonry materials as the above-required opaque masonry walls and shall be provided with opaque gates of the same height. d) Points of vehicular ingress and egress (except as provided for in a) above) shall be limited to the adjacent thoroughfare having business-zoned frontage only, and site plans shall be reviewed by the Department of Transportation for location and design of curb cuts and driveways and for layout of parking lots. e) All lighting located on the premises shall be properly shaded and screened so as to be directed away from all adjoining residentially zoned or developed property . . g) Exhaust arid filtration systems from food preparation areas shall be installed after review by the Air Pollution Control Division, Wayne County Department of Health, to assure compliance with appropriate regulations. , . ~( A minimum of one (1) parking space shall be provided on site for each one hundred (100) square feet of gross floor area of the restaurant building. i) Food consumption upon the premises outside the restaurant building shall be prohibited and the premises shall be properly posted with signs stating that the consumption of foods, frozen desserts, or beverages within vehicles parked upon the premises is unlawful and that violators are subject to fines as prescribed by law. A minimum of two (2) such signs shall be posted within the building near the checkout counter of the restaurant and a minimum of four (4) such signs shall be posted within the parking area so as to be clearly visible from all vehicles on the premises. j) A minimum distance of five hundred (500) feet shall exist between the subject site and the nearest point of an elementary, junior high, or senior high school site. 92. 0380 Single- or two-family dwellings combined in structures with permitted commercial uses Single- or two-family dwellings, which may contain home occupations as regulated in Section 83.0105, paragraphs b through h The entire parking area shall be paved with a permanent surface of concrete or asphaltic cement and shall be graded and drained in accordance with the City Plumbing Code. Any unpaved area of the site shall be landscaped with lawn or other horticultural materials, maintained in neat and orderly fashion at all times, and separated from the paved parking or driveway area by a raised curb or other equivalent barrier. f) h) 92. 0383 Specially designated dealer's establishment, subject to the restrictions imposed by Section 68.0000 Specially designated merchant's establishment, subject to the restrictions imposed by Section 68.0000. 92. 0385 Town Houses 92. 0395 Veterinary clinic for small animals but excluding outdoor kennels Wholesaling, warehousing, storage or transfer buildings; but excluding steel warehousing, excluding storage of bulk petroleum or related products and excluding garbage or rubbish. All materials must be completely enclosed within a building with walls on all sides. Size of the Supp. No. 11 112 �DETROIT ZONING ORDINANCE building shall be limited to a maximum floor area of 10,000 square feet. Loading and unloading operations shall be entirely contained on the site. All truck parking shall be screened so as not to be viewed from residentially zoned property. All lighting shall be directed so as not to shine upon residentially zoned property (Ord. No. 807-G, § 1, 3-6-73; Ord. No. 862-G, § 1, 11-20-73; Ord. No. 215-H, § 1, 11-23-77; Ord. No. 228-H, § 1, 12-14-77; Ord. No. 384-H, § 1, 3-12-80; Ord. No. 487-H, § 1, 2-19-82; Ord. No. 539-H, § 1, 2-8-83; Ord. No. 541-H, § 1, 2-8-83; Ord. No. 571H, § 1, 2-8-83; Ord. No. 26-85, § 1, 7-17-85) 92. 0400 Lot size requirements. Zoning-lot size requirements shall be as hereinafter specified or as required by the buildings and safety engineering department, for the indicated uses: 92. 0397 V ses similar to the above specified uses 92.0398 Uses accessory to any of the above uses when incidental to and on the same zoning-lot as the principal use. Child caring institutions, child care centers, and boarding schools Institutions of an educational character other than penal or correctional institutions or trade schools Private clubs, lodges, or similar uses Use Group I All other uses permitted as a matter of right § 92.0000 Minimum Zoning-Lot Area Minimum Zoning-Lot Width 7,000 sq. ft. 70' 7,000 sq. ft. 70' 7,000 sq. ft. 70' As specified in the R5 District, Section 85.0401 Adequate for off-street parking, and other site requirements (Ord. No. 6-89, § 1, 4-12-89) 92.0403 Permitted with Approval Uses Minimum Zoning-Lot Area Fraternity or sorority houses Hotels or motels Multiple-family dwellings Rooming houses 7,000 7,000 7,000 7,000 Supp. No.11 112.1 sq. sq. sq. sq. ft. ft. ft. ft. Minimum Zoning-Lot Width 70' 70' 70' 70' �II II DETROIT ZONING ORDINANCE § 94.0000 Open air display for rental or sale of householder's pneumatic tired two- and four-wheeled utility trailers, pneumatic tired cement mixers having a capacity of not more than three and one-half (3 ½) cubic feet and capable of being towed by a passenger automobile, and wheelbarrows. The area to be so used shall have an area of not less than 6,000 square feet, shall be used exclusively for the foregoing purposes, and shall be maintained with a stable surface that will not retain water and treated so as to prevent the raising of dust or loose particles. Such surfacing may be constructed of crushed stone, slag, gravel, cinders, or any type of permanent surfacing drained away from all adjacent lots and streets. The owner or operator of an area so used shall erect and maintain on such area a permanent type building at least 400 square feet in area for the purpose of servicing such equipment. He shall also erect and maintain a barrier type fence not less than eighteen (18) inches in height on the boundaries on the area with only such openings as may be necessary for ingress and egress. Open air sale or rental of trailer coaches or boats Business or professional offices Business colleges or commercial trade schools 94.0115 Dry cleaning or laundry establishments employing a maximum of twenty-five (25) persons on site 94.0120 Establishments utilizing customer operated automatic washer, dryer, or dry cleaning machines for family washing or dry cleaning 94.0125 Food catering establishments 94.0130 Greenhouses or nurseries with stock for retail sale, which uses may contain outdoor display and sale of merchandise if all soil materials are enclosed or in containers 94.0135 Heating plants with underground or indoor fuel storage Child caring institutions, child care centers, and boarding schools Hospitals, sanatoriums, convalescent, nursing, or rest homes (Ord. No. 6-89, § 1, 4-12-89) 94.0140 Indoor commercial recreation, other than pool or billiard halls, public dance halls or taxi dance halls Institutions of an educational character other than penal or correctional institutions 94.0155 Marinas Medical or dental clinics Mortuaries 94.0170 Parking lots or parking areas for the storage or parking of operable motor vehicles, but excluding all trucks and truck tractors except panel trucks, pickup trucks, school buses and those motor vehicles necessary and accessory to the operation of uses permitted in this Zoning District. Parking structures Personal service establishments; 94.0160 Newspap~r distributing stations 94.0163 Offices or shops for plumbing, electrical, heating or air conditioning, furniture repair or upholstery, tool sharpening, cabinet making, custom decorative wrought iron shops doing assembly work only, and similar uses, providing all material is stored within an enclosed building with walls on all sides Dry cleaning or laundry pick-up stations Supp. No. 11 119 �§ I I DETROIT, MICHIGAN 94.0000 all outdoor areas shall be either landscaped or hard surfaced. Stores of a generally recognized retail nature whose primary business is the sale of new merchan dise Barbershops Beauty shops Shoe repair shops Uses of a similar nature Police or fire stations or other public buildings or public uses not enumerated in Use Group I Private clubs or lodges 94.0191 Use Group I, which shall be limited to the following uses: 94.0175 Radio or television stations A. Open uses Radio, television, or household appliance repair shops Research or testing laboratories excepting those utilizing large animals 1. The following non-commercial rec- reational uses: a) Golf Courses b) Outdoor tennis courts c) Ice skating rinks d) Swimming pools 2. Parks or playgrounds 3. Railroad rights-of-way, not includ ing storage tracks, yards, or buildings 94.0179A Restaurants, standard, which may include the sale of beer or intoxicating liquor for consumption on the premises via a service bar only, and when the primary use of the license is to serve tableseated dining patrons subject to Section 66.0000 and subject to the requirements of Section 92.0379A, except as may be adjusted by the buildings and safety engineering department. B. Community facilities I I J I I 1. Religious uses as follows: a) Churches, chapels, temples, or synagogues b) Rectories, parsonages, or parish houses c) Monasteries, convent, semi naries, or religious retreats 2. Public libraries or museums 3. Non-commercial art galleries 4. Schools, excepting commercially operated vocational or trade schools 5. The following public utility facilities, without service or storage yards a) Electric transformer substations b) Gas regulator stations c) Water works, reservoirs, pumping stations, or filtration plants d) Telephone exchange buildings 6. Non-profit neighborhood centers C. Uses similar to the above specified uses 94. 0 180 Salesroom or sales lots for new or used motor vehicle and accessory service facilities provided that six-foot high opaque walls or fences shall be erected where adjacent to residential zoning; provided that all lighting shall be directed so as not to shine upon residentially zoned property; and provided that all outdoor areas shall be either landscaped or hard surfaced. Signs, as regulated by Article XIII Storage of new or used motor vehicles-provided that six-foot high opaque walls or fences shall be erected where adjacent to residential zoning; provided that all lighting shall be directed so as not to shine upon residentially zoned property; and provided that 94.0195 Vending machine commissaries Veterinary clinics for small animals Supp. No.11 120 J ] �DETROIT ZONING ORDINANCE 94. 0379B Restaurants, carry-out, subject to compliance with all of the provisions of Section 92.0379B except as may be adjusted by the buildings and safety engineering department materials as the above-required opaque masonry walls and shall be provided with opaque gates of the same height. 94. 0379C Restaurants, fast-food, subject to compliance with all of the provisions of Section 92.0379C except as may be adjusted by the buildings and safety engineering department d) Points of vehicular and pedestrian ingress and egress shall be limited to the adjacent major and/or secondary thoroughfar es only, and site plans shall be reviewed by the Department of Transportation for location and design of curb cuts and driveways. e) The entire parking area shall be paved with a permanent surface of concrete or asphaltic cement and shall be graded and drained in accordance with the City Plumbing Code. Any unpaved area of the site shall be landscaped with lawn or other horticultural materials, maintained in a neat and orderly fashion at all times, and separated from the paved parking or driveway area by a raised curb or other equivalent barrier. f) Any lighting located on the premises shall be properly shaded and screened so as to be directed away from all adjoining residentially zoned or developed property. g) Exhaust and filtration systems from food preparation areas shall be installed after review by the Air Pollution Control Division, Wayne County Department of Health, to assure compliance with appropriate regulations. h) A minimum of one (1) parking space shall be provided on site for each one hundred (100) square feet of gross floor area of the restaurant building. i) A minimum distance of five hundred (500) feet shall exist between the subject site and the nearest point of an elementary, junior high or senior high school site. 94.0379D Restaurants, drive-in, when located on a street designated on the master plan of trafficways as a major thoroughfare subject to the following requirements except as may be adjusted by the buildings and safety engineering department: a) b) c) § 94.0000 Unpierced masonry walls six (6) feet in height shall be constructed and properly maintained on all sides of the premises so used, except across approved points of vehicular and pedestrian access; provided that wire mesh fencing six (6) feet in height, not exceeding two inch mesh and made of number nine or heavier wire, may be used in lieu of the required masonry wall on those lot lines not adjacent to a street or alley but contiguous to properly zoned in a business or industrial district classification; and further provided that no wall or fence shall be required on that portion of a lot line where there is a building or structure serving the purpose of a wall; and further provided that on the side of the property abutting the access street, the above described wall may be reduced to a height of two feet six inches (2'6"). In all instances where a wall or fence is required, said wall or fence shall be protected from possible damage inflicted by vehicles using the parking area by means of properly installed and maintained freewaytype metal bumper guards, eighteen (18) inches in height. 94. 0380 Secondhand stores, as regulated by Section 66. 0000 Shoeshine parlors, as regulated by Section 66.0000 Single- or two-family dwellings, which may contain home occupations as regulated in Section 83.0105, paragraph b through h All outside trash receptacles (except those intended for use by the customer) shall be located within a six (6) foot high enclosure constructed of the same opaque masonry Supp. No.11 125 �~ DETROIT, MICHIGAN 94.0000 sizes shall be adequate to provide for off-street parking, loading, and other site requirements as may be required by this or other applicable ordinances or statutes. Special small tool, die, and gauge manufacturing employing not more than 15 persons in manufacturing operations Specially designated dealer's establishment subject to the restrictions imposed by Section 68 0000 Specially designated dealer s [merchant's] establishment subject to the restrictions imposed by Section 68.0000 Substance abuse service facilities, subject to compliance with all of the provisions of Sect10n 93.0380 except as may be adjusted by the buildings and safety engineering department Minimum Zoning-Lot Area Minimum Zoning-Lot Width Use Group I Lot size requirements shall be as specified in Article VIII, Section 85.0401. Child caring institutions, child care centers, and boarding schools 7,000 sq. ft. 70' (Ord. No. 6-89, § 1, 4-12-89) 94.0403 Permitted with Approval Uses. For other than those uses listed below, there shall be no minimum requirements, excepting that lot sizes shall be adequate to provide off-street parking, loading, and other site requirements as may be required by this or other applicable ordinances or statutes, or as may be required by the buildings and safety engineering department. 94. 0385 Taxi dance halls, as regulated by Section 66.0000 Theaters, excluding drive-in theaters Toiletries or cosmetics goods manufacture Town houses 94. 0395 Wearing apparel manufacture Wholesaling, warehousing, storage, or transfer buildings, but excluding steel warehousing, storage of bulk petroleum or related products, or garbage or rubbish. All materials must be completely enclosed within a building Single-family dwellings Two-family dwellings 94. 0397 Uses similar to the above specified uses 94.0398 Uses accessory to any of the above uses when incidental to and on the same zoning-lot as the principal use. (Ord. No. 446-G, § 1, 6-26-69; Ord. No. 726-G, § 1, 9-5-72; Ord. No. 742-G, § 1, 10-24-72; Ord. No. 807-G, § 1, 3-6-73; Ord. No. 228-H, § 1, 12-14-77; Ord. No. 384-H, § 1, 3-12-80; Ord. No. 487-H, § 1, 2-19-82; Ord. No. 539-H, § 1, 2-8-83; Ord. No. 541H, § 1, 2-8-83; Ord. No. 571-H, § 1, 11-23-83; Ord. No. 26-85, § 1, 7-17-85) 94. 0400 Lot size requirements. Zoning-lot size requirements shall be as hereinafter specified for the indicated uses: 94.0401 Uses Permitted as a Matter of Right. For other than those uses listed below, there shall be no minimum requirements, excepting that lot Supp. No. 11 126 Minimum Zoning-Lot Area Minimum Zoning-Lot Width 5,000 sq. ft. 6,000 sq. ft. 50' 55' �II II II DETROIT ZONING ORDINANCE § 118.0000 Use Group I, which shall be limited to the fol lowing uses: specified in Section 130.0202 b), or as may be approved by the buildings and safety engineering department. A. (Ord. No. 446-G, § 1, 6-26-69; Ord. No. 541-H, § 1, 2-8-83) Open uses 1. 116.0700 Height limitations. No building or structure, or part thereof, shall be erected or altered to a height exceeding eighty (80) feet, provided that in any portion of a Wl District 150 feet or more from all Rl, R2, R3, R4, R5, and R6 Districts but shall be no limitation on the height of buildings or structures. 2. 3. B. Ground or free-standing signs shall not exceed seventy (70) feet in height. Community facilities 1. 116. 0900 Signs. Signs shall be classified and permitted in accordance with the provisions of Article XIII. 116.1000 Off-street parking and loading requirements. 2. 3. 4. Off-street parking and loading facilities shall be provided in accordance with the regulations specified in Article IV, Section 4 7. 0000. 5. 118.0000 SDl Special development district. The SDI District is designed for areas of the city in which there is much investment interest and activity and great development potential. Generally, in these areas, private developers have been active in changing the character of the area by increasing the intensity of development and converting land to higher intensity uses, both residential and commercial. The SDI District is designed to encourage one portion of this development. It will permit high intensity residential development, with a carefully controlled mix of low-rise office, commercial, and service facilities. 6. C. The following non-commercial recreational uses: a) · Golf courses b) Outdoor tennis courts c) Ice skating rinks d) Swimming pools Parks or playgrounds Railroad rights-of-way, not including storage tracks, yards, or buildings. Religious uses as follows: a) Churches, chapels, temples, or synagogues b) Rectories, parsonages, or parish houses c) Monasteries, convents, seminaries, or religious retreats Public libraries or museums Non-commercial art galleries Schools, excepting commercially operated vocational or trade schools The following public utility facilities, without service or storage yards: a) Electric transformer substations b) Gas regulator stations c) Water works, reservoirs, pumping stations, or filtration plants d) Telephone exchange buildings Non-profit neighborhood centers Uses similar to the above specified uses Uses accessory to any of the above permitted uses when incidental to and on the same wninglot as the principal use. (Ord. No. 2-88, § 1, 2-3-88) 118.0100 Uses permitted as a matter of right. 118.0200 Uses permitted subject to department review of site plan. Antennas, subject to the provisions of Section 81.0104. Multiple-family dwellings, which may contain non-residential uses as specified in Article VIII, Section 86.0113. Institutions of an educational character other than penal or correctional institutions or trade schools. The following uses, differing in various degrees from the primary residential use of this district, require site plan review to assure a satisfactory blending of the building, structure, or use into the contiguous and adjacent area. In compliance with this objective, the buildings and safety engineering department may impose conditions it Supp. No. 11 159 �§ 118.0000 DETROIT, MICHIGAN Single- and two-family dwellings, which may contain home occupations as regulated in Section 83.0105, paragraphs b) through h ) Substance abuse service facilities, subject to compliance with all the provisions of Section 93.0380 except as may be adjusted by the buildings and safety engineering department Town houses, maximum of twelve (12) in a ny group of attached town houses. Hotels or motels as regulated by Section 66.0000 Rooming houses Police or fire stations or other public buildings or public uses not enumerated in Use Group I Research laboratories, except those utilizing large animals deems necessary to ensure that the building, structure , or use will be noninjurious to contiguous uses and not contrary to the spirit and purpose of this ordinance: Business or professional offices Fraternity or sorority houses Child caring institutions, child care centers, and boarding schools Hospitals, sanatoriums, convalescent, nursing, or rest homes Marinas Medical or dental clinics Parking Lots or Parking Areas for the storage or parking of operable motor vehicles, but excluding all Trucks and Truck Tractors except Panel Trucks, Pick Up Trucks, School Buses and those motor vehicles necessary and accessory to the operation or uses permitted in this Zoning District. Parking Structures Personal service establishments: Dry cleaning or laundry pick-up stations Barber shops Beauty shops Shoe repair shops Private clubs, lodges, or similar uses Radio or television stations Signs, as regulated by Article XIII Uses similar to the above specified uses. Uses accessory to any of the above permitted uses when incidental to and on the same zoninglot as the principal use (Ord. No. 2-88, § 1, 2-3-88) 118.0310. In order to provide urban amenities in a convenient and orderly manner for users and residents of the area, the following uses may be permitted by the buildings and safety engineering department provided a finding is made that such uses will not have a deleterious effect upon the contiguous uses nor be contrary to the character and intended purposes of this district: Restaurants, standard Establishments for the sale of beer or intoxicating liquor for consumption on the premises as regulated by Section 66.0000. Specially designated dealer's establishment as regulated by Section 68.0000 Specially designated merchant's establishment as regulated by Section 68.0000 Stores of a generally recognized retail nature whose primary business is the sale of new merchandise. Radio, television or household appliance repair shops Uses similar to the above specified uses (Ord. No. 679-G, § 1, 4-18-72; Ord. No. 541-H, § 1, 2-8-83; Ord. No. 6-89, § 1, 4-12-89) 118. 0300 Permitted with approving uses. The following uses and uses accessory thereto shall be permitted by the buildings and safety engineering department, or city council if specified, and subject to compliance with the provisions and standards as set forth in Section 65.0000 and to all conditions as hereinafter listed: (Ord. No. 764-G, § 1, 10-31-72; Ord. No. 539-H, § 1, 2-8-83; Ord. No. 541-H, § 1, 2-8-83; Ord. No. 571-H, § 1, 11-23-83; Ord. No. 26-85, § 1, 7-17-85) Antennas, subject to the provisions of Section 81.0313. Home occupations in conjunction with a dwelling unit subject to the conditions specified in Section 83.0105 Lofts 118. 0400 Lot size requirements. Zoning-lot size requirements shall be as hereinafter specified for the indicated uses: Supp. No.11 160 I �II II II DETROIT ZONING ORDINANCE § 118.0000 118.0401 Uses Permitted as a Matter of Right Multiple-family dwellings Religious institutions, excepting detached rectories, parsonages, or parish houses Detached rectories, parsonages, or parish houses Public libraries or museums; non-commercial art galleries Schools, excepting commercially operated vocational or trade schools Non-profit neighborhood centers Minimum Zoning-Lot Area Minimum Zoning-Lot Width 7,000 sq. ft. 70' 10,000 sq. ft. 5,000 sq. ft. 70' 50' 10,000 sq. ft. 70' 10,000 sq. ft. 7,000 sq. ft. 70' 70' 118. 0402 Uses Permitted Subject to Department Review of Site Plan Minimum Zoning-Lot Area Fraternity or sorority houses Child caring institutions, child care centers, and boarding schools Hospitals, sanatoriums, convalescent, nursing, or rest homes Private clubs, lodges, or similar uses Minimum Zoning-Lot Width 7,000 sq. ft. 70' 7,000 sq. ft. 77' 7,000 sq. ft. 7,000 sq. ft. 70' 70' (Ord. No. 6-89, § 1, 4-12-89) 118.0403 Permitted with Approval Uses Minimum Zoning-Lot Area Single-family detached dwellings Two-family dwelling Group of attached town houses Each town house Hotels or motels Rooming houses 5,000 6,000 7,000 1,800 7,000 7,000 sq. sq. sq. sq. sq. sq. ft. ft. ft. ft. ft. ft. Minimum Zoning-Lot Width 50' 55' 70' 18' 70' 70' 118.0500 Yard requirements. Yards shall be provided for each use in accordance with the following minimum requirements: 118.0501 Uses Permitted as a Matter of Right Multiple-family dwellings Religious institutions excepting detached rectories, parsonages, or parish houses Supp. No.11 161 Front Yard Side Yards 1 Rear Yard 20' Formula A 30' 20' Formula B 30' �§ 118.0000 DETROIT, MICHIGAN Front Yard 20' Detached rectories, parsonages, or parish houses Public utility facilities, without service or storage yards Institutions of an educational character other than penal or correctional institutions or trade schools Public libraries or museums; non-commercial art galleries Schools, excepting commercially operated vocational or trade schools Non-profit neighborhood centers Side Yard 1 14' combined 4' minimum Rear Yard 30' 20' 15' each 30' 20' Formula B 30' 20' Formula B 30' 20' 20' Formula B Formula B 30' 30' 118. 0502 Uses Permitted Subject to Department Review of Site Plan Business or professional offices Fraternity or sorority houses Child caring institutions, child care centers, and boarding schools Hospitals, sanatoriums, convalescent, nursing, or rest homes Marinas Medical or dental clinics Private clubs, lodges, or similar uses Parking lot Parking structures Personal service establishments Front Yard Side Yards 1 Rear Yard 20' 20' Formula B Formula A 30 1 30' 20' Formula A 30 1 20' 20' 20' 20' 20 1 20' 20' Formula B 20 1 each Formula B Formula B Formula A Formula B2 Formula B 30 1 Front Yard Side Yards 1 30' 30' 512 30 1 (Ord. No. 6-89, § 1, 4-12-89) 118.0503 Permitted with Approval Uses Single- and two-family dwellings 20' Hotels or motels Rooming houses Town houses Police or fire stations or other public buildings Research laboratories, excepting those utilizing large animals Commercial uses provided for in Section 118.0310 1 Rear Yard 20' 20' 20' 20' 14' combined 4' minimum Formula A Formula A Formula A 15' each 30' 30' 30' 30' 20' 20' Formula B Formula B 30' 30' 30' See section 80.0603 for formulas. No ya:d need be provid~d if eith~r of th~ following conditions exist: 1) if_the zoning-lot line abuts a public alley, easement, or railroad nght-of-way; or 2) 1f the zomng-lot lme abuts for at least one-half of 1ts length a building conforming as to use which itself has no yard at the point of abutment. 2 Supp. No. 11 162 �I DETROIT ZONING ORDINANCE 118. 0504 Accessory Uses. Regulations governing minimum yards for accessory uses in the R5 District (Section 85.0504) shall apply to similar accessory uses in the SD 1 District. (Ord. No. 764-G, § 1, 10-31-72) 118.0600 Building bulk and recreational space requirements. Building bulk and recreational space requirements for principal and accessory uses shall be as hereinafter specified: Max. Ht. Rooming houses Police or fire stations or other public buildings Research laboratories Uses accessory to single- and two-family dwellings Multiple-family dwellings Institutions of an educational character Use Group I 1 Max. Min. RSR 1 2.00 .07 1.00 As specified in R6 District, Section 86.0601 118. 0602 Uses Permitted Subject to Department Review of Site Plan Business or professional offices Fraternity or sorority houses Child caring institutions, child care centers, and boarding schools Hospitals, sanatoriums, convalescent, nursing, or rest homes Medical or dental clinics Private clubs, lodges, or similar uses Parking structures Personal service establishments 1.00 1.00 One story but not exceeding 15' 2.00 See Sections 80.0601 and 80.0602 for formulas. (Ord. No. 764-G, § 1, 10-31-72) 118. 0800 Lot coverage. The combined area occupied by all buildings not regulated by FAR and RSR shall not exceed thirty-five (35) percent of the area of the zoninglot, excepting as provided in Section 82.0801. Off-street parking and loading facilities shall be provided in accordance with the regulations specified in Article IV, Section 47.0000. Min. RSR 1 119.0000. SD2 Special development district. The SD2 District is designed for areas of the City in which there is much investment interest and activity and great development potential. Generally, in these areas, private developers have been active in changing the character of the area by increasing the intensity of development and converting land to higher intensity uses, both residential and commercial. The SD2 District is designed to encourage one portion of this development. It will permit high-rise office and commercial structures, with a controlled mix of transient and permanent residential facilities, together with appropriate service and retailing facilities. 100 1.00 1.00 1.00 1.00 1.00 1.00 1.00 (Ord. No. 6-89, § 1, 4-12-89) 119.0100 Uses permitted as a matter of right. 118.0603 Permitted with Approval Uses Single- and two-family dwellings Town houses Hotels and motels Min. RSR 1 07 118.1000 Off-street parking and loading requirements. See Sections 80.0601 and 80.0602 for formulas. Max. FAR 1 1 Max. FAR 1 1.50 Commercial uses Provided for in Section 118.0310 118.0601 Uses Permitted as a Matter of Right FAR 1 § 119.0000 Max. Max. Min. Ht. FAR' RSR' Use Group I, which shall be limited to the following uses: A. 35' 1.50 2.00 Open uses 1. Supp. No. 11 162.1 The following non-commercial recreational uses: a) Golf courses �DETROIT, MICHIGAN § 119.0000 2. 3. B. Medical or dental clinics Institutions of an educational character other than penal or correctional institution or trade schools Parking lots or parking areas for the storage or parking of operable motor vehicles, but excluding all trucks and truck tractors except panel trucks, pick-up trucks, school buses and those motor vehicles necessary and accessory to the operation of uses permitted in this zoning district Parking structures Personal service establishments: Dry cleaning or laundry pick-up stations Barber shops Beauty shops Shoe repair shops Radio or television stations Research laboratories, excepting those utilizing large animals Signs, as regulated by Article XIII Uses similar to the above specified uses Uses accessory to any of the above permitted uses when incidental to and on the same zoning-lot as the principal use. Community facilities 1. 2. 3. 4. 5. 6. C. b) Outdoor tennis courts c) Ice skating rinks d) Swimming pools Parks or playgrounds Railroad rights-of-way, not including storage tracks, yards, or buildings. Religious uses as follows: a) Churches, chapels, temples, or synagogues b) Rectories, parsonages, or parish houses c) Monasteries, convents, seminaries, or religious retreats Public libraries or museums Non-commercial art galleries Schools, excepting commercially operated vocational or trade schools The following public utility facilities, without service or storage yards: a) Electric transformer substations b) Gas regulator stations c) Water works, reservoirs, pumping stations, or filtration plants d) Telephone exchange buildings Non-profit neighborhood centers (Ord. No. 679-G, § 1, 4-18-72; Ord. No. 541-H, § 1, 2-8-83; Ord. No. 2-88, § 1, 2-3-88) Uses similar to the above specified uses 119.0300 Permitted with approval uses. Antennas, as regulated by Sections 42.090042.1227, 45.0901, and 45.0903. Business or professional offices, which may contain delicatessens or restaurants and which may sell liquor in conjunction therewith, or establishment for the sale of beer or intoxicating liquor for consumption on the premises, as regulated by Section 66.0000; provided, that each of these uses shall have a maximum gross floor area of two thousand (2,000) square feet; coffee shops; cleaning or pressing shops; laundry pick-up stations; barber or beauty shops; tobacco or newspaper stands or shops; gift shops; telegraph offices; drug-stores; or similar commercial uses when located on or below the ground floor of business or professional offices, provided that the buildings and safety engineering department may approve such uses being located elsewhere in the structure in accordance with the provisions of Section 65.0000 The following uses and uses accessory thereto shall be permitted by the buildings and safety engineering department, or city council if specified, and subject to compliance with the provisions and standards as set forth in Section 65.0000 and to all conditions as hereinafter listed: Arcades, subject to compliance with all of the requirements of Section 68.0000 Home occupations in conjunction with a dwelling unit subject to the conditions as specified in Section 83.0105 Lofts Single or two-family dwellings, which may contain home occupations as regulated by Section 83.0105, paragraphs b) through h) Specially designated dealer's establishments as regulated by Section 68.0000 Specially designated merchant's establishments as regulated by Section 68.0000 Supp. No. 11 162.2 �I § 119.0000 DETROIT ZONING ORDINANCE I II II Substance abuse service facilities, subject to compliance with all provisions of Section 93.0380 except as may be adjusted by the buildings and safety engineering department Town houses, maximum of twelve (12) in any group of attached town houses Police or fire stations or other buildings or public uses not enumerated in Use Group I Fraternity or sorority houses Hotels or motels as regulated by Section 66.0000 Heliports, subject to the approval of the Board of Zoning Appeals after report and recommendation from the Detroit Aviation Commission and the buildings and safety engineering department and upon finding that such use is suitable in relation to the features and objectives of the master plan and not contrary to the spirit, intent, and purpose of this district Motor vehicle filling and service stations subject to the requirements as stated in Article IX, Section 93.0300 Motor vehicle services excluding body or fender bumping or painting shops or major motor repairing Rooming houses Theaters, excluding drive-in theaters Private clubs, lodges, or similar uses Public dance halls Hospitals, sanatoriums, convalescent, nursing, or rest homes Multiple-family dwellings, which may contain non-residential uses as specified in Article VIII, Section 86.0113 Uses similar to the above uses. 119.0310 In order to provide urban amenities in a convenient and orderly manner for users and residents of this area, the following uses may be permitted by the buildings and safety engineering department provided a finding is made that such uses will not have a deleterious effect upon the contiguous uses nor be contrary to the character and intended purpose of this district: Restaurants, standard Establishments for the sale of beer or intoxicating liquor for consumption on the premises as regulated by Section 66 .0000 Stories of a generally recognized retail nature whose primary business is the sale of new merchandise Radio, television or household appliance repair shops Uses similar to the above specified uses. (Ord. No. 446-G, § 1, 6-26-69; Ord. No. 764-G, § 1, 10-31-72; Ord. No. 384-H, § 1, 3-12-80; Ord. No. 487-H, § 1, 2-19-82; Ord. No. 539-H, § 1, 2-8-83; Ord. No. 541-H, § 1, 2-8-83; Ord. No. 571-H, § 1, 11-23-83; Ord. No. 26-85, § 1, 7-17-85) 119. 0400 Lot size requirements. Zoning-lot size requirements shall be as hereinafter specified for the indicated uses: 119.0401 Uses Permitted as a Matter of Right Minimum Zoning-Lot Area Religious institutions, excepting detached rectories, parsonages, or parish houses Detached rectories, parsonages, or parish houses Public libraries or museums; non-commercial art galleries Schools, excepting commercially operated vocational or trade schools Non-profit neighborhood centers Supp. No.11 162.3 10,000 sq. ft. 5,000 sq. ft. 10,000 sq. ft. 10,0000 sq. ft. 7,000 sq. ft. Minimum Zoning-Lot Width 70' 50' 70' 70' 70' �II Art. XV DETROIT ZONING ORDINANCE 0 V • .., er R6 1M C • I T p "":, " q6 0 .".. R!> u as @ . II'. ' .,. "" ,. PO JL_ ---------L__L ___ HIV£H;-· 2 (Ord. No. 621-G, § 1, 9-21-71; Ord. No. 685-G, § 1, 5-2-72; Ord. No. 732-G, § 1, 9-26-72; Ord. No. 17-H, § 1, 1-10-75; Ord. No. 197-H, § 1, 7-27-77; Ord. No. 249-H, § 1, 5-22-78; Ord. No. 446-H, § 1, 5-27-81; Ord. No. 29-86, § 1, 12-10-86; Ord. No. 21-89, § 1, 11-8-89) Supp. No. 11 177 �Art. XV DETROIT, MICHIGAN .I I _I I ·I I I I •I I I 1 1 (Ord. No. 462-G, § 1, 9-9-69; Ord. No. 473-G, § 1, 11-5-69; Ord. No. 653-G, § 1, 2-1-72; Ord. No. 697-G, § 1, 6-13-72; Ord. No. 850-G, § 1, 9-4-73; Ord. No. 58-H, § l, 9-10-75; Ord. No. 152-H, § 1, 9-26-76; Ord. No. 520-H, § 1, 10-20-82; Ord. No. 565-H, § 1, 9-28-83) Supp. No. 11 178 ~ �DETROIT ZONING ORDINANCE Art. XV (Ord. No. 439-G, § 1, 6-10-69; Ord. No. 481-G, § 1, 12-16-69; Ord. No. 711-G, § 1, 7-18-72; Ord. No. 804-G, § 1, 3-6-73; Ord. No. 13-H, § 1, 12-9-74; Ord. No. 457-H, § 1, 7-15-81; Ord. No. 463-H, § 1, 8-5-81; Ord. No. 526-H, § 1, 10-20-82; Ord. No. 20-89, § 1, 10-27-89) Supp. No.11 179 �Art. XV DETROIT, MICHIGAN I I I I I I J I 111 I I I I ] (Ord. No. 479-G, § 1, 12-16-69; Ord. No. 606-G, § 1, 8-10-71; Ord. No. 693-G, § 1, 5-30-72; Ord. No. 770-G, § 1, 11-8-72; Ord. No. 833-G, § 1, 6-26-73) Supp. No. 11 180 �II DETROIT ZONING ORDINANCE C.1-YY Art. 0,. .-.<,...._AND-~~ PO Ii I I\ I , 1 PO PD "- 0 L ( '1 G 10 (Ord. No. 661-G, § 1, 2-22-72; Ord. No. 599-H, § 1, 10-31-84) Supp. No.11 185 10 xv �Art. XV DETROIT, MICHIGAN L [ l- PO I< .' l'O "° ~ "° 1'0 PO : I -I Al Rl I I •I I ~ - I I PD ti I ~ ' 1 Supp. No.11 186 j �DETROIT ZONING ORDINANCE Art. XV I ; i! :I U4 (Ord. No. 18-88, § 1, 6-22-88; Ord. No. 28-88, § 1, 8-3-88; Ord. No. 15-89, § 1, 9-20-89) Supp. No.11 207 �Art. XV DETROIT, MICHIGAN I ~ I I •I I I I I (Ord. No. 604-G, § 1, 8-3-71; Ord. No. 474-H, § 1, 10-21-81) ,., t Supp. No.11 f 208 t �DETROIT ZONING ORDINANCE (Ord. No. 475-G, § 1, 11-25-69) Supp. No. 11 211 Art. XV �I Art. XV 1 DETROIT, MICHIGAN I ~ I I I I at I I I 37 (Ord. No. 537-G, § 1, 10-13-70; Ord. No. 344-H, § 1, 9-26-79; Ord. No. 5-89, § 1, 4-12-89) I I _.j Supp. No.11 212 I I I �DETROIT ZONING ORDINANCE (Ord. No. 151-H, § 1, 9-24-76) Supp. No.11 245 Art. XV �Art. XV I I I DETROIT, MICHIGAN .... l[_ I "' I • I I ar Ill 4114 ~ "• I ' 'I ~ I ,_ l Rt R , 17~(11-7 71 3- 7-tf) I I 71 (Ord. No. 478-G, § 1, 12-9-69; Ord. No. 490-G, § 1, 2-3-70; Ord. No. 509-G, § 1, 5-19-70; Ord. No. 560-G, § 1, 1-5-71; Ord. No. 656-G, § 1, 2-8-72; Ord. No. 8-89, § 1, 4-26-89) Supp. No. 11 246 I I I �DETROIT ZONING ORDINANCE II (15) Scale of facades and facade elements. The metrical; all other facades of the church complex are asymmetrical, as are the townhouse facades. sanctuary portion of the church complex has large expanses of facade with relatively small and simple facade elements, creating an impression of very large scale. The church house wing is more modest in scale and its facade elements more balanced so that an almost domestic scale is suggested. The townhouses are domestic in scale and the facade elements are in accord; a domestic scale results. (16) (17) App. C, 25-2-116 (22) General environmental character. The church complex forms a landmark quality structure on a major thoroughfare containing a number of such structures nearby. The tow,1house units are a reminder of the mixeduse character of Woodward in the p~st. The district as a whole has and shares a highly urban character as part of the streetscape of a major thoroughfare. Directional expression of front elevation. The various facades are almost all horizontal in expression, except the Woodward facade of the sanctuary which is vertical due to the several vertical elements including the pointed window. (f) In accordance with section 25-2-5, the historic district commission is hereby authorized to consider interior features in certain portions of the St. John C.M.E. Church Complex, located in the St. John C.M.E. Church Historic District, and permits shall be required for such interior work in those portions of St. John C.M.E. Church as provided for in 25-2-18, as if such work were exterior work. Rhythm of building setbacks. There is no rhythm of setbacks established. (18) Relationship of lot coverages. Fifty-five (55) percent of the area of the district is built upon, but most of the open space belongs properly to the church complex, while the townhouse building covers a high percentage of its site. (1) (19) Degree of complexity within the facade. The facades are not complex; the Woodward facade of the sanctuary particularly is quite simple m its arrangement. The effect of the church complex lies in its materials and massing more than complex design. The townhouse facades are more complex with bays, entrance hoods, overhangs and other details. (20) Orientation, vistas, overviews. Situated on a corner, with an open space before it, the church forms one of a row of landmark structures on Woodward. The lack of doors in the Woodward facade of the sanctuary tends to give this element the feeling of being oriented to Blaine, although there is an entrance at the northeast corner. The church house orients to Woodward across the generous lawn space. The townhouse units orient to Woodward and to Gladstone. The interior spaces of the St. John C.M.E. Church Complex which are hereby made subject to the commission's consideration are those portions of the sanctuary normally seen by the public, including the nave, aisles, chancel, transepts, gallery, and eastern vestibules; and the chapel located in the front of the church house wing between the sanctuary and the Woodward entrance to the church house. These areas made subject to commission consideration are shown on the floor plan on file in the office of the city clerk, in the office of the historic designation advisory board, and in the office of the historic district commission. All areas not mentioned above are excluded from commission review; these excluded areas include offices and studies, sacristies, closets, rest rooms, basements, organ chambers, lounges, dining room and kitchen facilities, meeting rooms, hallways, staircases, and entrance vestibules other than those specified. (2) In considering proposals for the alteration, demolition, partial demolition, removal, or addition to any or all of the architectural features and permanent furnishings within the designated interior areas of the St. John's (21) Symmetric or asymmetric appearance. The Woodward facade of the sanctuary is symSupp. No. 11 501 �App. C, 25-2-116 DETROIT, MICHIGAN (b) This historic district designation is hereby certified as being consistent with the Detroit Master Plan. C.M.E. Church Complex, the commission shall use the following criteria: (i) (ii) (iii) (iv) (v) Section 25-2-116(e)(l) through 25-2116(eX22) as applicable; The architectural or historical significance of the existing or proposed structure, feature, permanent furnishing, or fixture, and its relationship to the architectural and historical value of St. John C.M.E. Church Historic District; The purpose of the designated spaces within the St. John C.M.E. Church and the needs of its owners, provided, however, that such considerations shall not bind the commission to permit any work solely on the basis of such considerations; The provisions of section 25-2-22 of this chapter; Any other factor, including aesthetic, which the commission denies to be pertinent. (c) The boundaries of the Oakman Boulevard Historic District are as shown on the map on file in the office of the city clerk, and shall be: both sides of Oakman Boulevard from Linwood to Davison, excluding the Linwood Commercial Frontage, and both sides of Oakman Court from Linwood to Oakman Boulevard, excluding the Linwood Commercial Frontage. (Legal Description: Lots 143158, 172-178, 206-229, and 241-263 of Robert Oakman's Ford Highway and Linwood Subdivision (L.35/P.49); Lots 191-241 of Robert Oakman's Ford Highway and Dexter Boulevard Subdivision (L.36/P.85); Lots 168-239 of Robert Oakman's Livernois and Ford Highway Subdivision (L.36/P.2); and Lot 361-416 and 457-575 of Robert Oakman's Turner and Ford Highway Subdivision (L.44/P.96). (d) The Design Treatment Level of the Oakman Boulevard Historic District shall be conservation, as provided for in Section 25-2-2(3). (3) As a guide in considering proposals affecting the designated interior spaces of the St. John C.M.E. Church, the commission shall make use of a set of slides, taken by the staff of the historic designation advisory board prior to the effective date of this ordinance, and representing the state of those interior spaces as of the date of designation. Copies of this set of slides, together with a list describing each slide and a diagram showing the relationship of the slides to the designated interior spaces, are on file in the offices of the city clerk, the historic designation advisory board, the historic district commission and the Burton Historical Collection of the Detroit Public Library. (Ord. No. 9-88, § 1, 3-23-88) (e) The defined elements of design, as provided for in Section 25-2-2, shall be as follows: (1) Height. Most of the houses in the district are two and one-half (2½) stories in height, meaning they have two (2) full stories with an attic or finished third floor within the roof. Some of the more modern houses are two (2) stories tall with flat roofs or shallow roofs. A few more recent houses scattered around the district are one and one-half (1 ½) stories tall. Original subdivision restrictions required that no house be less than two (2) stories in height. Two (2) four-story apartment buildings are located at the eastern end of the district. Garages are generally one to one and one-half (1 ½) stories tall. Detached garages are generally one (1) to one and one-half (1 ½) stories tall. Additions to single family residential structures shall be related in height to the existing structure; new buildings shall meet the following standards: Sec. 25-2-117. Oakman Boulevard Historic District. (a) A historic district to be known as the Oakman Boulevard Historic District is hereby established in accordance with the provisions of Chapter 25, Article 2 of the 1984 Detroit City Code. I I I I I .. I I I I I I I Supp. No. 11 502 �DETROIT ZONING ORDINANCE II double-hung sash, whose area is generally further subdivided by muntins. Casement windows on N eo-Tudor and Elizabethan houses are common, as are square bay openings subdivided into smaller panes. Leaded glass in windows, transoms, and sidelights are present in the styles derived from Elizabethan and Tudor precedents. FacadE.s have approximately fifteen (15) percent to thirty (30) percent of their area glazed. (i) The eight (8) adjoining houses on the same block face shall be used to determine an average height. The height of the two (2) adjoining houses shall be added into the total twice, with a divisor of ten (10) used to determine the average. Any new building must have a height of the main roof of at least eighty (80) percent of the resulting average; in no case shall a new building be taller than the tallest roof height included in the computation. In determining the height of existing structures and proposed structures, the highest point of the main roof shall be used, even where towers, cupolas, or other minor elements may be taller. (ii) The level of the eaves of a proposed new structure having as much or more significance for compatibility as the roof height, an average eave or cornice height shall be determined by the same process as that described above. The proposed new structure shall have a height at the eaves, or cornice, of not less than ninety (90) percent of the average determined from existing structures, and in no case shall the eaves or cornice of the proposed structure be lower than the lowest eave or cornice height used in the computation, nor higher than the highest. (2) (3) App. C, § 25-2-117 Proportion of buildings' front facades. Proportion varies in the district, depending on style and age. Neo-Tudor style buildings tend to be wider than tall, excluding the roof, while styles derived from classical precedences tend to appear equal in height and width. Newer homes also tend to be square or wider than tall in proportion. No proposed building or addition shall create a front facade narrower or wider than those existing on the same block. Proportion of openings within the facade. Window openings are usually taller than wide; several windows are frequently grouped into combinations wider than tall. Window openings are always subdivided, the most common window type being Supp. No. 11 503 (4) Rhythm of solids to voids in front facades. Where buildings are derived from English Medieval Precedents, voids are generally irregularly and asymmetrically arranged. In buildings derived from classical precedents, voids are usually arranged in a symmetrical and evenly-spaced manner within the facade. Vernacular modern styles display a regular by asymmetrical rhythm of solids to voids. (5) Rhythm of spacing of buildings on streets. In general, houses are situated nearer to one side of the lot line, providing space for a side driveway on the opposite side. Houses on the north side of Oakman Coud and the north side of Oakman Boulevard are closer to the west lot line, as deed restrictions specified that houses on the north side be located not nearer than two (2) feet to the west lot line and not nearer than eight (8) feet to the east line. Houses on the south sides of the streets tend to be closer to the east lot line, as deed restrictions required that they be not nearer than eight (8) feet to the west lot line and not two (2) feet nearer to the east lot line. The spacing of buildings is fairly consistent throughout the district as stated above. Exceptions include the few houses that are centrally located on their lots and houses that occupy more than one lot. (6) Rhythm of entrance and/or porch projections. Placement of entrance and porch projections vary from house to house, usually depending on its size and style. Entrances and porches in buildings of classical inspiration are usually centered on the front facade; English and modern vernacular styles �I App. C, § 25-2-117 DETROIT, MICHIGAN exhibit more freedom in entrance and porch placement, with a tendency to de-emphasize the entrance. Most houses in the district have rear porches. (7) Relationship of materials. Brick is the primary building material throughout the district. It is frequently combined with stone and/or stucco with half-timbering. Original roofing materials still present in significant numbers include Spanish tile and slate. Asphalt shingles as original material and replacement material also exist in the district. Stone trim is common on buildings with brick veneer; wood is used for window trim and other functional trim. Parkman Library has an English tile roof and copper gutters and downspouts. (8) Relationship of textures. A variety of rich textural relationships exist in the districtthose created by the juxtaposition of various materials, such as brick, stone, and/or stucco, and those created by the repetition of the materials themselves, such as textured brick and/or tile roofs. Tile and slate roofs created textural interest, whereas asphalt shingles generally do not. (10) Relationship of architectural details. Architectural details generally relate to style. Neo-Georgian, Mediterranean and Italian Renaissance influenced buildings display classical details, often in stone and/or wood. Porches, shutters, window frames, cornices and dormer windows are frequently treated. Mediterranean style buildings display arched window and door openings. Buildings of Medieval inspiration tend to have details in the form of carved wood or stone ornament on window frames, door frames, and eaves, and have areas that are frequently half-timbered. Prairie style buildings as well as those of modern idiom in the district tend to be simply stated, with architectural interest derived from the arrangement of elements and quality of design. Aluminum awnings and security bars are occasionally visible throughout the district. (11) Relationship of roof shapes. A variety of roof shapes exist, depending on style. Neo-Tudor houses and those derived from Medieval precedents possess single or multiple frontage gables projecting from steep roofs and varied eave line heights. The roof of the Parkman Library is also very steep. Tall chimneys with decorative brickwork also project from the roofs. Of those houses of Norman inspiration, conical towers project from the eave line. Shallow hipped roofs with dormers predominate on those houses of classical and prairie precedents. On those houses of modern or ''moderne" derivation, the roofs tend to be very shallow or flat. (12) Walls of continuity. The front facades of the buildings, with their uniform setbacks, provide the major wall of continuity throughout the district. Trees planted between the sidewalk and the house on the public right-ofway create a secondary wall of continuity, as do the Oakman Boulevard ornamental pendant street lighting standards, located on the narrow tree lawns. I (9) Relationship of colors. Natural brick colors (red, brown, orange, bu.fl) predominate in wall surfaces. Stucco is usually cream or pale yellow in color. Wooden elements are frequently stained brown, red, or reddish/ orange on Tudor revival houses; they are frequently painted green or white on other buildings, again depending on style. Natural stone colors, such as light gray, buff, or brown, also exist. Green and red tile roofs and green, brown, and gray-veined slate predominate. Asphalt shingle roofs display a range of lighter colors, such as light gray and light green, in addition to the darker natural tile and slate color. Green copper flashing, gutters and downspouts stand out on the Parkman Library. The original colors of any building, as determined by professional analysis, are always acceptable for that house, and may provide suggestions for similar buildings. (13) Supp. No. 11 504 Relationship of significant landscape features and surface treatments. Character- I I I I �II II. II DETROIT ZONING ORDINANCE istic treatment of individual properties is a slightly graded front lawn area in grass turf, subdivided by either a straight line or curving off-center concrete front walk leading to the front entrance. Foundation plantings, often evergreens, are present virtually without exception, sometimes with pines framing the major window. Ivy covers areas of the facades of some Neo-Tudor buildings. Hedges are sometimes present along side properly lines and plantings frequently extend to the sides along the building line, where space permits. Hedges along front lot lines are usually present on corner lots. Fences enclosing rear yards are predominantly of the cyclone variety; stockade fences also exist. There are virtually no fences enclosing front yards. Where Oakman Court converges with Oakman Court, a white ranch-style fence is situated ornamental tree light standards are situated on the narrow tree lawns of Oakman Boulevard; some have been replaced with modern taller non-decorative steel poles. Light standards on Oakman Court are tall and fluted with simple swans neck penchants. On Oakman Boulevard approximately five (5) feet beyond the sidewalk is a tree situated uniformly to form a continuous line of trees between the sidewalk and the house in the public right-of-way. The original flagstone curbs around the perimeter of the fifty-foot wide islands in the middle of Oakman Boulevard between Linwood and Livernois have been largely replaced with concrete. Plantings on the islands include evergreens and medium scale deciduous trees with some smaller newer trees. The street pavements are thirty (30) feet wide on Oakman Boulevard and the public right-of-way extends twenty (20) feet beyond the curb line, taking in the tree lawn, the sidewalk, and several feet towards the building line. Driveways are usually concrete from Linwood to Livernois; west of Livernois blacktop is used. Alleys are gravel. (14) App. C, § 25-2-117 vide planned open space, unifying the districts as a whole. The siting of all houses on their lots create rear yards as well as front yards. Where houses occupy more than one lot, an ample side yard is created. There are a few vacant lots in the district, ranging from zero to four (4) per block face. Relationship ofopen space to structures. The medians in the center of the boulevard pro- Supp. No. 11 504.1 (15) Scale of facades and facade elements. The scale of the facades varies and is generally dependent on style. The size and complexity of facade elements and details either accentuate or subdue the scale of the facades accordingly. Facades at the eastern part of the district are large in scale; at the western end where houses tend to be newer and smaller in scale, the facades and detail are of smaller scale. Medievally inspired houses tend to have small detail within larger elements. Subdivided window openings affect the apparent scale of the windows within the facades. (16) Directional expression of front elevations. Directional expression varies from parts of the districts. In the western part, where houses are smaller and later in date, the directional expression is neutral. In the eastern part, where rows of Tudor houses exist and houses and lots are larger, the directional expressions is more horizontal. (17) Rhythm of building setbacks. Setbacks are uniform throughout the district, with few exceptions. Deed restrictions specified that the front of the building be not nearer than thirty (30) feet to the front lot line; therefore, almost all houses were built thirty (30) feet back of the front lot line, excluding their steps and front porches. Houses west of Livernois to Davison are angled towards the west. (18) Relationship of lot coverage. House lots on Oakman Court and Oakman Boulevard from its eastern boundary to Prairie are fifty (50) feet wide by approximately one hundred twenty (120) feet deep, with the exception of irregularly shaped lots created by curves in the road. West of Prairie, lots range from forty-five (45) to forty-seven (4 7) �App. C, § 25-2-117 DETROIT, MICHIGAN feet wide. A few houses on Oakman Boulevard are situated on more than one lot. Houses generally occupy between twenty (20) percent and thirty (30) percent of their lots. The Parkman Branch of the Detroit Public Library is located on a triangular lot. (19) (20) (21) (22) building at the east end of the district, contributes to that character. The district exhibits a variety of twentieth century architecture showing the transformation from architecture based on historical styles to the "modern movement." (Ord. No. 16-89, § 1, 9-20-89) Degree of complexity within the facade. The degree of complexity has been determined by what is typical and appropriate for a given style. The buildings of Medieval inspiration frequently have facades complicated by gables, bays, porches, and turrets, while the more classically inspired buildings are of a more straightforward, less complex nature. Buildings of "moderne" design tend to be complex in their relationship of elements in none-traditional ways, such as window to corners. I I I Orientation vistas, overviews. All of the buildings in the district have Oakman Boulevard or Oakman Court as their primary orientation. Parkman Library has its secondary orientation on Ewald Circle to its north. Garages, situated on or close to the rear lot line, most often open onto the rear yards. Garages belonging to houses on corner lots are usually accessed from the side street. A sweeping vista is created along the wide boulevard by the grassy medium strip. Commercial uses at the Oakman Boulevard Livernois intersection are out of character with the residential atmosphere of the rest of the boulevard. .. I I I Symmetric or asymmetric appearance. Classically inspired buildings are generally symmetrical. Other styles, including those of Medieval inspiration and moderne design, exhibit more freedom in plan and are generally asymmetrical in arrangement. I I General environmental character. Oakman Boulevard, with its wide boulevard divided by planted grass turf islands, its well maintained dignified single family dwellings, and uniform spacing, has an urban substantial, yet low density residential character. Parkman Library, the one institutional I Supp. No. 11 504..2 I �II -~ II COMPARATIVE TABLE HISTORIC LANDMARK AND DISTRICT PROVISIONS This is a numerical listing of the ordinances of the city and sections of the old Code as contained in Appendix C. 1964 Code Section 28A-1 -1 II II II II 28A -l -2 28A-1-3 28A -l -4 28A-l -5 28A-l-6 28A-1-7 28A-1-8 1964 Code Section New Code Section 28A-l-9 28A-1 -10 28A-1-11 28A-1 -12 28A-1-13 28A-1-14 28A-l -15 28A-1 -16-28A-1-18 25-2-1, 25-2-41-25-2-43 25-2-2 25-2-4 25-2-34-25-2-40 25-2-50-25-2-57 25-2-18- 25 -2-27 25 -2-5 25-2-6 Ordinance Number Adoption Date 268-H 295-H 299-H 304-H 311-H 328-H 336-H 342-H 352-H 365-H 369-H 378-H 417-H 424-H 432-H 435 -H 442-H 450-H 473-H 486-H 491 -H 507 -H 522-H 530-H 536-H 537-H 547 -H 554 -H 574-H 576-H 577-H 580-H 581 -H 582-H 591 -H 595 -H 605-H 7-19-78 12- 6-78 1-10-79 1-31-79 2-21 -79 5-30-79 7-18-79 9-19-79 11 - 7.79 12-12-79 1-23-80 2-27-80 11 -26-80 1-21 -81 3-25-81 4-22-81 5-13-81 7. 1-81 9-23-81 2-17 -82 3- 3-82 6- 9-82 10-29-82 11 -17-82 2- 2-83 2- 2-83 2-18-83 7-20-83 12- 7-83 12- 7-83 1- 6-84 2-29 -84 3. 7-84 3- 7-84 7-25-84 10-10-84 12-12-84 Section 1(28A-1-19) 1(28A-1-20 ) 1(28A-1 -21) 1(28A-l -22) 1 1(28A-1-23 ) 1(28A-1 -24 ) 1(28A-1-25 ) H28A-1-26 l 1(28A-1-27 ) 1(28A-l -28 ) 1(28A-l -29 ) 1(28A -l -14(c)) 1(28A-1 -14(b)) 1(28A-1-14(d)l H28A-1-30) 1(28A -1-32 ) 1(28A-1-31) H28A -1-37 l 1(28A-1-14(ell H28A -1-34 ) H28A-1-40 l H28A -1-4l l H28A -1-36) H28A -1-38J 1(28A-l -39) H28A -1-40 J 1(28A-1-42 J H28A-1-43 l H28A -1-44 ) 1(28A-1-45) 1(28A -l -33 ) H28A-1-4ll 1(28A-l -46 l 1(28A-1-48 ) 1(28A-l -49 ) Supp. No. 11 505 New Code Section 25 -2-10 25-2-7 25-2-9 25 -2-58 25-2-11 25-2-3 25 -2-8 25 -2-65- 25-2-67 Section this Code 25 -2-4(a ) 25 -2-68 25 -2-69 25 -2-70 25 -2-71 25 -2-69(e ) 25 -2-72 25-2 -73 25-2-74 25 -2-75 25-2-76 25-2-77 25-2-78 25 -2-81 25 -2-82 25-2-83 25 -2-79 25 -2-80 25 -2-84 25 -2-87 25 -2-85 25 -2-86 25 -2-88 25 -2-89 25 -2-90 25 -2-91 25-2 -92 25 -2-96 25 -2-93 25 -2-94 25 -2-95 25 -2-99 25 -2-98 25 -2-97 25 -2-100 25 -2-102 25 -2-103 �DETROIT. MICHIGAN Adoption Date Section Section this Code 10-85 12-85 2-13-85 3-20-85 1(28A-1-47) 1 25-2-101 25-2-79(c) 15-85 19-85 20-85 31-85 7-86 20-86 10-87 16-87 .L 7-87 9-88 11-88 16-89 5. 8-85 5-22-85 5-29 -85 10- 9-85 6- 4-86 10- 8-86 3-25-87 3- 20-87 5-27 -87 3-23-88 4-27-88 9-20-89 Ordinance Number 1 1 1 1 1 1 1 1 1 25-2-107 25-2-108 25-2-104 25-2-109 25-2-111 25-2-105 25-2-113 25-2-114 25-2-109(c) 25-2-116 25-2-115 25-2-117 ~ I I Supp. No. 11 506 I I I �II -~ II II II Ill COMPARATIVE TABLE-ZONING ORDINANCES Year 1985 Ordinance Number Adoption Date 582-H 3- 7-84 586-H 587-H 588-H 589-H 596-H 599-H 605-H 11 -85 16-85 24-85 26-85 4-11 -84 5- 9-84 5-24 -84 6-20-84 10-17-84 10-31 -84 12-12-84 2-20-85 5-15-85 6-12-85 7-27 -85 6-86 6- 4-86 7- 2-86 7-16-86 12-10-86 Section 1 1 1 1 1 1 1 1 1 1111 Section this Code 118.0300 130.0601(a)-(c) Rpld 32.0026 65 .0401-65.0406 92.0302 94.0302 Art. XV , Map Nos . 9, 48 Art. XV , Ma p No . 25 Art . XV, Map No. 31 Art. XV , Map No. 29 Art. XV, Map No. 41 Art . XV , Map No. 1 Art. XV , Map No. 10 Art. XV , Map No. 1 Art. XV , Map . No. 49 Art . XV , Map . No . 14 Art . XV , Map . No. 7 32 .0034 32 .0046 47 .0108 47 .0201 67 .0000 67 .0600-67 .1000 83.0104 84 .0104 85 .0104 86.0102 91.0300 92.0337 92 .0352 93.0333 93 .0348 94 .0337 94 .0352 95 .0337 95 .0349 96 .0337 96 .0349 101.0300 102.0000 102.0300 103.0000 103.0300 104 .0000 104 .0300 113.0l00A 118.0300 119.0300 1986 12-86 15-86 29-86 Supp. No. 11 531 1 1 1 Art. XV, Map No. 18 Art. XV, Map No. 17 Art. XV, Map No. 11 Art. XV, Map No . 2 �DETROIT, MICHIGAN Year 1987 1988 Ordinance Number Adoption Date 1-87 13-87 17-87 20-87 22-87 25-87 28-87 2-88 1-21-87 4-29-87 5-27-87 7- 1-87 7- 7-87 9-30-87 11 -1 6-87 2-16-88 Section 1 1 1 1 1 1 3-88 4-88 8-88 18-88 2- 3-88 2-17-88 3- 9-88 6-22-88 1 1 1 1 28-88 43-88 8- 3-88 11-16-88 1 1 Supp. No. 11 532 Section this Code Art . XV, Map No. 2 62.0101, 62 .0102 25-2-109(c) Art. XV, Map 11 Art. XV, Map 44 Art. XV, Map 31 Art. XV , Map 29 32.0012A, 32.0032, .32.0061, 32.0076A, 32.0083, 32.0101A, 32.0101B, 42.0900, 42.0901, 42.1000, ~.100.1, 42.1003, 42.1004, 42.1005, 42.1007, 42.1009, -42.1010, 42.1011, 42.1011A, 42.1011B, 42.1017, 42.1019, 42.1021, 42.1023, 42.1025, 42.1100, li2.1103, 42.1105, 42.1109, 42.1200, 42.1201, 42.1201A, 42.1201B, 42.1201C, 42.1209, 42.1217, 42.1219, 42.1219A, 42.1219B, 42.1219C, 42.1221, 42.1223, 42.1225, 42.1227, 44.0200, 45.0901, 45.0901A, 45.0903, 62.0402, 81.0104, 81.0313, 82.0105, 82.0315, 83.0110, 83.0317, 84.0113, 84.0310, 85.0117, 85.0308, 86.0116, 86.0308, 91.0100, 91.0300, 92.0102, 92.0303, 93.0102, 93.0301, 94.0101, 94.0303, 95.0101, 96.0104, 110.0204, 112.0100, 113.0100, 114.0109, 115.0100, 116.0100, 118.0100, 118.0300, 119.0100 Art. XV, Map 58 Art. XV, Map 23 Art. XV, Map 31 Art. XV, Maps 28, 30, 31,32 Art. XV, Maps 32, 34 Art. XV, Map 39 -~ I ~ I -- -I I I I I �COMPARATIVE TABLE-ZONING ORDINANCES Year 1989 Ordinance Number Adoption Date Section this Code Section 2-89 2-22-89 1 5-89 4-12-89 1 6-89 4-12-89 1 Added Amnd 8-89 4-26-89 1 15-89 9-20-89 1 19-89 10-25-89 1 20-89 10-27-89 1 21-89 11- 8-89 1 42.1001, 42.1003, 42.1009, 42.1219A, 81.0104, 84.0113 Art. XV, Map No. 37 32.0025, 32.0025A, 2.0042A, 81.0105, 82.0106, 83.0111, 84.0114, 85.0118, 86.0117 42.0800, 83.0106, 83.0401, 84.0108, 84.0401, 85.0107, 85.0401, 86.0108, 86.0401, 91.0100, 91.0401, 92.0135, 92.0401, 94.0135, 94.0401, 118.0200, 118.0402, 118.0502, 118.0602 Art. XV, Map. No. 71 Art. XV, Map. No. 32 45.0800, 45.0808(a), 45.0808(b) Art. XV, Map. No. 4 Art. XV, Map. No. 2 [The next page is 54 7] Supp. No. 11 533 �ZONING INDEX BULK REGULATIONS-Cont'd. Separate ownership of dwelling units Side yard reduction for offsets . .. . ... . Street as part of required yard . . . ... . . TM Transitional-industrial district . Section 45.0300 45.0600 45.0500 114.0600 BULLETINS Institutional bulletin .. . ........ . .... . Defined ... . ... . ..... . . .. ... .. ... . Signs. See also that title 130.0203 32.0052 CANOPIES Signs on marquees and canopies Signs. See also that title CARRY-OUT RESTAURANT Abandoned, vacated or converted Defined . Food and food establishments. See also that title BUSINESS DISTRICTS Bl Restricted business district . . .. 91.0100 et seq. Bl Restricted business district. See that title B2 Local business and residential district . 92.0100 et seq. B2 Local business and residential district. See that title B3 Shopping district .... ... . .. .... ... . ... 93.0100 et seq. B3 Shopping district. See that title B4 General business district . . .. . .. . . . . .. 94.0100 et seq. B4 General business district. See that title B5 Major business district .. ... ...... . . . . 95.0100 et seq. B5 Major business district. See that title B6 General services district ......... ... . . 96.0100 et seq. B6 General services district. See that title 90.0600 Building bulk limitations ....... ..... . 90.0000 General requirements ............... . 90.0700 Height requirements . . . . ... . . . . 90.0400 Lot size requirements . . Off-street parking and loading require 90.1000 ments . . . . ... . 90.0300 Permitted with approval uses ....... . 90.0900 Signs . . ....... . 90.0100 Uses permitted as a matter of right .. . . 90.0500 Yard requirements . . . . . . . .... . . BUSINESS SIGN Defined .... . ... . Signs. See also that title CABARETS (Regulated Uses) Conditions and guarantees . Damaged regulated uses Reconstruction of Defined Denial of application for regulated use, effect of . Generally . . . ... ... . . . . . Procedure for establishing, granting, etc . .. . .... ..... . . ... . .. . Revocation of grant . . . . . . . .. . . . Topless dancers, go-go dancers, exotic dancers, strippers, male or female impersonators, etc. Cabaret defined to include .. .. .... . . 63.1400 63.0300 63.1200 CHANGE OF OCCUPANCY Defined . 32.0024 CHARTS Community and economic development department preparing charts .... Duties of city planning commission re charts . . . . . . Summary district charts . See also Appendix B to the Zoning Ordinance C 66.0200 66.0500 32.0023 66.0300 66.0000 66.0100 66.0400 Supp. No. 11 551 63.1600 63.0800 63.1500 63.1100 63.1000 63.0900 63.1100 63.1800 49.0303 60.0200(c) 60.0200 60.0lOO(a) 40.1400 CHILD CARE Child care center defined . ... ... .. .... .. . Child caring institution defined . . ..... .. . Child caring institutions, child care centers and boarding schools; specific use regulations . . .... . .. . . . ... .. . . .. .. . ... . 42.0800 CHRISTMAS TREES Temporary permits for the sale of ..... .. . 63.1300 CHURCH MEETINGS Temporary permits for ..... ... .. ..... . . 60.0200(c) CIRCUIT COURTS Board of zoning appeals Appealing decisions of to circuit court .. Board of zoning appeals. See that title 32.0023 42.0700 32.0079(8) CERTIFICATES OF OCCUPANCY Application for certificates . Building permit necessitates certificates Buildings accessory to dwellings Cer.tificates for Certificates for existing uses ......... . Certificates include zoning . . .. . ..... . Certificates required . . Existing uses, certificates for . . . . . . . . Fees for certificates .... Flood hazard areas, certificate of occupancy; obtaining . .. . . . . . Flood hazard areas. See also that title Permits. See also that title Records of certificates Review Temporary certificates CHARITABLE USES Temporary permits for 130.0103(b) Section 130.0208 32.0025 32.0025A 62.0900 �II DETROIT, MICHIGAN CIRCUIT COURTS-Cont'd. Zoning enabling act. See also that title Review by circuit court, § 125.590 of App.A CIRCUSES, CARNIVALS, ETC. Temporary permits for . CITY COUNCIL Amendments to zoning ordinance. See also that title Action by council ... . ...... ... ........ . Initiation of amendment by council . ... . Council, defined ....... . . . ... ... ..... . . . . Defined . .. ... .. . ... . . . ... . . .. . .. . . ..... . CITY PLANNING COMMISSION Designated as zoning commission, establishing policies, rules and regulations, etc .. . .. ... ... . ..... . . ............. . . Duties and staff .. ... . . . . . ........ . ..... . Section CONTROLLED USES-Cont'd. Initiation of application . . ............ . Leisure time and service uses; dispersal uses; minimum distance requirement from schools ........ . ........... . .... . Procedure ...... . .................. . . Resubmission of application for ... . .... . Waivers .................... . . .. ... . Procedure for ...... .. ..... . .. ... . . . 60.0200(c) COURTS Zoning enabling act. See also that title Review by circuit court, appeals to supreme court, § 125.890 of App. A CUSTOM DRESSMAKING Permitted home occupation .. . . . .. .... .. . 60.0000 60.0100 32.0046 D 60.0200(0 CLASSIFICATIONS OF ZONING DISTRICTS Reference to zoning district classifications In other codes and ordinances ........ . 40.1300 DANCES Cabaret defined to include topless dancing, exotic dancing, etc. . . .... . .. .. . . .. . 32.0023 Cabarets. See also that title Taxi dance halls (Regulated Uses) . . . .... . 66.0000 et seq. Taxi dance halls (Regulated Uses). See that title COMMUNICATIONS ANTENNAS Regulation of .. . . . ...... . . : . . . . . . . . . . 42.0900 et seq. Antennas. See that title DEFINITIONS Airport definitions .. .. ......... .. .... . 32.0008 Enumeration . . .. .. . . .... . .... . ..... . 32.0002 et seq. Historic land marks and districts Ordinance for the preservation of; definitions, § 25-2-2 of App. C Sign definitions ...... .. . . . . ... . ..... . 130.0100 64.0200 60.0200 DENSITY Antenna density restrictions .. ......... . 42 .1219 PD Planned development district .... . .. . 110.0202 R3 Low density residential district . . . ... . 83.0100 et seq. R3 Low density residential district. See that title R5 Medium density residential district . . .. 84.0100 et seq. R5 Medium density residential district. See that title R6 High density residential district . . ... . 86.0100 et seq. R6 High density residential district. See that title 67.0400 COMPATIBILITY REQUIREMENTS Rl Single-family residential district . . . . . . R2 Two-family residential district . . . .... . 81.0200 82.0200 CONDITIONAL USES Conditional uses existing on effective date of this ordinance, etc ........ . ..... . 46.0000 CONFLICTS Conflicting regulations .. . . . .......... . 40.0200 DEPARTMENTS AND OTHER AGENCIES OF-CITY Board of zoning appeals . ...... . ... .. .. . 62.0100 et seq. Board of zoning appeals. See that title City planning commission . . .. . .. . . .. .. . 60.0000 et seq. City planning commission. See that title Community and economic development department . . . . .. . . ..... .. . .. . . . . 60.0200 Community and economic development department. See that title CONGESTED AREAS Zoning enabling act. See also that title Regulation of congested areas, § 125.583 of App. A CONTROLLED USES Conditions . . .. . ....... .. ... . . ... ... . Damaged uses, reconstruction of ...... . . Effective period .. ... . . ..... .. . .... . . . 68.0000 68.0400 68.0600 68.0200 68.0100 COUNCIL. See: City Council 64.0700 64.0200 32.0030 32.0029 CLASSIFICATION Maintaining map or maps showing current zoning classification .... .. ........ . COMMUNITY AND ECONOMIC DEVELOPMENT DEPARTMENT Amendments to zoning ordinance. See also that title Initiation of amendment . ........... . Duties ...... . ......... .. ........... . Industrial review committee. See also that title Committee shall serve in advisory capacity . Section 68.0300 68.0500 68.0800 68.0700 Supp. No. 11 552 I I I I I I �II II II JI ZONING INDEX DEPARTMENTS AND OTHER AGENCIESCont'd. Department of buildings and safety engineering ...... .. .. . . ... . ... ... . .. . .. . Hist.oric designation advisory board, § 25-2-34 et seq. of App. C Historic land marks and districts. See that title Historic district commission, § 25-2-40 et seq. of App. C Historic land marks and districts. See that title Section 63.0100 Supp. No.11 552.1 �II II ZONING INDEX HEARINGS-Cont'd. Section Regulated uses, hearings on petitions for .. 66.0100 et seq. Regulated uses. See also that title Zoning enabling act. See also that title Board of appeals, hearings, § 125.585 of App.A Ordinances, enactment; public hearings, § 125.584 of App. A HEAT Industrial review committee's duties and functions re ........................ . HISl'ORIC LAND MARKS AND DISTRICTS-Cont'd. Commission Historic district commission . See within this title that subject Definitions ....... .................. . Designation of area as historic district Withdrawal of designation .... .. ..... . Districts designated Alexander Chapoton House Historic District Arden Park-East Boston Historic District Atkinson Avenue Historic District .... Beritmeyer-Tobin Building Historic District Berry Subdivision Historic District .... . Brush Park Historic District ......... . Campbell Symington House District ... . Cass Avenue Methodist Episcopal Church Historic District ............... . Chalfonte Apartments Historic District . Chene House Historic District ........ . Church of Our Savior-Leesville Historic District ...................... . Corktown Historic District Croul-Palms House Historic District .... Detroit Cornice Slate Building Historic District ............. .. ....... . D. M. Ferry and Company Superintendent's House Historic District. . . . . . . . .. . . East Ferry Avenue Historic District ... . East Frederick A venue Historic District . Engine House No. 11 Historic District ... First Unitarian-Universalist Church Historic District .................. . Frank H . Beard School District ....... . Glove Tobacco Building Historic District Indian Village Historic District ....... . .Lee Burt House Historic District .... .- .. Mackenzie House Historic District .... . Madison-Harmonie Historic District ... . McGregor Carriage House Historic District . Most Holy Trinity Historic District .... . New Center Area historic District ..... . Oakman Boulevard Historic District ... . Orchestra Hall Historic District ...... . Palms Apartment Historic District .... . Parker House Historic District ....... . Peterboro-Charlotte Historic District .. . Scarab Club Historic District ......... . St. Albertus Historic District ......... . St. Charles Borromeo R. C. Parish Historic District . . . . . . . . . . . . . . . . . . . St. John C.M.E. Church Historic District St. John's-St. Luke Evangelical Church Historic District . ·...... .... .... . St. Josephat Historic District ......... . St. Joseph's R. C. Church Historic District 67.0400 HEIGHT REQUIREMENTS, LIMITATIONS Accessory buildings. See also that title 44.0400 Height of accessory buildings . ...... .. . Airports or heliports, special regulations near. See also: Airports 48.0500 Height of buildings or other structures .. Antenna height regulations ....... .... . 42.1009 et seq. Antennas. See that title 91.0700 Bl Restricted business district ......... . 92.0700 B2 Local business and residential district .. 93.0700 B3 shopping district .................. . 94.0700 B4 General business district .... ..... .. . 96.0700 B6 General services district ............ . Bulk regulations. See also that title 45.0900 Exceptions to height regulations ...... . 90.0700 Business districts generally ........... . Exceptions to height regulations .. ..... . . 45.0900 100.0700 Industrial districts generally .......... . 101.0700 Ml Limited industrial district .......... . 102.0700 M2 Restricted industrial district .. .. .... . 103.0700 M3 General industrial district .......... . 104.0700 M4 Intensive industrial district . ....... . 105.0700 M5 Special industrial district . ... ...... . 81.0700 Rl Single-family residential district ..... . 82.0700 R2 Two-family residential district ..... .. . 80.0700 Residential districts generally ......... . Signs. See also that title 130.0201 Signs, general height limits ............ . 114.0600 TM Transitional-industrial district ... .. . 116.0700 Wl Waterfront-industrial district .. .... . HELIPAD, HELIPORT, ETC. Airport definitions ... .. ......... .... . . Antenna restrictions near ... . ......... . Special regulations near . ... .......... . Airports. See that title HISTORIC LAND MARKS AND DISTRICTS (Ordinance for the preservation of-Appendix C) (Note-Section citations refer to section numbers of Code. See the Editor's note for App. C) Board Historic designation advisory board. See within this title that subject Budgeting, subject of ................. . 32.0008 42.1010 48.0000 25-2-9 Supp. No. 11 555 Section 25-2-2 25-2-8 25-2-105 25-2 -79 25-2-97 25-2 -70 25-2-66 25-2-76 25-2-68 25-2-113 25-2-101 25-2-107 25-2-71 25-2-103 25-2-98 25-2-85 25-2-114 25-2-80 25-2-102 25-2-65 25-2-78 25-2-99 25-2-108 25-2-81 25-2-109 25-2-67 25-2-115 25-2-94 25-2-95 25-2-89 25-2-117 25-2-82 25-2-77 25-2-90 25-2-100 25-2-72 25-2-69 25-2-111 25-2-116 25-2-86 25-2-93 25-2-83 �DETROIT, MICHIGAN HISTORIC LAND MARKS AND DISI'RICTSCont'd. State Savings Bank Buil ding H istoric District .................. . ... . Sweetest Heart of Mary Roman Catholic Parish H istoric District .......... . Trinity Episcopal Church Historic District Trinity Lutheran Church Historic District Trowbridge House Historic District ..... Trumbull A venue Presbyterian Church Historic District . . ............. . Turkel-Benbow House Historic District . West Canfield Historic District . . .. .. . . West Village Historic District . ....... . Withdrawal of designation ........... . Women 's Exchange Building Historic District ............ .. ....... . . Effects of projects on districts ...... . ... . Enforcement of provisions .... .. ....... . Enumeration of districts and landmarks . . Establishment ...... . ............... . Finances Appropriations, annual budget, etc . . .. . Flood hazard areas, exemptions for historic structures ....... .. .. . .......... . H Historic districts .. . ......... . .. . ... . Historic designation advisory board Ad hoc members ... ...... . ......... . Composition ... . ......... . ..... . .. . Establishment ....... .. ......... . . . Meetings . .. . .. . .................. . Potential districts, listing of ......... . . Removal of appointed members .... . .. . Reports and hearings ............. . . . Staff and assistance .. . . ...... .. .... . Terms ..... . .. . . .. ..... . ......... . Vacancies, filling . ........ .. .... . .. . Historic district commission Appeal of decisions . ............ ... . . Composition ..... . ........ ... ..... . Enforcement of provisions . .. ..... . .. . Established ......... . .. . .... . .. . .. . Meetings by other departments and agencies Participation in .. . ..... . .. .. . . ... . Powers and duties .................. . Removal of members ............... . Staff . ....................... . ... . Terms of members ................. . Vacancies , filling ......... . ........ . Work permit . See within this t itle that subject Interior features Consideration of ........... . Ordinance for t he preservation of . ... . . Ordinary repairs permitted ........ . . Permits Work permits . See within this ti tl e that subject msroruc LAND MARKS AND DISTRICTSCont'd. Purpose ......................... . . . Repairs Ordinary repairs permitted ...... .. .. . Severability of provisions .......... . Wit hdrawal of designation ........ . .. . . Work permit Application for .................. .. . Review of applications in proposed districts for informations purposes .. Denial .................... . .... . . . Emergency issuance ................ . Exterior appearance Conditions required to perfor m work affecting .................... . Historic district commission Approval forwarded to building department ....................... . Considerations for approval by ....... . Determinations of ................ . Public hearing .................... . Required ......................... . Section 25-2-96 25-2-84 25-2-75 25-2-74 25-2-87 25-2-88 25-2-7 3 25-2-104 25-2-92 25-2-8 25-2-91 25 -2-7 25-2-10 25-2-3 25-2-4 25-2-9 49.0900 70 .0500 25-2-36 25-2-35 25-2-34 25-2-40 25-2-43 25-2-38 25-2-42 25-2-41 25-2-37 25-2-39 25-2-5 40 .1500 25 -2-6 556 25-2-19 25-2-27 25-2-26 25-2-2 1 25-2-22 25-2-25 25-2-20 25-2-24 25-2-23 25-2-18 HOMES, CENTERS OR SCHOOLS Facilities for the care, boarding or teaching children ... . .............. . ..... . 42 .0800 66.0100 . 66 .0200 66.0500 32 .0048 . 32 .0062 66 .0300 66 .0000 66 .0100 66 .0400 32 .0050 IDENTIFICATION SIGNS Defined ............................ . Signs. See also that title 130.0103(d) ILLUMINATED SIGNS Defined ........................ . ... . Signs. See also that title 130.0104(c) IMPROVEMENTS Development improvement area ........ . Zoning enabling act. See al so that title Provisions re improvements, § 125.584e of App. A . Supp. No. 11 25-2-6 25-2-11 25-2-8 32 -0046 HOUSE TRAILER Defined ............................. 25-2-56 25-2-55 25-2-53 25-2-57 25-2-52 25-2-54 25-2-1 HOME OCCUPATION Defined ............................ . HOTELS, MOTELS (Regulated Uses) Application for , granting, etc ........... . Conditions and guarantees ....· ....... . . Damaged regulated uses Reconstruction of . . . . . . . . . . . . . . .... . Defj.nition of " hotel" ................. . Definition of " motel" ................. . Denial of application for regulated use,· effect of . ......................... .. Generally ........... . .............. . Procedure ......... ' . . ............... . Revocation of grant .................. . 25-2-58 25-2-51 25-2-10 25-2-50 Section 140.0000 I 1 1 1 ] �ark A. Wyckoff 400 verett Or. a sing , tch. 48915 FR~M THE UBRARY OF _e _Jannmg & Zoning Center, Inc. CITY OF DETROIT OFFICIAL ZONING ORDINANCE Published by BUILDINGS AND SAFETY ENGINEERING DEPARTMENT 1980 �EDITOR'S NOTE Ordinance 390-G, commonly called the ZONING ORDINANCE, became effective December 22, 1968. Information concerning district classification or regulations pertaining to any specific property can be obtained from the Building & Safety Engineering Department, the City Planning Commission or the Community of Economic Development Department. COLEMAN A. YOUNG, Mayor CITY COUNCIL ERMA HENDERSON, President Maryann Mahaffey Nicholas Hood Clyde Cleveland Jack Kelley Kenneth V. Cockrel Herbert F. McFadden, Jr. David Eberhard William G. Rogell JAMES H. BRADLEY, City Clerk STANLEY GRUSZKOWSKI, City Treasurer CITY PLANNING COMMISSION COMMISSIONERS Aubrey Agee Gloria Robinson Victoria Buckley Mary Robinson Virginia Cantrell Donald Scheible Richard Devor Gladys Woodard Barbara Mays OFFICERS DONALD SCHEIBLE, Vice-Chairperson BARBARA MAYS, Chairperson DONALD BROWNELL, Director iii �City of Detroit BOARD OF ZONING APPEALS 17th FLOOR WATER BOARD BUILDING DETROIT, MICHIGAN 48226 LAURA E. MOSELEY, Executive Secretary FRANK RUSSELL, JR. BRONSON GENTRY ADOLPH DELUE REGINALD D. McGHEE R. THOMAS VIGLIOTTI JOSEPH P . SOLAKA DR. CHARLES G. ADAMS WILLIAM BEACH, Assistant Corporation Council Legal Adviser EXECUTIVE PERSONNEL BUILDINGS AND SAFETY ENGINEERING DEPARTMENT -1980- CREIGHTON C. LEDERER .. . .. ...... ................. . . Director ANDREW F . CLAYTON .. . .................. . ... . . Deputy Director ALBERT H. THOMAS ....... . . .. .. Code and Zoning Administrator JOY A PERSON ... .... .. .... ... Chief, Licenses and Permits Division FRED D. WATTS, JR. .. ... . ..... Chief, Buildings Inspection Division ARNOLD E. BRANDT . .......... Chief, Housing Inspection Division ROBERT J. LOWE . . ..... . ..... . Chief, Electrical Inspection Division GORDON M. SMART ... . .. Act. Chief, Plumbing Inspection Division SAMUEL SCHUGAR ... Chief, Safety Engineering Inspection Division V �'ZONING ORDINANCE OF DETROIT, MICHIGAN CITY CODE REVISION COMMITTEE Thomas R. Killian, Chairman Amelie Allen Michael W. Kerwin Michael E. Turner Copies may be secured at Cashier's Window Buildings & Safety Engineering Department 4th Floor City-County Building I I I I I I I I I I CAUTION The granting of an appeal by the Zoning Board of Appeal pertains only to Zoning regulations. The grant does not abrogate or release the grantee from complying with all laws relating to safety, stability, health, etc., as required by the Building, Housing, Electrical, Plumbing and other Municipal Codes. vi l rJ l 1 1 �DETROIT, MICHIGAN OFFICIAL ZONING CODE TABLE OF CONTENTS Page Supp.No.3 Article I Intent and Purpose ............................... . 1 Article II Short Title ...................................... . 2 Article III Rules and Definitions ........................... . 30.0000 Rules for Construction of Article and Section Numbers 31.0000 Rules for Construction of Language ................ . 32.0000 Definitions ...................................... . 2 2 2 3 Article IV General Provisions .............................. . 40.0000 Interpretation .................................... . .0100 Regulations are Minimum ....................... . .0200 Conflicting Regulations ......................... . .0300 Unlawfully Existing Buildings ................... . .0400 Boundaries .................................... . .0500 Uses to Conform to Regulations .................. . .0600 Permits Issued Prior to Effective Date ............ . .0700 Termination of Permits ......................... . .0800 Permitted with Approval or Regulated Use Permits ........................................... . Permitted Uses Without Buildings ............... . .0900 Prohibited Means of Access ..................... . . 1000 Notification of Property Owners ................. . .1100 Ordinance Not a Permit ......................... . .1200 References to Zoning District Classifications in .1300 Other Codes and Ordinances .................... . .1400 Summary District Charts ........................ . .1500 Ordinance for the Preservation of Historic Landmarks and Districts ............................. . .1600 Conditions on Variances, Exceptions, Modifications 13 13 13 13 14 14 14 14 15 15 15 15 15 15 15 16 16 16 41.0000 Separability ..................................... . .0100 Provisions Held Invalid ......................... . .0200 Application of Provisions Held Invalid ............ . 16 16 16 42.0000 Regulations for Specific Uses ...................... . Exemptions .................................... . .0100 Trailer Coaches ................................ . .0200 Temporary Uses Permitted ...................... . .0300 Voting Place ................................... . .0400 Abandoned, Vacated, or Converted Motor Vehicle .0500 Filling and Service Stations ..................... . Construction of Motor Vehicle Filling and Service .0600 Stations ....................................... . Abandoned, Vacated, or Converted Drive-In Res.0700 taurants, Fast-Food Restaurants, or Carry-Out Restaurants ....................................... . 16 16 17 17 17 vii 17 18 19 �DETROIT, MICHIGAN Page Homes, Centers or Schools for the Care, Boarding or Teaching of Children . .. . .... . .. . . . .. .. ..... . .... . 43.0000 Principal Buildings ... . ... . .. .. .. . . .. . . ..... . . .. .. . Number of Buildings on a Zoning-Lot . ..... . ..... . .0100 Location of Principal Buildings ....... . ... . ...... . .0200 .0800 Supp.No.3 20 20.1 20.1 21 44.0000 Accessory Buildings ................. . ............ . Time of Construction ....... . .... . ... . .......... . .0100 Location of Principal Buildings . ...... . .......... . .0200 Percentage of Required Yard Occupied and Required .0300 Setbacks . ..... . .. . ......................... . ... . Height of Accessory Buildings ................... . .0400 Corner-Lot Requirements . . . . ................... . .0500 21 21 21 45.0000 Bulk Regulations .......... .. .............. . ...... . Continued Conformity with Bulk Regulations ..... . .0100 Division of Zoning-Lot . .. ............... . ....... . .0200 Separate Ownership of Dwelling Units .... . ....... . .0300 Alley as Part of Lot . ....... . ........ .. .......... . .0400 Street as Part of Required Yard . .... . . . ......... . .0500 Side Yard Reduction for Offsets ................. . .0600 Location of Required Yards ..................... . .0700 Projections into a Required Yard ................ . .0800 Exceptions to Height Regulations ................ . .0900 .1000 Maximum Street Width .. .. . ...... .. .... . .... . . . . . 1100 Park as Part of Street . .. .. ............. . ... . .... . 21 21 21 21 22 22 22 22 22 23 23 23 46.0000 Conditional Uses, Special Approval Uses, Board Grants, and Site Plan Approvals, Existing on the Effective Date of This Ordinance, Under a Zoning Ordinance Effective Prior Hereto . .. . .. .. . . ........ . 23 47.0000 Off-Street Parking and Loading Facilities .... ... . . . . .0100 Off-Street Parking Requirements . . . . . ..... . . . ... . .0200 Off-Street Loading and Unloading Requirements . . . 24 24 33 48.0000 Special Regulations Near Airports or Heliports .... . . . .0100 General Provisions . . . . .... . ... . . . . .. ....... . . ... . .0200 Definitions ... . .. . . .. .. . . . . .. . .. . .... ..... .... . . . .0300 Designation of Areas .. ... . .. . ... . . . . .. .. . . . . .... . .0400 Uses Permitted . .... . .. . ... . . . . ... .. ... .. .. .. . .. . .0500 Height of Buildings or Other Structures ...... . . .. . .0600 Permitted Projections Within Any Flight Obstruction Area . . ... . .. . .. . .. .. . . .. ... . . ... . .. .. .. .. . . . . . . .0700 Marking or Lighting of New or Existing Hazards to Air Navigation ... . . . ... . . . ..... .. . . . . .. . . . . . . . .0800 Appeals ..... . .. . .................... . ..... . ... . 49.0000 Flood Hazard Areas . .... . . . ... . ..... . .. . ..... . . ... . . . .0100 Intent ...... .. . . ... . ..... ..... . . ... ... ... . ... . .. . . . . .0200 Delineation of the Flood Hazard Overlay Area ... ........ . .0300 Development Permit . ..... . . . ... ..... . . . .. . ... . . . .. .. . 35 35 35 37 37 37 viii 21 21 21 37 37 37 37 37 38 38 I I I I I I I I I ] �TABLE OF CONTENTS-Cont'd. Page General Standards for Flood Hazard Reduction .... .. . .. . Specific Base Flood Elevation Standards . . . ... . . . . . .... . Mobile Homes Standards ......... . . . ..... . . . ......... . Standards for Areas of Shallow Flooding ...... . ..... . . . . Floodway Protection Standards . ... .. ....... . . .. ...... . Exemption of Historic Structures ..... .. .... ..... ..... . Disclaimer of Liability .. . ... . ...... . ............. . .. . . 38.1 38.2 38.2 38.3 38.3 38.3 38.3 Article V Nonconforming Buildings, Structures and Uses . . . . . . 50.0000 Purpose . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 38.3 38.3 51.0000 Continuance of Nonconforming Buildings, Structures and Uses . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 38.3 52.0000 Termination of Use . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Non-Conforming Uses of Land . . . . .... ..... . . .. ... .0100 Non-Conforming Advertising Signs........ . . . .... . .0200 Vacancies . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .0300 38.4 38.4 38.4 38.4 53.0000 Change of Use . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Uses Within Buildings . . . . . . . . . . . . . . . . . . . . . . . . . . . .0100 Uses Conducted in the Open . . . . . . . . . . . . . . . . . . . . . .0200 Effect of Change of Use ... : .. ... ......... . ..... . . .0300 Change of Tenancy or Ownership . . . . . . . . . . . . . . . . . .0400 38.4 38.4 39 39 39 .0400 .0500 .0600 .0700 .0800 .0900 .1000 -II 54.0000 Structures Not Conforming to Specification Requirements . .. . ....... . .. . ..... . ..................... . . Alteration, Conversion, Modification, or Repair of .0100 Such Structures . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 39 39 55.0000 Expansion of Non-Conforming Uses.... . ..... . ... . . . Non-Conforming Uses Within Buildings or Structures .0100 Non-Conforming Use of Land . . . . . . . . . . . . . . . . . . . . .0200 Exceptions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .0300 40 40 40 40 56.0000 Alterations or Enlargement of Non-Conforming Buildings or Structures Occupied by Non-Conforming Uses 40 57.0000 Restoration or Repair of Damaged Non-Conforming Buildings or Structures Occupied by Non-Conforming Uses . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 40 58.0000 Acquisition of Non-Conforming Buildings, Structures, or Uses........... . ............................... 41 Article VI Administration . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 60.0000 Zoning Commission . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .0100 Duties and Staff. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .0200 Duties of Community and Economic Development Department . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 42 42 42 62.0000 Board of Zoning Appeals . . . . . . . . . . . . . . . . . . . . . . . . . . . .0100 Board of Zoning Appeals Established. . . . . . . . . . . . . . 43 43 Supp.No.a ix 42 �DETROIT, MICHIGAN Page .0200 .0300 .0400 .0500 .0600 .0700 .0800 .0900 Meetings, Records, and Procedures ............... . Appeals to the Board ......... ................. . . Powers and Duties .............................. . Effect of Denial ................................ . Revocation ..................................... . Limitations on Power ........................... . Effective Date .................................. . Appeals from the Board ......................... . 63.0000 Administrative and Enforcement Provisions ........ . Enforcement ................................... . .0100 Permit Review ................................. . .0200 Certificate Review .............................. . .0300 Plats .......................................... . .0400 Permits for New Use of Land .................... . .0500 Permits for New Use of Buildings ................ . .0600 Permits Required ............................... . .0700 Building Permit Necessitates Certificate .......... . .0800 Certificates Required ........................... . .0900 Certificates Include Zoning ...................... . .1000 Certificates for Existing Uses .................... . .1100 Temporary Certificates .......................... . .1200 Temporary Permits for the Sale of Christmas Trees .1300 Records of Certificate ........................... . .1400 Certificates for Buildings Accessory to Dwellings .. . .1500 Application for Certificates ...................... . .1600 Final Inspection ................................ . .1700 Permit and Certificate Fees ..................... . .1800 Floodplain Management Administrative Duties ......... . .1900 Flood Hazard Area Application Information ........... . .2000 64.0000 Amendments .................................... . Authority ...................................... . .0100 Initiation of Amendment ........................ . .0200 Petition for Amendment ........................ . .0300 Processing of Petitions .......................... . .0400 Public Hearing Required ........................ . .0500 Notice of Hearing .............................. . .0600 Action by Council .............................. . .0700 65.0000 Permitted with Approval Uses ..................... . Purpose ....................................... . .0100 Initiation of Application ......................... . .0200 Procedure ..................................... . .0300 Standards ............. ......... ............... . .0400 Conditions, Guarantees and Modifications ........ . .0500 Effect of Denial ................................ . .0600 Revocation ..................................... . .0700 Reconstruction of Damaged Permitted with Approval .0800 Uses .......................................... . Supp.No.3 l[ 43 44 44 49 49 50 50 50 50 50 50 50 50 50 51 51 51 51 51 51 51 51 51 51 52 52 52 52 52 52.1 52.1 52.1 52.1 52.1 52.1 52.1 52.1 I I 52.2 52 53 53 54 54 54 55 55 l 1 �TABLE OF CONTENTS-Cont'd. P age 66.0000 Regulated Uses .. .. . ............................. . .0100 Procedure .. . ..... . .... . ...... . ................ . .0200 Conditions and Guarantees ... . .................. . .0300 Effect of Denial ............. . .................. . .0400 Revocation . . ....... ... .. . ...... .. .. . ........... . .0500 Reconstruction of Damaged Regulated Uses . . .... . . 67.0000 Industrial Review Committee ...................... .0100 Industrial Review Committee-Creation ........... .0200 Personnel of the Committee ..................... .0300 Officers ........................................ .0400 Duties and Functions ..... . ... . ................. Meetings, Records and Procedures .. .......... . .. .0500 55 55 57 58 58 58 . . . . . . 58 58 58 58 58 59 68.0000 Fees . . .... . ..... ... .. . .............. . ........... . 59 69.0000 Violations and Penalties . . ... . ........ . ..... . .... . . 59 Supp.No.a x.i �TABLE OF CONTENTS-Cont'd. Page Article VII Zoning Districts . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 70.0000 General Requirements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .0100 Residential Districts . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .0200 Business Districts . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .0300 Industrial Districts . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .0400 Special Districts. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .0500 H. Historic Districts . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 60 60 60 60 60 60 60 71.0000 Maps ........................................... . 60 Article VIII Residential Districts ........................... . 80.0000 General Requirements ............................ . .0100 Uses Permitted as a Matter of Right ............. . .0300 Permitted with Approval Uses ........... . ....... . .0400 Lot Size Requirements .......................... . .0500 Yard Requirements ............................. . .0600 Building Bulk, Yard, and Recreational Space Requirements ..................................... . Height Requirements ........................... . .0700 Lot Coverage Requirements ..................... . .0800 Signs .......................................... . .0900 Off-Street Parking and Loading Requirements .... . .1000 60 60 60 61 61 61 81.0000 Rl Single-Family Residential District .............. Uses Permitted as a Matter of Right ............. .0100 Compatibility Requirements ..................... .0200 Permitted with Approval Uses ................... .0300 Lot Size Requirements .......................... .0400 Yard Requirements ............................. .0500 Height Limitations ............................. .0700 Lot Coverage ................................... .0800 . . . . . . . . 66 67 67 68 71 71 73 73 82.0000 R2 Two-Family Residential District ................ . Uses Permitted as a Matter of Right ............. . .0100 Compatibility Requirements ..................... . .0200 Permitted with Approval Uses ................... . .0300 Lot Size Requirements .......................... . .0400 Yard Requirements ............................. . .0500 Height Limitations ............................. . .0700 Lot Coverage ................................... . .0800 73 73 73 74 78 78 79 80 83.0000 R3 Low Density Residential District ............... . Uses Permitted as a Matter of Right ............. . .0100 Permitted with Approval Uses ................... . .0300 Lot Size Requirements .......................... . .0400 Yard Requirements ............................. . .0500 Building Bulk and Recreational Space Requirements .0600 Lot Coverage ................................... . .0800 80 80 81 84 84 86 87 84.0000 R4 Thoroughfare Residential District .............. . Uses Permitted as a Matter of Right ............. . .0100 87 87 xi 63 66 66 66 66 �DETROIT, MICHIGAN Page Permitted with Approval Uses .. . ................ . Lot Size Requirements .......... . ............... . Yard Requirements ............................. . Building Bulk and Recreational Space Requirements Lot Coverage ................................... . 88 88 89 90 91 85.0000 R5 Medium Density Residential District ............ . Uses Permitted as a Matter of Right ....... . ..... . .0100 Permit ted with Approval Uses . .................. . .0300 Lot Size Requirements .......................... . .0400 Yard Requirements ........ . ................ . ... . .0500 Building Bulk and Recreational Space Requirements .0600 Lot Coverage ......... . ......................... . .0800 91 91 92 93 94 96 97 86.0000 R6 High Density Residential District ............... . .0100 Uses Permitted as a Matter of Right ............. . .0300 Permitted with Approval Uses . . ................ . . .0400 Lot Size Requirements ............... . .......... . .0500 Yard Requirements . . .................. . ........ . .0600 Building Bulk and Recreational Space Requirements .0800 Lot Coverage ............ . ....... . .. . ....... . ... . 97 97 98 99 99 101 102 Article IX Business Districts ............................... . 90.0000 General Requirements ..... . ..... .. ........ . ...... . .0100 Uses Permitted as a Matter of Right ........ . .... . .0300 Permitted with Approval Uses . .................. . .0400 Lot Size Requirements . ........ . ....... . .. ... ... . .0500 Yard Requirements .......... . ......... . ... . .... . .0600 Building Bulk Limitations . ..... . ................ . .0700 Height Requirements ........ . ............. . .... . .0900 Signs ............ . ....................... . ..... . .1000 Off-Street Parking and Loading Requirements .... . 102 102 102 102 102 102 103 103 103 103 91.0000 Bl Restricted Business District .................... . .0100 Uses Permitted as a Matter of Right ............. . .0300 Permitted with Approval Uses ........ . ... . ...... . .0400 Lot Size Requirements ............. . ............ . .0500 Yard Requirements ............... . . . .. . .... . . . . . .0600 Building Bulk Limitations ....................... . .0700 Height Limitations .......... . ........... . ...... . .0800 Site Regulations .. . .......... . .......... . .. . .... . 103 103 104 104 105 106 106 106 92.0000 B2 Local Business and Residential District ......... . .0100 Uses Permitted as a Matter of Right ..... .. ...... . .0300 Permitted with Approval Uses ..... . . . ... . . . ..... . .0400 Lot Size Requirements .................... .... .. . .0500 Yard Requirements ..... . . . .. . ... . .............. . .0600 Building Bulk Limitations ... . ... . ............... . .0700 Height Limitations ..... . ....................... . 106 106 107 112 112 114 114 93.0000 B3 Shopping District ... . ... . ........ . . . ..... ... .. . .0100 Uses Permitted as a Matter of Right . ... . .. ... . . . . 114 114 .0300 .0400 .0500 .0600 .0800 xii ~ I I I I I I ~ I 1 1 �TABLE OF CONTENTS-Cont'd. 96.0000 B6 General Services District ....................... . .0100 Uses Permitted as a Matter of Right ............. . .0300 Permitted with Approval Uses ................... . .0400 Lot Size Requirements .......................... . .0500 Yard Requirements ............................. . .0700 Height Limitations . ............................ . Page 115 117 117 117 118 118 120 126 126 127 127 127 128 130 131 131 131 131 132 133 134 134 134 Article X Industrial Districts .............................. . 100.0000 General Requirements ............................ . .0100 Uses Permitted as a Matter of Right ............. . .0300 Permitted with Approval Uses ................... . .0400 Lot Size Requirements .......................... . .0500 Yard Requirements ............................. . .0700 Height Requirements ........................... . .0900 Signs .......................................... . .1000 Off-Street Parking and Loading Requirements .... . 134 134 134 135 135 135 136 136 136 101.0000 Ml Limited Industrial District .................... .0100 Uses Permitted as a Matter of Right ............. .0300 Permitted with Approval Uses ................... .0400 Lot Size Requirements .......................... .0500 Yard Requirements ............................. .0700 Height Limitations ............................. . . . . . . 136 136 136 137 137 137 102.0000 M2 Restricted Industrial District .................. .0100 Uses Permitted as a Matter of Right ............. .0300 Permitted with Approval Uses ................... .0700 Height Limitations ............................. . . . . 138 138 103.0000 M3 General Industrial District ..................... . .0100 Uses Permitted as a Matter of Right ............. . .0300 Permitted with Approval Uses ................... . .0700 Height Limitations ............................. . 138 .0300 .0400 .0500 .0700 Permitted with Approval Uses ................... Lot Size Requirements .......................... Yard Requirements ............................. Height Limitations ............................. . . . . 94.0000 B4 General Business District ...................... . Uses Permitted as a Matter of Right ............. . .0100 Permitted with Approval Uses ................... . .0300 Lot Size Requirements .......................... . .0400 Yard Requirements ............................. . .0500 Building Bulk Limitations ....................... . .0600 Height Limitations .................. , .......... . .0700 95.0000 B5 Major Business District ........................ . .0100 Uses Permitted as a Matter of Right ............. . .0300 Permitted with Approval Uses ................... . .0400 Lot Size Requirements .......................... . .0500 Yard Requirements ...... . ...................... . .0600 Building Bulk Limitations ....................... . Supp. No. 2 xiii 138 138 138 139 139 �DETROIT, MICHIGAN Page 104.0000 M4 Intensive Industrial District ................... . .0100 Uses Permitted as a Matter of Right ............. . .0300 Permitted with Approval Uses ................... . .0700 Height Limitations . . ........ . .................. . 139 139 140 140 105.0000 M5 Special Industrial District ..................... . .0100 Uses Permitted as a Matter of Right . ............ . .0300 Permitted with Approval Uses ................... . .0700 Height Limitations ............................. . 140 141 141 142 Article XI Special Districts ................... . ............ . 110.0000 PD Planned Development District ................. . .0100 Procedures ....... . ............................. . .0200 Regulations . .. ....... . ......................... . .0300 Department Policy . . . ..... ... .... . ...... . ...... . .0400 Modification of Approval Plans .... . ..... . ....... . .0500 Abandonment ....... . ...................... . ... . 142 142 142 143 143 143 144 111.0000 Pl Open Parking District ................. . . . ..... . Uses Permitted as a Matter of Right ............. . .0100 Permitted with Approval Uses ................... . .0300 Use Limitations . . ........ . . . .................. . . .0400 Ingress and Egress ......... . ... . ................ . .0500 Yard Requirements ......... . .. . ................ . .0600 Yard Treatment .......... .. . . . . ................ . .0700 Protective Wall ............... . ................. . .0800 Surface of Parking or Storage Area ............... . .0900 Lighting ..... . ................................. . .1000 Modifications .................................. . .1100 112.0000 PC Public Center District ... . ... . ..... . ........... . .0100 Uses Permitted as a Matter of Right ............. . .0200 Department Review . ..... . ...................... . .0300 Bulk Limitations ....... . ............. . ......... . 144 144 144 144 144 145 145 145 145 146 113.0000 PCA Restricted Central Business District ..... . ..... . .0100 Uses Permitted as a Matter of Right .. . ........ .. . .0l00A Permitted With Approval Uses . .... .. ........... . .0200 Department Review . ....... . . . ..... . ............ . .0300 Bulk Limitations ..... . . . . . . .. .................. . 146 146 146 146 146 147 147 148 148 148 148 114.0000 TM Transitional-Industrial District ........... . .... . 148.l .0100 Uses Permitted as a Matter of Right ............. . 150 .0300 Permitted with Approval Uses ............ . ...... . 151 .0500 Yard Requirements ... . ......................... . 152 .0600 Bulk and Height Limitations . ................... . 152 .0900 Signs ............................ . ............. . 152 .1000 Off-Street Parking and Loading Requirements .... . 115.0000 PR Parks and Recreation ..... . ................... . .0100 Uses Permitted as a Matter of Right ...... . ...... . .0200 Community and Economic Development Department Review .. .. . .. . . . .. . . . . . ..... . ........ . ........ . Supp. No. 2 152 152 153 l I I I I I I ~ I 1 xiv I �TABLE OF CONTENTS-Cont'd. Page .0900 Signs .......................................... . .1000 Off-Street Parking .............................. . 116.0000 Wl Waterfront-Industrial District . . . . . . . . . . . . . . . . . . .0100 Uses Permitted as a Matter of Right . . . . . . . . . . . . . . .0200 Uses Permitted Subject to the Approval of the Division of Air Pollution Control. . . . . . . . . . . . . . . . . . . . . . .0300 Permitted with Approval Uses . . . . . . . . . . . . . . . . . . . . .0500 Yard Requirements.............................. .0700 Height Limitations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 153 153 153 153 153 153 154 155 .0900 Signs........................................... 155 .1000 Off-Street Parking and Loading Requirements . . . . . 155 118.0000 SDl Special Development District . . . . . . . . . . . . . . . . . . .0100 Uses Permitted as a Matter of Right . . . . . . . . . . . . . . .0200 Uses Permitted Subject to Department Review of Site Plan . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .0300 Permitted with Approval Uses . . . . . . . . . . . . . . . . . . . . .0400 Lot Size Requirements . . . . . . . . . . . . . . . . . . . . . . . . . . . .0500 Yard Requirements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .0600 Building Bulk and Recreational Space Requirements .0800 Lot Coverage.................................... .1000 Off-Street Parking and Loading Requirements . . . . . 155 156 156 157 157 158 160 160 160 119.0000 SD2 Special Development District . . . . . . . . . . . . . . . . . . .0100 Uses Permitted as a Matter of Right . . . . . . . . . . . . . . .0300 Permitted with Approval Uses . . . . . . . . . . . . . . . . . . . . .0400 Lot Size Requirements . . . . . . . . . . . . . . . . . . . . . . . . . . . .0500 Yard Requirements.............................. .0600 Building Bulk and Recreational Space Requirements .0800 Lot Coverage.................................... .1000 Off-Street Parking and Loading Requirements . . . . . 160 160 161 162 163 164 165 165 120.0000 SD3 Special Development District . . . . . . . . . . . . . . . . . . .0100 Uses Permitted as a Matter of Right, Subject to Community and Economic Development Department Review of Site, Elevation and Landscape Plans . . . . . .0200 Community and Economic Development Department Review . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 165 Article XIII Signs. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 130.0000 Sign Regulations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .0100 Definitions...................................... .0200 General Regulations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .0300 Signs in RI, R2, R3, R4, R5, and R6 Districts . . . . . . .0400 Signs in Bl, B2, SDI and SD2 Districts............ .0500 Signs in B3, B4, B5, B6, Wl, Ml, M2, M3, M4, and M5 Districts . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .0600 Signs in PCA Districts . . . . . . . . . . . . . . . . . . . . . . . . . . . .0700 Signs in TM Districts . . . . . . . . . . . . . . . . .. . . . . . . . . . . .0800 Signs in PC, PD, and Pl Districts . . . . . . . . . . . . . . . . . 166 166 166 167 168 169 xv 165 165 169 170 170 170 �DETROIT, MICHIGAN Page Article XIV Development Improvement Area . . . . . . . . . . . . . . . . . 140.0000 Development Improvement Area . . . . . . . . . . . . . . . . . . . . 171 171 Article XV Zoning Maps . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 175 Appendices A The Zoning Enabling Act of Michigan Act 207 of the Public Acts of 1921 as Amended . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 303 B Summary District Charts . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 329 C Ordinance for the Preservation of Historic Landmarks and Districts . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Div. 1 Generally . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Sec. 25-2-1 Purpose ............................ Sec. 25-2-2 Definitions . . . . . . . . . . . . . . . . . . . . . . . . . Sec. 25-2-3 Enumeration . . . . . . . . . . . . . . . . . . . . . . . Sec. 25-2-4 Establishment . . . . . . . . . . . . . . . . . . . . . . Sec. 25-2-5 Consideration of Interior Features . . . . Sec. 25-2-6 Ordinary Repairs Permitted . . . . . . . . . Sec. 25-2-7 Effects of Projects on Districts . . . . . . . Sec. 25-2-8 Withdrawal of Designation . . . . . . . . . . . Sec. 25-2-9 Subjects of Budgeting . . . . . . . . . . . . . . . Sec. 25-2-10 Enforcement . . . . . . . . . . . . . . . . . . . . . . . Sec. 25-2-11 Severability . . . . . . . . . . . . . . . . . . . . . . . . Secs. 25-2-12-25-2-17 Reserved . . . . . . . . . . . . . . . . . Div. 2 Work Permit . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Sec. 25-2-18 Required ........................... Sec. 25-2-19 Application . . . . . . . . . . . . . . . . . . . . . . . . Sec. 25-2-20 Consideration for Approval by Historic District Commission . . . . . . . . . . . . . . . . Sec. 25-2-21 Emergency Issuance . . . . . . . . . . . . . . . . Sec. 25-2-22 Conditions Required to Perform Work Affecting Exterior Appearance . . . . . . . Sec. 25-2-23 Public Hearing . . . . . . . . . . . . . . . . . . . . . Sec. 25-2-24 Determinations of Historic District Commission . . . . . . . . . . . . . . . . . . . . . . . . Sec. 25-2-25 Commission Approval Forwarded to Building Department . . . . . . . . . . . . . . . Sec. 25-2-26 Denial . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Sec. 25-2-27 Review of Applications in Proposed Districts for Informational Purposes . . . . . Secs. 25-2-28- 25-2-33 Reserved . . . . . . . . . . . . . . . . . Div. 3 Historic Designation Advisory Board . . . . . . . . . . . Sec. 25-2-34 Establishment . ... ·. . . . . . . . . . . . . . . . . . Sec. 25-2-35 Composition . . . . . . . . . . . . . . . . . . . . . . . Sec. 25-2-36 Ad hoc Members . . . . . . . . . . . . . . . . . . . Sec. 25-2-37 Terms . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Sec. 25-2-38 Removal of Appointed Members . . . . . Sec. 25-2-39 Filling of Vacancies . . . . . . . . . . . . . . . . . xvi 353 353 353 353 355 355 357 357 357 357 357 358 359 359 359 359 359 359 359 359 360 360 360 361 361 361 361 361 361 361 361 362 362 I I I I I I I. J ~ I I �TABLE OF CONTENTS-Cont'd. Sec. 25-2-40 Meetings........... ................ Sec. 25-2-41 Staff and Assistance . . . . . . . . . . . . . . . . Sec. 25-2-42 Reports and Hearings . . . . . . . . . . . . . . . Sec. 25-2-43 Listing of Potential Districts......... Secs. 25-2-44-25-2-49 Reserved . . . . . . . . . . . . . . . . . Div. 4 Historic District Commission . . . . . . . . . . . . . . . . . . Sec. 25-2-50 Established . . . . . . . . . . . . . . . . . . . . . . . . Sec. 25-2-51 Composition . . . . . . . . . . . . . . . . . . . . . . . Sec. 25-2-52 Terms of Members. . . . . . . . . . . . . . . . . . Sec. 25-2-53 Removal of Members . . . . . . . . . . . . . . . Sec. 25-2-54 Filling of Vacancies . . . . . . . . . . . . . . . . . Sec. 25-2-55 Powers and Duties.................. Sec. 25-2-56 Participation in Meetings by Other Departments and Agencies . . . . . . . . . . . . . Sec. 25-2-57 Staff . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Sec. 25-2-58 Appeal of Decisions........ ......... Secs. 25-2-59-25-2-64 Reserved . . . . . . . . . . . . . . . . . Div. 5 Districts Designated . . . . . . . . . . . . . . . . . . . . . . . . . . Sec. 25-2-65 Engine House No. 11 Historic District Sec. 25-2-66 Berry Subdivision Historic District . . . Sec. 25-2-67 Mackenzie House Historic District . . . Sec. 25-2-68 Campbell Symington House Historic District . . . . . . . . . . . . . . . . . . . . . . . . . . . Sec. 25-2-69 St. Albertus Historic District . . . . . . . . . . Sec. 25-2-70 Breitmeyer-Tobin Building Historic District . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Sec. 25-2-71 Church of Our Savior-Leesville Historic District . . . . . . . . . . . . . . . . . . . . . . . . . . . . Sec. 25-2-72 Scarab Club Historic District . . . . . . . . Sec. 25-2-73 Turkel-Benbow House Historic District Sec. 25-2-74 Trinity Lutheran Church Historic District............................... Sec. 25-2-75 Trinity Episcopal Church Historic District............................... Sec. 25-2-76 Brush Park Historic District . . . . . . . . . Sec. 25-2-77 Palms Apartment Historic District . . . Sec. 25-2-78 First Unitarian-Universalist Church Historic District . . . . . . . . . . . . . . . . . . . . Sec. 25-2-79 Arden Park-East Boston Historic District . . Sec. 25-2-80 East Ferry Avenue Historic District. . . . . . . . Sec. 25-2-81 Indian Village Historic District. . . . . . . . . . . . Sec. 25-2-82 Orchestra Hall Historic District . . . . . . . . . . Supp.No.4 Sec. 25-2-83 St. Joseph's R.C. Church Historic District . Sec. 25-2-84· Sweetest Heart of Mary Roman Catholic Parish Historic District . . . . . . . . . . . . . . . . . . . Sec. 25-2-85 Detroit Cornice and Slate Building Historic District . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Sec. 25-2-86 St. John's-St. Luke Evangelical Church Historic District . . . . . . . . . . . . . . . . . . . . . . . . . xvii Page 362 362 362 362 363 363 363 363 363 363 363 363 364 364 364 364 364 364 366 369 371 373 377 378 381 382 384 387 391 395 397 399 404 407 411 413 415 419 421 �DETROIT, MICHIGAN Sec. 25-2-87 Trowbridge House Historic District ..... . Sec. 25-2-88 Trumbull Avenue Presbyterian Church Historic District ........................ . Sec. 25-2-89 New Center Area Historic District ...... . Page 425 427 430 Comparative Table-Historic Landmark and District Provisions .... .............. .............................. . Comparative Table-Michigan Public Acts .................. . 497 507 Comparative Table-Zoning Ordinances ..................... . 517 Zoning Index ............................................. . 547 I I I I I I t ..J Supp.No.4 xviii I I I �Ordinance No. 390-G DETROIT ZONING ORDINANCE* pu_b lic hearing, which notice was published in an official paper in said City, not less than fifteen days prior to the time of said hearing, and did hold a public hearing at which any and all citizens, parties, or any other party or person of interest did have opportunity to be heard in relation to the said report, its regulations, restrictions, maps, districts and boundaries; Now, Therefore, AN ORDINANCE to establish districts in the City of Detroit; to regulate the use of land and structures therein; to regulate and limit the height, the area, the bulk and location of buildings; to regulate and restrict the location of trades and industries and the location of buildings designed for specified uses; to regulate and determine the area of yards, courts and other open spaces; to regulate the density of population; to provide for the establishment of a program to develop and upgrade the appearance of places of businesses or other establishments and to provide a local assessment district for the payment of the cost of such improvements according to the benefits to be derived therefrom; to provide for the administration and enforcement of this Ordinance; to provide for a Board of Appeals, and its powers and duties; and to provide a penalty for the violation of the terms thereof. IT IS HEREBY ORDAINED BY THE PEOPLE OF THE CITY OF DETROIT: ARTICLE I. INTENT AND PURPOSE This Zoning Ordinance is adopted by the City of Detroit for the following purposes: 1. To promote and to protect the public health, safety, morals and welfare of the community; general 2. To classify all property in such manner as to reflect its peculiar suitability for particular uses; WHEREAS, the City Council of the City of Detroit has appointed the City Plan Commission of said City as a Zoning Commission to recommend the boundaries of districts and appropriate regulations to be enforced therein, and said Zoning Commission did make a preliminary report and did hold public hearings at such times and places as required by the said City Council, and did submit its final report to the said City Council, and 3. To regulate the location, construction, reconstruction, alteration, and use of buildings, structures, and land; 4. To insure adequate light, air, privacy, and convenience of access to property; 5. To conserve property values; 6. To protect all areas of the City from harmful encroachment by incompatible uses; WHEREAS, the said City Council having published a notice of the time and place of a *Editor's note-Printed herein is the Detroit zoning ordinance, ordinance number 390-G, as amended. The amendments are indicated by history notes in parenthesis following the amended section (each history note pertains to the preceding section number which is flush with the left margin and all subsections thereunder, even though any given amendment may have amended only one of the subsections.). There were two (2) word changes made in the text: (1) "common council" was changed to read "City Council" and (2) "Commission" and "City Plan Commission" were changed to read "Community and Economic Development Department", in addition to changes mandated by section 32.0029. All other changes made for clarity are enclosed by brackets. Case law annotations-Zoning in order to reduce prices ·for condemnation constitutes fraud even though for public purposes where the allowed purposes are not suitable uses for the property involved, Grand Trunk Western R. Co. v. Detroit, 326 Mich. 387, 40 N.W.2d 195 (1949); the building department has the Charter power to allow or deny exceptions under the zoning ordinance, but it is subject to the terms and conditions provided in the zoning ordinance, Saraki v. Detroit, 73 Mich. App. 519, N.W.2d 234 (1977). 1 �DETROIT, MICHIGAN Art. I 7. To prevent the overcrowding of land with buildings; the Article in which the Section is located. Thus, Section number 82.0000 is a subdivision of Article VIII. 8. To avoid undue congestion of population; Section numbers, although written as one number, e.g. 82.0701, are actually divided into four parts. If the Section number 82.0701 were broken into its four parts, it would appear as 8-2-07-01. This type of breakdown permits up to 99 subdivisions of each of 99 subdivisions of a major category. If such an exhaustive breakdown of the major category 82.0000 were required, it would appear as 82.9999. A short sequence of how such numbers would appear is given below: 9. To fix reasonable standards to which buildings, structures, and uses shall conform; 10. To lessen congestion in the public streets by providing for off-street parking of motor vehicles and for off-street loading and unloading of commercial vehicles; 11. To facilitate the adequate provision of transportation, water, sewage disposal, education, recreation, and other public requirements; 82.0000 82.0100 82.0200 82.0201 82.0202 82.0203 82.0300 12. To provide for the elimination of nonconforming buildings and structures and for the elimination of non-conforming uses of land; 13. To define the powers and duties of the administrative officers and bodies; 83.0000 14. To provide penalties for violations of the provisions of this Ordinance or any subsequent amendment thereto; and, 15. To provide for a Board of Zoning Appeals and its powers and duties. The only exception to this rule appears in the definitions section where definitions begin with 32.0002 and are continued numerically using every other number for ease in making amendments. ARTICLE II. SHORT TITLE 31.0000 Rules for construction of language. This Ordinance shall be known and may be cited as the Detroit Zoning Ordinance. The following rules for construction of language apply to the text of this Ordinance: 30.0000 Rules for construction of article and section numbers. shown in b) The word "shall" is always mandatory and not discretionary. The word "may" is permissive. Section numbers are always shown in Arabic numerals; however, the first numeral of a Section number will always correspond to c) The phrase "used for" includes "arranged for," "designed for," "intended for," "maintained for," and "occupied for." are always I I I I I I I I a) Words used in the present tense shall include the future; words used in the singular number shall include the plural, and the plural the singular. ARTICLE III. RULES AND DEFINITIONS Article numbers Roman numerals. I 2 J �DETROIT ZONING ORDINANCE § 32.0000 d) The word "person" includes an individual, a firm, a corporation, a partnership, or any other similar entity. Section 32.0007 Adult: e) Unless the context clearly indicates the contrary, where a regulation involves two or more items, conditions, provisions, or events connected by the conjunction "and," "or," or "either ... or," the conjunction shall be interpreted as follows: 1) "And" indicates that all the connected items, conditions, provisions, or events shall apply; 2) "Or" indicates that the connected items, conditions, provisions, or events may apply singly or in any combination. 3) "Either ... or" indicates that the connected items, conditions, provisions, or events shall apply singly but not in combination. An establishment having as a substantial or significant portion of its stock in trade, books, magazines, and other periodicals which are distinguished or characterized by their emphasis on matter depicting, describing or relating to "specified sexual activities" or "specified anatomical areas," (as defined below), or an establishment with a segment or section devoted to the sale or display of such material. f) Adult Book Store. Adult foster care facility. An adult foster care facility is any establishment which provides supervision, assistance, protection or personal care, in addition to room and board, to adults. An adult foster care facility is other than a home for the aged or a nursing home or a mental hospital for mental patients or a pre-release adjustment center. References to Sections shall include the Section referred to and any further sub-section contained therein. Adult motion picture theater. An enclosed building with a capacity of 50 or more persons used for presenting material distinguished or characterized by an emphasis on matter depicting, describing or relating to "specified sexual activities" or "specified anatomical areas", (as defined below) for observation by patrons therein. g) "Use" as a verb, shall be construed as if followed by the words "or is intended, arranged, designed, built, altered, converted, rented, or leased to be used." 32.0000 Definitions. For the purpose of this Ordinance, certain terms used are herewith defined. Adult mini motion picture theater. An enclosed building with a capacity for less than 50 persons used for presenting material distinguished or characterized by an emphasis on matter depicting, describing or relating to "specified sexual activities" or "specified anatomical areas", (as defined below), for observation by patrons therein. 32.0002 Accessory building. A subordinate building or structure on the same zoning-lot, occupied by or devoted exclusively to an accessory use. 32.0004 Accessory use. A use, on the same zoning-lot, naturally and normally incidental to, subordinate to, and devoted exclusively to the main use of the premises. For the purpose of this section, "specified sexual activities" is defined as: 1. Human genitals in a state of sexual 32.0006 Addition. Any construction or alteration which increases the bulk or extent of a building or structure. stimulation or arousal; 2. Acts of human masturbation, sexual intercourse or sodomy; Supp. No. 1 3 �§ 32.0000 DETROIT, MICHIGAN I I Heliport reference point. A point selected or approved by the Federal Aviation Agency as the approximate center of the heliport. 3. Fondling or other erotic touching of human genitals, pubic region, buttock or female breast. Imaginary surfaces, airport: And "specified anatomical areas" is defined as: Horizontal surface "A". A circular plane, 150 feet above the established airport elevation and having a radius of 15,000 feet from the airport reference point. 1. Less than completely and opaquely covered: (a) human genitals, pubic region, (b) buttock, and (c) female breast below a point immediately above the top of the areola; and Horizontal surface "B". A nearly rectangular plane, 200 feet above ground level, and longitudinally centered on the extended centerline of the major north-south runway at Detroit City Airport. Said plane begins at the periphery of horizontal surface "A", extends in both northerly and southerly directions to the City limits, and is four miles wide, i.e., two miles on either side of the extended runway centerline. 2. Human male genitals in a discernibly turgid state, even if completely and opaquely covered. (Ord. No. 742-G, § 1, 10-24-72; Ord. No. 858-G, § 1, 10-23-73; Ord. No. 870-G, § 1, 12-11-73; Ord. No. 322-H, § 1, 4-11-79) 32.0008 Airport definitions. Approach surfaces: Airport. A landing area, runway, or other facility designed, used, or intended to be used for the landing or taking off of aircraft, including all necessary taxiways, aircraft storage and tiedown areas, hangars, and other necessary buildings and open spaces. Instrument approach surface and noninstrument approach surface having a runway at least 5,000 feet in length. A plane longitudinally centered on the extended runway centerline beginning at each end of the runway and extending 500 feet outward at the elevation of the approach ends of the runway and then sloping upward at a slope ratio of 1 to 40 to an altitude of 150 feet above the established airport elevation. The instrument approach area surface is 1,000 feet wide for the first 500 feet and then expands uniformly to a width of 3,100 feet at a distance of 6,500 feet from the end of the runway. Airport reference point. A point selected or approved by the Federal Aviation Agency as the approximate center of the landing area. Established airport elevation. The elevation above mean sea level of the highest point of the useable airport landing area. Established heliport elevation. The elevation above mean sea level of the highest point of the useable heliport landing area. Flight obstruction area. All areas of land or water below airport or heliport imaginary surfaces. Helipad. An area on a heliport for the landing or take-off of helicopters. Non-instrument approach surface having a runway with a length of 2,000 feet or more up to, but not including, 5,000 feet in length. Heliport. An area designed, used, or intended to be used for the landing or taking off of helicopters, including all necessary helicopter storage and tiedown areas, hangars, and other necessary buildings and open spaces. A plane longitudinally centered on the extended runway centerline beginning at each end of the runway and extending 500 feet outward at the elevation of the approach end of the I I I I I I I ) I I 1 Supp. No. 1 4 l �DETROIT ZONING ORDINANCE § 32.0000 32.0012 Alteration. runway and then sloping upward at a slope ratio of 1 to 40 to an altitude of 150 feet above the established airport elevation. The non-instrument approach area surface is 500 feet wide for the first 500 feet and then expands uniformly to a width of 2,600 feet at a distance of 6,500 feet from the end of the runway. Any construction which changes a structure or building. 32.0013 Arcades. A place, premises or establishment or room set aside in a retail or commercial establishment in which are located for public use five (5) or mPre coin-operated amusement devices, defined herein as a machine or device operated by means of the insertion of a coin, token or similar object, for the purpose of amusement or skill and for the playing of which a fee is charged. The term does not include vending machines in which are not incorporated gaming or amusement features, nor coinoperated mechanical music devices; nor mechanical motion picture devices. (Ord. No. 487-H, § 1, 2-19-82) Transitional surfaces. Transitional surfaces exist adjacent to each runway as indicated on the Flight Obstruction Area Map located at the back of this Ordinance. These surfaces begin at the centerline of the runways and extend outward, at the elevation of the runway, for 500 feet in the case of instrument runways, and for 250 feet in the case of non-instrument runways, and then slope upward and outward one foot vertically for each seven feet horizontally to the point where they intersect horizontal surface "A". Further, transitional surfaces exist adjacent to all approach surfaces and extend the entire length of the approach surfaces, beginning at the edges and extending upward and outward at the same one to seven slope ratio to the point where they intersect horizontal surface "A". A tract of land bounded by streets or by a combination of streets, public parks, cemeteries, railroad rights-of-way, harbor lines, centerlines of waterways, or corporate boundary lines of the City of Detroit. Imaginary surfaces, heliport: 32.0018 Board. Conical surface. A surface sloping upward and outward to an altitude of 150 feet above the established heliport elevation at a slope ratio of one to eight beginning at the heliport elevation on the perimeter of a circle of 200 feet radius centered on each helipad. The word "Board" shall mean the Board of Zoning Appeals of the City of Detroit. 32.0014 Aviation commission. "Aviation Commission" shall mean the Aviation Commission of the City of Detroit. 32.0016 Block. 32.0020 Building. Any structure, either temporary or permanent, having a roof and enclosing walls on all sides and used or built for the shelter or enclosure of persons, animals, or property of any kind. This shall include tents or vehicles situated on private property and used for purposes of a building. Slope ratio. A numerical expression of a stated relationship of height to horizontal distance. 32.0010 Alley. 32.0022 Building, height of. A thoroughfare or way, not more than thirty (30) feet wide, which affords only a secondary means of access to abutting property and which is not intended for general traffic circulation. The vertical distance from the established grade at the center of the front of the building to the highest point of the roof surface if a flat roof, to the deck line for mansard roofs, Supp.No.4 5 �§ 32.0000 DETROIT, MICHIGAN 32.0028 Committee. and to the mean height level between eaves and ridge for gabled, hip, and gambrel roofs. The word "Committee" shall mean the Industrial Review Committee of the City of Detroit. 32.0023 Cabaret. Group D Cabaret. A Group D cabaret is an establishment where materials are presented or entertainment is provided which is distinguished or characterized by an emphasis on or related to ''specified sexual activities" or nspecified anatomical areas" (as defined below) for observation by patrons therein. 32.0029 City council. Effective July 1, 1974, in all provisions of the Ordinance relating to appeal of the decision of the Community and Economic Development Department regarding permitted with approval uses, and regulated uses, the term "City Council" or "Council" shall be interpreted to mean Board of Zoning Appeals. For the purpose of this section, "specified sexual activities" is defined as: 1. Human genitals in a state of sexual stimulation or arousal; 2. Acts or simulated acts of human masturbation, sexual intercourse or sodomy; 3. Fondling or other erotic touching of human genitals, pubic region, buttock or breast. (Ord. No. 916-G, § 1, 6-25-74) I 32.0030 Council. The word "Council" shall mean the City Council of the City of Detroit. 1 32.0033 Driveway. And "specified anatomical areas" is defined as: Human genitals in a discernibly stimulated or turgid state, even if completely and opaquely covered. (Ord. No. 742-G, § 1, 10-24-72; Ord. No. 514-H, § 1, 9-22-82) A driveway shall include only that portion of the zoning lot which has been so designated, designed and improved as to afford a suitable means and a direct route for vehicular access to the rear yard or private parking garage, and shall not include other portions of the zoning lot, whether improved or not improved, which are not within the most direct line or route leading from the access street to the rear yard or private parking garage. 32.0024 Change of occupancy. (Ord. No. 350-H, § 1, 10-10-79) The term "change of occupancy" shall mean a discontinuance of an existing use and the substitution or the addition thereto of a use of a different kind or class. 32.0034 Dwelling. 1. Less than completely and opaquely covered; (a) human genitals, pubic region (b) buttock, and (c) breast below a point immediately above the top of the areola; and 2. Any building, or part thereof, designed for or occupied, in whole or in part, as the home, residence, or sleeping place of one or more persons, either continuously, permanently, temporarily, or transiently. 32.0026 Commission. The word "Commission" or the words "City Plan Commission" shall mean "Community and Economic Development Department." All referrals to the "Commission" or to the "City Plan Commission" shall be deemed to be referrals to the "Community and Economic Development Department". Dwelling, multiple-family. A residence designed for or occupied by three or more families, with separate housekeeping and cooking facilities for each. Dwelling, single-family detached. A detached residence designed for or occupied by one family only. (Ord. No. 916-G, § 1, 6-25-74) Supp.No.4 6 l J �DETROIT ZONING ORDINANCE § 32.0000 yards excepting end units which have one side yard. Dwelling, two-family. A residence designed for or occupied by two families only, with separate housekeeping and cooking facilities for each. 32.0036 Efficiency unit. A dwelling unit containing not more than one room or enclosed floor space arranged for living, eating, and sleeping purposes not including bathrooms, water closets, compartments, laundry rooms, pantries, foyers, hallways, and other accessory floor spaces. Dwelling unit. A building or portion thereof designed for or occupied by a single family and complete with housekeeping and cooking facilities for said family. Efficiency unit. A dwelling unit containing not more than one room or enclosed floor space arranged for living, eating, and sleeping purposes not including bathrooms, water closets, compartments, laundry rooms, pantries, foyers, hallways, and other accessory floor spaces. 32.0038 Erected. The word "erected" includes built, constructed, reconstructed, altered, moved upon, or any physical operation on the premises required for the building or structure. Excavations, fill, drainage, paving, and the like, shall be considered a part of erection. Town house. One of three or more attached single-family dwelling units extending from the basement to the roof and having no s·i de Supp.No.4 6.1 �DETROIT ZONING ORDINANCE 32.0040 Established grade. § 32.0000 (Ord. No. 407-G, § 1, 2-18-69; Ord. No. 251-H, § 1, 5-24-78) For purposes of regulating and determining the height or bulk of a building or structure, the term "established grade" shall mean the elevation of the sidewalk grade as fixed by the city. In those cases where no sidewalk exists or when the natural level of the ground is higher or lower than the grade established by the city engineer, the average natural level of the ground shall be taken as the established grade. 32.0043A Flood hazard area definitions. The following definitions relate to the flood hazard area provisions, Sections 49.0009 and 63.1900 [and] shall be used where appropriate therein. Area of shallow flooding means a designated AO area on the flood insurance rate map (FIRM) with base flood depths from one to three (3) feet where a clearly defined channel does not exist, where the path of flooding is unpredictable and indeterminate, and where velocity flow may be evident. 32.0042 Family: (a) One person, or a group of two or more persons living together, and inter-related by bonds of consanguinity, marriage, legal adoption, or guardianship, and occupying the whole or part of a dwelling as a separate housekeeping unit with a common and a single set of culinary facilities. The persons thus constituting a family may also include domestic servants employed solely on the premises. It may also include not more than four (4) foster children provided that the home is licensed as a foster home by the State of Michigan. Area of special flood hazard is the land in the floodplain within the city subject to a one per cent or greater chance of flooding in any given year. (Same as flood hazard area.) Base flood means the flood having a one per cent chance of being equalled or exceeded in any given year. Development means any man-made change to improved or unimproved real estate, new construction, substantial improvement, alteration, or repair, including but not limited to buildings or o~her structures, mining, dredging, filling, grading, paving, excavation or drilling operations. (b) Two persons, inter-related by bonds of consanguinity, marriage, legal adoption, or guardianship, and one person not so inter-related, occupying the whole or part of a dwelling as a separate housekeeping unit with a common and a single set of culinary facilities. Flood or flooding means a general and temporary condition of partial or complete inundation of normally dry land areas from: A. The overflow of inland or tidal waters. B. The unusual and rapid accumulation or runoff of surface waters from any source. Flood hazard area means land which on the basis of available floodplain information is subject to a one per cent or greater chance of flooding in any given year. (Same as area of special flood hazard.) (c) Two persons not inter-related by bonds of consanguinity, marriage, legal adoption, or guardianship, provided that such group lives together and occupies a dwelling as a single housekeeping unit with a single set of culinary facilities, and provided that both members of such group have full access to all portions of the dwelling. A dwelling occupied under the provisions of this sub-section shall not be operated as a rooming house or an adult foster care home. Flood insurance rate map (FIRM) means an official map of a community, on which the Federal Emergency Management Agency has delineated both the areas of special flood hazards and the risk premium zones applicable to the community. Flood insurance study is the official report provided by the Federal Emergency Management Agency. The report contains flood profiles, flood bound- Supp.No.3 7 �§ 32.0000 DETROIT, MICHIGAN 32.0045 Governmental service agency. aries, flood insurance rate zones, and the water surface elevation of the base flood. A facility generally operated by an agency of the government, which provides assistance, benefits, licenses, or advisory services to members of the public. These services may include counseling, legal aid, vocational rehabilitation, aid to the handicapped, welfare, or other social services. Floodway means the channel of a river or other watercourse and the adjacent land areas which must be reserved in order to discharge the base flood. Harmful increase means an unnaturally high stage on a river, stream or lake which causes or may cause damage to property, threat to life, personal injury, or damage to land or water resources. (Ord. No. 215-H, § 1, 11-23-77) 32.0046 Home occupation. A "home occupation" is an occupation or profession which: Mobile home means a structure, transportable in one or more sections, which is built on a permanent chassis and designed to be used with or without a permanent foundation when connected to the required utilities. It does not include recreational vehicles or travel trailers. a) Is clearly incidental to or secondary to the residential use of a dwelling or rooming unit, and New construction means structures for which the "start of construction" commenced on or after the effective date of this amendment [July 6, 1981]. b) Is carried on within a dwelling or rooming unit by one or more occupants of such dwelling or rooming unit, and Structure means a walled and roofed building that is principally aboveground, including gas or liquid storage facilities, as well as mobile homes. c) Occupies not more than twenty-five (25) percent of the total floor area of such dwelling or rooming unit but in no event more than five hundred (500) square feet of floor area. Substantial improvement means any repair, reconstruction or improvement of a structure, the cost of which equals or exceeds fifty (50) per cent of the market value of the structure either: (1) before the improvement or repair is started; or (2) if the structure has been damaged and is being restored, before the damage occurred. For the purposes of this definition "substantial improvement" is considered to occur when the first alteration of any wall, ceiling, floor, or other structural part of the building commences, whether or not that alteration affects the external dimensions of the structure. The term does not, however, include either: (1) any project for improvement of a structure to comply with existing state or local health, sanitary or safety code specifications which are solely necessary to assure safe living conditions; or (2) any alteration of a national, state or City of Detroit recognized historic structure. (Ord. No. 449-H, § 1, 7-1-81) Permitted "home occupations" are: a) Custom dressmaking, millinery, tailoring, sewing of fabric for custom apparel and custom home furnishings. b) Art studio, (e.g., artist, writer) in which are created only individual works of art. c) Office for a recognized professional. 1 d) Tutoring, not more than four students simultaneously. No singing or musical instrument instruction. e) Occupations similar to the above. 32.0048 Hotel. A building, or part of a building, or a group of buildings, on a single zoning-lot, contain- 32.0044 Floor area ratio. 'Architecture, engineering, law, medicine, dentistry, or other activity in which specialized services to clients are performed by persons with a similar degree of training. The total floor area of all buildings or structures on a lot divided by the area of said lot. See Section 80.0601. Supp.No.a 8 �DETROIT ZONING ORDINANCE ing rooming or dwelling units which may or may not be independently accessible from the outside and designed for or occupied primarily by transients and containing more than ten rooming or dwelling units. The term shall mean any such building or building group designated as a motor lodge, motor inn, or any other title intended to identify it as providing lodging, for compensation, and with or without a general kitchen and public dining room for the use of the occupants. § 32.0000 recorded in the office of the Wayne County Register of Deeds; or a parcel of land, the deed of which is recorded in the office of the Wayne County Register of Deeds. Lot, corner. A lot of which at least two adjacent sides abut for their full length upon a street, provided that such two sides intersect at an angle of not more than 135 degrees. Where a lot is on a curve, if tangents through the extreme points of the street line of such lot make an interior angle of not more than 135 degrees, it is a corner-lot. In the case of a corner-lot with a curved street line, the corner shall be considered to be that point on the street line nearest to the point of intersection of the tangent herein described. 32.0050 House trailer. See Trailer Coach [under definition of Recreational Equipment]. 32.0052 Institutional bulletin. Lot, interior. Any lot other than a cornerlot with only one frontage on a street. A sign of any governmental agency, religious group, fraternal or philanthropic organization, hospital, or school, and located on the premises and bearing only information related to activities conducted on the premises, persons involved, or other identification information. Lot, through. Any lot other than a cornerlot with frontage on more than one street. Lot, zoning. A single tract of land located within a single block which at the time of filing for a building permit is designated by its owner or developer as a tract to be used, developed, or built upon as a unit under single or unified ownership or control. Such lot shall have frontage on a street, or permanent means of access to a street, other than an alley, and may consist of: 32.0054 Junk yard. An open area where waste or scrap materials are bought, sold, exchanged, stored, baled, packed, disassembled, or handled, including but not limited to scrap iron or other metals, paper, rubber, rags, lumber, tires, or bottles. A "junk yard" includes an auto wrecking yard, but excludes uses established entirely within enclosed buildings. It also excludes pawn shops, establishments for the sale, purchase, or storage of used cars, salvaged machinery, used furniture, radios, stoves, refrigerators, or similar household goods, and the processing of used, discarded, or salvaged materials as part of manufacturing operations. a) a single lot of record; b) a portion of a lot of record; c) a combination of complete lots of record, of complete lots of record and portions of lots of record, or of portions of lots of record; d) a parcel of land described by metes and bounds. 32.0056 Lot. See Lot, Zoning- Lot of record. A lot which is part of a subdivision, the plat of which has been Supp.No.3 8.1 �I I I DETROIT ZONING ORDINANCE 32.0058 Lot lines. people, goods, or materials in the conduct of normal daily activities. The boundary lines of a lot. 32.0068 Parking garage, private. Lot line, front. I I I I I I I - § 32.0000 A building not over one story or fifteen (15) feet in height for the storage of less than six passenger cars or recreational equipment. The line dividing a lot from a street. On a corner-lot, the shorter street line shall be considered the front lot line; provided, that for a lot comprised of more than one lot of record the front lot line shall be the same as indicated on the plat for the individual parcels which comprise the lot. In unusual circumstances the Community and Economic Development Department shall designate which shall be the Front Lot Line. (Ord. No. 350-H, § 1, 10-10-79) 32.0070 Parking structure. A structure for the storage of more than five passenger cars. 32.0071 Pre-release adjustment center. Lot line, rear. (Ord. No. 515-G, § 1, 6-16-70) An establishment which provides shelter, supervisory and social services to convicts in a pre-release parole preparation program, as authorized by the Michigan Corrections Commission under authority of P.A. 323 of 1953, as amended, or by the Federal Bureau of Prisons under authority of P.L. 91:492, as amended. 32.0060 Master plan. (Ord. No. 322-H, § 1, 4-11-79) The official Master Plan of the City of Detroit. 32.0072 Principal building. 32.0062 Motel. The building occupied or designed for the principal use. The lot line opposite the front lot line. Lot line, side. Any lot line other than the front lot line or rear lot line. A building, or part of a building, or a group of buildings, on a single zoning-lot, containing rooming or dwelling units which may or may not be independently accessible from the outside and designed for or occupied primarily by transients and containing more than ten rooming or dwelling units. The term shall mean any such building or building group designated as a motor lodge, motor inn, or any other title intended to identify it as providing lodging, for compensation, and with or without a general kitchen and public dining room for the use of the occupants. 32.0074 Principal use. The main use to which a premises is devoted. 32.0075 Private passenger vehicle. A self-propelled vehicle designed primarily to transport people on ordinary roads and having a valid and current passenger license plate. Buses, recreational equipment, trucks, and similar vehicles shall not be considered private passenger vehicles. (Ord. No. 350-H, § 1, 10-10-79) 32.0064 Open space. 32.0076 Public lodging house. Any area on a zoning-lot not covered by a principal or accessory building. A commercial establishment or place in which five or more members of the public, whether travelers or not, are charged for or pay for sleeping quarters in the form of cots or beds in the same room. 32.0066 Parking. The temporary standing or placement of motor vehicles currently used to transport Supp. No. 1 9 �§ 32.0000 DETROIT, MICHIGAN 32.0077 Recreational equipment. (a) A "pickup camper" is a structure designed primarily to be mounted on a pickup or truck chassis and with sufficient equipment to render it suitable for use as a temporary dwelling for travel, recreational or vacation uses. (b) A "motorized home" is a portable dwelling designed and constructed as an integral part of a self-propelled vehicle. (c) A "folding tent trailer" is a folding structure, mounted on wheels and designed to be pulled or towed by a self-propelled vehicle and used for travel or vacation uses. (d) A "boat" and "boat trailer" is any vehicle with or without motive power, designed for carrying property or persons on the water, plus the normal equipment necessary to transport the same on ordinary roads. (e) A "snowmobile" and "snowmobile trailer" is any motorized recreational vehicle for use on snow or ice, plus the normal equipment necessary to transport the same on ordinary roads. (f) A "trailer coach" is any vehicle without motive power, designed for carrying property or persons, and so constructed as to permit occupancy as a dwelling or sleeping place by one or more persons, and licensable as a "trailer coach" under the statutes of the State of Michigan. (Ord. No. 350-H, § 1, 10-10-79) 32.0078 Recreational space ratio. The total recreational space on a zoning-lot divided by the gross floor area of all structures on the zoning-lot. See Section 80.0602. 32.0079 Restaurants. It shall be the duty of the enforcing official (the Building Department) to assign all restaurant applications to one of the following restaurant categories. In instances where the appropriate category is unclear, or where the applicant and enforcing official disagree Supp. No. 1 on the appropriate category, the matter shall be referred to the Community and Economic Development Department for determination of appropriate classification. Except for ·approved drive-in restaurant operations, it shall be unlawful for any person to consume or for any restaurant owner, operator, manager, franchise holder, or anyone else in authority to allow or to permit the consumption of foods, frozen desserts, or beverages in motor vehicles parked upon the restaurant premises or at other facilities on the premises outside the restaurant building. Should the above described unlawful acts be committed, or should the person in authority at a restaurant be unwilling or unable to prevent such acts from being committed, the City's enforcing officials shall take such approriate actions as prescribed by the law (Section 63.0100 of this Ordinance) to prevent continuance of same by the issuance of tickets both to those persons consuming the foods and to those persons in authority allowing such consumption. Continued violation of this prohibition may result in the revocation of the restaurant's operating permits. A) Standard restaurant. A standard restaurant is any establishment whose principal business is the sale of foods, frozen desserts, or beverages to the customer in a ready-toconsume state, and whose design or principal method of operation includes one or both of the following characteristics: 1. Customers, normally provided with an individual menu, are served their foods, frozen desserts, or beverages by a restaurant employee at the same table or counter at which said items are consumed. 2. A cafeteria-type operation where foods, frozen desserts, or beverages generally are consumed within the restaurant building. B) Carry-out restaurant. A carry-out restaurant is any establishment whose principal business is the sale of foods, frozen desserts, or beverages to the customer in a ready-to- �DETROIT ZONING ORDINANCE consume state, and whose design or method of operation includes both of the following characteristics: other means which eliminates the need for the customer to exit the motor vehicle. 1. Foods, frozen desserts, or beverages are 2. The consumption of foods, frozen desserts, or beverages within a motor vehicle parked upon the premises, or at other facilities on the premises outside the restaurant building, is allowed, encouraged, or permitted. usually served in edible containers, or in paper, plastic, or other disposable containers. I I I I I I I II I § 32.0000 2. The consumption of foods, frozen desserts, or beverages within the restaurant building, within a motor vehicle parked upon the premises, or at other facilities on the premises outside the restaurant building, is posted as being prohibited and such prohibition is strictly enforced by the restauranteur. (Ord. No. 807-G, § 1, 3-6-73) 32.0080 Rooming house. Any building or part thereof, containing rooming or dwelling units, but with fewer than eleven (11) rooming units, where sleeping accommodations are provided for hire, and where meals may or may not be furnished. C) Fast-food restaurant. A fast-food restaurant is any establishment whose principal business is the sale of foods, frozen desserts, or beverages to the customer in a ready-toconsume state for consumption either within the restaurant building or for carry-out with consumption off the premises, and whose design or principal method of operation includes both of the following characteristics: 32.0082 Rooming unit. A room rented as sleeping and living quarters but without cooking facilities and with or without an individual bathroom. In a suite of rooms without cooking facilities, each room which provides sleeping accommodations shall be counted as one rooming unit for purposes of this Ordinance. 1. Foods, frozen desserts, or beverages are usually served in edible containers, or in paper, plastic, or other disposable containers. 32.0084 Secondhand store. Any building, structure, premises, or part thereof used solely or partially for the sale of secondhand clothing, furniture, books, or household goods, or used solely or primarily for the sale of secondhand household appliances. 2. The consumption of foods, frozen desserts, or beverages within a motor vehicle parked upon the premises, or at other facilities on the premises outside the restaurant building, is posted as being prohibited and such prohibition is strictly enforced by the restauranteur. 32.0086 Shoeshine parlor. A building or part thereof used solely or primarily for shoe polishing or dying, or if incidental to some other use, where facilities are provided for serving more than two customers simultaneously. D) Drive-in restaurant. A drive-in restaurant is any establishment whose principal business is the sale of foods, frozen desserts, or beverages to the customer in a ready-toconsume state, and whose design, method of operation, or any portion of whose business includes one or both of the following characteristics: 32.0088 Sign. A sign is a name, identification, description, display, or illustration which is affixed or applied to or represented directly or indirectly upon a building, structure, or zoning-lot, and which directs attention to an 1. Foods, frozen desserts, or beverages are served directly to the customer in a motor vehicle either by a car-hop or by 11 �§ 32.0000 DETROIT, MICHIGAN thirty-five percent of the area of the sign is devoted to said information. object, product, place, activity, person, institution, organization, or business. However, a "sign" shall not include any display of official court or public agency notices, nor shall it include the flag, emblem, or insignia of a nation, political unit, school, or religious group. Sign, illuminated. Any sign designed to give forth any artificial light, or designed to reflect such light deriving from any source which is intended to cause such light or reflection. Sign, advertising. A sign which directs attention to a business, commodity, service, or entertainment, conducted, sold, or offered elsewhere than on the premises on which the sign is located or to which it is affixed, or only incidentally sold or offered on the premises. Sign, projecting. A sign constructed or erected so as to be attached at one end to a building, pole, or other structure and projecting out therefrom. Sign, real estate. A sign advertising that the premises on which it is located is for sale, lease, or rent. Sign, area of. The area of a sign shall be computed as the entire area circumscribed by a parallelogram, triangle, circle, or semi-circle, or any combination of these figures, which includes all of the display area of the sign including frames surrounding display areas. Signs; roof, ground, or wall. Signs which are affixed to or comprise a part of the roof, ground, or wall. 32.0090 Story. That part of a building included between the surface of any floor and the surface of the next floor or of the roof next above. When the vertical distance from the established grade at the center of the front of the building to the ceiling of a story partially below such grade exceeds five feet, then the basement or cellar constituting the story partially below grade shall be counted as a story. Sign, business. A sign, at least 50 percent of whose area is devoted to directing attention to the principal business or profession conducted, or to the principal type of commodity, service, or entertainment sold or offered on the premises on which the sign is located or to which it is affixed. Sign, directional. A sign directing and guiding traffic or parking but bearing no advertising matter. 32.0092 Story, half. A story which is situated within a sloping roof, the area of which at a height of four feet above the floor does not exceed two-thirds of the floor area directly below it. Sign, double-face. A sign, both sides of which are visible and used as signs. A "V" type sign shall be considered a double-face sign provided the least angle of intersection does not exceed ninety (90) degrees. 32.0094 Street. A thoroughfare which affords a principal means of access to abutting property. Sign, flashing. Any illuminated sign on which the artificial light is not maintained stationary or constant in intensity or color at all times when in use. 32.0096 Structure. A structure is any production or piece of work artificially built up or composed of parts joined together in some definite manner; any construction. Sign, identification. A sign identifying the name of the individual, profession, occupation, organization, hotel, or motel occupying the premises, or the name or street number of the building. Information directly related to principal or accessory uses of the property may also be included provided not more than 32.0097 Substance abuse service facility. Any establishment used for the dispensing, on an out-patient basis, of compounds or 12 �I DETROIT ZONING ORDINANCE 32.0102 Yard. prescription medicines directly to persons having drug or alcohol abuse problems. A generally recognized pharmacy or licensed hospital dispensing prescription medicines shall not be considered a substance abuse service. A space open to the sky and unoccupied or unobstructed except by specifically permitted uses or encroachments. Yard, front. A yard extending across the full width of the lot between the front lot line and the nearest part of the principal building or structure. (Ord. No. 109-H, § 1, 4-16-76) 32.0098 Town house. I I I I I I I Yard, rear. A yard extending across the full width of the lot between the rear lot line and the nearest part of the principal building or structure. One of three or more attached single-family dwelling units extending from the basement to the roof and having no side yards excepting end units which have one side yard. Yard, side. A yard extending from the front yard to the rear yard between the side lot line and the nearest part of the principal building or structure, excepting permitted encroachments. 32.0099. Toxic substance disposal facility. A toxic substance disposal facility is any facility which disposes of, destroys, or incinerates "PCB," or "PBB" substances. a) "PBB" phenyl. means Polybrominated § 40.0000 Bi- ARTICLE IV. GENERAL PROVISIONS 40.0000 Interpretation. b) "PCB" means the class of Chlorinated Biphenyl, Terphenyl, Higher Polyphenyl, or mixtures of these compounds produced by replacing 2 or more Hydrogen Atoms on the Biphenyl, Terphenyl, or Higher Polyphenyl Molecule with Chlorine Atoms. "PCB" shall not include Chlorinated Biphenyls, Terphenyls, Higher Polyphenyls, or mixtures of these compounds that have functional groups attached other than Chlorine unless that functional group on the Chlorinated Biphenyls, Terphenyls, Higher Polyphenyls, or mixtures thereof is determined to be dangerous to the public health, safety and welfare under Section 5 of Public Act No. 60 of 1976 (MCLA 299.355). 40.0100 Regulations are minimum. In interpreting and applying the provisions of this Ordinance, such provisions shall be considered, unless otherwise stated, to be the minimum requirements necessary to promote and protect public health, safety, morals, comfort, convenience, prosperity, and other aspects of the general welfare as set forth in the preamble to this Ordinance and in the statements of intent for the respective districts and other regulations. 40.0200 Conflicting regulations. Whenever any provision of this Ordinance and any other provision of law, whether set forth in this Ordinance or in any other law, ordinance, or resolution of any kind, impose overlapping or contradictory regulations over the use of land or buildings, or upon the bulk of buildings or other structures, or contain any restrictions covering any of the same subject matter, that provision which is more restrictive or imposes higher standards or requirements shall govern. (Ord. No. 234-H, § 1, 2-22-78) 32.0100 Repealed. Editor's note-Ord. No. 350-H, § 1, enacted Oct. 10, 1979, deleted § 32.0100, pertaining to trailer coaches. The definition of trailer coach can now be found in subsection (f) of§ 32.0077. Supp. No. 1 13 �§ 40.0000 DETROIT, MICHIGAN 40.0300 Unlawfully existing buildings. No building, structure, or use of land which was not lawfully existing at the time of the effective date of this Ordinance shall become or be made lawful solely by reason of the adoption of this Ordinance, unless it meets all requirements of this Ordinance, and to the extent that, and in any manner that, said unlawful building, structure, or use of land is in conflict with the requirements of this Ordinance, said building, structure, or use of land remains unlawful hereunder. location for such district boundary in accordance with the spirit and purpose of this Ordinance. 40.0404 Where a public right-of-way is hereafter vacated, the land formerly in such public right-of-way shall be included within the district of adjoining property on either side of said vacated public right-of-way and in the event such public right-of-way was a district boundary between two or more different districts, the new district boundary shall be the former centerline of such vacated public right-of-way. 40.0400 Boundaries. 40.0500 Uses to conform to regulations. The following rules shall apply with respect to the boundaries of the various districts, as shown on the Zoning District Maps: All buildings erected hereafter; all uses of land, buildings, or structures established or converted hereafter; all structural alteration or relocation of existing buildings or structures occurring after the effective date of this Ordinance; and all enlargements of or additions to existing uses occurring hereafter shall be subject to all regulations of this Ordinance which are applicable to the zoning district in which such buildings, uses, conversions, or land shall be located (except as provided in Article V, Non-Conforming Buildings, Structures, and Uses). 40.0401 Unless otherwise shown, district boundaries are street lines, alley lines, or the subdividing or boundary lines of recorded plats or the extensions thereof, and where the districts designated on the maps accompanying and made a part of this Ordinance are approximately bounded by street lines, alley lines, or the subdividing lines of recorded plats, such lines or the extensions thereof shall be considered to be the district boundaries. 40.0501 Where a building or structure for dwelling purposes is existing, erected or altered on a zoning-lot in a district other than the district in which such building or structure for dwelling purposes is first or primarily permitted under this ordinance, such zoning-lot shall be subject to the same requirements for yard, minimum lot area and percentage of lot coverage as are specified in this ordinance for a zoning-lot in the district in which such building or structure for dwelling purposes is first or primarily permitted, except as specified in Sections 54.0101 and 90.0503. 40.0402 In areas not subdivided into lots and blocks, wherever a District is indicated as a strip adjacent and paralleling a street or highway, the depths of such strips shall be in accordance with dimensions shown on the maps measured at right angles from the street or highway line, and the length of such frontage shall be in accordance with dimensions shown on the map. 40.0403 Where due to the scale or illegibility of the district maps or due to the absence of street alley, or recorded subdivision or plat lines 'there is any uncertainty, contradiction, or c~nflict as to the intended location of any district boundary on a district map, the Community and Economic Development Department shall have the p~wer_ an_d duty of interpreting the intent of said district map so as to determine and designate the proper (Ord. No. 864-G, § 1, 11-20-73) 40.0600 Permits issued prior to effective date. Any building or structure for which a building permit has been issued prior to the effective date of this Ordinance, and con- Supp. No. 1 14 �DETROIT ZONING ORDINANCE struction of the whole or part has been started or a contract has been entered into pursuant to construction, which is made non-conforming by the provisions of this Ordinance, may be completed in accordance with the approved plans on the basis of which the building permit has been issued and further, may upon completion be occupied under a certificate of occupancy by the use for which originally designated, subject thereafter to the provisions of Article V, Non-Conforming Buildings, Structures, and Uses. or access purposes to any land located in a Business or Industrial District. 40.1100 Notification of property owners. Wherever in this Ordinance there is a requirement for notification of property owners, or wherever it is specified that a use may be permitted provided consents of certaj_n property owners are obtained, the provisions shall apply irrespective of municipal boundary lines. 40.1200 Ordinance not a permit. 40.0700 Termination of permits. I I I -II I § 40.0000 Nothing contained in this Ordinance shall be deemed to be a consent, license, or permit to use any property, or to locate, construct, or maintain any building, structure, or facility, or to carry on any trade, industry, occupation, or activity. Where a permit has been approved for a permitted as a matter of right use, a permitted with approval use, or a permit for a variance pursuant to the provisions of this Ordinance or pursuant to an approval by the Community and Economic Development Department, Council, or Board, such permit shall become null and void unless work thereon is substantially underway within six months of the date of approval of such permit. 40.0800 Permitted with approval or regulated use permits. 40.1300 References to zoning district classifications in other codes and ordinances. Whenever Codes, Ordinances, Resolutions, or the Charter of the City of Detroit make reference to zoning district classifications as identified by a Zoning Ordinance effective prior hereto, the identified classifications shall be deemed to be the most similar district as established by this Ordinance, as specified below: A permitted with approval or regulated use permit shall be deemed to authorize only one specific permitted with approval or regulated use and shall expire if the permitted with approval or regulated use shall cease for more than six consecutive months for any reason. 40.0900 Permitted uses without buildings. 40.1301 Similar districts. District Designation Under Prior Ordinance Rl R2 RM RMA RM4 RMU Pl BlA Bl B2 B6 Where a lot or parcel or property is to be occupied by a permitted use without buildings, the side yards and front yard required for such lot or parcel shall be provided and maintained unless otherwise stipulated in this Ordinance, except that side yards shall not be required on lots or parcels used for garden purposes or public recreation areas, without buildings or structures. On railroad rightsof-way permitted in residential districts, no yards are required. BL 40.1000 Prohibited means of access. BC PC PCA No land which is located in a Residential District shall be used for driveway, walkway, 15 Similar Designation Under This Ordinance Rl R2 R3 PD R5 R6 Pl Bl B2 B4 B4 B4 B5 PC PCA �DETROIT, MICHIGAN § 40.0000 District Designation Under Prior Ordinance C6 ML ML6 MH Similar Designation Under This Ordinance B6 M2 M3 M4 ineffective in whole or in part, the effect of such decision shall be limited to that provision which is expressly stated in the decision to be invalid or ineffective, and all other provisions of this Ordinance shall continue to be separately and fully effective. 41.0200 Application of provisions held invalid. 40.1400 Summary district charts. If a court of competent jurisdiction finds any provision of this Ordinance, as applied to any zoning-lot, building, structure, or tract of land, to be invalid or ineffective in whole or in part, the effect of such decision shall be limited to the person, property, or situation immediately involved in the controversy and shall not affect any other person or situation. The summary district charts, attached to this Ordinance as Appendix B, are established solely for reference purposes; they are not and shall not be construed to be, a part of this Ordinance. 40.1500 Ordinance for the preservation of historic landmarks and districts. See Sec. 70.0500. The Ordinance for the Preservation of Historic Landmarks and Districts is attached to this ordinance as appendix C. It is included solely for reference purposes and it is not and shall not be construed to be, part of this ordinance. 42.0000 Regulations for specific uses. 42.0100 Exemptions. 42.0101 The following uses, being essential to the operation of any zoning district, are permitted in any district subject only to height regulations as specified in the Airport "A", "B", and "AA" overlay zones: underground and overhead gas, electrical, steam, or water transmissions or distribution systems, collection, communication, supply, or disposal systems, including poles, towers, wires, cables, conduits, vaults, pipeline laterals, mains, drains, sewers, fire alarm boxes, police call boxes, traffic signals, hydrants, or any other similar distributing equipment or accessories of a public or municipal utility, but not including structures other than such as are primarily shelters of the above essential service equipment. (Ord. No. 407-G, § 1, 2-18-69) 40.1600 [Conditions on variances, exceptions, modifications]. Any Agency of the City of Detroit having the authority under the terms of this Ordinance to grant a variance, exception, modification, permitted with approval use, or a regulated use may impose any reasonable condition, regarding the location, character, use and may limit the term of the grant, as it deems necessary to carry out the intent, spirit and purpose of this ordinance or to promote the public health, safety or general welfare. (Ord. No. 6-H, § l, 9-11-74) 42.0102 The Community and Economic Development Department may permit the erection and use of a public utility building, or an addition to an existing public utility building, in any district, provided a finding is made that such building, structure or use is reasonably necessary for the public convenience and service, and that such building or structure is designed, erected, and landscaped to conform harmoniously with the general architecture and plan of such district. 41.0000 Separability. It is hereby declared to be the legislative intent that the various provisions of this Ordinance are separable, in accordance with the following: 41.0100 Provisions held invalid. If a court of competent jurisdiction finds any provision of this Ordinance invalid or 16 �I DETROIT ZONING ORDINANCE 42.0200 Trailer coaches. connection with or incidental and necessary to a real estate development or to public or private property development or improvement of any type. The following regulations shall apply to trailer coaches: 42.0201 A trailer coach shall not be permitted as a permanent structure or as an accessory building. (c) Temporary foremen's and employees' office and/or toilet facilities incidental to and as regulated by (a) and (b) above. (Ord. No. 608-G, § 1, 8-17-71) 42.0202 No one shall store or occupy a trailer coach for living purposes except: I a) In a licensed trailer court. 42.0400 Voting place. b) For a period not in excess of one year on property for which a building permit for the construction of a permanent dwelling has been issued, which construction is actively carried forward to completion within the aforesaid one year. The provisions of this Ordinance shall not be construed as to interfere with the temporary use of any property as a voting place in connection with a municipal or other public election. 42.0500 Abandoned, vacated, or converted motor vehicle filling and service stations. 42.0203 A trailer coach may be used as a temporary office or shelter incidental to construction or development of the property on which the trailer is located only during the time construction or development is actively pursued. I. During the period when a motor vehicle filling and service station is vacated, closed, or otherwise not opened for business for more than thirty (30) consecutive days, the owner or lessee shall be subject to complying with the following regulations: 42.0300 Temporary uses permitted. I I II § 42.0000 a) Vehicular par king and storage shall be prohibited at all times anywhere on the premises and the owner or lessee shall post a sign or signs on the premises, giving notice that all parked or stored vehicles are subject to ticketing and removal by the City at vehicle owner's expense. In addition, the owner or lessee, whoever is in possession, is subject to ticketing if unlawfully parked or stored vehicles are permitted on the premises by consent of owner or lessee. The City shall have the right of entry to subject property for the purpose of accomplishing said ticketing and removal. A temporary building, structure, or area for one or more of the following described uses shall be permitted in any district. Any permit issued for such use shall be valid for not more than six months and shall be extended no more than three consecutive times. The applicant for such temporary permit shall comply with all conditions imposed by the enforcing official, which conditions may include fencing, surfacing, setbacks, etc., as deemed necessary to insure no undue interference with the use and enjoyment of neighboring property, such use shall be located within a reasonable distance, as determined by the enforcing official, of the primary development or improvement. (a) A temporary office for the sale or rental of real property if in connection with or incidental and necessary to a real estate development. b) The ground shall be kept free of rubbish and debris, and the grass, if any, shall be well kept and cut as necessary so as to present a neat and attractive appearance at all times. (b) The temporary storage of construction materials, equipment, or vehicles if in c) The owner shall maintain a record of the name and address of the person or 17 �§ 42.0000 DETROIT, MICHIGAN firm who cleaned the premises and removed the debris: such record shall be made available to the inspectors of the Department of Public Works [Environmental Protection and Maintenance Department]; and further, each entry shall be kept at least one year. findings, take into consideration, but not necessarily be limited to, the following criteria: IL Within sixty (60) days of such closing, all curb cuts across the driveway entrances and all other points of ingress and egress to the premises shall be closed to vehicular traffic by properly placed and secured precast concrete wheel stops or the equivalent, as may be approved by the appropriate City Agency. c) Pending or contemplated road changes. a) Prospects for alternate or future use. b) Pending litigation or condemnation affecting subject property. d) Character and trends of development in the neighborhood. e) Pending sale or lease transactions concerning subject property. IV. If, within the one hundred twenty (120) consecutive day period referred to, the property has been sold or leased for alternate business purposes and an affidavit to this effect has been filed with the Community and Economic Development Department, then demolition shall be deferred. Approval of the Department shall be received prior to any motor vehicle filling and service station's being converted to any other use. The Department shall take into consideration all aspects of the proposed development, including, but not necessarily limited to, the type use, the site plan, the exterior design, and the appearance of the development, and shall process the proposal within sixty (60) days from date of submission to the Community and Economic Development Department, in accordance with the provisions of Section 65.0000 of this Ordinance. III. A motor vehicle filling and service station that is vacated, closed, or not opened for business for a period of one hundred twenty (120) consecutive days shall be prima facie deemed abandoned. An owner or an abandoned motor vehicle filling and service station is subject to notice from the Department of Buildings and Safety Engineering directing the razing, demolition, and removal of all buildings, structures, pumps, and signs situated upon the premises, together with the abandonment or removal of all underground storage tanks in accordance with the National Fire Protection Association Code No. 30, Appendix C (1966). Said razing and removal shall be accomplished within thirty (30) days from date of said notice. Owner shall complete said demolition, leaving the premises free from rubbish and debris, and shall properly backfill all excavation areas. Owner shall have the right, in lieu of complying with the demolition order, to petition the Community and Economic Development Department within thirty (30) days showing cause why said motor vehicle filling and service station should not be considered abandoned, and a sixty (60) day extension of the demolition order may be granted by the Department so that the station may be reopened or converted to an alternate business use. No more than two (2) sixty (60) day extensions shall be granted. The Community and Economic Development Department shall, in making its (Ord. No. 726-G, § 1, 9-5-72) 42.0600 Construction of motor vehicle filling and service stations. I. A motor vehicle filling and service station or any establishment selling gasoline or other fuel for motor vehicles shall be located only at the intersection of two or more major thoroughfares or major thoroughfares and freeways, as determined by the official Master Plan of trafficways, after a finding by the Community and Economic Development Department that the use would be consistent with sound planning and not injurious to the contiguous or surrounding area. In making 18 �DETROIT ZONING ORDINANCE I § 42.0000 (300) feet of the property lines of the property to be used for a motor vehicle filling and service station. the finding, the Department shall take into consideration the need for a station, based on the number of vacant and operating stations and traffic patterns in the area, a review of the site plan, which must conform to the aesthetic needs of the area and allow access to the station only from the major thoroughfares, and the views of residents in the surrounding area. A public hearing shall be held prior to the Community and Economic Development Department's taking any action to approve the location of a station. A written report of the Department's decision shall be filed with the City Council, and a copy sent within ten (10) days to all persons who request it at the public hearing, which shall become final forty-five (45) days after the filing thereof, unless within that time a protest against such decision is filed with the Council, signed by the applicant, an owner of property within three hundred (300) feet of the premises in question, or a recognized community organization serving the affected area. Said written protest shall not be valid unless accompanied by a supporting petition containing the signatures of at least fifty-one (51) percent of the persons owning residential property within three hundred (300) feet of the property lines of the property to be used for a motor vehicle filling and service station or any establishment selling gasoline or other fuel for motor vehicles. In such event, the Council shall, by resolution, approve or disapprove such use. For purposes of this ordinance, joint ownership will be entitled to only one consent. The Commissioner [Director] of the Department of Buildings and Safety Engineering shall adopt rules and regulaticns governing the procedure for securing the consent provided for in this subsection of the Ordinance. The rules shall provide that the circulator of the petition requesting the consent shall subscribe to an affidavit attesting to the fact that he personally witnessed the signatures on the petition and that the same are affixed to the petition by the person whose name appears thereon. (Ord. No. 726-G, § 1, 9-5-72) 42.0700 Abandoned, vacated, or converted drive-in restaurants, fast-food restaurants, or carry-out restaurants. I. During the period when a drive-in restaurant, fast-food restaurant, or carry-out restaurant is vacated, closed, or otherwise not opened for business for more than thirty (30) consecutive days, the owner, franchise holder, or lessee shall be subject to complying with the following regulations: A) Vehicular parking and storage shall be prohibited at all times anywhere on the premises and the owner, franchise holder, or lessee shall post a sign or signs on the premises, giving notice that all parked or stored vehicles are subject to ticketing and removal by the city at vehicle owner's expense. In addition, the owner, franchise holder, or lessee, whoever is in possession, is subject to ticketing if unlawfully parked or stored vehicles are permitted on the premises by consent of owner, franchise holder, or lessee. The city shall have the right of entry to subject property for the purpose of accomplishing said ticketing and removal. II. A motor vehicle filling and service station may be located at other than the intersection of two or more major thoroughfares or thoroughfares and freeways upon a showing to the Department that it would be impossible or impractical to locate at such a site and the requirements established by Paragraph I for Department approval are met, provided that if the station is to be located within four hundred (400) feet of any residentially zoned property, the person, firm, or corporation desiring such modification shall secure in writing the consent of fifty-one (51 % ) percent of the persons owning residential property within three hundred B) The ground shall be kept free of rubbish and debris, and the grass, if any, shall Supp. No. 2 19 �§ 42.0000 DETROIT, MICHIGAN be well kept and cut as necessary so as to present a neat and attractive appearance at all times. shall be granted. The Community and Economic Development Department shall, in making its findings, take into consideration, but not necessarily be limited to, the following criteria: C) The owner shall maintain a record of the name and address of the person or firm who cleaned the premises and removed the debris; such record shall be made available to the inspectors of the Department of Public Works [Environmental Protection and Maintenance Department]; and further, each entry shall be kept at least one year. A) Prospects for alternate or future use. B) Pending litigation or condemnation affecting subject property. C) Pending or contemplated road changes. D) Character and trends of development in the neighborhood. II. Within sixty (60) days of such closing, all curb cuts across driveway entrances and all other points of ingress and egress to the premises shall be closed to vehicular traffic by properly placed and secured precast concrete wheel stops or the equivalent, as may be approved by the appropriate city agency. E) Pending sale or lease transactions concerning subject property. IV. If, within the one hundred twenty (120) consecutive day period referred to, the property has been sold or leased for alternate business purposes and an affidavit to this effect has been filed with the Community and Economic Development Department, then demolition shall be deferred for an additional sixty (60) day period beginning with the date of the sale. III. A drive-in restaurant, fast-food restaurant, or carry-out restaurant that is vacated, closed, or not opened for business for a period of one hundred twenty (120) consecutive days shall be prima facie deemed abandoned. An owner of an abandoned drive-in restaurant, fast-food restaurant, or carry-out restaurant that is free standing is subject to notice from the Department of Buildings and Safety Engineering directing the razing, demolition, and removal of all buildings, structures, and signs situated upon the premises. Said razing and removal shall be accomplished within thirty (30) days from date of said notice. Owner shall complete said demolition, leaving the premises free from rubbish and debris, and shall properly backfill all excavation areas. Owner shall have the right, in lieu of complying with the demolition order, to petition the Community and Economic Development Department within thirty (30) days showing cause why said drive-in restaurant, fast-food restaurant, or carry-out restaurant should not be considered abandoned, and a sixty (60) day extension of the demolition order may be granted by the Department so that the premises may be reopened or converted to an alternate business use. No more than two (2) sixty (60) day extensions V. Approval of the Department shall be received prior to any drive-in restaurant, fast-food restaurant, or carry-out restaurant being converted to any other use. The Department shall take into consideration all aspects of the proposed development, including, but not necessarily limited to, the type use, the site plan, the exterior design, and the appearance of the development, and shall process the proposal within sixty (60) days from date of submission to the Community and Economic Development Department, in accordance with the provisions of Section 65.0000 of this Ordinance. (Ord. No. 807-G, § 1, 3-6-73) 42.0800 Homes, centers or schools for the care, boarding or teaching of children. For a facility operating with children in attendance for five (5) or more continuous hours a day, there shall be provided and maintained an outdoor play area suitable for play activity and containing a minimum of Supp. No. 2 20 �DETROIT ZONING ORDINANCE two thousand (2,000) square feet. Surface treatment of said play area shall comply with the guidelines of the appropriate public agencies, including the city and the state health departments and the Michigan Department of Social Services, Division of Child Care Center Licensing. The outdoor play area shall be immediately contiguous to the facility it is intended to serve and shall be enclosed by a protective wall or fence. (Ord. No. 392-H, § 1, 5-21-80) 43.0000 Principal buildings. 43.0100 Number of buildings on a zoning-lot. I Not more than one principal detached residential building shall be located on a zoning-lot, nor shall a principal detached residential building be located on the same zoning-lot with any other principal building, Supp. No. 2 20.1 �§ 45.0000 DETROIT ZONING ORDINANCE nor be located closer than ten feet to any principal building. except in the case of planned developments, or buildings used for educational or religious purposes, or where the Community and Economic Development Department is empowered to approve certain uses under the provisions of this ordinance, or in cases where the Department is required to make an investigation. 44.0400 Height of accessory buildings. Except as specified in Section 45.0900, no detached accessory building or structure in an Rl or R2 District shall exceed the height of the principal building or structure, or fifteen (15) feet, whichever is less. (Ord. No. 864-G, § 1, 11-20-73) 44.0500 Corner-lot requirements. 43.0200 Location of principal buildings. In residential districts when an accessory building is located on a corner-lot, the side lot line of which is substantially a continuation of the front lot line of the lot to its rear, also located in a residential district, said building shall be set back not less than ten feet from the side lot line abutting the street. Except where otherwise provided in this Ordinance, every zoning-lot upon which a principal building is erected shall face or front upon a street or permanent means of access to a street, other than an alley. Such means of access shall have a width throughout of not less than thirty (30) feet or not less than ten (10) feet for each zoning-lot fronting upon it, whichever is greater, except that no width greater than sixty (60) feet shall be required hereby. 45.0000 Bulk regulations. 45.0100 Continued conformity with bulk regulations. The maintenance of yards, lot width, recreational space, and lot area legally required for a building shall be a continuing obligation of the owner of such building or of the owner of the property on which the building is located. Furthermore, legally required yards or lot area allocated to one building shall not, by virtue of change of ownership or for any other reason, be used to satisfy yard or lot area requirements for any other building or use. 44.0000 Accessory buildings. 44.0100 Time of construction. No accessory building or structure shall be constructed on any zoning-lot prior to the time of construction of the principal building to which it is accessory. 44.0200 Location of principal buildings. In residential districts all accessory buildings and structures shall be built in the rear yard except when built as part of the principal building. Accessory buildings shall be considered a part of the principal building when the distance between structures is solidly covered by a breezeway, portico, or similar architectural device at least four feet in width. 45.0200 Division of zoning-lot. Where a lot or zoning-lot is hereafter divided, the division shall be effected in such manner as not to violate the requirements of this Ordinance regarding yards, lot width, lot area, floor area, recreational space, percentage of lot coverage, off-street parking, or off-street loading spaces, applicable to such zoning-lot or any zoning-lot created. (Ord. No. 407-G, § 1, 2-18-69) 44.0300 Percentage of required yard occupied and required setbacks. 45.0300 Separate units. Unless otherwise specified, no detached accessory building or buildings in an Rl or R2 District shall occupy more than fifty (50) percent of the area of the required rear yard, ownership of dwelling In an existing residential structure containing more than one dwelling unit, individual units may be conveyed or held under separate 21 �§ 45.0000 DETROIT, MICHIGAN the public street opposite the front zoning-lot may be utilized to supply a part of the required rear yard, provided that at least twenty (20) feet of such required rear yard shall be on the zoning-lot independently of such adjoining street. ownership without being in violation of this Ordinance. Where such division of ownership is made, the regulations governing yards, lot width, lot area, floor area, recreational space, percentage of lot coverage, and off-street parking or loading, shall be applied to each individual ownership. Yard requirements shall be applied only on those sides of a dwelling unit having exposed walls. Provided, that the Community and Economic Development Department may adjust these requirements upon making a finding that said adjustment will not be detrimental to its occupancy or use. 45.0600 Side yard reduction for offsets. That part of the over-all dimension of a building which, through offset or break is located a distance from the side zoning-lot line not less than twice the width of the side yard which would otherwise be required for a building of its overall dimension and height, need not be considered in determining the required width of the side yard. (Ord. No. 446-G, § 1, 6-26-69) 45.0400 Alley as part of lot. 45.0700 Location of required yards. Where a zoning-lot abuts an alley, one-half of the width of said alley may be considered a part of such zoning-lot for the purpose of computing the area of said zoning-lot. Where a zoning-lot abuts an alley, one-half of the width of said alley may be considered a part of such zoning-lot for purposes of computing the depth or width of any yard adjacent to such alley, provided that at least four feet of each required side yard and twenty (20) feet of the rear yard shall be on the zoning-lot independently of such adjoining alley. Except as specified in Sections 45.0400 and 45.0500, all yards allocated to a building or dwelling group shall be located on the same zoning-lot as such building or dwelling group. 45.0800 Projections into a required yard. Except for the following specified projections and encroachments, or unless otherwise specified, every part of a required yard shall be open and unobstructed to the sky: 45.0801 Sills, belt courses, leaders, and similar ornamental or structural features may project into any required side yard for a distance not to exceed fourteen (14) inches. 45.0500 Street as part of required yard. 45.0501 Except for yards adjacent to offstreet parking areas, and for yards required by Section 44.0500, where a zoning-lot abuts a public street along its side zoning-lot line, any portion of the adjoining one-half of said street may be utilized to supply a part of the required side yard adjacent to such street, provided that at least four feet of the required side yard shall be on the zoning-lot independently of such adjoining street. 45.0802 Cornices, eaves, or gutters may project into any required side yard for a distance not to exceed fourteen inches. 45.0803 Fire escapes, stairways, and balconies which are open and unenclosed, and marquees, may project not more than five feet into a required yard. 45.0804 Chimneys, pilasters, smokestacks, and window air conditioners not exceeding six square feet in area, may project not more than sixteen inches into a required side yard. 45.0502 Where a zoning-lot is bounded on two opposite sides by public streets, the zoning-lot line fronting on the street having the wider right-of-way shall be the front zoning-lot line. If both street rights-of-way are of equal width, the enforcing official shall designate which shall be the front zoning-lot line. In such cases one-half of the width of 45.0805 Unless otherwise specified, access drives leading to accessory off-street parking and loading areas and structures may be located on required yards. 22 �I DETROIT ZONING ORDINANCE I I I I 45.0806 Unenclosed porches may encroach not more than eight feet into a required front or rear yard; however, no porch shall be constructed within any required side yard, nor shall any other construction be permitted within any required side yard unless specifically mentioned above in this Section 45.0800. § 46.0000 45.1100 Park as part of street. Where a zoning-lot abuts upon a public street for the full width or depth of the lot and there is a public park or other permanent public open space bordering on such street opposite such zoning-lot, a part of such park or open space may be considered as a portion of the street for the purpose of determining the permissible cubical content of a building on such zoning-lot, provided the augmented width of such street shall not be more than one hundred and fifty (150) feet. 45.0807 Operable private passenger vehicles may be parked on the driveway in only one side yard and the continuation of that side yard into the front yard to the property line, as long as the area is maintained in a dust-free condition at all times. And provided that no mechanical maintenance or vehicular repairs are conducted in this area. 46.0000 Conditional uses, special approval uses, board grants, and site plan approvals, existing on the effective date of this ordinance, under a zoning ordinance effective prior hereto. (Ord. No. 407-G, § 1, 2-18-69; Ord. No. 515-G, § 1, 6-16-70; Ord. No. 350-H, § 1, 10-10-79) 45.0900 Exceptions to height regulations. Where a use or structure exists or has been approved prior to the effective date of this Ordinance as a conditional use, special approval use, Board grant, or site plan approval use either by the Community and Economic Development Department, the Council, the Board, or some combination of these agencies, said use or structure may continue or may be developed as a conforming use subject to all restrictions and limitations made a condition of said approval with the following exceptions: 45.0901 Penthouses, scenery lofts, towers, cupolas, steeples, domes, flag poles, aeroplane beacons, radio broadcasting towers, television antennas, chimneys, stacks, tanks, and roof structures used only for ornamental or mechanical purposes, when located on a roof and collectively not exceeding in gross area thirty (30) percent of the roof area, need not be included in determining the height of a building or structure. 45.0902 Parapet walls may extend not more than five feet above the allowable height of a building. a) When a conditional, permanent Board grant, or special approval use is located in a district where it is not permitted under any of the terms of this Ordinance, or any subsequent amendment thereto, it shall be considered a nonconforming use and shall be subject to the provisions of Article V, Non-Conforming Buildings, Structures, and Uses. 45.0903 When located in a residential district, radio towers for licensed radio stations may exceed the allowable height of structures but in no case shall the radio tower exceed a height of seventy-five (75) feet. 45.1000 Maximum street width. For the purpose of determining the permissible cubical content of any building or structure, a street more than one hundred and fifty (150) feet in width shall be considered to have a width of one hundred and fifty (150) feet. b) A temporary Board grant shall remain in full force and effect until termination of said temporary grant subject to all restrictions and limitations imposed as a condition of said temporary approval. Supp. No. 1 23 �§ 46.0000 DETROIT, MICHIGAN twenty (20) feet wide for 90 degree parking, eighteen (18) feet wide for 60 degree parking, twelve (12) feet wide for 45 degree parking, and ten (10) feet wide for 30 degree or parallel parking. Angle shall be measured between the centerline of the parking space and the centerline of the aisle. The enforcing official shall interpolate aisle width for all parking arrangements not covered above. Reconsideration of said temporary grant shall be subject to all terms and regulations of this Ordinance. 47.0000 Off-street parking and loading facilities. 47.0100 Off-street parking requirements. The following regulations shall apply for off-street parking facilities: 47.0103 Loading space as required in Section 47.0200 of this Ordinance shall not be construed as supplying required off-street parking space. 47.0101 In all zoning districts, except B5, PC, and PCA Districts, off-street parking facilities for self-propelled passenger vehicles for the use of occupants, employees, and patrons of buildings or uses erected, established, or changed, shall be provided as specified in Sections 47.0105 and 47.0108 of this Ordinance, except as specified in Section 54.0101, and the amount of parking provided shall not subsequently be reduced below the requirements of this Ordinance. 47.0104 Existing off-street parking facilities provided at the effective date of this Ordinance and actually being used at that date for the parking of automobiles in connection with the operation of an existing building or use shall not hereafter be reduced below, or if already less than, shall not be further reduced below the requirements of this Ordinance for a similar new building or new use except as provided in Section 47.0111. When a building or use does not comply with the off-street parking requirements of this Ordinance and said use is damaged by fire, collapse, explosion, or Act of God, the reconstruction, repairing, or rebuilding and continued use of the building shall be permitted subject to the cost limitation as provided in Sections 57.0000, 65.0800, or 66.0500 of this Ordinance. Where the cost of reconstruction exceeds the limitations of the above stated Sections, off-street parking shall be provided in the amount required for new construction at the date the application for reconstruction is approved, except that any damaged building or use of 2,000 square feet or less, which is non-conforming only in the amount of off-street parking space that is provided, may be reconstructed without providing additional off-street parking. 47.0105 When there is any change in the factors upon which the off-street parking requirements are determined, such as a change in use or an increase in the number of employees, or an increase in floor area, or in any other unit of measurement specified in Section 47.0108 of this Ordinance, which would result in an increase in the requirements for off-street parking facilities, the following shall apply: There shall be provided an amount of offstreet parking spaces equal to that required by the new factor being established, as determined under Section 47.0108 of this Ordinance, less 15 percent of the amount of off-street parking spaces required under the prior situation as determined under Section 4 7 .0108 of this Ordinance. Where there is any change in the factors upon which the off-street parking requirements are determined under Section 47.0108 of this Ordinance, resulting in a decrease in the requirem~n~s for such off-street parking facilities, the ex1stmg spaces provided may be reduced to an amount not less than that required for the use 47.0102 For the purpose of this Ordinance a "Parking Space" shall mean a rectangular space of not less than nine feet by twenty feet (9 ft. x 20 ft.) exclusive of unusable space and drives or aisles giving access thereto, accessible from streets or alleys and usable for storage or parking of self-propelled passenger automobiles. Aisles shall be not less than Supp. No. 1 24 II I �f DETROIT ZONING ORDINANCE I I I I I under the changed or revised conditions. Provided, that where an existing structure is 2,000 square feet or less in gross floor area and will be occupied by a use permitted for the first time in a Bl, B2, B3, B4, B5, B6, Ml, M2, M3, M4, M5 or Wl zoning district classification, no additional parking facilities need be provided. And provided further, that where a use expands into an existing adjacent structure and the total gross floor area of the combined structures is not more than 4,000 square feet and will be occupied by a use permitted for the first time in a Bl, B2, B3, B4, B5, B6, Ml, M2, M3, M4, M5, or Wl zoning district classification, no additional par king facilities need be provided. § 47.0000 this Ordinance for theaters, churches, bowling alleys, dance halls, and establishments for the sale and consumption on the premises of alcoholic beverages, food, or refreshments may be supplied by off-street parking facilities provided for other kinds of buildings or uses, as defined below, not normally open, used or operated during the principal op•~rating hours of theaters, churches, bowling alleys, dance halls, or establishments for the sale and consumption on the premises of alcoholic beverages, food, or refreshments, and not more than fifty (50) percent of the off-street parking facilities required by this Ordinance for buildings or uses other than theaters, churches, bowling alleys, dance halls, and establishments for the sale and consumption on the premises of alcoholic beverages, food, or refreshments may be supplied by off-street parking facilities provided for theaters, churches, bowling alleys, dance halls, and establishments for the sale and consumption on the premises of alcoholic beverages, food, or refreshments, and other uses not normally open, used, or operated during the principal operating hours of the given buildings or uses; provided, that a written consent is executed by the parties concerned for the joint use of the off-street parking facilities, a copy of which shall be filed with the application for a building permit. Buildings or uses not normally open, used or operated during the principal operating hours of theaters, churches, bowling alleys, dance halls, and establishments for the sale and consumption on the premises of alcoholic beverages, food, or refreshments are defined as banks, business offices, retail stores, personal service shops, household equipment or furniture shops, manufacturing buildings, and similar uses. 47.0106 For the purpose of this Ordinance, unless otherwise specifically stated, "Gross Floor Area" shall mean the sum of the gross horizontal floor areas of all the floors of a building or structure, measured from the exterior faces of exterior walls or from the centerline of walls separating two buildings or structures, but excluding stairwells and elevator shafts at each floor, floors or parts of floors devoted exclusively to vehicular parking or loading, and all floors below the first or ground floor excepting when used for or intended to be used for service to the public as customers, patrons, clients, patients, or tenants, including areas occupied by fixtures and equipment used for display or sale of merchandise. In hospitals, bassinets shall not be counted as beds. In stadia, sports arenas, churches, and other places of assembly in which patrons or spectators occupy benches, pews, or other similar seating facilities, each twenty (20) inches of such seating facilities shall be counted as one seat for the purpose of determining requirements for off-street parking facilities under this Ordinance. 47.0108 The amount and location of offstreet parking facilities required under Sections 47.0101 and 47.0105 of this Ordinance shall be determined in accordance with the following table. However, off-street parking facilities required under Section 47.0105 for retail stores, personal service shops, clothing and shoe repair or service shops, business or Number of employees shall be computed on the basis of the greatest number of persons to be employed at any one period during the day or night. 47.0107 Not more than fifty (50) percent of the off-street parking facilities required by 25 �§ 47.0000 DETROIT, MICHIGAN located not more than 250 feet from the building or use to be served, said distance to be measured between the nearest point of the off-street parking facility and the nearest point of the building or use to be served. professional offices (excluding medical or dental clinics), private clubs, lodges, and similar uses, and establishments for the sale and consumption on the premises of alcoholic beverages, food, or refreshments may be Use Single-family detached dwelling Two-family dwellings Town houses; multiple-family dwellings Rooming houses Fraternity houses; sorority houses; dormitories Hotels or motels Hospitals Sanitariums, convalescent homes, nursing or rest homes; orphanages or children's homes Theaters; auditoriums Stadia; sports arenas Churches; chapels; temples; synagogues Dance halls; assembly halls without fixed seats; exhibition halls; roller or ice skating rinks Bowling alleys Medical or dental clinics Banks; savings & loan associations; credit union offices Business or professional offices Establishments for the sale and consumption on the premises of alcoholic beverages, food, or refreshments Parking Requirement Two spaces for each dwelling unit One and one-half spaces for each dwelling unit One and one-quarter spaces for each dwelling unit Two spaces for each three guest bedrooms plus one space for each dwelling unit Maximum Distance 1 Same Lot Same Lot 100' One space for each five beds 100' 100' Three spaces for each four guest bedrooms plus one space for each dwelling unit One space for each bed One space for each four beds 100' 100' 100' One space for each four seats One space for each six seats One space for each six seats in the main worship unit One space for each one hundred square feet of gross floor area Five spaces for each alley One space for each two hundred square feet of gross floor area or five spaces for each doctor or dentist, whichever is greater One space for each two hundred square feet of gross floor area One space for each four hundred square feet of gross floor area Having one thousand square feet or less of gross floor area, three spaces required. Having more than one thousand square feet of gross floor area, three spaces plus 26 500' 1,000' 100' 100' 100' 100' 100' 100' I �I I I DETROIT ZONING ORDINANCE Use t' Restaurants, standard Restaurants; fast-food, carryout, drive-in Mortuaries or funeral homes Retail stores; hardware stores; personal service shops; clothing or shoe repair or services shops Open air sales of nursery stock and related products Furniture or appliance stores; motor vehicle sales; boat or trailer sales; machinery Parking Requirements one space for each one hundred square feet of gross floor area in excess of one thousand square feet A minimum of three parking spaces shall be provided for the first one thousand square feet of gross floor area of the restaurant building, plus one space for each additional one hundred square feet in excess of the first one thousand square feet A minimum of one parking space shall be provided on site for each one hundred square feet of gross floor area of the restaurant building One space for each one hundred square feet of gross floor area plus one space for each dwelling unit Having less than 1600 square feet of gross floor area, two spaces required. Having 1600 square feet or more but not more than 20,000 square feet of gross floor area, two spaces plus one space for each two hundred square feet of gross floor area over 1600 square feet. Having more than 20,000 square feet of gross floor area but not more than 50,000 square feet of gross floor area, 94 spaces plus one space for each 150 square feet over 20,000 square feet of gross floor area. Having more than 50,000 square feet of gross floor area, 294 spaces plus one space for each 100 square feet of gross floor area over 50,000 square feet of gross floor area One space for each 800 square feet of gross lot area used for open air sales or display plus additional space for any structure utilized for retail sales computed in accordance with the requirements for retail stores Having less than 1600 square feet of gross floor area, two spaces required. Having 1600 square Supp.No.4 27 § 47.0000 Maximum Distance 1 100' 100' Same Lot 100' 100' 100' �§ 47 .0000 Use sales; household equipment or furniture repair shops Motor vehicle body or fender bumping or painting shops; motor vehicle repair garages or service shops Manufacturing or industrial uses; research or testing laboratories; creameries; soft drink bottling establishments; printing or engraving shops Warehouses; storage building; wholesale establishments Miniature golf courses Pool or billiard establishments; arcades Rebound tumbling centers Go-cart tracks Elementary schools Junior High Schools Senior High Schools Centers or schools for the care, boarding, or teaching of children such as nursery schools, day camps, etc., which do not provide lodging Libraries; museum8; noncommercial art galleries DETROIT, MICHIGAN Parking Requirements feet .or more of gross floor area, two spaces plus one space for each additional 800 square feet of gross floor area One space for each 300 square feet of gross floor area, and provided, that all required spaces shall be provided outside the principal building One space for each 800 square feet of gross floor area, or one space for each three employees, whichever is greater Maximum Distance 1 100' 100' 500' One space for each 2400 square feet of gross floor area, or one space for each three employees, whichever is less Nine spaces for each nine hole miniature golf course plus one space for each hole over nine One space for each two hundred and fifty square feet of gross floor area One space for each rebound tumbling apparatus Fifteen spaces for each track Three spaces for each two instructional rooms, or one space for each four seats in the main auditorium, whichever is greater Three spaces for each two instructional rooms, or one space for each three seats in the main auditorium, whichever is greater Five spaces for each instructional room or one space for each two seats in th~ main auditorium, whichever is greater One space for each two employees 500' 100' 100' 100' 100' Same Lot Same Lot Same Lot 100' One space for each 400 square feet of gross floor area Supp.No.4 28 100' �J I DETROIT ZONING ORDINANCE J Parking Requirements ,. II J J I J Use Police stations Fire stations Gasoline service stations Rectories, parsonages, or parish houses Convents; monasteries; nunneries Marina Private clubs, lodges, or similar uses Electric sub-stations; gas regulator stations; telephone exchanges; water works or reservoirs; pumping stations or filtration plants; and similar utility uses Colleges or trade schools One space for each 160 square feet of gross floor area Two spaces for each three employees One space for each service bay, plus one space for each two employees but in no case less than two employee spaces Three spaces for each four clergymen One space for each ten residents One space for each boat slip One space for each 100 square feet of gross floor area One space for each three employees § 47.0000 Maximum Distance 1 100' 100' Same Lot Same Lot Same Lot 100' 100' Same Lot One space for each employee plus one space for each five students based on the maximum number of students that can be accommodated at one time 500' One space for each 150 square Governmental Service Agency feet of gross floor area 100' When units or measurements determining number of required parking spaces result in requirement of a fractional space, any fraction up to and including one-half shall be disregarded and fractions over one-half shall require one parking space. Distance shall be measured between the nearest point of the off-street parking facility and the nearest part of the building or use to be served. (Ord. No. 487-H, § 1, 2-19-82) 1 47.0109 In the case of a use not specifically mentioned, the requirements for off-street parking facilities for a use which is mentioned, and to which said use is similar, shall apply. In the case of mixed uses, the total requirement for off-street parking facilities shall be the sum of the requirements of the various uses computed separately in accordance with the table in Section 4 7 .0108. 47.0110 Nothing in this Ordinance shall be construed to prevent collective provision of off-street parking facilities for two or more buildings or uses, provided that the total of such off-street parking facilities provided collectively shall not be less than the -sum of the requirements for the various individual uses computed separately in accordance with the table in Section 47.0108 of this Ordinance. Off-street parking facilities for one use shall not be considered as providing required parking facilities for any other use, except as herein specified for joint use. 47.0111 The Community and Economic Development Department, in consultation with the Department of Streets and Traffic Supp.No.4 29 �§ 47.0000 DETROIT, MICHIGAN vehicles shall have a minimum surface of four inches of slag, crushed stone, or cinders. [Department of Transportation] and the Municipal Parking Authority, may make studies of various areas in the City of Detroit for the purpose of determining areas within which there is need for the establishment of off-street parking facilities to be provided by the City of Detroit and to be financed wholly or in part by a special assessment district, or by any other means which the City Council may determine. Where such need is found, the Commti.nity and Economic Development Department shall report is [its] recommendation for the acquisition of such off-street parking facilities to the City Council. This report shall include recommendations on the size, location, and other pertinent features of any proposed off-street parking facilities and the area they should be intended to serve. (c) These surfaces shall be kept dust free by application, at least annually, or more frequently if necessary, of a non-tracking dust palliative oil. (d) A more permanent type of surface may be used in place of the minimum surfaces described above. 47.0113 Unless otherwise specified, the following rnquirements shall apply to all parking areas located on property zoned in a residential district classification: a) Use Limitations: 1. Parking areas shall be used for Whenever the City Council shall establish such off-street parking facilities, all or a portion of the off-street parking spaces required by this Ordinance for a building or use may be waived when the building or use involved is located within the boundaries of the special assessment district, or other district which the City Council may determine. The Community and Economic Development Department, with the assistance of the Municipal Parking Authority, shall determine to what extent and on which lots the required par king may be waived and report their findings to the City Council who may adopt the proper resolution waiving said parking requirement. In no event shall the total number of such waived parking spaces exceed the total number provided on the publicly owned parking facility. parking of private passenger vehicles only. 2. No business involving vehicle repair, service, sale or display for sale, or any other type of business, shall be conducted from or upon such premises. 3. No structure other than those required by this Ordinance or specifically permitted herein shall be erected or placed on the premises. 4. No buildings other than those for shelter of attendants shall be erected or placed upon the premises, and there shall not be more than two such buildings in any one area and each building shall be not more than fifty (50) square feet in area nor shall each exceed fifteen (15) feet in height. 47.0112. Surfacing requirements. b) Lighting. If lighting is provided, all such lighting shall be subdued, shaded, and focused away from all dwellings. (a) Unless otherwise specified or required by separate ordinance, all off-street areas used for the par king or storage of commercial vehicles shall have a minimum surface consisting of six inches of slag, crushed stone, or cinders. c) Signs. Signs shall be classified and permitted in accordance with the provisions of Article XIII. (b) Unless otherwise specified, all areas used for off-street par king of passenger d) Wheel Stops. In all instances where a wall or fence is required, said wall or Supp.No.4 30 I �I DETROIT ZONING ORDINANCE I fence shall be protected from possible damage inflicted by vehicles using the par king area by means of precast concrete wheel stops at least six inches in height, or by firmly implanted bumper guards not attached to the wall or fence, or by other suitable barriers. not detrimental to the interests of the surrounding neighborhood. 47.0114 All open parking areas accessory to multiple dwellings or to permitted non-residential uses in the R3, R4, R5, and R6 Districts shall be provided and maintained with a surface having an asphaltic or Portland cement binder so as to provide a permanent, durable and dustless surface. They shall be graded and drained in conformance with the requirements of the City Plumbing Code so as to dispose of all surface water accumulation within the parking area. e) Requirements for parking areas located opposite property zoned in a residential district classification: 1. Yards. Except as provided in Section II II II § 47.0000 47.0117a, all parking areas located across a street from lots which front on said street, shall provide a yard at least ten feet wide. All parking areas located across a street from lots which side on said street shall provide a yard at least five feet wide. 2. Landscaping. All required yards shall be kept free of refuse or debris and shall be landscaped with lawn or other ornamental horticultural materials which shall be maintained in a healthy, neat, and orderly condition at all times. If necessary to properly maintain the lawn or other horticultural materials, a water bib or other means of supplying water shall be provided. 3. Protective screening. Unless otherwise specified, an opaque wall or fence not less than four feet in height nor more than six feet in height, as measured from the surface of the parking area, shall be constructed and maintained in a neat and orderly appearance between the par king area and each yard required in subparagraph 1 above. 47.0115 In the Rl and R2 Districts all open parking areas, if located on the same zoning lot as the building they are intended to serve, shall be permitted only in the rear yard in addition; operable private passenger vehicles may also be parked on the driveway. No cars shall be parked side-by-side other than in the rear yard, unless the driveway has a minimum width of sixteen feet, continuously from the rear yard or private parking garage to the access street. If the office of the Secretary of State of Michigan requires a valid and current license plate or registration sticker to use or transport any vehicle or piece of recreational equipment defined in Section 32.0077 of this ordinance, then each vehicle or piece of recreational equipment shall bear and properly display said valid and current license plate or registration sticker at all times when parked in accordance with the provisions of this section. 47.0116 In the R3, R4, R5, and R6 Districts all open parking areas for multiple dwellings or permitted non-residential uses, if located on the same zoning-lot as the building they are intended to serve, shall be permitted only in the rear yard or in one only of the side yards. Provided, that if a side yard is used for open parking purposes, the following conditions must be complied with: f) Adjustments. The Community and Economic Development Department may adjust any of the above requirements when such adjustment is necessary or desirable in order to obtain a functional development, not out of harmony with its surroundings, and a) A yard at least ten feet wide shall be provided between that portion of the parking area which is located in the side yard and the side zoning-lot line Supp. No. 1 31 �§ 47.0000 DETROIT, MICHIGAN a) Yards. A front yard equal to the front yard of the abutting structure shall be provided. In the event the abutting structure is located on the rear one-half of the lot, or in the event the abutting lot is vacant, a front yard of twenty (20) feet shall be provided. separating the parking area from any abutting property zoned in a residential district classification. b) An opaque fence or wall shall be constructed between the parking area and the above required yard. A brick wall, or a masonry wall with brick facing, shall be constructed between the parking area and any front yard. All required walls or fences shall be not less than four feet in height nor more than six feet in height, as measured from the surface of the parking area, shall be maintained in a neat and orderly appearance at all times, and shall have only such openings as are required for ingress or egress. A side yard at least five feet in width shall be provided between the parking area and the side lot line adjacent to the street; provided, that if the side lot line is substantially a continuation of the front lot line of the lot to its rear, also located in a residential district, said yard shall be at least ten feet wide. The above described yard shall be kept free of refuse or debris and shall be landscaped with lawn or other ornamental horticultural materials which are to be maintained in a healthy, neat, and orderly condition at all times. If necessary to properly maintain the lawn or other ornamental horticultural materials, a water bib or other means of supplying water shall be provided. c) In all instances where a fence or wall is required, said fence or wall shall be protected from possible damage inflicted by vehicles using the parking area by means of precast concrete wheel stops at least six inches in height or by firmly implanted bumper guards, not attached to the fence or wall, or by other suitable barriers. d) A yard at least five feet wide shall be provided between the parking area and the principal building. This yard shall not be used for parking or driveway purposes and shall be separated from the par king area by precast concrete wheel stops at least six inches in height, or an equivalent barrier at least six inches in height. b) Protective screening. A brick wall, or a masonry wall with brick facing, shall be provided between the parking area and any yard required in 47.0117a above, and along any lot line separating the parking area from the front yard of a buiding on an adjacent residentially zoned lot. An opaque fence or wall shall be provided along any lot line abutting the side yard of the principal building on an adjacent residentially zoned lot, or if the adjacent residentially zoned lot is vacant, said wall or fence shall be provided from a point twenty (20) feet from the front lot line to a point thirty (30) feet from the rear lot line, if adjacent to the parking area. All required walls or fences shall be not less than four feet in height, nor more than six feet in height, as measured from the surface of the parking area, shall be maintained in a neat and orderly appearance at all e) All yards required by a) or d) above shall be kept free of refuse or debris and shall be landscaped with lawn or other ornamental horticultural materials which are to be maintained in a healthy, neat, and orderly condition at all times. If necessary to properly maintain the lawn or other ornamental horticultural materials, a water bib or other means of supplying water shall be provided. 47.0117 Requirements for parking areas on corner-lots in the R3, R4, R5, and R6 Districts. Supp. No. 1 32 I �I J I II J l II - DETROIT ZONING ORDINANCE times, and shall have only such openings as are required for ingress and egress. § 47.0000 d) Surfacing. The parking area shall be provided with a surface having an asphaltic or Portland cement binder so as to provide a permanent, durable, and dustless surface, graded away from all adjacent lots and streets and drained in conformance with the requirements of the City Plumbing Code so as to dispose of all surface water accumulation within the parking area. (Ord. No. 407-G, § 1, 2-18-69; Ord. No. 807-G, § 1, 3-6-73; Ord. No. 215-H, § 1, 11-23-77; Ord. No. 350-H, § 1, 10-10-79) c) In all instances where a fence or wall is required, said fence or wall shall be prot.ected from possible damage inflicted by vehicles using the parking area by means of precast concrete wheel stops at least six inches in height or by firmly implanted bumper guards, not attached to the fence or wall, or by other suitable barriers. 47.0200 Off-street loading and unloading requirements. On and after the effective date of this Ordinance, there shall be provided, on the same zoninglot with all new or substantially altered 1 uses or structures, off-street loading and unloading facilities as required herein. 47.0201 Schedule of Requirements. Use Freight terminal; industrial or manufacturing establishment; warehouse; wholesale establishment Hospitals and medical institutions Mortuaries or undertaking establishments Size of Berth (exclusive of aisle and maneuvering space) Gross Floor Area 2 No. of Berths Req'd. 5,000 sq. ft. to 40,000 sq. ft. 1 12' X 55' Over 40,000 sq. ft. to 100,000 sq. ft. 2 12' X 55' Each additional 100,000 sq. ft. or major fraction thereof 1 12' X 55' 5,000 sq. ft. to 100,000 sq. ft. 1 12' X 55' Each additional 100,000 sq. ft. or major fraction thereof 1 12' X 55' 2,500 sq. ft. to 50,000 sq. ft. 1 10' X 30' Each additional 50,000 sq. ft. or major fraction thereof 1 10' X 30' 1 An alteration which would justify an increase or decrease in the required number of off-street loading berths (Section 47.0203). Supp. No. 1 33 �§ 47.0000 DETROIT, MICHIGAN No. of Use Convention halls; exhibition halls; auditoriums; sports arenas Office bldgs.; medical or dental clinics; recreational or social facilities; motels, hotels, or multiple-family dwellings with more than twenty-four (24) dwelling or rooming units; educational, cultural, or religious institutions; fraternal institutions Retail establishments; restaurants; banks; savings and loan offices; credit union offices Gross Floor Area Births Reg'd. Size of Birth (exclusively of aisle and maneuvering space 10,000 sq. ft. to 200,000 sq. ft. 1 12' X 55' Each additional 200,000 sq. ft. or major fraction thereof 1 12' X 55' 10,000 sq. ft. to 100,000 sq. ft. 1 12' X 35' Each additional 100,000 sq. ft. or major fraction thereof up to 500,000 sq. ft. 1 12' X 55' Each additional 500,000 sq. ft. or major fraction thereof 1 12' X 55' 1,600 sq. ft. to 10,000 sq. ft. 1 12' X 35' Over 10,000 sq. ft. to 25,000 sq. ft. 2 12' X 35' Over 25,000 sq. ft. to 40,000 sq. ft. 2 12' X 55' Over 40,000 sq. ft. to 100,000 sq. ft. 3 12' X 55' Each additional 100,000 sq. ft. or major fraction thereof 1 12' X 55' For a use specifically mentioned, the requirements for loading facilities for a use which is mentioned, and to which said use is similar, shall apply. Provided, that the following uses shall be exempted from any off-street loading requirements: Piers, garages, motor vehicle filling and service stations, amusement parks, golf driving ranges, golf courses, tennis courts, swimming pools and bathing pavilions. II II I I 2 Whenever any use specified in the schedule below is located wholly or partially on open land, the requirements set forth in said schedule for gross floor area shall include land area used for such use. Supp. No. 1 34 I I I �f f f ,. DETROIT ZONING ORDINANCE 47.0202 Design standards: § 48.0000 47.0205 Off-street loading berths as required in this Section 47.0200 shall not be construed as supplying off-street parking space as required in Section 47.0100. a) Ea<;h required off-street loading berth shall be designed with appropriate means of vehicular access to a street or alley in a manner which will least interfere with traffic movement and shall be subject to the approval of the Department of Streets and Traffic [Department of Transportation]. b) All open off-street loading berths shall be improved with a compacted macadam base not less than seven inches thick, and surfaced with at least two inches of asphaltic concrete or other comparable, all-weather, dustless material of similar thickness and durability. c) No signs shall be displayed in any loading area except such signs as may be necessary for the orderly use of the loading area. (Ord. No. 407-G, § 1, 2-18-69) 48.0000 Special regulations near airports or heliports. 48.0100 General provisions. This Section regulates the maximum height of buildings or structures in the vicinity of airports and heliports and provides for the marking or lighting of new and existing airport or heliport hazards. Except as specified in Section 48.0400, the district regulations under this Section of the Ordinance control only the maximum height of buildings and structures, and therefore are applied in addition to any other regulations of this Ordinance. In instances where the height controls of this Section conflict with other Sections of this Ordinance, the more restrictive control shall prevail. 47.0203. Whenever there is any change in use of a building, structure, or parcel of land, or an increase or decrease in gross floor area as defined herein, which would justify an increase or decrease in the required number of off-street loading berths, more berths shall, or fewer berths may, be supplied on the ba~is of the adjusted needs as determined by the requirements herein. Provided, that if no berths were previously required, the total number of berths required for the use or structure shall be supplied as required herein. And further provided, that if the gross floor area is three thousand square feet or less, no berths need be supplied. 48.0200 Definitions. As an aid to the user of the Ordinance, the airport definitions are repeated here. 48.0202 Airport. A landing area, runway, or other facility designed, used, or intended to be used for the landing or taking off of aircraft, including all necessary taxi-ways, aircraft storage and tiedown areas, hangers, and other necessary buildings and open spaces. When a new use requires a berth size larger than that which presently exists, the existing berth size, if not less than 10 feet by 25 feet, shall be deemed to satisfy the requirements of this section of the Ordinance. 48.0204 Airport Reference Point. A point selected or approved by the Federal Aviation Agency as the approximate center of the landing area. 48.0206 Established Airport Elevation. The elevation above mean sea level of the highest point of the usable heliport landing area. 47.0204 Structures containing mixed uses which require different amounts of off-street loading facilities shall have off-street loading facilities equal to the sum of the requirements of the various uses computed separately in accordance with the table in Section 4 7 .0201. 48. 0208 Established Heliport Elevation. The elevation above mean sea level of the highest point of the usable heliport landing area. 35 �§ 48.0000 DETROIT, MICHIGAN width of 3,100 feet at a distance of 6,500 feet from the end of the runway. 48.0210 Flight Obstruction Area. All areas of land or water below airport or heliport imaginary surfaces. Non-Instrument Approach Surface Having A Runway With A Length Of 2,000 Feet Or More Up To, But Not Including, 5,000 Feet In Length. A plane longitudinally centered on the extended runway centerline beginning at each end of the runway and extending 500 feet outward at the elevation of the approach end of the runway and then sloping upward at a slope ratio of 1 to 40 to an altitude of 150 feet above the established airport elevation. The non-instrument approach area surface is 500 feet wide for the first 500 feet and then expands uniformly to a width of 2,600 feet at a distance of 6,500 feet from the end of the runway. 48.0212 Helipad. An area on a heliport for the landing or take-off of helicopters. 48.0214 Heliport. An area designed, used, or intended to be used for the landing or taking off of helicopters, including all necessary helicopter storage and tiedown areas, hangers, and other necessary buildings and open spaces. 48.0216 Heliport Reference Point. A point selected or approved by the Federal Aviation Agency as the approximate center of the heliport. 48.0218 Imaginary Surfaces, Airport: Transitional Surfaces. Transitional surfaces exist adjacent to each runway as indicated on the Flight Obstruction Area Map located at the back of this Ordinance. These surfaces begin at the centerline of the runways and extend outward, at the elevation of the runway, for 500 feet in the case of instrument runways, and for 250 feet in the case of non-instrument runways, and then slope upward and outward one foot vertically for each seven feet horizontally to the point where they intersect horizontal surface "A". Further, transitional surfaces exist adjacent to all approach surfaces and extend the entire length of the approach surfaces, beginning at the edges and extending upward and outward at the same one to seven slope ratio to the point where they intersect horizontal surface "A". Horizontal Surface "A". A circular plane, 150 feet above the established airport elevation and having a radius of 15,000 feet from the airport reference point. Horizontal Surface "B". A nearly rectangular plane, 200 feet above ground level, and longitudinally centered on the extended centerline of the major north-south runway at Detroit City Airport. Said plane begins at the periphery of horizontal surface "A", extends in both northerly and southerly directions to the City limits, and is four miles wide, i.e., two miles on either side of the extended runway centerline. Approach Surfaces. Instrument Approach Surface and NonInstrument Approach Surface Having A Runway At Least 5,000 Feet In Length. A plane longitudinally centered on the extended runway centerline beginning at each end of the runway and extending 500 feet outward at the elevation of the approach ends of the runway and then sloping upward at a slope ratio of 1 to 40 to an altitude of 150 feet above the established airport elevation. The instrument approach area surface is 1,000 feet wide for the first 500 feet and then expands uniformly to a 48.0220 Imaginary Surfaces, Heliport. Conical Surface. A surface sloping upward and outward to an altitude of 150 feet above the established heliport elevation at a slope ratio of one to eight beginning at the heliport elevation on the perimeter of a circle of 200 feet radius centered on each helipad. 48.0222 Slope Ratio. A numerical expression of a stated relationship of height to horizontal distance. (Ord. No. 407-G, § 1, 2-18-69) 36 I �DETROIT ZONING ORDINANCE r § 49.0000 shall any building or structure exceed the height limitation of the zoning district in which it is located. 48.0300 Designation of areas. All areas regulated by the provisions of this Section shall be designated on the Flight Obstruction Area Map, located at the back of this Ordinance, by the letters "A", "B", or "AA". Said Flight Obstruction Area Map is hereby incorporated into this Ordinance and is an integral part hereof. District symbols shall be assigned as follows: 48.0600 Permitted projections within any flight obstruction area. Nothing in this Section shall be construed as prohibiting within any flight obstruc•:ion area the construction or maintenance of any building or other structure to a height up to thirty-five (35) feet above the established grade. 48.0301 "A" districts shall include those parts of flight obstruction areas lying generally beneath the airport horizontal surface "A" excepting the airport approach and transitional surfaces and the heliport conical surface. 48.0700 Marking or lighting of new or existing hazards to air navigation. The owner of any building or other structure which exceeds the permitted height at the effective date of this Ordinance shall permit the installation, operation, and maintenance of such markers or lights as shall be deemed necessary by the Aviation Commission to indicate to the operators of aircraft in the vicinity of the airport or heliport, the presence of such air navigation hazard. 48.0302 "B" districts shall include those parts of flight obstruction areas lying generally beneath the Detroit City Airport horizontal surface "B". 48.0303 "AA" districts shall include those parts of flight obstruction areas lying generally beneath the airport approach and transitional surfaces and the heliport conical surface. Structures erected after the effective date of this Ordinance which are deemed a hazard to aircraft by the Aviati on Commission shall be lighted or marked in accordance with the Obstruction Marking and Lighting Requirements of the Federal Aviation Agency. Such marking or lighting shall be installed and maintained by the owner of the structure. 48.0400 Uses permitted. Uses permitted shall be determined as specified in other Sections of this Ordinance with the following exception. In areas designated "AA", the following uses shall not be permitted: 48.0800 Appeals. a) Schools, except commercially operated vocational or trade schools. Appeals from this Section of the Ordinance shall be considered by the Board of Zoning Appeals. However, prior to making any decision, the Board shall notify the Aviation Commission of the appeal and of the time and place of the public hearing and shall give due consideration to any report or recommendation received from the Aviati on Commission regarding their interests in the matter. b) Hospitals, sanatoriums, convalescent, nursing, or rest homes. 48.0500 Height of buildings or other structures. Except as provided in Section 48.0600, no building or other structure hereafter constructed or any existing building or other structure hereafter relocated, enlarged, or reconstructed shall project so as to penetrate airport approach, transitional, or horizontal surfaces, whichever is more restrictive, or heliport conical surfaces; provided,.. that in no instance 49.0000 Flood hazard areas. 49.0100 Intent. 49.0101 In the development and execution of this section, it is recognized that certain regulations are Supp.No.a 37 �§ 49.0000 DETROIT, MICHIGAN 49.0202 Where there are disputes as to the location of a flood hazard area boundary, the board of zoning appeals shall resolve the dispute in accordance with Section 49.0204. needed to control the use of land in flood hazard areas in order to comply with the provisions of the National Flood Insurance Act of 1968, as amended, and the rules and regulations promulgated at 44 CFR 60.3(c) in furtherance of this program by the United States Federal Emergency Management Agency (FEMA), and to reduce injury to persons and property resulting from flood conditions in the City of Detroit. 49.0203 The restrictions and regulations under this section of the ordinance shall control over all conflicting requirements in this ordinance, except where the conflicting provision is more stringent, in which case, the more stringent requirement shall apply. 49.0102 The objectives of these provisions include: A. 49. 0204 Mapping disputes. The protection of human life, health and property from the dangerous and damaging effects of flood conditions. A. Where disputes arise as to the location of the flood hazard areas, the board of zoning appeals shall resolve the dispute and establish the boundary located, after receipt of a report and recommendation from the department of public works. In all cases, the decision of the board of zoning appeals shall be based upon the most current floodplain studies issued by the Federal Emergency Management Agency. Where Federal Emergency Management Agency information is not available, the best available floodplain information shall be utilized. B. Where a dispute involves an allegation that the boundary is incorrect as mapped and Federal Emergency Management Agency floodplain studies are being questioned, the board of zoning appeals shall modify the boundary of the flood hazard area or the areas defining the floodway only upon receipt of an official letter of map amendment issued by the Federal Emergency Management Agency. C. All parties to a map dispute may submit technical evidence to the board of zoning appeals. (Ord. No. 449-H, § 1, 7-1-81) B. The minimization of public expenditures for flood control projects, rescue and relief efforts in the aftermath of flooding, repair of flood-damaged public facilities and utilities, and the redevelopment of flood-damaged homes, neighborhoods, commercial and industrial areas. C. The prevention of private and public economic loss and social disruption as a result of flood conditions. D. The maintenance of stable development patterns not subject to the blighting influence of flood damage. E. To insure that the public has access to information indicating the location of land areas subject to periodic flooding. F. To preserve the ability of floodplains to carry and discharge a base flood. (Ord. No. 449-H, § 1, 7-1-81) 49.0200 Delineation of the fwod hazard overlay area. 49.0201 The flood hazard area shall overlay existing zoning districts delineated on the Official Detroit Zoning Map. The boundaries of the flood hazard area shall coincide with the boundaries of the areas indicated as within the limits of the 100-year flood in the report entitled "Flood Insurance StudyDetroit," dated July 2, 1981, and subsequent amendments, with accompanying flood insurance rate maps. The study and accompanying maps are adopted by reference, appended and declared to be a part of this ordinance. 49.0300 Development permit. 49.0301 No development of any kind or type shall occur or be commenced in a flood hazard area until a building permit is first obtained from and issued ?Y t~e department of buildings and safety engineermg m accordance with the provisions of Section 63.0000 of this ordinance. 49.0302 No building permit shall be issued for development in a flood hazard area unless: Supp.No.3 38 I I I �J J f DETROIT ZONING ORDINANCE § 49.0000 49.0404 All public utilities and facilities shall be designed, constructed and located so as not to contribute to flooding, nor be affected by flooding. 49.0405 Adequate drainage shall be provided to reduce exposure to flood hazards. 49.0406 The department of buildings and safety engineering shall review development proposals on private property to determine compliance with the standards in this section. Development proposals within public rights-of-way shall be reviewed by the department of public works and other appropriate city departments. Compliance with the standards of this subsection shall be certified by a registered professional engineer or architect. A. All of the applicable standards, requirements and provisions contained in this ordinance and the official building code of the City of Detroit are met. B. All necessary development permits shall have been issued by appropriate local, state and federal authorities, including, but not limited to, a floodplain permit, approval or letter of no authority from the Michigan Department of Natural Resources pursuant to the authority vested in it under Act No. 245 of the Public Acts of Michigan of 1929, as amended. Where a development permit cannot be issued prior to the issuance of a building permit, a letter from the issuing agency indicating intent to issue contingent only upon proof of zoning compliance shall be acceptable. 49.0407 Land shall not be divided in a manner creating parcels or lots which cannot be used in conformance with the requirements of this section. 49.0408 The flood -carrying capacity of any altered or relocated watercourse not subject to state or fed eral regulations shall not be diminished. 49.0409 Available flood hazard data from feder al state or other sources shall be reasonably utili~ed in meeting the standards of this section. Data furnished by the Federal Emergency Management Agency shall take precedence over data from other sources. With respect to the Rouge River floodway, floodwater elevations, as derived from the flood insurance study, shall apply as delineated in the following table. Rouge River Flood Elevations at Selected Points 49.0303 No structure, building or edifice of any kind located in a flood hazard area shall be occupied until a "certificate of occupancy" is first obtained from, and issued by the department of buildings and safety engineering in accordance with the provisions of Section 63.0000 of this ordinance. (Ord. No. 449-H, § 1, 7-1-81 ) 49.0400 General standards for flood haz ard reduction. 49.0401 All new construction and substantial improvements within a flood hazard area, including the placement of prefabricated buildings and mobile homes, shall: A. Be designed and anchored to prevent flotation, collapse, or lateral movement of the structure. B. Be constructed with materials and utility equipment resistant to flood damage. C. Be constructed by methods and practices that minimize flood damage. Location Elevation in Feet 1 West Warren Avenue . ... . .. . . . ....... . 600.2 2 Joy Road ... . ....... .. .. . ............. . 602.6 Plymouth Road ...... . .......... . ..... . 605.5 Schoolcraft Road ............ . . . .. .. .. . 611.5 Fenkell Avenue . . . .. .. .. .... . .. .. ..... . 613.2 West McNichols Road .. .............. . . 615.5 Grand River Avenue .. .. ............... . 616.6 West Seven Mile Road .. . . ...... . ...... . 618.8 West Eight Mile Road . .. .. ........ . . .. . 622.2 1 National geodetic vertical datum. 2 Elevations for points between locations may be obtained by interpolation. (Ord. No. 449-H, § 1, 7-1-81) 49.0402 All new and replacement water supply systems shall be designed and constructed to prevent infiltration of floodwaters into the system. 49.0403 All new and replacement sanitary sewage systems shall be designed and constructed to prevent infiltration of floodwaters into the systems and discharges from systems into floodwaters. On-site waste disposal systems shall be located to avoid impairment to the system or contamination from the system during flooding. Supp.No.a 38.1 �DETROIT, MICHIGAN § 49.0000 49.0500 Specific base flood elevation standards. 49.0501 On the basis of the most recent available base flood elevation data, the following standards shall apply in the flood hazard area: A. All new construction and substantial improvements of residential structures shall have the lowest floor, including basement, elevated to or above the base flood level. B. All new construction and substantial improvements of nonresidential structures shall have either: 1. The lowest floor, including basement, elevated to or above the base flood level; or 2. Be constructed such that below base flood level, together with attendant utility and sanitary facilities, the structure is watertight with walls substantially impermeable to the passage of water and with structural components having the capability of resisting hydrostatic and hydrodynamic loads and effects of buoyancy. A registered professional engineer or architect shall certify that the standards of this subparagraph are satisfied, and that the floodproofing methods employed are adequate to withstand the flood depths, pressures, velocities, impact and uplift forces and other factors associated with a base flood in the location of the structure. Such certification shall be submitted with the permit application as provided in Section 49.0406 and shall indicate the elevation to which the structure is floodproofed. C. be anchored to resist flotation, collapse or lateral movement by providing over-the-top and frame ties in accord with the following specifications: A. Over-the-top ties shall be provided at each of the four (4) corners of the mobile homes, with two (2) additional ties per side at intermediate locations, except that on mobile homes less than fifty (50) feet in length one tie per side shall be required. B. Frame ties shall be provided at each corner of the home with five (5) additional ties per side at intermediate points, except that on mobile homes less than fifty (50) feet in length four (4) ties per side shall be required. C. All components of the anchoring system shall be capable of carrying a force of four thousand eight hundred (4,800) pounds. D. All additions to a mobile home shall be similarly anchored. 49.0602 Prior to the issuance of a building permit under this section, all applicants shall file, with the department of transportation, an evacuation plan indicating alternative vehicular access and escape routes for mobile home parks and mobile home subdivisions. 49.0603 Mobile homes within zones Al-30 on the flood insurance rate map shall be located in accord with the following standards: A. All mobile homes shall be placed on stands or lots which are elevated on compacted fill or on pilings so that the lowest floor of the mobile home will be at or above the base flood level. B. Adequate surface drainage away from all structures and access for a mobile home hauler shall be provided. Construction along the Rouge River shall be governed by the table set forth in Section 49.0409. C. 49.0502 The most recent base flood elevation data received from the Federal Emergency Management Agency shall take precedence over data from other sources. (Ord. No. 449-H, § 1, 7-1-81) In the instance of elevation on pilings, lots shall be large enough to permit steps; piling foundations shall be placed in stable soil no • feet apart; and reinforcemore than ten (10) ment shall be provided for piers more than six (6) feet above ground level. D. In mobile home parks and mobile home subdivisions which exist at the time this subsection is adopted, where repair, reconstruction 49.0600 Mobile homes standards. 49.0601 All mobile homes established after the effective date of this ordinance [July 6, 1981] shall Supp.No.3 38.2 I I I �J DETROIT ZONING ORDINANCE l J II " 49.0900 [Exemption of historic structures.] or improvement of streets, utilities and pads equals or exceeds fifty (50) per cent of the value of the streets, utilities and pads before the repair, the standards in subparagraphs A, B, C, of this subsection shall be complied with. (Ord. No. 449-H, § 1, 7-1-81) The reconstruction, rehabilitation, or restoration of any structure listed in the National Register of Historic Places or the Michigan State Register of Historic Sites, or any structure located in an historic district listed in the National Register of Historic Places or the Michigan State Register of Historic Sites, or located within a City of Detioit designated historic district shall be exempt from the provisions of Article IV, Section 49.0000 (et seq.), flood hazard areas. (Ord. No. 449-H, § 1, 7-1-81) 49.0700 Standards for areas of shallow flooding. 49.0701 The following standards shall apply in areas of shallow flooding denoted as AO zones on the firm: A. B. All new construction and substantial improvements of residential structures shall have the lowest floor, including basement, elevated above the crown of the nearest street to or above the depth number specified on the firm. 49.1000 Disclaimer of liability. Approval of the use of land under this article shall not be considered a guarantee or warranty of safety from flood damage. This ordinance does not imply that areas outside the flood hazards area will be free from flood damage. This ordinance does not create liability on the part of the City of Detroit or any officer or employee thereof for any flood damages that result from reliance on this ordinance or any administrative decision lawfully made thereunder. (Ord. No. 449-H, § 1, 7-1-81) All new construction and substantial improvements of nonresidential structures shall either: 1. § 51.0000 Have the lowest floor, including basement, elevated above the crown of the nearest street to or above the depth number specified on the firm; or ARTICLE V. NONCONFORMING BUILDINGS, STRUCTURES, AND USES 2. Be floodproofed together with attendant utility and sanitary facilities to the level specified in subparagraph Bl in accordance with the standards in subsection 49.0501 B2. (Ord. No. 449-H, § 1, 7-1-81) 50.0000 Purpose. This Ordinance establishes separate districts, each of which is an appropriate area for the location of specified types of buildings, structures, and uses. It is necessary and consistent with the establishment of these districts that all non-conforming buildings, structures, and uses be permitted to continue only under specific controls. Therefore, it is the purpose of this Article V to provide for the regulation of such non-conforming buildings, structures, and uses. 49.0800 Floodway protection standards. 49.0801 New construction, substantial improvements and all other development, including fill, shall be prohibited within Zone A on the Rouge River, except where it is demonstrated to the director of the department of public works that the cumulative effect of the proposed development when combined with all other existing and anticipated development will not harmfully increase the water surface elevation of a base flood. In determining whether a harmful increase will occur, compliance with Public Act 245 of 1928 [1929], as amended by Public Act 167 of 1908 [1968], shall be required. Zone A, with respect to the Rouge River, shall be considered the floodway. (Ord. No. 449-H, § 1, 7-1-81) 51.0000 Continuance of non-conforming buildings, structures, and uses. Any non-conforming building, structure, or use, lawfully existing on the effective date of this Ordinance and which remains non-conforming, and any lawfully existing building, Supp.No.a 38.3 �§ 51.0000 DETROIT, MICHIGAN structure, or use, which shall become nonconforming upon the adoption of this Ordinance, or any subsequent amendment thereto, may be continued, operated, occupied, or maintained subject to the provisions of this Article. 52.0300 Vacancies. In all zoning districts, any part of a building, structure, or parcel of land, occupied by a non-conforming use, which hereafter becomes vacant and remains unoccupied for a continuous period of two years or more for any reason whatsoever, shall not thereafter be occupied except by a use which is permitted in the zoning district in which such building·, structure, or parcel of land is located. Intent to resume active operation as a non-conforming use shall not alter the provisions of this paragraph. Provided, that :if a principal building is involved, the Board may permit resumption of the prior use or a use first permitted in the same or a more restricted zoning classification, if after public hearing a finding is made that such new use will be no more detrimental to the contiguous or surrounding property and no more detrimental to the neighborhood than the discontinued non-conforming use. The Board may impose any reasonable limitations or conditions it deems necessary to carry out the spirit and purpose of this Ordinance. 52.0000 Termination of use. 52.0100 Non-conforming uses of land. When located on property zoned in a residential district classification, all non-conforming uses which are conducted or maintained in the open, including uses which are non -conforming solely by virtue of being maintained in the open, but excluding parking lots, shall be discontinued within ten years from the effective date of this Ordinance, or within ten years from the effective date of any subsequent amendment to this Ordinance which causes said use to become non-conforming. For the purpose of this section, a non-conforming use shall be considered to be maintained in the open when no buildings or structures are employed in connection with such use, or when any buildings or structures so employed are clearly incidental or accessory to such use. 53.0000 Change of use. 52.0200 Non-conforming advertising signs. When located on property zoned in a residential district classification, all non-conforming advertising signs shall be discontinued and removed from the premises within ten years from the effective date of this Ordinance, or within ten years from the effective date of any subsequent amendment to this Ordinance which causes said advertising sign to become non-conforming. 53.0100 Uses within buildings. 53.0101 A non-conforming use occupying all or part of a building or structure currently used as a retail store for direct sale of merchandise, for personal service to the customer, or as a business or professional office, may be changed to a new or different use as specified hereafter. Such new use shall Supp.No.a 38.4 I I I �J DETROIT ZONING ORDINANCE f J J l II be limited to personal service shops for direct service to customers, business or professional offices, or retail stores for direct sale to the consumer of new merchandise such as food and food products, dry goods, articles of clothing, drug and sundries, stationery, notions, gifts, hardware, flowers, beverages, refreshments, or similar goods, and not involving any greater noise, odor, smoke, dust, or unsightliness than the specific retail store uses enumerated herein. The following uses shall not be permitted to locate in a non-conforming building or structure in a residential district: § 54.0000 maintained in the open when no buildings or structures are employed in connection with such use, or when any buildings or structures so employed are clearly incidental or accessory to such use. 53.0300 Effect of change of use. When a non-conforming use has been changed to a conforming use, it shall not thereafter be changed to a non-conforming use. a) Any of the regulated uses specified in Section 66.0000; When a non-conforming use has been changed to a more restrictive use, it shall not thereafter be changed to a less restrictive use unless such change conforms to the regulations of this Ordinance. b) Restaurants; 53.0400 Change of tenancy or ownership. c) Motor vehicle filling or service stations; There may be a change of tenancy, ownership, or management of a non-conforming use provided there is no change in the nature or character of such non-conforming use. d) Mortuaries; e) Motor vehicle body or fender bumping or painting shops; f) Motor vehicle or motor repairing; g) Motor vehicle cleaning. washing and 54.0000 Structures not conforming to specification requirements. steam 54.0100 Alteration, conversion, modification, or repair of such structures. 53.0102 Other than as specified in Section 53.0101 above, there shall be no change of a non-conforming use in a building or structure unless the Board, after public hearing, finds that such new use will be less injurious to the contiguous or surrounding property and less detrimental to the neighborhood than the discontinued non-conforming use. The Board, in its approval, may impose any reasonable limitations or conditions it deems necessary to carry out the intent, spirit, and purpose of this Ordinance. 54.0101 Except as provided in Section 54.0102, all buildings or structures legally existing under the provisions of a Zoning Ordinance effective prior hereto, either as a matter of right or with approval, and conforming as to use under the provisions of this Ordinance, either as a matter of right or with approval, may be altered, enlarged, or repaired provided said alteration, enlargement, or repair does not create or increase a non-conformity under the provisions of this Ordinance. However, any such building, structure, or use may be altered, enlarged, or repaired along its side yard provided there is no reduction of any required side yard. In no case within residentially zoned districts, however, shall any alteration or enlargement to single or two-family dwellings, be permitted which would result in a development which is or would be less than three feet from the side zoning-lot line. 53.0200 Uses conducted in the open. A non-conforming use which is conducted or maintained in the open, including uses which are non-conforming solely by virtue of being maintained in the open, shall not be changed to any other use except to a use permitted in the district in which it is located. For the purpose of this section, a non-conforming use shall be considered to be 39 �DETROIT, MICHIGAN § 54.0000 55.0300 Exceptions. 54.0102 No alterations, enlargements, or conversions of existing motor vehicle laundries or wash-racks where facilities are provided for the washing or cleaning of two or more vehicles simultaneously or where facilities are provided for coin-operated or self-service washing of motor vehicles, or restaurants, shall be permitted unless said structures and uses are made to conform with all requirements for such uses as specified in the district where said use is located. Upon request, the Community and Economic Development Department may adjust any of said requirements in unusual circumstances and where no good purpose would be served by compliance with such requirements. Where off-street par king or off-street loading facilities are accessory to a non-conforming use and do not comply with the provisions of this Ordinance, the Board may permit expansion of such facilities if after public hearing a finding is made that such expansion will not be injurious to the contiguous or surrounding property and will not have a detrimental effect on the neighborhood. The Board may impose any reasonable limitations or conditions it deems necessary to carry out the intent, spirit, and purpose of this Ordinance. 56.0000 Alterations or enlargement of non-conforming buildings or structures occupied by non-conf orming uses. (Ord. No. 862-G, § 1, 11-20-73) 55.0000 Expansion uses. of non-conforming In a non-conforming building or structure occupied by a non-conforming use, no enlargements shall be made except those required by law or Ordinance, unless the use of the building or structure is made to conform with the use regulations of the district in which it is located; however, nothing in this Ordinance shall prevent necessary repairs or interior alterations to such structures. Provided, that the Board may modify the provisions of this section if it finds, after public hearing, that said modification will be non-injurious to the contiguous or surrounding property and not detrimental to the neighborhood. The Board may impose any limitations or conditions, it deems necessary to carry out the intent, spirit, and purpose of this Ordinance. 55.0100 Non-conforming uses within buildings or structures. No such non-conforming use shall be permitted to increase, enlarge, or expand the area, space, or volume it occupied on the effective date of this Ordinance, or any subsequent amendment to this Ordinance which causes said use to become non-conforming. Provided, that the Board may permit an increase, enlargement, or expansion if it finds, after public hearing, that said increase, enlargement, or expansion will be non-injurious to the contiguous or surrounding property and not detrimental to the neighborhood. The Board, in its approval, may impose any limitations or conditions it deems necessary to carry out the intent, spirit, and purpose of this Ordinance. 57.0000 Restoration or repair of damaged non-conforming buildings or structures occupied by nonconforming uses. 55.0200 Non-conforming use of land. The non-conforming use of land shall not be expanded or extended beyond the area it occupied on the effective date of this Ordinance or on the effective date of any subsequent amendment to this Ordinance which causes said use to become non-conforming except as provided in Section 55.0300. A non-conforming building or structure occupied by a non-conforming use which is partially destroyed by fire, collapse, explosion, or Act of God, may be reconstructed and occupied by the same use, provided the cost of such reconstruction does not exceed 40 ~ I I I I ~ I I �f f I ,. I J l I II II DETROIT ZONING ORDINANCE sixty (60) percent of the assessed valuation of the building or structure at the time such damage occurred. And provided, that where the cost of reconstruction exceeds the above stated expense, that the re-established use complies with the off-street parking requirements of Section 47.0100. No repairs or reconstruction shall be undertaken unless started within two years from the date of the partial destruction and diligently carried on to completion. Provided, that the Board may modify the provisions of this section if it finds, after public hearing, that said modifications will be non-injurious to the contiguous or surrounding property and not detrimental to the neighborhood. The Board may impose any limitations or conditions, it deems necessary to carry out the intent, spirit, and purpose of this Ordinance. § 58.0000 shall be held before that body. Provided, that not less than fifteen days notice of the time, place, and purpose of such public hearing shall first be published in the official paper of the City of Detroit and that the City Clerk shall send written notice of the time, place, and purpose of such public hearing by mail to the respective owners of any such properties proposed to be acquired. Said notice shall be sent to the owners address as given in the last assessment roll. If the cost and expense, or any portion thereof, is to be assessed to a special district, the Board of Assessors shall be directed to furnish the City Council with a tentative special assessment district and tentative plan of assessment and the names of the respective owners of the properties located in such district and the addresses of the owners as given in the last assessment roll. The City Clerk shall send by mail said notice of hearing to the owners of property located in the tentative special assessment district. 58.0000 Acquisition of non-conforming buildings, structures, or uses. The Community and Economic Development Department may, from time to time, recommend to the City Council the acquisition of any private property that does not conform in use or structure to the regulations and restrictions of the various districts in this Ordinance, and the removal of such use or structure. Whenever the City Council, after such public hearing, shall declare by resolution that proceedings be instituted for the acquisition of any non-conforming building, structure, or use in accordance with the laws of the State of Michigan and the Charter and Ordinances of the City of Detroit, the City Clerk shall send by registered mail a certified copy of such resolution to the respective owners of the properties to be acquired, and to the owners of the properties in any special assessment district, at the addresses given in the last assessment roll. The Community and Economic Development Department shall submit its reasons, and estimates of cost and expense of such acquisition and removal of the non-conformity, and of the probably resale price of the property to be acquired, after removal of the non-conformity, as obtained from the appropriate City agency. The Community and Economic Development Department shall recommend that portion of the difference between the estimated cost of acquisition and removal of the non-conformity and the probable resale price which, in their opinion, should be assessed to a benefited district. Whenever the City Council has under advisement the acquisition by purchase, condemnation, or otherwise as provided by law, any such non-conforming building, structure, or use, a preliminary public hearing thereon Upon the passing of title of the private property so acquired to the City of Detroit, the City Council shall cause the discontinuance or removal of the non-conforming use or the removal or demolition or remodeling of the non-conforming building or structure. The City Council may thereafter elect to retain all or part of property so acquired for municipal purposes, but not for public housing. If acquisition costs and expenses are to be assessed against a special district, the amount to be assessed shall be reduced by the market value of the property retained for 41 �§ 58.0000 DETROIT, MICHIGAN tions, and receive necessary maps, charts, and other pictorial materials from either the staff of the City Planning Commission or the staff of the Community and Economic Development Department; hold necessary hearings, and otherwise process applications so as to formulate a proper recommendation. public use, such value having been determined by the City Council after report on same by the appropriate agency. The City Council shall thereafter order such portion of the property not retained for municipal purposes to be sold or otherwise disposed of, but only for a conforming use, and not for public housing. The City Council shall confirm the cost and expense of such project and report any assessable cost to the Board of Assessors, who shall then prepare an assessment roll in the manner provided for in the Charter and Ordinances of the City of Detroit. Such an assessment may, in the discretion of the City Council, be paid in one or more but not to exceed ten annual installments. b) Propose and recommend to the Council the enactment of amendments to this Ordinance for the purpose of improving the Ordinance. (Ord. No. 446-G, § 1, 6-26-69; Ord. No. 916-G, § 1, 6-25-74) 60.0200 [Duties of community and economic development department.] ARTICLE VI. ADMINISTRATION The Community and Economic Development Department shall: 60.0000 Zoning commission. The City Planning Commission is hereby designated as the Zoning Commission specified in Section 4 of Act 207 of the Public Acts of 1921, as amended, and shall perform the duties of said Commission as provided in said statute in connection with the amendment of this Ordinance. The City Planning Commission, acting as the Zoning Commission, shall have authority to establish such policies, rules and regulations, not in conflict with the Charter of the City, as it deems necessary to secure the proper administration and enforcement of this Ordinance. a) Receive all applications for regulated uses and for permitted with approval use permits; conduct field inspections, surveys, and investigations; prepare maps, charts, and other pictorial materials; hold necessary hearings, and otherwise process such applications. b) Receive all notifications of Board Hearings and, if deemed advisable, conduct field inspections, investigations, and prepare maps or other pictorial materials so as to formulate a recommendation on any case reviewed by the board. (Ord. No. 916-G, § 1, 6-25-74) c) Approve temporary permits of more than one day in duration for circuses, carnivals, rides, church meetings, charitable uses, revival meetings, or similar uses not elsewhere specified in this Ordinance, to be conducted either outdoors or in tents, when such use is proposed on property located in a B2 or less restrictive zoning district classification provided, that such use is not injurious to the contiguous or surrounding neighborhood and not contrary to the spirit and purpose of this Ordinance. In granting said permit, the 60.0100 Duties and staff. The City Planning Commission shall, in accordance with the Charter and as authorized by the City Council in its annual appropriation ordinance, appoint sufficient staff to perform the duties and functions as specified in this Ordinance. The City Planning Commission shall: a) Receive from the City Clerk all applications for amendments to this Ordinance; receive necessary reports of field inspections, surveys, and investiga- l l l l l 1 I 7 42 l �J DETROIT ZONING ORDINANCE Community and Economic Development Department shall specify the hours of operation and the period of time said permit is to remain effective, and such other regulations as may be necessary to fulfill the spirit and purpose of this Ordinance. J J J II II II II - "Board") which shall perform its duties and exercise its powers as provided by law in such a way that the objectives of this Ordinance shall be observed, public safety secured, and substantial justice done. 62.0101 Personnel of the Board. The Board shall consist of seven members appointed by the City Council for overlapping terme of three years each, i.e., two members shall be appointed each year, except that every third year three members shall be appointed; provided, that the initial appointment of the Seventh member may be for a term of less than three years. The City Council shall appoint a secretary to the Board who shall serve for a term of six years. Any vacancies on the Board shall be filled by the Council for the remainder of the unexpired term. The members or secretary may be removed for cause by the City Council only after hearing and consideration of written charges. The members and secretary shall be citizens of the United States and residents of the City of Detroit, and not members of any other city board, department, commission, or any other division of municipal government. Compensation of members of the Board and of the Secretary shall be fixed by Council. d) Determine the location of any district boundaries where there is any uncertainty, contradiction, or conflict as to the intent or location of such boundaries. e) Maintain a record of all non-conforming uses existing at the effective date of this Ordinance for the purpose of complying with the provisions of this Ordinance. f) Maintain a map or maps showing the current zoning classification of all land in the City of Detroit. g) Require the petitioner or his representative to record with the Clerk of Wayne County Register of Deeds all matters and information required to be recorded by this Ordinance or by the application of this Ordinance. Evidence of said recordation shall be filed with the Community and Economic Development Department. 62.0102 Officers. The Board shall annually elect its own Chairman and Vice-Chairman and, in accordance with Civil Service procedures, shall appoint such additional assistants, clerks, and subordinates as may be necessary. The Board shall prescribe their duties and shall, subject to the approval of Council, fix their compensation. h) Designate a qualified staff member to serve as chairman of the Industrial Review Committee. i) § 62.0000 Obtain an Official Seal and properly affix this seal to all grants or documents emanating from the offices of the Community and Economic Development Department. Establish rules and regulations for the proper use of this seal. (Ord. No. 169-H, § 1, 12-8-76) 62.0200 Meetings, records, and procedures. 62.0201 Meetings. Regular meetings shall be held at least once each week, and special meetings shall be held at the call of the chairman or as the Board may determine, or upon written request of three members provided twenty-four (24) hours notice has been given to each member before the time set for such meeting. Four members of the Board shall constitute a quorum for the (Ord. No. 916-G, § 1, 6-25-74) 62.0000 Board of zoning appeals. 62.0100 Board of zoning appeals established. There is hereby established a Board of Zoning Appeals (hereinafter called the 43 �§ 62.0000 DETROIT, MICHIGAN c) All evidence and testimony shall be presented publicly. The Board may take judicial notice of facts to the same extent and in the same manner as courts of record and may consider any relevant facts within the personal knowledge of any member of the Board which are stated into the record by such member. conduct of business. All Board meetings shall be open to the public. The Board shall have the power to subpoena and require the attendance of witnesses, administer oaths, compel testimony or the production of books, papers, files, or other evidence pertinent to the matter before it. 62.0202 Records. For each case or matter heard, the Board shall cause a record of its proceedings to be prepared. The record of proceedings shall include all documents considered in the case together with a transcribed stenographic record of all public proceedings. The transcribed stenographic record shall include, but need not be limited to, the verbatim testimony offered by all witnesses in the case and all personal knowledge of members of the Board considered by the Board in reaching its decision. The record of proceedings shall show the grounds for each decision and the vote of each member upon each question, or, if absent or failing to vote, shall indicate such fact. The record of proceedings shall be filed in the office of the Board and shall be a public record. 62.0300 Appeals to the board. 62.0301 Appeals. Appeals to the Board may be taken by any person, firm, partnership or corporation, or by any officer, department, commission, board, or bureau of the city, or any other agency aggrieved by a decision of an enforcing officer or any decision made by the Community and Economic Development Department involving regulated uses or permitted with approval uses. Said appeal shall be filed with the board, upon the form provided, and within the time specified by the board. Upon receiving notice of the filing of such an appeal, the enforcing official shall forthwith transmit to the board all papers constituting the record upon which the action appealed from was taken. 62.0203 Procedures. The Board shall adopt rules governing all proceedings before it. Such rules shall provide and require that: 62.0302 Stay of Proceedings. An appeal stays all proceedings in furtherance of the action appealed from, unless the administrative official from whom the appeal is taken certifies to the Board that by reason of facts stated in the certificate a stay would, in his opinion, cause imminent peril to life or property. In such case proceedings shall not be stayed other than by a restraining order which may be granted by the Board or by a court of record, on application, on notice to the administrative official from whom the appeal is taken, and on due cause shown. a) Not less than ten days prior to public hearings, notice of the hearing shall be given to all parties in interest and to the Community and Economic Development Department. Said notice shall be given to all owners of property within at least 300 feet of the premises in question and shall be addressed to the respective owners at the address given in the last assessment roll. Notice shall also be given to all neighborhood improvement associations known to exist within at least 300 feet of the premises in question. (Ord. No. 446-G, § 1, 6-26-69; Ord. No. 916-G, § 1, 6-25-74) 62.0400 Powers and duties. b) At any public hearing any interested party may appear in person or by agent or attorney and offer evidence and testimony and cross-examine witnesses. The Board shall have the following official powers and duties, and provided, that any decision, determination, or grant made by the board shall be properly recorded and shall 44 l l l l l 1 l l l l 1 ~ l l �f I I ,, DETROIT ZONING ORDINANCE bear the official seal of the Board of Zoning Appeals. Any copies of said actions delivered to the appellant or to other parties of interest shall also bear the official seal of the Board of Zoning Appeals. § 62.0000 Sale and display of machine tools and parts Small tool, die or gauge manufacturing Toiletries or cosmetics manufacturing Wearing apparel manufacturing Wholesale stores, storage buildings or warehouses (excluding steel warehousing) 62.0401 Administrative Review. The Board shall hear and decide appeals from and review any order requirement, decision, or determination made by an administrative official in the enforcement of this Ordinance or any decision made by the Community and Economic Development Department involving Regulated uses or permitted with approval uses. Nothing contained in this paragraph shall be deemed to authorize the Board to reverse or adjust any order or decision which conforms to the provisions of this Ordinance. b) In all zoning districts when a principal building is involved, the Board may permit the resumption of a discontinued non-conforming use or may use or may permit a use first permitted in the same or a more restricted district than the prior non-conforming use; provided, that the Board after public hearing makes a finding that such new use will be no more detrimental to the contiguous or surrounding property and no more detrimental to the neighborhood than the discontinued non-conforming use. 62.0402 Special Exceptions and Modifications. The Board shall hear and decide only such special exceptions and modifications as they are specifically authorized to pass on under the terms of this Ordinance. They shall decide such questions as are involved in determining whether special exceptions or modifications should be granted and shall impose such conditions and safeguards as it deems necessary to carry out the intent, spirit and purpose of this Ordinance. They shall deny those requests which are not in harmony with the intent and purpose of this Ordinance. c) Where off-street parking or off-street loading facilities, accessory to a nonconforming use, do not comply with the provisions of this Ordinance, the Board may permit expansion of such facilities if after public hearing a finding is made that such expansions will not be injurious to the continguous property and will not have a detrimental effect on the surrounding neighbor hood. a) The Board, after public hearing, may permit any building or structure existing in a B4 or B5 District on the effective date of this Ordinance to be used for the following listed uses and other uses similar thereto, providing the Board makes a finding that such use will not be injurious to the contiguous or surrounding property or neighborhood and that the building or structure is not needed to serve the surrounding neighborhood for business uses. d) Permit a modification in the required location on off-street parking facilities or in the amount of off-street parking facilities required, or both, if after investigation by the Board it is found that such modification is necessary to secure an appropriate development of a specific parcel of land; provided, that any such modification will not be inconsistent with the spirit and purpose of this Ordinance, with public safety, and with substantial justice. Confection manufacturing Dental products, surgical or optical goods manufacturing Jewelry manufacturing Printing or engraving shops e) Permit the extension of any building, structure, or use into a more restricted district immediately adjacent thereto, under such conditions as will safeguard 45 �§ 62.0000 DETROIT, MICHIGAN (2) That the open space needs of the potential occupants are adequately served. (3) That said facility complies with all appropriate state, county and local codes, ordinances and regulations controlling or regulating such use. the character of the more restricted district; provided, a reasonable need for such an extension, and an absence of injurious effect on the contiguous property is shown to the satisfaction of the Boatd. Said extension shall not extend more than sixty (60) feet into the more restricted district. j) The Board may permit, after public hearing, the establishment of, or conversion of existing buildings to Adult Foster Care Facilities in the R3, R4, R5, R6, Bl, B2, B4, SDI, and SD2 Districts provided: f) Permit a modification in the loading space provisions of Section 47.0200 where, after investigation by the Board, it is ascertained that the volume of vehicular service will not require complete compliance with said provisions, or that a modification will not cause undue interference with the public use of the streets or alleys or imperil public safety, and where the requested modification will not be inconsistent with the spirit and purpose of this Ordinance. (1) That such Adult Foster Care Facility shall be at least 1,000 feet away from any existing or approved Adult Foster Care Facility unless such distance requirement is waived or modified after finding that such waiver or modification will not be injurious to the contiguous property and will not have a detrimental effect on the surrounding neighborhood. (2) That the proposed Adult Foster Care Facility complies with all appropriate codes and ordinances of the Department of Health and the Department of Buildings and Safety Engineering. (3) That the proposed Adult Foster Care Facility complies with all specification requirements for rooming houses in the district proposed, as indicated in the Zoning Ordinance, unless specifically modified by the Board. (4) That a finding is made that the use will not be injurious to the adjacent surrounding development or area nor contrary to the intent of the provisions of this Ordinance. g) The Board may permit a modification in the height requirements, as specified in the airport overlay zones "A", "B", or "AA" after obtaining and giving due consideration to a report and favorable recommendation from the Aviation Authority regarding their interests in the matter under consideration. Provided, that said modification will not be injurious to contiguous or neighboring properties and not contrary to the spirit and intent of the Ordinance. h) The Board may permit a modification in the height limitation of signs as provided in Section 130.0201e. i) The Board may permit a modification in the required yards, percentage of lot coverage, lot area, height, recreational space, or bulk, when said modification is necessary to satisfactorily develop a parcel of land, or permit a modification or waiver of such requirements in existing buildings provided. k) The Board of Zoning Appeals may permit, after public hearing and after a written public report relative to the proposed facility has been filed by the Police Department with the Board prior to their action, the operation of a (1) That a modification or waiver is not injurious to surrounding and contiguous property. 46 l l l l l l 1 1 l l 1 l l �~ f f f ,. DETROIT ZONING ORDINANCE substance abuse service facility, in the B4, B5, B6, Ml, M2, M3, M4, or M5 districts provided: a public hearing, the acquisition of such licenses by existing businesses in these same districts, provided the following findings can be made or waived for just cause: (1) That said facility complies with all (2) J (3) (4) (5) § 62.0000 appropriate state, county, and local codes, ordinances, and regulations controlling or regulating such use: That at least one off-street parking space is provided for each 100 square feet, or fraction thereof, of gross floor area in the building or structure, unless specifically modified by the Board after finding that such waiver or modification will not be injurious to the contiguous property and will not have a detrimental effect on the surrounding neighborhood. That said facility is located at least 2,000 feet from any existing or approved substance abuse service facility, unless such distance requirement is waived or modified after finding that such waiver or modification will not be mjurious to the contiguous property and will not have a detrimental effect on the surrounding neighborhood. That the establishment of said facility when considered in conjunction with existing similar uses will not create a concentration of uses in the area which would contribute to the establishment or development of a skid row atmosphere. That the establishment of said facility will not be injurious to the use and enjoyment of the adjacent or surrounding property, and will not be contrary to the intent of the provisions of this ordinance. (1) That the establishment of said use, (2) (3) (4) m) The Board may permit, after a public hearing, the establishment of businesses holding SDM (Specially Designated Merchant) or SDD (Specially Designated Distributor) licenses in the B2, B3, B4, B5, B6, Ml, M2, M3, M4, M5, and PCA Districts, or permit, after (5) Supp.No. 3 47 when considered in conjunction with existing similar uses, will not be injurious or harmful to adjacent uses or to the surrounding area; That the establishment of said use will not create a concentration of uses in the area which would contribute to the establishment or development of a "Skid Row" atmosphere, and That the establishment of said use will not be injurious to the use and enjoyment of other property in the immediate vicinity for the purposes permitted. That the petitioner has submitted to the Board a "Petition for the Sale of Take Out Beer, Wine or Liquor," signed by at least fifty-one percent (51 % ) of the persons owning property or living or doing business within a radius of five hundred feet of the proposed location or any part thereof, indicating their approval of the proposed use, such petition having first been duly verified by the Consumer Affairs Department unless another department is designated by the Mayor for authenticity of signatures and support. Provided, however, with respect to SDM licenses only, this paragraph (m)(4) shall be deemed to have been waived if the Board finds that said use will be located in a building over 2,200 gross square feet and said building conforms or will conform to all applicable requirements of the Detroit Zoning Ordinance for New Structures. That there shall be no establishment of said use at a location within five hundred feet of a �§ 62.0000 DETROIT, MICHIGAN such waiver will not be injurious to the contiguous property, and will not have a detrimental effect on the surrounding neighborhood, and will not be contrary to the intent of this section. school, unless specifically waived for just cause by the Board of Appeals. Such waiver shall be documented by a Statement of Facts upon which such determination was made and shall indicate that such use would not be injurious or harmful to adjacent uses or to the surrounding area. Any location holding a valid SDM or SDD license that has been closed for more than one year, or has had its SDM or SDD license placed in escrow for more than one year, shall receive the approval of the Board as provided for above, prior to reopening or reestablishing the use at such location. n) (4) That such pre-release adjustment center shall comply with all appropriate codes, ordinances, and requirements of the Department of Buildings and Safety Engineering, and the Michigan Department of Corrections, and further, that such agencies shall have the right of entry into each facility for purposes of inspection. (5) That such pre-release adjustment center shall comply with all specification requirements for rooming houses in the district proposed, as indicated in the Zoning Ordinance, unless specifically modified by the Board. The Board may permit, after public hearing, the establishment of, or the conversion of an existing building or part thereof to, a prerelease adjustment center in an R3, R4, R5, R6, Bl, B2, B4, B5, SDI, or SD2 district provided: (1) That such pre-release adjustment center shall be at least 1,000 feet away from any existing or approved pre-release adjustment center, adult foster care or substnace abuse facility unless such distance requirement is specifically waived by the Board after finding that such waiver will not be injurious to the contiguous property and will not have detrimental effect on the surrounding neighborhood. (6) That, where possible, such pre-release adjustment center shall not occupy an entire building, but should prefer ably share such building with other permitted uses of service or benefit to the neighborhood in which said building is located; however, no pre-release adjustment center shall have a service capacity in excess of 50 such persons. (7) That a finding is made by the Board that such pre-release adjustment center, when considered in conjunction with other existing or approved nearby uses, will not be injurious to the adjacent surrounding development or area, nor contrary to the intent of the provisions of this ordinance. o) Flood hazard area modifications. (2) That such pre-release adjustment center shall be at least 500 feet away from the nearest point of an elementary, middle, junior high, or senior high school site. (3) That such pre-release adjustment center shall be located along or within 200 feet of a major or secondary thoroughfare, as designated on the Master Plan of Trafficways, unless such locational requirement is specifically modified by the Board after finding that (1) Modifications from the provisions of Article IV, Section 49.0400, flood hazard areas, shall be granted only by the board Supp.No.3 48 l l l l 1 1 1 1 1 1 l �DETROIT ZONING ORDINANCE of zoning appeals, after receipt of reports and recommendations from the department of buildings and safety engineering and/or the department of public works, and upon a determination of substantial compliance with the general standards contained in this ordinance and each of the following specific standards. A. A modification shall be granted only upon: 1. A showing of good and sufficient cause; 2. A determination that failure to grant the modification would result in exceptional hardship to the applicant; and 3. A determination that the granting of a modification will not result in flood heights in excess of that permitted by Section 49.0801, additional threats to public safety, extraordinary public expense, create nuisance, cause fraud on or victimization of the public, or conflict with existing laws or ordinances. B. The modification granted shall be the minimum necessary, considering the flood hazard, to afford relief to the applicant. (2) The Detroit Board of Zoning Appeals may attach conditions to the granting of a modification to insure compliance with the standards contained in this ordinance. § 62.0000 istics which prevent reasonable use of the property as zoned. A variance shall not be granted unless the Board finds, on the basis of substantial evidence, that the property cannot reasonably be used in a manner consistent with existing zoning, and before the Board may exercise its discretion and grant a use variance on the grounds of unnecessary hardship, the record must demonstrate: a) That the property in question cannot be reasonably used only for a purpose permitted in that zone, and b) That the plight of the owner is due to unique circumstances and not to general conditions in the neighborhood, and c) That the use to be authorized by the variance will not alter the essential character of the locality. (Ord. No. 446-G, § 1, 6-26-69; Ord. No. 528-G, § 1, 9-8-70; Ord. No. 858-G, § 1, 10-23-73; Ord. No. 916-G, § 1, 6-25-74; Ord. No. 79-H, § 1, 12-17-75; Ord. No. 108-H, § 1, 4-14-76; Ord. No. 109-H, § 1, 4-16-76; Ord. No. 112-H, § 1, 4-30-76; Ord. No. 174-H, § 1, 12-15-76; Ord. No. 281-H, § 1, 10-18-78; Ord. No. 322-H, § 1, 4-11-79; Ord. No. 449-H, § 1, 7-1-81) 62.0500 Effect of denial. No appeal to the Board which has been denied wholly or in part shall be resubmitted for a period of one year from the effective date of said order of denial, except on the grounds of new evidence or proof of a change of conditions found to be valid by the Board. Applications for a rehearing shall be in writing and subject to the same rules as an original hearing. Case law annotation-The board, once they find that the applicant qualifies for a special exception and conditions related to the use of land are imposed, that use cannot be subject to a time limitation, Room and Board Homes and Family Care Homes, Operators and Ownera v. Gribbs, 67 Mich. App. 381,241 N.W.2d 216 (1976). 62.0403 Variances. The Board may vary the requirements of this Ordinance in cases where strict application of the provisions hereof will result in practical difficulty or unnecessary hardship that would deprive the owner of reasonable use of land or building involved. Such variance shall be granted only in cases or property having unique character- 62.0600 Revocation. If the conditions prescribed by the Board in making any grant or finding are not complied with within six months from the effective date of said grant, or any extension thereof, then without further action by the Board the grant shall be null and void. Supp.No. 3 49 �§ 62.0000 DETROIT, MICHIGAN storing, or placing of a motor vehicle on land or premises. 62.0700 Limitations on power. 62.0701 Concurring Vote Required. The concurring vote of five members of the Board shall be necessary to reverse or adjust any order, requirement, decision, or determination of any administrative official, or to decide in favor of the applicant on any matter upon which the Board is required to pass under this Ordinance, or to effect any variation or modification in this Ordinance. (Ord. No. 169-H, § 1, 12-8-76) (Ord. No. 916-G, § 1, 6-25-74) Case law annotation-This section does not prevent a suit on a nuisance theory using the zoning ordinance violation as proof of the existence of a nuisance, Indian Village Association v. Shreve, 52 Mich. App. 35, 216 N.W.2d 447 (1974). 63.0200 Permit review. No permit pertaining to the erection, alteration, or use of land, structures, of buildings shall be issued by any officer, department, or employee of the City of Detroit unless an application for such permit has been examined by the Department of Buildings and Safety Engineering and that department certifies that the proposed building, structure, or use complies with all provisions of this Ordinance. 62.0800 Effective date. Decisions rendered by the Board shall not become final until the expiration of five days from the day of entry of such order unless the Board finds the immediate effect of such order necessary for the preservation of property or personal rights and so certifies on the record. 62.0900 Appeals from the board. 63.0300 Certificate review. Any person aggrieved, the municipality, or any officer, department, board, or bureau of the municipality, may have a decision of the Board reviewed in the manner provided by rules relating to civil proceedings. No such review shall be granted unless a petition therefore, duly verified, setting forth that such decision is illegal, in whole or in part, and specifying the grounds of the illegality, is presented to a court of record within thirty (30) days after the effective date of the decision of the Board. No certificate of occupancy pursuant to the Building Code (Chapter 449-Compiled Ordinance of 1954 and any subsequent amendment thereto) shall be issued unless the building, structure, or part thereof, and the use of the land covered by such Certificate, conforms in all respects with the provisions of this Ordinance. 63.0400 Plats. All applications for building permits shall be accompanied by a plat, in duplicate, drawn to scale, showing the actual dimensions of the zoning-lot to be built upon, the location of all buildings to be erected, all other buildings on the property, and such other information as may be necessary for the enforcement of this Ordinance. 63.0000 Administrative and enforcement provisions. 63.0100 Enforcement. The Department of Buildings and Safety Engineering, through its officers, inspectors, or employees, shall enforce the provisions of this Ordinance and any grants approved by the Community and Economic Development Department or the Board; provided, that in cooperation with that Department, any police officer shall have authority to enforce the provisions thereof relating to the parking, 63.0500 Permits for new use of land. No land heretofore vacant shall hereafter be used or an existing use of land be hereafter changed to a use of a different class or type unless a building permit is first obtained for the new or different use. Supp.No.3 50 �,---- DETROIT ZONING ORDINANCE § 63.0000 structures, or parts thereof, or such use of land, are in conformity with the provisions of this Ordinance. 63.0600 Permits for new use of buildings. No building or structure or part thereof, shall be changed to or occupied by a use of a different kind or class unless a building permit is first obtained for the new use. 63.1200 Temporary certificates. Nothing in this Ordinance shall prevent the approval of a temporary Certificate of Occupancy for a portion of a building or structure in process of erection or alteration, provided that such temporary Certificate shall not be effective for a period of time in excess of six months and provided further that such portion of the building, structure, or premises is in conformity with the provisions of this Ordinance. 63.0700 Permits required. No building or structure, or part thereof, shall be hereafter erected, altered, moved, or repaired unless a building permit shall have been first issued for such work. The terms "altered" and "repaired" shall mean any changes in structural parts, stairways, type of construction, class or kind of occupancy, light or ventilation, means of egress or ingress, or other changes affected or regulated by the Building Code or this Ordinance except for minor repairs or changes not involving any of the aforesaid features. 63.1300 Temporary permits for the sale of Christmas trees. The Department of Buildings and Safety Engineering shall approve temporary permits for the use of land for the sale of Christmas trees in a Bl or less restrictive district. Said permits shall expire on December 26th of the year of issue and shall require the applicant to deposit the sum of fifty (50) dollars with the Department of Buildings and Safety Engineering to guarantee the cleaning of the lot and any abutting private or public property and the disposal of any remaining trees by an approved method on or before Decem her 31st of the year of issue of said permit. 63.0800 Building permit necessitates certificate. No land, building, structure, or part thereof, shall be occupied by or for any use for which a building permit is required by this Ordinance unless and until a Certificate of Occupancy shall have been issued for such new use. 63.0900 Certificates required. No building or structure, or part thereof, which is hereafter erected or altered, shall be occupied or used unless and until a Certificate of Occupancy shall have been issued for such building or structure. 63.1400 Records of certificate. A record of all certificates issued shall be kept on file in the office of the Commissioner [Director] of the Department of Buildings and Safety Engineering and copies shall be furnished upon request to the Community and Economic Development Department, the Board, or to any person having a proprietary or tenancy interest in the property involved. 63.1000 Certificates include zoning. Certificates of Occupancy as required by the Building Code for new buildings or structures, or parts thereof, or for alterations to or changes of use of existing buildings or structures, shall also constitute Certificates of Occupancy as required by this Ordinance. 63.1500 Certificates for buildings accessory to dwellings. Buildings accessory to dwellings shall not require separate Certificates of Occupancy but may be included in the Certificate of Occupancy for the dwelling when shown in the plat and when completed at the same time as the dwelling. 63.1100 Certificates for existing uses. Certificates of Occupancy shall be approved for existing buildings, structures, or parts thereof, or existing uses of land if, after inspection, it is found that such buildings, Supp.No.a 51 �§ 63.0000 DETROIT, MICHIGAN 63.1600 Application for certificates. Application for Certificates of Occupancy shall be made in writing to the Department of Buildings and Safety Engineering on forms furnished by that Department, and such Certificates shall be approved if it is found that the building or structure, or part thereof, or the use of land is in accord with the provisions of this Ordinance. If such Certificate is refused for cause, the applicant therefore shall be notified of such refusal and the cause thereof. C. 63.1700 Final inspection. The holder of every building permit for the construction, erection, alteration, repair, or moving of any building, structure, or part thereof, shall notify the Department of Buildings and Safety Engineering immediately upon the completion of the work authorized by such permit, for a final inspection. 63.1902 All records and maps pertaining to the national flood insurance program shall be maintained in the office of the community and economic development department and shall be open for public inspection. 63.1800 Permit and certificate fees. 63.1903 It shall be the responsibility of the department of buildings and safety engineering to utilize the best available flood hazard data from the Federal Insurance Administration. (Ord. No. 449-H, § 1, 7-1-81) Fees for inspection and the issuance of permits or certificates or copies thereof required or issued under the provisions of this Ordinance shall be collected by the Department of Buildings and Safety Engineering in advance of issuance and in the amount as established by the City Council. 63.2000 Flood hazard area application information. The following information necessary for administration of the flood hazard area requirements shall be submitted with all permit applications within flood hazard areas. 63.1900 Floodplain management administrative duties. 63.2001 In addition to the information required with an application for a zoning compliance permit, special use permit or any other type of development permission required under this ordinance, the following information shall be submitted as a part of an application for permission to commence any type of development within a flood hazard area: A. The elevation in relation to national geodetic vertical datum of the floor, including basement, of all structures. 63.1901 With regard to the national flood insurance program, and the regulation of development within the flood hazard area as prescribed in Section 49.0000, the duties of the department of buildings and safety engineering and the department of public works shall include, but are not limited to: A. B. eluding basement, of all new or substantially improved structures constructed within the flood hazard area, and in the case of floodproofed structures, the elevation to which the structure was floodproofed. Recording of all certificates of floodproofing and written notification to all applicants to whom modifications are granted in a flood hazard area indicating the terms of the modification, the increased danger to life and property, and that the cost of flood insurance will increase commensurate with the increased flood risk. A record of all modification notifications and modification actions shall be maintained together with the justification for each modification. Notification to adjacent communities and the department of natural resources of the proposed alteration or relocation of any watercourse, and the submission of such notifications to the Federal Insurance Administration. Verification and recording of the actual elevation in relation to national geodetic vertical datum (NGVD) of the lowest floor, in- Supp. No. 3 52 B. Where floodproofing is employed, the elevation, in relation to the national geodetic vertical datum, to which a structure will be flood proofed. C. Where floodproofing will be employed, acertificate from a registered professional engi- II II ' I I I I I �DETROIT ZONING ORDINANCE D. neer or architect that the floodproofing criteria of this ordinance will be met. velopment Department, or any person, firm, organization, or corporation. Where it can be determined that development is proposed within flood hazard areas and floodways on the "FIRM" a certification as required by this ordinance. 64.0300 Petition for amendment. E. A description of the extent to which any watercourse will be altered or relocated as a result of proposed development. F. Proof of development permission from appropriate local, state and federal agencies as required by subsection 49.0302(B), including a floodplain permit, approval, or letter of no authority from the Michigan Department of Natural Resources under Authority of Act 245, Public Acts of 1929, as amended by Act 167, Public Acts of 1968. G. § 64.0000 Petitions for amendments shall be filed with the City Clerk in such form and accompanied by such information as required by the Community and Economic Deve]opment Department or by this Ordinance. 64.0400 Processing of petitions. Before a statutory public hearing is held on any proposed amendment introduced into Council, the petition shall be forwarded to the Community and Economic Development Department with request for recommendations relative thereto. 64.0500 Public hearing required. Base flood elevation data where the proposed development is subject to Public Act 288 of 1967 or greater than five (5) acres in size. No amendment to this Ordinance shall become effective until the Council has held a public hearing at a time and place to be determined by the Council. The hearing shall be conducted and a record of the proceedings shall be preserved in such manner and according to such procedures as the Council shall, by rule, prescribe. H. Additional information which may be reasonably necessary to determine compliance with the provisions of this ordinance. (Ord. No. 449-H, § 1, 7-1-81) 64.0000 Amendments. 64.0600 Notice of hearing. 64.0100 Authority. Not less than fifteen (15) days prior to the hearing the City Clerk shall give notice of the time and place of such hearing by publishing a notice thereof in an official paper or a paper of general circulatioin in the City of Detroit. Not less than fifteen (15) days prior to the hearing the City Clerk shall, by registered mail, notify each public utility company and each railroad company owning or operating any public utility or railroad within the area affected. The City Clerk shall give such additional notice of the hearing as he shall deem necessary. Whenever it is deemed desirable in order to meet the public need, promote the general welfare, conform with good zoning practice and in the intent and purpose of this Ordinance, and adhere to the guiding principles of the Master Plan, the City Council may by Ordinance, after report thereon by the City Planning Commission and subject to the procedures set forth in this Section 64.0000, amend, supplement, change, or repeal the regulations, district boundaries, or classification of property, now or hereafter established by this Ordinance. 64.0700 Action by council. No proposed amendment shall be passed except by a majority vote of the Council, provided that in the event a written protest against a proposed map amendment is presented, duly signed by the owners of (Ord. No. 916-G, § 1, 6-25-74) 64.0200 Initiation of amendment. Amendments may be initiated by the Council, the Community and Economic DeSupp. No. 3 52.1 �§ 64.0000 DETROIT, MICHIGAN twenty (20) percent or more of the frontage proposed to be altered, or by the owners of twenty (20) percent of the frontage immediately in the rear of, or by the owners of twenty (20) percent of the frontage directly opposite the frontage proposed to be altered, such amendment shall not be passed except by a three-fourths vote of the Council. If a petition for a proposed amendment is not acted upon finally by the Council within one hundred tw~nty (120) days of the time of receipt of the Community and Economic Development Department's report, it shall be deemed to have been denied unless extended by resolution of the Council. (Ord. No. 520-G, § 1, 7-21-70; Ord. No. 625-G, § 1, 10-21-71) 65.0000 Permitted with approval uses. 65.0100 Purpose. In the development and execution of this Ordinance, it is recognized that there are some uses which, because of their unique characteristics, cannot be properly classified in any particular district or districts without consideration, in each case, of the impact of those uses upon neighboring uses. Review of dimensional requirements, location, construction, development, and operation of each use is necessary to insure compatibility with the surrounding neighborhood. I I Supp.No.3 52.2 �DETROIT ZONING ORDINANCE 65.0200 Initiation of application. § 65.0000 The notice of application shall inform the recipient of the applicant's name, the applicant's proposal, the local addresst and the lot number and subdivision name of the premises in question and the section of the zoning ordinance under which the proposal is being processed. Such notice shall also invite the expression of comments, statements or opinions either in writing, in person or via telephone within a time period expiring not less than 14 calendar days from the mailing date of such notice. Any person owning or having an interest in the subject property may file an application to use such land for one or more Permitted with Approval uses provided for in this Ordinance in the zoning district in which the land is situated. Such application shall be filed with the Community and Economic Development Department together with tentative plans including site plan, floor plans, elevations, and any other data prescribed by the Community and Economic Development Department. Subsequent to the deadline for response to the Notice of Application, a decision shall be made by the Community and Economic Development Department (Taking into consideration the comments, statements and opinions expressed) to either approve, approve with conditions, or deny the proposal in accordance with the standards set forth in Section 65.0400 of this Ordinance. If no protests to the proposal were received by the Community and Economic Development Department in response to the Notice of Application having been mailed, and if the applicant accepts the decision of the Community and Economic Development Department, this decision shall be deemed final and shall take immediate effect. If, however, a protest was received by the Community and Economic Development Department in response to the Notice of Application having been mailed, this decision shall not take effect until the expiration of the appeal period set forth below. (Ord. No. 916-G, § 1, 6-25-74) 65.0300 Procedure. Upon receiving an application for a permitted with approval use, the Community and Economic Development Department shall conduct necessary field inspections, surveys, and investigations; prepare maps, charts, or other pictorial materials; hold necessary hearings; and otherwise process said applications in order to arrive at a proper decision. Prior to granting such permitted with approval use, the Community and Economic Development Department shall give due notice of receipt of any application under consideration (Notice of Application) to all persons to whom any real property within 300 feet of the premises in question shall be assessed, and to the occupants of all single-, two-, three-, and four-family buildings and to the managers of all multi-unit buildings over four families (who shall be requested to post such notice in an appropriate location within the multi-unit building) and to all places of business within 300 feet, and to any neighborhood improvement organizations known to exist in the area (who have informed the Community and Economic Development Department in writing of their existence). Such notice shall be delivered personally or by mail addressed to the respective owners and tenants at the address given in the last assessment roll. If the tenants name is not known, the term "Occupant" may be used. A copy of the decision of the Community and Economic Development Department shall be mailed to the applicant and to all persons responding to the Notice of Application, within 14 calendar days after the Community and Economic Development Department has mailed a copy of the decision, the applicant or any person owning property, residing, or doing business within 300 feet of the premises in question, or any neighborhood improvement organization in the area, has the right to appeal such decision by filing 53 �§ 65.0000 DETROIT, MICHIGAN 65.0402 That the Permitted with Approval use will not be injurious to the use and enjoyment of other property in the immediate vicinity for the purposes permitted, nor substantially diminish or impair property values within the neighborhood, and a written protest with the Community and Economic Development Department. If a written protest is filed with the Community and Economic Development Department within the allotted 14 calendar days, the decision of the Community and Economic Development Department shall not take effect, and the written protest, together with the original application and the entire petition file, shall be referred by the Community and Economic Development Department to the Board of Zoning Appeals for the scheduling of a Public Hearing and for further action in addition, if the written protest was filed by other than the applicant or his official representative the Community and Economic Development Department shall inform the applicant that a written protest has been received and, therefore, the original decision will not take effect, and the matter has been referred to the Board of Zoning Appeals for Public Hearing and for further action. It shall be the responsibility of the person or organization who filed the written protest, or his representative to attend the Public Hearing held by the Board of Zoning Appeals and to give proper testimony as to why the original decision of the Community and Economic Development Department should not take effect. 65.0403 That the establishment of the permitted with Approval use will not impede the normal and orderly development and improvement of surrounding property for use permitted in that district; and 65.0404 That adequate utilities, access roads, drainage, and other necessary facilities have been or will be provided; and 65.0405 That adequate measures have been or will be taken to provide ingress and egress designed so as to minimize traffic congestion in the public streets; and 65.0406 That the Permitted with Approval use will in all other respects conform to the applicable regulations of the district in which it is located. (Ord. No. 916-G, § 1, 6-25-74) 65.0500 Conditions, guarantees and modifications. Prior to granting any Permitted with Approval use, the Community and Economic Development Department or the Board may modify any existing requirements or may impose any additional conditions or limitations upon the establishment, location, construction, maintenance, or operation of the Permitted with Approval use as may in its judgment be necessary for the protection of the public interest and to secure compliance with the standards specified in Section 65.0400 above. The Community and Economic Development Department or the Board may require such evidence and guarantees as it deems necessary as proof that the conditions stipulated in connection therewith are being, and will be, fulfilled. (Ord. No. 916-G, § 1, 6-25-74) If, however, no written protest is filed with the Community and Economic Development Department within the allotted 14 calendar days, the original decision of the Community and Economic Development Department shall be deemed final and shall take effect. (Ord. No. 916-G, § 1, 6-25-74) 65.0400 Standards. No Permitted with Approval use shall be approved by the Community and Economic Development Department or the Board unless all of the following findings are made. 65.0401 That the establishment, maintenance, location, and operation of the Permitted with Approval use will not be detrimental to or endanger the public health, safety, morals, comfort, or general welfare; and 65.0600 Effect of denial. No application for a Permitted with Approval use which has been denied wholly or in 54 ~ I I I �DETROIT ZONING ORDINANCE part by the Community and Economic Development Department or the Board shall be resubmitted for a period of one year from the date of said order of denial, except on the grounds of new evidence or proof of changed conditions found to be valid by the Community and Economic Development Department or the Board. § 66.0000 nature, are recognized as having serious objectionable operational characteristics, particularly when several of them are concentrated under certain circumstances thereby having a deleterious effect upon the adjacent areas. Special regulation of these uses is necessary to insure that these adverse effects will not contribute to the blighting or downgrading of the surrounding neighborhood. These special regulations are itemized in this section. The primary control or regulation is for the purpose of preventing a concentration of these uses in any one area (i.e. not more than two such uses within one thousand feet of each other which would create such adverse effects). Uses subject to these controls are as follows: (Ord. No. 916-G, § 1, 6-25-74) 65.0700 Revocation. In any case where a Permitted with Approval use has not been established within six months after the granting thereof then without further action by the Community and Economic Development Department of [or] the Board, the Permitted with Approval use grant shall be null and void. Adult Adult Book Store Adult Motion Picture Theater Adult Mini Motion Picture Theater (Ord. No. 916-G, § 1, 6-25-74) 65.0800 Reconstruction of damaged permitted with approval uses. Cabaret Group "D" Cabaret Nothing in this Ordinance shall prevent the reconstruction, repairing, or rebuilding and continued use of any building or structure damaged by fire, collapse, explosion, or Act of God, which use requires the approval of the Community and Economic Development Department, or the Board provided that the expense of such reconstruction does not exceed sixty (60) per cent of the assessed valuation of the building or structure at the time such damage occurred. And provided, that where the reconstruction, repair, or rebuilding of any such use exceeds the above stated expense the use may be re-established only upon the approval of the Community and Economic Development Department or the Board and further provided, that the re-established use complies with the offstreet parking requirements of Section 47.0100. Establishment for the sale of beer or intoxicating liquor for consumption on the premises. Hotels or motels Pawnshops Pool or billiard halls Public lodging houses Secondhand stores Shoeshine parlors Taxi dance halls (Ord. No. 742-G, § 1, 10-24-72) 66.0100 Procedure. Application to establish any of the above regulated uses shall be made to the Community and Economic Development Department, who shall not approve any such request if there is already in existence two or more such regulated uses within one thousand feet of the boundaries of the site of the proposed regulated uses, excepting as provided for in Section 66.0101. (Ord. No. 916-G, § 1, 6-25-74) 66.0000 Regulated uses. In the development and execution of this Ordinance, it is recognized that there are some uses which, because of their very 55 �§ 66.0000 DETROIT, MICHIGAN the respective owners and if the tenant's name is not known, the term "Occupant" may be used. 66.0101 The Community and Economic Development Department may waive this locational provision for Adult Book Stores, Adult Motion Picture theaters, Adult Mini Motion Picture Theaters, Group "D" Cabarets, establishments for the sale of beer or intoxicating liquor for consumption on the premises, hotels or motels, pawnshops, pool or billiard halls, public lodging houses, second-hand stores, shoeshine parlors or taxi dance halls if the following findings are made: The Notice of Application shall inform the recipient of the applicant's name, the applicant's proposal, the local address and the lot number and subdivision name of the premises in question, and the section of the Zoning Ordinance under which the proposal is being processed. Such notice shall also invite the expression of comments, statements or opinions either in writing, in person or via telephone within a time period expiring not less than 14 calendar days from the mailing date of such notice. a) That the proposed use will not be contrary to the public interest or injurious to nearby properties, and that the spirit and intent of this Ordinance will be observed. Subsequent to the deadline for response to the Notice of Application, a decision shall be made by the Community and Economic Development Department (taking into consideration the comments, statements and opinions expressed) to either approve, approve with conditions, or deny the proposal in accordance with the standards set forth in this section of the Ordinance. If no protests to the proposal were received by the Community and Economic Development Department in response to the Notice of Application having been mailed, and if the applicant accepts the decision of the Community and Economic Development Department, this decision shall be deemed final and shall take immediate effect. If, however, a protest was received by the Community and Economic Development Department in response to the Notice of Application having been mailed, this decision shall not take effect until the expiration of the appeal period set forth below. b) That the proposed use will not enlarge or encourage the development of a "skid row" area. c) That the establishment of an additional regulated use in the area will not be contrary to any program of neighborhood conservation nor will it interfere with any program of urban renewal. d) That all applicable regulations of the Ordinance will be observed. Prior to granting such regulated use, the Community and Economic Development Department shall give due Notice of Receipt of any application under consideration (Notice of Application) to all persons to whom any real property within 300 feet of the premises in question shall be assessed, and to the occupants of all single-, two-, three-, and four-family buildings and to the managers of all multi-unit buildings over four families (who shall be requested to post such notice in an appropriate location within the multi-unit building) and to all places of business within 300 feet, and to any neighborhood improvement organizations known to exist in the area (who have informed the Community and Economic Development Department in writing of their existence). Such notice shall be delivered personally or by mail addressed to A copy of the decision of the Community and Economic Development Department shall be mailed to the applicant and to all persons responding to the Notice of Application. Within 14 calendar days after the Community and Economic Development Department has mailed a copy of the decision, the applicant or any person owning property, residing or doing business within 300 feet of the premises in question, or any neighborhood improve- 56 I I I I �DETROIT ZONING ORDINANCE § 66.0000 66.0,103 It shall be unlawful to hereafter establish any Adult Bookstore, Adult Motion Picture Theatre, Adult Mini Motion Picture Theatre, or Group "D" Cabaret in a B4, B5 or B6 zoned District if the proposed location is within 500 feet of a Residentially Zoned District. This prohibition shall be waived upon the presentment to the Community and Economic Development Department 0 1:~ a validated petition requesting such waiver, signed by 51 % of those persons owning, residing, or doing business within 500 feet of the proposed location. ment organization in the area, has the right to appeal such decision by filing a written protest with the Community and Economic Development Department. If a written protest is filed with the Community and Economic Development Department within the allotted 14 calendar days, the decision of the Community and Economic Development Department shall not take effect, and the Written protest, together with the original application and the entire petition file, shall be referred by the Community and Economic Development Department to the Board of Zoning Appeals for the scheduling of a Public Hearing and for further action. In addition, if the written protest was filed by other than the applicant or his official representative the Community and Economic Development Department shall inform the applicant that a written protest has been received and therefore, the original decision will not take effect, and the matter has been referred to the Board of Zoning Appeals for Public Hearing and for further action. It shall be the responsibility of the person or organization who filed the written protest, or his representative, to attend the Public Hearing held by the Board of Zoning Appeals and to give proper testimony as to why the original decision of the Community and Economic Development Department should not take effect. The Commissioner [Director] of the Department of Buildings and Safety Engineering shall adopt rules and regulations governing the procedure for securing the petition of consent provided for in this section of the Ordinance. The rules shall provide that the circulator of the petition requesting a waiver shall subscribe to an affidavit attesting to the fact that the petition was circulated in accordance with the rules of the Department of Buildings and Safety Engineering and that the circulator personally witnessed the signatures on the petition and that the same were affixed to the petition by the person whose name appeared thereon. The Community and Economic Development Department shall not consider the waiver of locational requirements set forth in Section 66.0000 to 66.0102 until the above described petition, if required shall have been filed and verified. If, however, no written protest is filed with the Community and Economic Development Department within the allotted 14 calendar days, the original decision of the Community and Economic Development Department shall be deemed final and shall take effect. (Ord. No. 742-G, § 1, 10-24-72; Ord. No. 891-G, § 1, 4-23-74; Ord. No. 916-G, § 1, 6-25-74) Case law annotation-Forms of nudity in establishments serving alcoholic beverages may be regulated without violating first amendment rights, Felix v. Young, 536 F.2d 1126 (6th Cir. 1976). 66.0200 Conditions and guarantees. Prior to the granting of a permit for any regulated use, the Community and Economic Development Department or the Board may impose any such conditions or limitations upon the establishment, location, construction, maintenance, or operation of the regulated use as may in its judgment be necessary for the protection of the public interest. Any evidence and guarantee may be required as 66.0102 The Board may waive the locational requirements, upon appeal, of any of the regulated uses if the findings required in Section 66.0lOl(a) through (d) can be made and after receiving a report and recommendation from the Community and Economic Development Department. 57 �§ 66.0000 DETROIT, MICHIGAN 67.0200 Personnel of the committee. proof that the conditions stipulated in connection therewith will be fulfilled. The Industrial Review Committee shall consist of a staff member permanently assigned from each of the following agencies: (Ord. No. 916-G, § 1, 6-25-74) 66.0300 Effect of denial. Community and Economic Development Department Detroit Department of Health-Bureau of Occupational Health Wayne County Department of Health-Division of Air Pollution Control Fire Marshal City Planning Commission No application for a regulated use which has been denied wholly or in part shall be resubmitted for a period of one year from the date of said order of denial, except on the grounds of new evidence or proof of changed conditions. 66.0400 Revocation. The head of the respective agencies shall appoint a qualified representative to serve on the Committee and shall also appoint a qualified alternate representative who shall serve in the absence of the representative. In any case where a permit for regulated use has not been obtained within six months after the granting thereof, the grant shall become null and void. 66.0500 Reconstruction of damaged regulated uses. (Ord. No. 407-G, § 1, 2-18-69; Ord. No. 916-G, § 1, 6-25-74) Nothing in this Ordinance shall prevent the reconstruction, repairing, or rebuilding and continued use of any building or structure, the use of which makes it subject to the controls of this Section 66.0000, which is damaged by fire, collapse, explosion, or Act of God, provided that the expense of such reconstruction does not exceed sixty (60) percent of the assessed valuation of the building or structure at the time such damage occurred. Provided, that where the reconstruction, repair or rebuilding exceeds the above stated expense, the re-establishment of the use shall be subject to all the provisions of this Section 66.0000, and further provided, that the re-established use complies with the offstreet parking requirements of Section 47.0100. 67.0300 Officers. The representative from the Community and Economic Development Department shall serve as chairman of the Committee and he shall designate a person to serve as secretary. (Ord. No. 916-G, § 1, 6-25-74) 67.0400 Duties and functions. The Industrial Review Committee shall serve in an advisory capacity to the Community and Economic Development Department and the Board of Zoning Appeals by reviewing and making recommendations regarding the advisability of permitting Permitted with Approval uses to locate in certain industrial areas where specified in Sections 101.0000 through 105.0000, and 116.0000, of this Ordinance. When requested, the Committee shall review and investigate the site plan, the operating characteristics and processes, the type of machinery and equipment proposed or any other facet of the proposed industry, especially as regards external emissions such as noise, vibration, smoke, odor, noxious gas, dust, dirt, glare, heat, or other 67 .0000 Industrial review committee. 67.0100 Industrial review committee-Creation. There is hereby established an Industrial Review Committee which shall perform its duties and exercise its powers as provided below. 58 I I I �DETROIT ZONING ORDINANCE 68.0000 Fees. discharge or emission that may be harmful to adjacent or surrounding land uses. The Committee shall submit its report to the Community and Economic Development Department or the Board of Zoning Appeals and recommend that the use be permitted, denied, or be permitted subject to certain changes or alterations such as the installation or deletion of mechanical devices or equipment, changes in construction details provision of yards, fencing, setbacks, or any other change deemed desirable to properly blend the proposed use into the area. All applications for amendments, permitted with approval uses, regulated uses, changes, alterations, or appeals, from any person, firm, organization, or corporation, shall be accompanied by any required fee to be used for the purpose of defraying the costs of processing said application. The amount of said fee shall be as fixed by the City Council. 69.0000 Violations and penalties. The enforcing official, through the Corporation Counsel, shall institute any appropriate action or proceeding in law or equity to prevent, restrain, correct, or abate any violation of the provisions of this Ordinance. Any permit approved under the terms of this Ordinance shall be revocable should any of the conditions under which it is issued not be fulfilled. (Ord. No. 916-G, § 1, 6-25-74) 67.0500 Meetings, records, and procedures. The Committee shall meet at the call of the chairman so as to act satisfactorily upon all matters which may properly come before it. Records shall be kept of all meetings of the Committee assembled. Under the direction of the chairman, the Committee may consider proposed uses either in committee assembled or individually. Under the latter procedure, each Committee member shall communicate his findings and recommendations to the chairman who shall keep records of all such findings. In any proceeding for the violation of any provision of this Ordinance by the parking, storing, or placing of a motor vehicle on land or premises, the registration plate displayed on such motor vehicle shall constitute in evidence a prima facie presumption that the owner of such motor vehicle was the person who parked, stored, or placed such motor vehicle at the point where such violation occurred. Each member shall consider only those aspects of the proposed use which relate to his area of special competence. If he determines that the use will not be injurious or obnoxious to other uses, he shall indicate his approval of the proposed use. Any person, firm, or corporation, or anyone acting in behalf of said person, firm, or corporation, violating any provisions of this Ordinance shall, upon conviction, be subject to a fine of not more than five hundred dollars nor less than two hundred and fifty dollars for each offense or to imprisonment in the Detroit House of Correction for a period of not more than ninety (90) days or to both such fine and imprisonment in the discretion of the court. Each day that a violation is continued shall constitute a separate offense. In the case of firms or associations, the penalty may be imposed upon the partners or members thereof, and in the case of corporations, upon the officers thereof. Where necessary and possible, to effectively minimize undesirable characteristics of the proposed use, he shall recommend control devices-mechanical, structural, or other-and recommend approval of the proposed use as adjusted. When all members of the Committee have submitted their reports, the chairman shall compile said reports and submit the Committee's recommendation to the Community and Economic Development Department or the Board of Zoning Appeals, who shall act in accordance with its rules of procedure. If § 69.0000 (Ord. No. 916-G, § 1, 6-25-74) Supp.No.a 69 �§ 69.0000 DETROIT, MICHIGAN The imposing of sentence under this section shall not be construed as excusing or permitting the continuation of any violation. 70.0000 Establishment of districts. designated in this ordinance with the addition of the suffix "H". When a district zoning designation is followed by the letter "H"; E.G. , Rl-H, the property within such area shall also comply with the requirements of the Code of the City of Detroit for the Preservation of Historic Landmarks and Districts (attached to this Ordinance as Appendix "C"). It is included solely for reference purposes and is not, and shall not be construed to be, a part of this ordinance. For the purpose of this Ordinance the City of Detroit is hereby divided into the following districts: Note: Historic districts are further identified on the zoning district maps by use of a pattern of dots. 70.0100 Residential districts. Rl Single-Family Residential District R2 Two-Family Residential District R3 Low Density Residential District R4 Thoroughfare Residential District R5 Medium Density Residential District R6 High Density Residential District (Ord. No. 407-G, § 1, 2-18-69) (Ord. No. 544-G, § 1, 10-27-70) Case law annotation-Zoning spacing requirements upheld; Young v. American Mini Theatre, 427 U.S. 50, 96 S.Ct. 2440, 49 L.ED.2d 310 (1976). ARTICLE VII. ZONING DISTRICTS 71.0000 Maps. The location and boundaries of the zoning districts established by this Ordinance are set forth on the zoning district maps which are contained in Article XV of this Ordinance and are an integral part hereof. 70.0200 Business districts. Bl Restricted Business District B2 Local Business District B3 Shopping District B4 General Business District B5 Major Business District B6 General Services District ARTICLE VIII. RESIDENTIAL DISTRICTS 80.0000 General requirements. 70.0300 Industrial districts. Ml Limited Industrial District M2 Restricted Industrial District M3 General Industrial District M4 Intensive Industrial District M5 Special Industrial District 80.0100 Uses permitted as a matter of right. Permitted uses of land or buildings, as hereinafter listed, shall be permitted in the districts indicated under the conditions specified. No building, structure, or zoning-lot shall be devoted to any use other than a use permitted hereinafter in the zoning district in which such building, structure, or land is located. 70.0400 Special districts. PD Planned Development District Pl Open Parking District PC Public Center District PCA Restricted Central Business District TM Transitional-Industrial District Wl Waterfront-Industrial District SDl Special Development District SD2 Special Development District Uses existing on the effective date of this Ordinance and rendered non-conforming by the provisions hereof shall be subject to the regulations of Article V governing non-conforming uses. The growing of vegetables, fruits, flowers, trees, grasses, and shrubs, shall be permitted in all districts, provided such use is not operated for profit. 70.0500 H. historic districts. Any area which has been designated by the City Council as a historic district shall be Supp.No.3 60 I I 1 �--DETROIT ZONING ORDINANCE § 80.0000 date of this Ordinance of a lesser width or area than that required, provided all other requirements of the district in which it is located are met. In no instance, however, shall a two-family dwelling be established on a lot having a width of less than forty (40) feet or an area of less than 4,000 square feet. 80.0300 Permitted with approval uses. Permitted with Approval uses, as hereinafter listed, may be permitted in the districts indicated under the conditions specified or any other conditions as may be required by the Community and Economic Development Department or Council in accordance with the provisions of Article VI, Section 65.0000. 80.0404 In the R3, R4, R5, and R6 Districts, a multiple-family dwelling may be established on a lot of record on the effective date of this Ordinance of a lesser width or area than that required, provided all other requirements of the district in which it is located are met. In no instance, however, shall a multiple-family dwelling be established on a lot having a width of less than fifty (50) feet or an area of less than 6,000 square feet. 80.0400 Lot size requirements. Lot size requirements are specified under each zoning district in this Article. In addition, the following regulations shall be observed: 80.0401 No use shall be established on a lot platted and recorded after the effective date of this Ordinance which is of less area or width than prescribed hereinafter for such use in the zoning district in which it is to be located. This provision shall not apply where approvals have been given for the division of recorded lots in accordance with the City of Detroit Subdivision Control Ordinance. If parts of two or more parcels of land, any part of which was platted and identified as a single unit on a plat officially approved and recorded prior to the effective date of this Ordinance, are combined to create a zoninglot upon which a building for residential purposes is to be built, the ensuing zoninglots shall be no smaller in width or area than the larger or largest of such parcels which were platted and identified as a single unit on a plat officially approved and recorded prior to the effective date of this Ordinance, excepting that no zoning-lot so created need be larger than the minimum size as specified for the district in which it is located. 80.0405 Unless otherwise specified lot width shall be measured at a distance of twenty (20) feet from the front line of the subject zoning-lot. (Ord. No. 492-G, § 1, 2-10-70) 80.0500 Yard requirements. Yards shall be provided as set forth under each zoning district as hereinafter indicated, or as may be adjusted by the Community and Economic Development Department for permitted with approval uses, and shall be unobstructed from the ground level to the sky, except as permitted in Article IV, Section 45.0800. 80.0501 Exceptions to the Required Depth of Front Yards. Front yards of zoning-lots used for residential purposes shall be increased or may be reduced in accordance with the following conditions: a) In the event one or both of the existing abutting residential dwellings has been erected at the rear one-half of the zoning-lot, said dwelling shall be disregarded for purposes of computing the required front yard and said zoning-lot shall be considered to be vacant for purposes of this section. 80.0402 In the Rl, R2, R3, R4, R5, and R6 Districts, a single-family detached dwelling, parsonage, rectory, or parish house may be established on a lot of record on the effective date of this Ordinance regardless of the size of the lot, provided that all other requirements of this Ordinance are met. 80.0403 In the R2, R3, R4, R5, and R6 Districts, a two-family dwelling may be established on a lot of record on the effective b) In cases wherein residential dwellings having a front yard greater than 61 �§ 80.0000 DETROIT, MICHIGAN front wall of the proposed building shall he located on or to the rear of this line. (3) In such cases where the zoning-lot to he built upon is hounded on one side by a street or alley and on the other side by a zoning-lot already built upon with a front yard less than twenty (20) feet or more than twenty (20) feet in depth, the required minimum depth of the front yard for the zoning-lot to be built upon shall he equal to the existing depth of the front yard on the adjoining lot. twenty (20) feet in depth have been erected on both sides of a zoning-lot, the required front yard of the zoninglot to he built upon shall he at least as large as the smaller front yard of the adjacent residential dwellings. c) In cases wherein residential dwellings having front yards of less than twenty (20) feet or more than twenty (20) feet in depth have been erected on one or both sides of a subject lot, except as regulated in paragraph h) above, the required front yard of the zoning-lot to he built upon may he reduced or shall he increased in accordance with the following rules: 80.0502 Special Provisions for Side Yards for Single- or Two-family Dwellings: (1) In cases where the zoning-lot to he built upon is situated between two zoning-lots both of which have been built upon, and either or both of which has a front yard less than twenty (20) feet or more than twenty (20) feet in depth, the center point of the front wall of the proposed structure shall he located on, or to the rear of, a straight line drawn between the center points of the front walls of the existing buildings on the two zoning-lots above described. (2) In such cases where the zoning-lot to he built upon has a lot on one side not built upon hut there is a zoning-lot on the other side already built upon with a front yard less than twenty (20) feet or more than twenty (20) feet in depth, the required minimum depth of the front yard for the lot to he built upon shall he determined as follows: A straight line shall he drawn between the center point of the front wall of the existing building and a point twenty (20) feet inside of the front lot line and eighty (80) feet distant from the zoning-lot to he built upon and on the other side thereof. The center point of the a) Side yards on zoning-lots of less than minimum width. The required combined width of side yards may he reduced by six inches for each foot or major fraction thereof by which the width of such lot is less than that required, provided that the combined width of both side yards shall not he less than ten feet, six inches (10' 6"), nor shall the width of either side yard he less than three feet. h) Side yards on zoning-lots abutting an alley and whose width is less than thirty-five (35) feet shall he as follows: The required combined width of side yards may he reduced by nine-tenths of a foot for each foot or major fraction thereof by which the width of such lot is less than thirty-five (35) feet, provided that the combined width of both side yards shall not he less than six feet, nor shall the width of either side yard he less than three feet. In no instance, however, shall a two-family dwelling he established on a lot having a width of less than forty feet or an area of less than 4,000 square feet. c) ~hen a single-family detached dwelling 1s constructed having an attached 62 .1 J I �DETROIT ZONING ORDINANCE provide a side yard of not less than twenty (20) feet. garage or carport as part of the principal building, the combined width of the required side yards may be reduced to eight feet. In no case, however, shall either side yard be less than three feet. (Ord. No. 407-G, § 1, 2-18-69; Ord. No. 492-G, § 1, 2-10-70; Ord. No. 515-G, § 1, 6-16-70) 80.0600 Building bulk, yard, and recreational space requirements. d) Side Yard. Each Zoning-Lot upon which a Two-Family Dwelling is placed or erected in which the dwelling units are located one behind the other, shall provide minimum side yards of not less than ten feet on each side. Building bulk, yard, and recreational space requirements are expressed either in terms of mm1mum yard requirements, maximum building height, and maximum lot coverage; or in terms of floor area ratio, recreational space ratio, and minimum yard requirements. The floor area ratio shall determine the maximum permissible floor area for the building or buildings (total floor area of both principal and accessory buildings exept as herein specifically exempted) as related to the area of the zoning-lot, and the recreational space ratio shall determine the minimum amount of recreational space to be provided on the zoning-lot. 80.0503 Rear and Side Yard Exceptions for multiple dwellings. a) Rear Yard. Each zoning-lot upon which a multiple dwelling is placed or erected in which the only entrance of a unit within the structure opens directly on a rear yard, shall provide a rear yard of not less than forty-five (45) feet, and the five feet nearest the structure shall not be used for vehicular parking. If the balance of the yard is utilized for vehicular parking purposes, the five feet or greater space shall be separated from the parking area by precast concrete wheel stops or their equivalent, at least six inches in height, and located on the parking area not less than three feet from the edge of the five feet or greater space. Firmly implanted bumper guards located at the edge of the parking area may be substituted for the above required wheel stops. 80.0601 Bulk Requirements. The following formula shall be used where specified hereinafter for computing the maximum permitted floor area of structures on a zoning-lot. a) b) Side Yard. If any side yard is used in whole or in part for vehicular parking, the five feet nearest the principal building shall not be used for vehicular parking or driveway purposes, and this five feet or greater space shall be separated from the balance of the yard by a barrier as described in a) above. c) Side Yard. Each zoning-lot upon which a multiple dwelling is placed or erected in which the only entrance of a unit within the structure opens directly on a side yard not abutting a street, shall t § 80.0000 The Floor Area Ratio, hereinafter referred to as the FAR, shall be used to determine the maximum amount of floor area which may be built on a zoning-lot. The maximum permitted floor area shall be determined by multiplying the zoning-lot area, in square feet, by the FAR. The resulting figure (the maximum permitted floor area) shall include all the floor areas of all the floors of a building or buildings on the zoning-lot, measured from the exterior faces of exterior walls or from the centerlines of party walls and shall include elevator shafts and stairwells at each floor, interior balconies and mezzanines, and enclosed porches, but need not include the following areas: (1) areas below the first or ground floor not used for living room, dining room, kitchen, or sleeping accommodations; 63 �DETROIT, MICHIGAN § 80.0000 area is an integral part of the principal building, floor areas in accessory parking structures, or any area described in Section 80.0601 a)(l) through (6). Required recreational space shall be determined by multiplying the gross floor area of all existing and proposed structures, by the RSR. The resulting figure ·(the · mi:O:imum required recreational space) shall include only that part of the ground area of a zoning-lot which: (2) attic space providing structural headroom of less than seven feet, six inches; (3) unenclosed steps; (4) any floor area devoted exclusively and permanently to non-commercial recreational use, but not to exceed fifteen (15) percent of the entire floor area of the building; (5) any floor area, on or above the first or ground floor, devoted exclusively and permanently to the housing of building service equipment, including heating, air conditioning, mechanical, electrical, or similar equipment; (6) exterior terraces, balconies and mezzanines, breezeways, and open porches; (7) any space devoted exclusively to off-street parking or loading when said space is an integral part of a principal building unless said building is a parking structure; (8) floor spaces which are not more than twenty (20) feet above established grade and in accessory parking structures. (I) is devoted to outdoor recreational space, greenery, or service space for household activities which are normally carried on outdoors, and (2) is not devoted to private roadways open to vehicular transportation, access drives, accessory off-street parking space or aisles, or accessory off-street loading berths, and (3) contains no structures on the ground except (i) open porches (ii) terraces (iii) recreational or drying yard equipment (iv) arbors, trellises, walls or fences, bird baths, ornamental features, window boxes or other planting boxes (v) flagpoles, and (4) is accessible to the occupants of all dwelling units within the structure, and (5) is located in a side or rear yard and has a mm1mum dimension of eighteen (18) feet if the development it is serving has nine (9) or less dwelling or rooming units, or is so located and has a minimum dimension of twenty-five (25) feet if the development it is serving has ten (IO) or more dwelling or rooming units. All required recreational spaces shall comply with the minimum dimension described above and said dimension shall be measured along a perpendicular drawn The formula is as follows: Maximum Floor Area Floor Area Ratio = Lot Area X 80.0602 Recreational Space Requirements: a) The Recreational Space Ratio, hereinafter referred to as the RSR, shall be used to determine the minimum required amount of recreational space to be provided on a zoning-lot. As used below, gross floor area shall include all the floor areas of all the floors of a building or buildings on the zoning-lot, measured from the exterior faces of exterior walls or from the centerlines of party walls and shall include elevator shafts and stairwells at each floor, interior balconies and mezzanines, and enclosed porches, but need not include any area devoted exclusively to offstreet parking or loading when said 64 �DETROIT ZONING ORDINANCE from any point on one side of the recreational space to the opposite side, and (6) is unobstructed between the ground and the sky, except that not more than twenty-five percent (25 % ) of the total recreational space provided on any zoning-lot may be roofed, and in such case not more than fifty percent (50 % ) of the perimeter of the roofed section shall be enclosed. The Community and Economic Development Department may modify the provisions of this paragraph (6) when said modification may be accomplished without substantially deviating from the spirit, intent, and purpose of this Ordinance. (iii) Design and safety precautions. Such recreational space on a roof shall be suitably surfaced and shall be protected by a parapet or railing in accordance with the safety regulations of the Department of Buildings and Safety Engineering. (iv) Accessibility. Such recreational space shall be accessible to the occupants of all dwelling units within the structure. (2) Substitution of private balcony, private patio, or similar private area. Each square foot of recreational space on a private balcony, private patio, or similar private area, as determined by the enforcing official, may be substituted for one square foot of ground or roof recreational space provided the following conditions are met: (i) Minimum dimension and area. Such areas shall have a minimum dimension of four feet six inches (4'6"), measured perpendicularly from one side to the other side, and a minimum net area of twenty-two and a half (22 ½) square feet. (ii) No obstructions. Such areas shall be free of all obstructions, except arbors, trellises, window boxes or other planting boxes, awnings or canopies, recreational or clothes drying equipment. (iii) Safety precautions. Such areas shall be protected in accordance with the safety regulations of the Department of Buildings and Safety Engineering. Provided, that at least fifty percent of the total required recreational space shall be accessible to all residents and shall be provided on the ground or roof, and further provided, that when a portion of the recreational space is provided on a b) Recreational space on a roof, or private balcony, private patio, or similar private area may be substituted for ground recreational space in accordance with the following: (1) Substitution of roof space. Each square foot of recreational space on a roof may be substituted for one square foot of ground recreational space provided the following conditions are met: (i) Minimum dimension. Such recreational space on a roof shall have a minimum dimension of fifteen feet, measured from inside of parapet or railing to inside of parapet or railing, or to the exterior face of any wall or other obstruction projecting above roof level. (ii) No obstructions. Such recreational space on a roof shall be free of all obstructions, except for arbors, trellises, window boxes or other planting boxes, awnings or canopies, flagpoles, plumbing or air vents, recreational or clothes drying equipment. I § 80.0000 65 �§ 80.0000 DETROIT, MICHIGAN private balcony or similar area, the minimum dimension of the required ground or roof space may be adjusted by the Community and Economic Development Department when this can be accomplished without deviating from the spirit, intent, and purpose of this Ordinance. In no instance, however, shall the minimum ground or roof dimension be less than twelve (12) feet. The formula is as follows: Minimum Recreational Space = Gross Floor Area X Recreational Space Ratio where the zoning-lot abuts or is across a street, alley, easement, or other public rightof-way, for at least fifty (50) feet, either the Detroit River or a public open space, other than a street right-of-way, which is not less than five acres in area and not less than two hundred feet deep, measured perpendicularly to the common zoning-lot or parcel line. 80.0700 Height requirements. Buildings and structures shall comply with height limitations as may be specified in each district. 80.0800 Lot coverage requirements. Buildings and structures shall comply with lot coverage limitations as may be specified in each district. 80.0603 Side Yard Requirements: a) Formula "A" for determining each required side yard shall be computed by adding the length of the building in feet, as measured in overall dimensions along the adjoining zoning-lot line, to twice the height of the building in feet, and dividing the resultant sum by fifteen (15). The formula is as follows: 80.0900 Signs. Signs shall be classified and permitted in accordance with the regulations specified in Article XIII. 80.1000 Off-street parking and loading requirements. Off-street parking and loading facilities shall be provided in accordance with the regulations set forth in Article IV, Section Yard = Length + 2 (height) 15 47.0000. In no instance, however, shall a side yard be less than five feet. 81.0000 Rl Single-family district. b) Formula "B" for determining each required side yard shall be computed by adding the length of the building in feet, as measured in overall dimensions along the adjoining zoning-lot line, to twice the height of the building in feet, and dividing the resultant sum by six. The formula is as follows: residential This district is designed to protect and preserve quiet, low-density residential areas now primarily developed and those areas which will be developed with single-family detached dwellings and characterized by a high ratio of home ownership. The regulations for this district are designed to stabilize and protect the essential characteristics of the district and to promote and encourage a suitable environment for activities associated with family life. To these ends, development is limited to a relatively low concentration and uses permitted as a matter of right are limited to single-family detached dwellings providing homes for the residents of the ·area. Additional related residential uses such as Yard= Length+ 2 (height) 6 In no instance, however, shall a side yard be less than five feet. 80.0604 Floor Area Ratio Bonus When Adjacent to a Large Public Open Space or the Detroit River. The floor area ratio may be increased by fifty (50) percent in all instances 66 I I I �DETROIT ZONING ORDINANCE § 81.0000 c) Where the proposed structure is a single-family detached dwelling and the majority of existing structures are two family detached dwellings, no restrictions shall be imposed which regulate the floor area or volume of the proposed structure within the context of this section. religious institutions, neighborhood centers, and utility uses necessary to serve the immediate area may be permitted with approval. 81.0100 Uses permitted as a matter of right. 81.0101 Single-family detached dwellings subject to approval by the enforcing official concerning the compatibility factors set forth in Section 81.0200. d) The front and side yards shall be as required in the appropriate sections of this ordinance. 81 .0102 Signs, as regulated by Article XIII e) The rear yard depth shall be within 25 % of the average depth of the rear yards of the eight (8) family units used to calculate the average floor area, as determined under Subsection B above but shall not be less than 30 feet in depth. 81.0103 Uses accessory to single-family detached dwellings when incidental to and on the same zoning-lot as the principal use (Ord. No. 843-G, § 1, 8-14-73) 81.0200 Compatibility requirements. The enforcing official shall investigate each proposed dwelling unit for which a permit is being requested to determine compliance with the following listed compatibility requirements: f) Driveways, Garages, Parking Spaces: 1. If the dwelling unit to be constructed is built without an attached garage, there shall be a solid paved access from the street to a paved parking area, a minimum of 20 feet by 20 feet in size, located completely in the rear yard. Said parking area and access shall be paved with a surface having an asphaltic or Portland cement binder. If the zoning lot is less than 35 feet in width, as measured at the front line of the proposed building, access to the parking area shall be from either an adjoining street or alley. 2. If the dwelling unit to be constructed is built with an attached garage, there shall be a solid paved access from the street to the attached garage. Said access shall be paved with a surface having an asphaltic or Portland cement binder. a) The proposed dwelling unit shall generally conform to the adjacent detached dwelling structures relative to floor area, volume and use of materials, the floor area used herein refers to habitable floor area and does not include cellars, unfinished attics, porches, attached garages, etc. b) The floor area of the proposed unit shall be no less than 90 % of an average floor area, which average is calculated from the floor areas of the eight (8) nearest dwelling units to the proposed unit. The eight units utilized for the measurements of an average shall be the eight contiguous units on the same block face as the proposed dwelling unit, where possible, or contiguous units directly across the street from the proposed dwelling unit as may be required to achieve the eight units. Dwelling units immediately adjacent to the proposed dwelling unit shall be given double value and the aggregate total of all values then divided by ten (10) to determine the average floor area. g) The front yard, side yard and the berm area between the sidewalk and the street paving shall be nursery grown sod installed on a minimum of four (4) inches of top soil. The rear yard shall be fine graded to insure proper grades and drainage. All construction debris 67 �§ 81.0000 DETROIT, MICHIGAN 81 .0302 Non-profit golf courses, swimming pools, tennis courts, or similar uses shall be removed. A site drawing indicating proposed site development shall be submitted with the request for permits. 81.0303 Non-profit neighborhood centers 81.0304 Off-street parking on the following described property and subject to the enumerated conditions: Where a zoning-lot abuts, or is separated by an alley or easement along its side zoning-lot line from, a business or industrial zone, that part of said zoning-lot abutting the business or industrial zone, alley, or easement, that is not less than thirty (30) feet wide nor more than seventy (70) feet wide, as measured from the district boundary at a point twenty (20) feet distant from the front line of rectangular shaped property, or if irregularly shaped property that portion abutting or across an alley or easement from the district boundary comprising a maximum area of 8,500 square feet may be used for the parking of private passenger vehicles, provided that any off-street parking spaces so furnished shall not in any way be considered as supplying required off-street parking facilities for new, converted, or expanded uses, as required under Section 47.0100 of this Ordinance, and further provided: h) A cellar (basement more than 50 % below grade) or crawl space is mandatory. i) Any person, firm, partnership or corporation, or an officer, department, commission, board or bureau of the City or any other agency aggrieved by a decision of an enforing officer relative to the above compatibility requirements may appeal in writing to the Board of Zoning Appeals. The Board may modify or waive the requirements of this section if its finds that such modification or waiver: (1) will not be injurious to the contiguous property and will not have a detrimental effect on the surrounding property and on the neighborhood and (2) will not substantially diminish or impair property values within the neighborhood. (Ord. No. 843-G, § 1, 8-14-73) 81.0300 Permitted with approval uses. The following uses, and uses accessory thereto, shall be permitted in the Rl district upon approval of the Community and Economic Development Department, or Council if specified, and subject to compliance with the provisions and standards set forth in Article VI, Section 65.0000 and to all conditions hereinafter listed. a) A front yard equal to the front yard of the abutting zoning-lot shall be provided. In those instances where the abutting lot or parcel of property is vacant, or where the principal building is located on the rear one-half of the lot, a front yard twenty (20) feet in depth shall be provided. 81.0301 Cemeteries, including those containing mausoleums, crematories, or columbaria; provided, that a written report of the Department's decision shall be filed with the Board of Zoning Appeals, which shall become final 30 days after the filing thereof unless within that time a protest against such decision is filed with the Board of Zoning Appeals signed by the applicant or by an owner of property within 300 feet of the premises in question. In such event the Board of Zoning Appeals shall approve or disapprove such use. b) A side yard at least ten feet wide shall be provided between the parking area and the zoning-lot line separating the parking area from any abutting property zoned in a residential district classification. c) An opaque fence or wall of wood or masonry construction, not less than four feet in height nor more than six feet in height, as measured from the surface of the parking area, shall be constructed and maintained in a neat and orderly appearance on the rear 68 I I 1 �II II DETROIT ZONING ORDINANCE zoning-lot line abutting, or along any alley or easement separating, the parking area from property zoned in a residential district classification. § 81.0000 other type of business, shall be conducted from or upon such premises. k) All ingress and egress to the parking area shall be over or across business or industrially zoned property, or from an alley separating the business or industrially zoned property from the parking area. Where no alley exists, and it is impossible or impractical to secure access over or across business or industrially zoned property, ingress and egress to the parking area shall be restricted to a strip of property, not more than twenty (20) feet in width, which abuts the business or industrial zone. d) A wall, four feet in height, as measured from the surface of the parking area, shall be constructed between the parking area and all required front or side yards. Said wall shall be constructed entirely of brick or have brick facing. e) In all instances where a wall or fence is required, said wall or fence shall be protected from possible damage inflicted by vehicles using the parking area by means of precast concrete wheel stops at least six inches in height, by firmly implanted bumper guards not attached to the wall or fence, or by other suitable barriers. l) f) All required front and side yards shall be kept free of refuse or debris and shall be landscaped with lawn or other ornamental horticultural materials which are to be maintained in a healthy, neat, and orderly condition at all times. If necessary to properly maintain the lawn or other ornamental horticultural materials, a water bib or other means of supplying water shall be provided. Where application of the width or area restrictions of this section prohibit the use of an entire zoning-lot which was in single ownership on the effective date of this Ordinance, the maximum permitted width or area may be increased; provided, that the portion of the zoning-lot in excess of the permitted width or area has a frontage of less than forty (40) feet as measured at a point twenty (20) feet distant from the front lot line or an area of less than 4,000 square feet. m) The Community and Economic Development Department may modify these requirements where a finding can be made that such modification will not be injurious to the contiguous or surrounding property and not contrary to the intent of the provisions of this Ordinance. g) The parking area shall be provided with pavement having an asphaltic or Portland cement binder so as to provide a permanent, durable, and dustless surface. It shall be graded and drained in conformance with the requirements of the City Plumbing Code so as to dispose of all surface water accumulation within the parking area. And further provided; that a written report of the Department's decision shall be filed with the Board of Zoning Appeals, which shall become final 30 days after the filing thereof unless within that time a protest against such decision is filed with the Board of Zoning Appeals signed by the applicant or by an owner of property within 300 feet of the premises in question. In such event the Board of Zoning Appeals shall approve or disapprove such use. h) If lighting is provided, all such lighting shall be subdued, shaded, and focused away from all dwellings. i) Signs shall be classified and permitted in accordance with the provisions of Article XIII. j) No business involving vehicular repair, service, sale or display for sale, or any 69 �§ 81.0000 DETROIT, MICHIGAN by means of precast concrete wheel stops at least six inches in height, by firmly implanted bumper guards not attached to the wall or fence, or by other suitable barriers. 81.0305 Open parking lots for private passenger vehicles, when accessory to any non-residential use permitted in this district, and when located on a separate zoning-lot and not involving any trade, business, profession, or occupation, and subject to compliance with the following: f) The location of all entrances and exits shall be determined or approved by the Department of Streets and Traffic [Department of Transportation]. a) A front yard at least twenty (20) feet in depth shall be provided excepting that the depth of the required front yard may be adjusted in accordance with the provisions set forth for residential dwellings in Section 80.0501. g) The parking area shall be provided with pavement having an asphaltic or Portland cement binder so as to provide a permanent, durable, and dustless surface. It shall be graded and drained in conformance with the requirements of the City Plumbing Code so as to dispose of all surface water accumulation within the parking area. b) A side yard at least ten feet wide shall be provided on each side, except that side which abuts an alley or non-residentially zoned property in which case no side yard is required. c) The required front and side yards shall be kept free of refuse or debris and shall be landscaped with lawn or other ornamental horticultural materials which are to be maintained in a healthy, neat, and orderly condition at all times. If necessary to properly maintain the lawn or other ornamental horticultural materials, a water bib or other means of supplying water shall be provided. 81.0306 Open parking lots for private passenger vehicles only, provided the parking lot is located within an area designated on the generalized land use plan of the Master Plan as non-residential. Such grants shall be subject to any conditions or restrictions as may be deemed necessary to properly protect the surrounding area. d) An opaque fence or wall of wood or masonry construction not less than four feet in height nor more than six feet in height, as measured from the surface of the par king area, shall be constructed and maintained in a neat and orderly appearance between the parking area and each front and side yard and on any rear or side zoning-lot line abutting or along any alley or easement separating the parking area from property zoned in a residential district classification. Said wall or fence shall have only such openings as may be required for ingress or egress. 81.0308 Public utility facilities without outdoor storage when operating requirements necessitate location within an Rl District in order to serve the immediate vicinity. e) In all instances required, said protected from ed by vehicles 81.0311 Public or parochial elementary or junior high schools. 81.0307 Parks, playgrounds, or similar recreational areas. 81.0309 Railroad rights-of-way, not including storage tracks, yards, or buildings. 81.0310 Religious institutions, as follows: a) Churches, chapels, temples, or synagogues b) Rectories, parsonages, or parish houses c) Monasteries, convents, seminaries, or religious retreats where a wall or fence is wall or fence shall be possible damage inflictusing the parking area 81 .0312 Public or parochial high schools; provided that a written report of the Depart- 70 I I I �DETROIT ZONING ORDINANCE ment's decision shall be filed with the Board of Zoning Appeals, which shall become final 30 days after the filing thereof unless within that time a protest against such decision is filed with the Board of Zoning Appeals signed by the applicant or by an owner of property within 300 feet of the premises in question. In such event the Board of Zoning Appeals shall approve or disapprove such use. 81.0400 Lot size requirements. Zoning-lot size requirements shall be as hereinafter specified for the indicated uses: 81.0401 Uses Permitted as a Matter of Right. For each single-family detached dwelling, a zoning-lot no less than fifty (50) feet in width and 5,000 square feet in area shall be provided. 81.0403 Permitted with Approval Uses Minimum Minimum Zoning-Lot Zoning-Lot Area Width Detached rectories, parsonages, or parish houses 5,000 sq. ft. 50' Non-profit neighborhood centers 10,000 sq. ft. 70' Religious institutions, except detached rectories, parsonages or parish houses 10,000 sq. ft. 70' Public or parochial schools As determined by the Community and Economic Development Department Bl .0500 Yard requirements. Yards shall be provided for each use in accordance with the following minimum requirements: 81 .0501 Uses Permitted as a Matter of Right. Each single-family detached dwelling shall provide yards in accordance with the following minimum requirements: Front Yard-20' Side Yards-14' combined 4' minimum Rear Y ard-30' 71 § 81.0000 �§ 81.0000 DETROIT, MICHIGAN 81.0503 Permitted with Approval Uses Front Yard Detached rectories, parsonages, or parish houses 20' 20' Non-profit neighborhood centers Religious institutions, except detached rectories, parsonages, or parish houses Cemeteries Rear Yard Side Yards 1 30' 14' combined 4' minimum Formula B 30' 30' 20' Formula B When a cemetery abuts or is across a street, alley, or easement from property zoned in a residential district classification, a twenty (20) foot yard shall be provided subject to the following conditions: 1) that no burials be permitted in said yard; and 2) that said yard be landscaped with grass and trees, shrubs, or other ornamental horticultural materials; and 3) that said yard be maintained in a neat and orderly condition at all times As determined by the Community and Economic Development Department Public or parochial schools Non-profit golf courses, tennis courts, swimming pools, or similar uses As determined by the Community Economic Development Department Public utility facilities, without outdoor storage 20' 15' each and 30' 81 .0504 Accessory Uses Side Yard Club houses, bath houses, or similar structures, on the grounds of non-profit golf courses, swimming pools, tennis courts, or similar non-profit uses 15' each Rear Yard 30' In cemeteries-warehouses, storage or maintenance buildings, mausoleums, crematories, or· columbaria Shall be located not less than 150' from the nearest private residential property line Stadiums or grandstands, in athletic fields Seating facilities shall be located not less than 150' from the nearest private residential property line See Section 80.0603 for formulas. 1 72 I �I II DETROIT ZONING ORDINANCE 81.0700 Height limitations. The district regulations are designed to promote a suitable environment for homes and for activities connected with family life. The only uses permitted as a matter of right are single- and two-family dwellings. Additional uses are permitted with approval. Buildings and structures shall comply with the following height limitations: 81.0701 Uses Permitted as a Matter of Right Maximum Height Single-family detached dwellings Accessory uses § 82.0000 82.0100 Uses permitted as a matter of right. 82.0101 Single-family detached dwellings subject to approval by the enforcing official concerning the compatibility factors set forth in Section 82.0200. 35' 1 story but not exceeding 15' 81.0703 Permitted with Approval Uses 82.0102 Two-family dwellings subject to approval by the enforcing official concerning the compatibility factors set forth in Section 82.0200. Maximum Height Detached rectories, parsonages, or parish houses 35' Non-profit neighborhood centers 35' Religious institutions, except detached rectories, parsonages, or parish houses 45' Public or parochial schools 45' Public utility facilities, without outdoor storage 35' Accessory uses 1 story but not exceeding 15' 82.0103 Signs, as regulated by Article XIII 82.0104 Uses accessory to any of the above permitted uses when incidental to and on the same zoning-lot as the principal use. (Ord. No. 843-G, § 1, 8-14-73) 82.0200 Compatibility requirements. The enforcing official shall investigate each proposed dwelling unit for which a permit is being requested to determine compliance with the following listed compatibility requirements: 81.0800 Lot coverage. 81.0801 Uses Permitted as a Matter of Right. The combined area occupied by all buildings shall not exceed thirty-five (35) percent of the area of the zoning-lot; provided, that on zoning-lots of less than 4,000 square feet in area the allowable percentage of lot coverage may be increased by one percent for each one hundred square feet by which the area of the zoning-lot is less than 4,000 square feet, with a maximum coverage in any such case not in excess of forty-five (45) percent. a) Single and two-family construction: 1. The proposed single-family detached dwelling unit shall comply with those requirements stated in Article VIII, Section 81.0200. 2. The proposed two-family dwelling unit shall generally conform to the adjacent two-family structures relative to floor area, volume and use of materials. The floor area used herein refers to habitable floor area and does not include cellars, unfinished attics, porches, attached garages, etc. 81 .0803 Permitted with Approval Uses. The combined area occupied by all buildings shall not exceed thirty-five (35) percent of the area of the zoning-lot. 82.0000 R2 Two-family residential district. b) The floor area of the proposed unit shall be no less than 90 % of an average floor area, which average is calculated from the floor areas of the eight (8) nearest This district is designed to protect and enhance those areas developed or likely to develop with single- or two-family dwellings. 73 �§ 82.0000 DETROIT, MICHIGAN 2. If the dwelling unit to be constructed is built with an attached garage, there shall be a solid paved access from the street to the attached garage. Said access shall be paved with a surface having an asphaltic or Portland cement binder. dwelling units to the proposed unit. The eight units utilized for the measurement of an average shall be the eight contiguous units on the same block face as the proposed dwelling unit, where possible, or contiguous units directly across the street from the proposed dwelling unit as may be required to achieve the eight units. Dwellings units immediately adjacent to the proposed dwelling unit shall be given double value and the aggregate total of all values then divided by ten (10) to determine the average floor area. g) The front yard, sideyard and the berm area between the sidewalk and the street paving shall be nursery grown sod installed, on a minimum of four (4) inches of top soil. The rear yard shall be fine graded to insure proper grades and drainage. All construction debris shall be removed. A site drawing indicating proposed site development shall be submitted with the request for permit. c) Where the proposed structure is a two-family detached dwelling unit and the majority of existing structures are single-family detached dwelling units, no restrictions shall be imposed which regulate the floor area or volume of the proposed structure within the context of this section. h) A cellar (basement more than 50 % below grade) or crawl space is mandatory. i) d) The front and side yards shall be as required in appropriate sections of this ordinance. e) The rear yard depth shall be within 25% of the average depth of the rear yards of eight (8) family units used to calculate the average floor area as determined under Sub-section b above, but shall not be less than 30 feet in depth. f) Driveways, Garages, Parking Spaces: 1. If the dwelling 4-nit to be constructed is built without an attached garage, there shall be a solid paved access from the street to a paved parking area, a minimum of 30 feet by 20 feet in size, located completely in the rear yard. Said parking area and access shall be paved with a surface having an asphaltic or Portland cement binder. If the zoning lot is less than 35 feet in width, as measured at the front line of the proposed building, access to the par king area shall be from either an adjoining street or alley. Any person, firm, partnership or corporation, or an officer, department, commission, board or bureau of the city, or any other agency aggrieved by a decision of an enforcing officer relative to the above compatibility requirements may appeal in writing to the board of zoning appeals, the board may modify or waive the requirements .o f this section if it finds that such modification or waiver: (1) will not be injurious to the contiguous property and will not have a detrimental effect on the surrounding property and on the neighborhood and (2) will not substantially diminish or impair property values within the neighborhood. (Ord. No. 843-G, § 1, 8-14-73) 82.0300 Permitted with approval uses. The following uses, and uses accessory thereto, shall be permitted in the R2 District upon approval by the Community and Economic Development Department, or Board of Zoning Appeals if specified, and subject to compliance with the provisions and standards set forth in Article VI, Section 65.0000 and to all conditions as hereinafter listed. 74 I I �I II DETROIT ZONING ORDINANCE 82.0301 Cemeteries, including those containing mausoleums, crematories, or columbaria; provided, that a written report of the Department's decision shall be filed with the Board of Zoning Appeals, which shall become final 30 days after the filing thereof unless within that time a protest against such decision is filed with the Board of Zoning Appeals signed by the applicant or by an owner of property within 300 feet of the premises in question. In such event the Board of Zoning Appeals shall approve or disapprove such use. § 82.0000 b) A side yard at least ten feet wide shall be provided between the par king area and the zoning-lot line separating the parking area from any abutting property zoned in a residential district classification. c) An opaque fence or wall of wood or masonry construction, not less than four feet in height nor more than six feet in height, as measured from the surface of the parking area, shall be constructed and maintained in a neat and orderly appearance on the rear zoning-lot line abutting, or along any alley or easement separating, the parking area from property zoned in a residential district classification. 82.0302 Non-profit golf courses, swimming pools, tennis courts, or similar uses 82.0303 Non-profit neighborhood centers 82.0304 Off-street parking on the following described property and subject to the enumerated conditions: Where a zoning-lot abuts, or is separated by an alley or easement along its side zoning-lot line from, a business or industrial zone, that part of said zoning-lot abutting the business or industrial zone, alley, or easement, that is not less than thirty (30) feet wide nor more than seventy (70) feet wide, as measured from the district boundary at a point twenty (20) feet distant from the front line of rectangular shaped property, or if irregularly shaped property that portion abutting or across an alley or easement from the district boundary comprising a maximum area of 8,500 square feet may be used for the parking of private passenger vehicles, provided that any off-street parking spaces so furnished shall not in any way be considered as supplying required off-street parking facilities for new, converted, or expanded uses, as required under Section 47.0100 of this Ordinance, and further provided: d) A wall, four feet in height, as measured from the surface of the parking area, shall be constructed between the parking area and all required front or side yards. Said wall shall be constructed entirely of brick or have brick facing. e) In all instances where a wall or fence is required, said wall or fence shall be protected from possible damage inflicted by vehicles using the parking area by means of precast concrete wheel stops at least six inches in height, by firmly implanted bumper guards not attached to the wall or fence, or by other suitable barriers. f) a) A front yard equal to the front yard of the abutting zoning-lot shall be provided. In those instances where the abutting lot or parcel of property is vacant, or where the principal building is located on the rear one-half of the lot, a front yard twenty (20) feet in depth shall be provided. All required front and side yards shall be kept free of refuse or debris and shall be landscaped with lawn or other ornamental horticultural materials which are to be maintained in a healthy, neat, and orderly condition at all times. If necessary to properly maintain the lawn or other ornamental horticultural materials, a water bib or other means of supplying water shall be provided. g) The parking area shall be provided with pavement having an asphaltic or Portland cement binder so as to provide a 75 �§ 82.0000 DE11l0rl". MICHIGAN permanent, durable, and dustless surface. It shall be graded and drained in conformance with the requirements of the City Plumbing Code so as to dispose of all surface water accumulation within the parking area. be injurious to the contiguous or surrounding property and not contrary to the intent of the provisions of this Ordinance. And further provided; that a written report of the Department~s decision shall be filed with the Board of Zoning Appeals, which shall become final 30 days after the filing thereof unless within that time a protest against such decision is filed with the Board of Zoning Appeals signed by the applicant or by an owner of property within 300 feet of the premises in question. In such event the Board of Zoning Appeals shall approve or disapprove such use. h) If lighting is provided, all such lighting shall be subdued, shaded, and focused away from all dwellings. i) Signs shall be classified and permitted in accordance with the provisions of Article XIII. j) No business involving vehicular repair, service, sale or display for sale, or any other type of business, shall be conducted from or upon such premises. 83. 0305 Open par king lots accessory to any non-residential use permitted in the R2 District, when located on a separate zoninglot and not involving any trade, business, profession, or occupation, and subject to compliance with the following: k) All ingress and egress to the parking area shall be over or across business or industrially zoned property, or from an alley separating the business or industrially zoned property from the par king area. Where no alley exists, and it is impossible or impractical to secure access over or across business or industrially zoned property, ingress and egress to the parking area shall be restricted to a strip of property, not more than twenty (20) feet in width, which abuts the business or industrial zone. a) A front yard at least twenty (20) feet in depth shall be provided, excepting that the depth of the required front yard may be adjusted in accordance with the provisions set forth for residential dwellings in Section 80.0501. b) A side yard at least ten feet wide shall be provided on each side, except that side which abuts an alley or non-residentially zoned property, in which case no side yard is required. Where application of the width or area restrictions of this section prohibit the use of an entire zoning-lot which was in single ownership on the effective date of this Ordinance, the maximum permitted width or area may be increased; provided, that the portion of the zoning-lot in excess of the permitted width or area has a frontage of less than forty (40) feet as measured at a point twenty (20) feet distant from the front lot line or an area of less than 4,000 square feet. c) The required front and side yards shall be kept free of refuse or debris and shall be landscaped with lawn or other ornamental horticultural materials which are to be maintained in a healthy, neat, and orderly condition at all times. If necessary to properly maintain the lawn or other ornamental horticultural materials, a water bib or other means of supplying water shall be provided. m) The Community and Economic Development Department may modify these requirements where a finding can be made that such modification will not d) An opaque fence or wall of wood or masonry construction not less than four feet in height nor more than six feet in height, as measured from the surface of 1) 76 ' �I DETROIT ZONING ORDINANCE 82.0309 Railroad rights-of-way, not including storage tracks, yards, or buildings. the parking area, shall be constructed and maintained in a neat and orderly appearance between the parking area and each front and side yard, and on any rear or side zoning-lot line abutting or along any alley or easement separating the parking area from property zoned in a residential district classification. Said wall or fence shall have only such openings as may be required for ingress or egress. 82.0310 Religious institutions, as follows: a) Churches, chapels, temples, or synagogues b) Rectories, parsonages, or parish houses c) Monasteries, convents, seminaries, or religious retreats 82.0311 Public or parochial elementary or junior high schools e) In all instances where a wall or fence is required, said wall or fence shall be protected from possible damage inflicted by vehicles using the par king area by means of precast concrete wheel stops at least six inches in height, by firmly implanted bumper guards not attached to the wall or fence, or by other suitable barriers. f) § 82.0000 82.0312 Public or parochial high schools; provided that a written report of the Department's decision shall be filed with the Board of Zoning Appeals, which shall become final 30 days after the filing thereof unless within that time a protest against such decision is filed with the Board of Zoning Appeals signed by the applicant or by an owner of property within 300 feet of the premises in question. In such event the Board of Zoning Appeals shall approve or disapprove such use. The location of all entrances and exits shall be determined or approved by the Department of Streets and Traffic [Department of Transportation]. 82.0313 Town houses-maximum of eight in any group of attached town houses; provided, that a written report of the Department's decision shall be filed with the Board of Zoning Appeals, which shall become final 30 days after the filing thereof unless within that time a protest against such decision is filed with the Board of Zoning Appeals signed by the applicant or by an owner of property within 300 feet of the premises in question. In such event the Board of Zoning Appeals shall approve or disapprove such use. g) The parking area shall be provided with pavement having an asphaltic or Portland cement binder so as to provide a permanent, durable, and dustless surface. It shall be graded and drained in conformance with the requirements of the City Plumbing Code so as to dispose of all surface water accumulation within the parking area. 82.0306 Open parking lots for private passenger vehicles only, provided the parking lot is located within an area designated on the generalized land use plan of the Master Plan as non-residential. Such grants shall be subject to any conditions or restrictions as may be deemed necessary to properly protect the surrounding area. 82.0314 Multiple family dwellings when located on zoning-lots at least seventy (70) feet in width and 7,000 sq. ft. in area and designed for or occupied by not more than eight (8) families, as approved by the Community and Economic Development Department after hearing. Said structures shall have a maximum floor area ratio of 0.5 and minimum side yards of ten feet which shall be increased by one foot for each five feet or part thereof by which the structure exceeds fifty (50) feet in overall dimension along the side yard. Further, there shall be provided a 82.0307 Parks, playgrounds, or similar recreational areas. 82.0308 Public utility facilities without outdoor storage when operating requirements necessitate location within an R2 District in order to serve the immediate vicinity. 77 �§ 82.0000 DETROIT, MICHIGAN Minimum Zoning-Lot Area side yard of not less than thirty (30) feet for multiple dwellings containing principal or secondary entrances to one or more dwelling units along the side yard. A front yard of twenty (20) feet and a rear yard of thirty (30) feet shall be provided. And further provided, that a written report of the Department's decision shall be filed with the Board of Zoning Appeals, which shall become final 30 days after the filing thereof unless within that time a protest against such decision is filed with the Board of Zoning Appeals, signed by the applicant, or by an owner of property within 300 feet of the premises in question. In such event the Board of Zoning Appeals shall approve or disapprove such use. Single family detached dwellings Two-family dwellings 5,000 sq. ft. 6,000 sq. ft. Minimum Zoning-Lot Width 50' 55' 82.0403 Permitted with Approval Uses: Detached rectories, parsonages, or parish houses Non-profit neighborhood centers Religious institutions, except detached rectories, parsonages, or parish houses Public or parochial schools Group of attached town houses Each town house Multiple family dwellings (Ord. No. 407-G, § 1, 2-18-69) 82.0400 Lot size requirements. Zoning-lot size requirements shall be as hereinafter specified for the indicated uses: 5,000 sq. ft. 50' 10,000 sq. ft. 70' 10,000 sq. ft. 70' As determined by the Commission 7,000 sq. ft. 2,000 sq. ft. 70' 20' 7,000 sq. ft. 70' 82.0500 Yard requirements. Yards shall be provided for each use in accordance with the following minimum requirements: 82.0401 Uses Permitted as a Matter of Right 82.0501 Uses Permitted as Matter of Right. Front Yard Single-family detached dwellings 20' Two-family dwellings 20' Or as provided in Section 80.0502 Side Yards' 14' 4' 14' 4' combined minimum combined minimum Rear Yard 30' 30' 82.0503 Permitted with Approval Uses Detached rectories, parsonages, or parish houses Non-profit neighborhood centers Religious institutions, except detached rectories, parsonages, or parish houses Cemeteries 20' 20' 14' combined 4' minimum Formula B 30' 30' 20' Formula B 30' When a cemetery abuts or is across a street, alley, or easement from private property zoned in a residential district classification, a twenty (20) foot yard shall be provided subject to the following conditions: 1) that no burials be permitted in said yard; and 78 I �I I DETROIT ZONING ORDINANCE Front Yard § Side Yard 82.0000 Rear Yard 2) that said yard be landscaped with grass II and trees, shrubs, or other ornamental horticultural materials; and 3) that said yard be maintained in a neat and orderly condition at all times. As determined by the Community and Economic Development Department Public or parochial schools Non-profit golf courses, tennis courts, swimming pools, or similar uses As determined by the Community Economic Development Department Public utility facilities, without outdoor storage Town houses 20' 20' 15' Each Formula B and 30' 30' 82.0504 Accessory Uses Side Yards Club houses, bath houses, or similar structures on the grounds of non-profit golf courses, swimming pools, tennis courts, or similar non-profit uses 15' each In cemeteries-warehouses, storage or maintenance buildings, mausoleums, crematories, or columbaria Rear Yard 30' Shall be located not less than 150' from the nearest private residential property line Seating facilities shall be located not less than 150' from the nearest private residential property line Stadiums or grandstands, in athletic fields 1 See Section 80.0603 for formulas. (Ord. No. 545-G, § 1, 10-27-70) 82.0703 Permitted with Approval Uses 82.0700 Height limitations. Maximum Height Buildings and structures shall comply with the following height limitations: Detached rectories, parsonages, or parish houses Non-profit neighborhood centers Religious institutions, except detached rectories, parsonages, or parish houses Town houses 82.0701 Uses Permitted as a Matter of Right Maximum Height Single-family detached dwellings Two-family dwellings Accessory uses " 35' 35' 1 story but not exceeding 15' 79 35' 35' 45' 35' �§ 82.0000 DETROIT, MICHIGAN Maximum Height Public or parochial schools Public utility facilities, without outdoor storage Accessory Uses intended that this district be used primarily on local thoroughfares thereby encouraging a suitable environment for family life. Uses permitted as a matter of right include single and two-family dwellings, town houses, multiple-family dwellings, and community facilities necessary to serve a residential district. 45' 35' 1 story but not exceeding 15' 83.0100 Uses permitted as a matter of right. 82. 0800 Lot coverage. 83.0101 Single-family detached dwellings 82.0801 Uses Permitted as a Matter of Right. The combined area occupied by all buildings used for two-family dwellings and accessory buildings shall not exceed thirtyfive (35) percent of the area of the zoning-lot, provided, that on zoning-lots of less than 4,300 square feet in area, the allowable percentage of lot coverage may be increased by one percent for each one hundred square feet by which the area of the zoning-lot is less than 4,300 square feet, with a maximum coverage in any case not in excess of forty-five (45) percent. The combined area occupied by all buildings used for detached single-family dwellings and accessory buildings shall not exceed thirty-five (35) percent of the area of the zoning-lot, provided, that on zoning-lots less than 4,000 square feet in area the allowable percentage of lot coverage may be increased by one percent for each one hundred square feet by which the area of the zoning-lot is less than 4,000 square feet, with a maximum coverage in any such case not in excess of forty-five (45) percent. 83.0102 Two-family dwellings 83.0103 Town houses-maximum of ten in any group of attached town houses 83.0104 Multiple-family dwellings in which less than fifty (50) percent of the units in the structure are efficiency units 83.0105 Home occupations in conjunction with a dwelling unit subject to the following conditions: a) The entrance to the space devoted to such occupation shall be only from within the dwelling, the rear, or from a side entrance which is adjacent to a non-residential district. b) No external alteration to the dwelling shall be permitted which is not customary in residential buildings. c) No parking or storage of commercial vehicles on the premises. d) No articles are sold excepting those produced on the premises. 82.0803 Permitted with Approval Uses. The combined area occupied by all buildings shall not exceed thirty-five (35) percent of the area of the zoning-lot. e) No exterior display, or display of goods visible from outside the dwelling is permitted. f) 83.0000 R3 Low density residential district. No unreasonable use of lights, or nighttime operations shall be permitted. g) Signs shall be classified and permitted in accordance with the provisions of Article XIII. This district is designed as a low-density multiple-family district providing densities of approximately thirty units per acre. The regulations are designed to promote and encourage town or terrace house development, courts, and garden apartments. It is h) No such home occupation shall be noxious or offensive by reason of emission of noise, vibration, smoke, dust or other particulate matter, odor80 I ' �DETROIT ZONING ORDINANCE ous matter, heat, humidity, glare, refuse, or other objectionable emissions. 83.0000 83.0301 Cemeteries, including those containing mausoleums, crematories, or columbaria; Provided, that a written report of the Department's decision shall be filed with the Board of Zoning Appeals, which shall become final 30 days after the filing thereof unless within that time a protest against such decision is filed with the Board of Zoning Appeals signed by the applicant or by an owner of property within 300 feet of the premises in question. In such event the Board of Zoning Appeals shall approve or disapprove such use. 83.0106 Homes, centers, or schools for the care, boarding, or teaching of children I § 83.0107 The following residentially related uses: A. Open uses 1. The following non-commercial rec- reational uses: a) Golf courses h) Outdoor tennis courts c) Ice skating rinks d) Swimming pools 2. Parks or playgrounds 3. Railroad rights-of-way, not including storage tracks, yards, or buildings 83.0302 Fire or police stations 83.0303 Fraternity or sorority houses 83.0304 Multiple-family dwellings in which fifty (50) percent or more of the units are efficiency units. B. Community facilities 1. Religious uses as follows: a) Churches, chapels, temples, or synagogues b) Rectories, parsonages, or parish houses c) Monasteries, convents, seminaries, or religious retreats 2. Public libraries or museums 3. Non-commercial art galleries 4. Schools, excepting commercially operated vocational or trade schools 5. Non-profit neighborhood centers 83.0305 Non-profit educational institutions other than penal or correctional institutions or trade schools. 83.0306 Off-street parking on the following described property and subject to the enumerated conditions: Where a zoning-lot abuts, or is separated by an alley or easement along its side zoning-lot line from a business or industrial zone, that part of said zoning-lot abutting the business or industrial zone, alley, or easement, that is not less than thirty (30) feet wide nor more than seventy (70) feet wide, as measured from the district boundary at a point twenty (20) feet distant from the front line of rectangular shaped property, or if irregularly shaped property that portion abutting or across an alley or easement from the district boundary comprising a maximum area of 8,500 square feet may be used for the parking of private passenger vehicles, provided that any off-street parking spaces so furnished shall not in any way be considered as supplying required off-street parking facilities for new, converted, or expanded uses, as required under Section 47.0100 of this Ordinance, and further provided: C. Uses similar to the above specified uses 83.0108 Signs as regulated by Article XIII. 83.0109 Uses accessory to any of the above permitted uses when incidental to and on the same zoning-lot as the principal use. 83.0300 Permitted wi th approval uses. The following uses, and uses accessory thereto, shall be permitted in the R3 district upon approval by the Community and Economic Development Department, or Board of Zoning Appeals if specified, and subject to compliance with the provisions and standards as set forth in Article VI, Section 65.0000 and to all conditions as hereinafter listed. a) A front yard equal to the front yard of the abutting zoning-lot shall be provid- 81 �§ 83.0000 DETROIT, MICHIGAN horticultural materials, a water bib or other means of supplying water shall be provided. ed. In those instances where the abutting lot or parcel of property is vacant, or where the principal building is located on the rear one-half of the lot, a front yard twenty (20) feet in depth shall be provided. g) The parking area shall be provided with pavement having an asphaltic or Portland cement binder so as to provide a permanent, durable, and dustless surface. It shall be graded and drained in conformance with the requirements of the City Plumbing Code so as to dispose of all surface water accumulation within the parking area. b) A side yard at least ten feet wide shall be provided between the parking area and the zoning-lot line separating the parking area from any abutting property zoned in a residential district classification. c) An opaque fence or wall of wood or masonry construction, not less than four feet in height nor more than six feet in height, as measured from the surface of the parking area, shall be constructed and maintained in a neat and orderly appearance on the rear zoning-lot line abutting, or along any alley or easement separating, the parking area from property zoned in a residential district classification. h) If lighting is provided, all such lighting shall be subdued, shaded, and focused away from all dwellings. i) Signs shall be classified and permitted in accordance with the provisions of Article XIII. j) d) A wall, four feet in height, as measured from the surface of the parking area, shall be constructed between the parking area and all required front or side yards. Said wall shall be constructed entirely of brick or have brick facing. e) No business involving vehicular repair, service, sale or display for sale, or any other type of business, shall be conducted from or upon such premises. k) All ingress and egress to the parking area shall be over or across business or industrially zoned property, or from an alley separating the business or industrially zoned property from the par king area. Where no alley exists, and it is impossible or impractical to secure access over or across business or industrially zoned property, ingress and egress to the par king area shall be restricted to a strip of property, not more than twenty (20) feet in width, which abuts the business or industrial zone. In all instances where a wall or fence is required, said wall or fence shall be protected from possible damage inflicted by vehicles using the parking area by means of precast concrete wheel stops at least six inches in height, by firmly implanted bumper guards not attached to the wall or fence, or by other suitable barriers. 1) f) All required front and side yards shall be kept free of refuse or debris and shall be landscaped with lawn or other ornamental horticultural materials which are to be maintained in a healthy, neat, and orderly condition at all times. If necessary to properly maintain the lawn or other ornamental 82 Where application of the width or area restrictions of this section prohibit the use of an entire zoning-lot which was in single ownership on the effective date of this Ordinance, the maximum permitted width or area may be increased; provided, that the portion of the zoning-lot in excess of the permitted width or area has a frontage of less I J �DETROIT ZONING ORDINANCE I Ill § 83.0000 than forty (40) feet as measured at a point twenty (20) feet distant from the front lot line or an area of less than 4,000 square feet. maintain the lawn or other ornamental horticultural materials, a water bib or other means of supplying water shall be provided. m) The Community and Economic Development Department may modify these requirements where a finding can be made that such modification will not be injurious to the contiguous or surrounding property and not contrary to the intent of the provisions of this Ordinance. d) An opaque fence or wall of wood or masonry construction not less than four feet in height nor more than six feet in height, as measured from the surface of the par king area, shall be constructed and maintained in a neat and orderly appearance between the parking area and each front and side yard and on any rear or side zoning-lot line abutting or along any alley or easement separating the parking area from property zoned in a residential district classification. Said wall or fence shall have only such openings as may be required for ingress or egress. And further provided; that a written report of the Department's decision shall be filed with the Board of Zoning Appeals, which shall become final 30 days after the filing thereof unless within that time a protest against such decision is filed with the Board of Zoning Appeals signed by the applicant or by an owner of property within 300 feet of the premises in question. In such event the Board of Zoning Appeals shall approve or disapprove such use. e) In all instances where a wall or fence is required, said wall or fence shall be protected from possible damage inflicted by vehicles using the parking area by means of precast concrete wheel stops at least six inches in height, by firmly implanted bumper guards not attached to the wall or fence, or by other suitable barriers. 83.0307 Open parking lots for private passenger vehicles, when located on a separate zoning-lot and not involving any trade, business, profession, or occupation, and when accessory to uses permitted in this district, and subject to compliance with the following: f) The location of all entrances and exits shall be determined or approved by the Department of Streets and Traffic [Department of Transportation]. a) A front yard at least twenty (20) feet in depth shall be provided, excepting that the depth of the required front yard may be adjusted in accordance with the provisions set forth for residential dwellings in Section 80.0501. g) The parking area shall be provided with pavement having an asphaltic or Portland cement binder so as to provide a permanent, durable, and dustless surface. It shall be graded and drained in conformance with the requirements of the City Plumbing Code so as to dispose of all surface water accumulation within the parking area. b) A side yard at least ten feet wide shall be provided on each side, except that side which abuts an alley or non-residentially zoned property in which case no side yard is required. c) The required front and side yards shall be kept free of refuse or debris and shall be landscaped with lawn or other ornamental horticultural materials which are to be maintained in a healthy, neat, and orderly condition at all times. If necessary to properly 83.0308 Open parking lots for private passenger vehicles only, provided the parking lot is located within an area designated on the generalized land use plan of the Master Plan as non-residential. Such grants shall be subject to any conditions or restrictions as 83 �§ 83.0000 DETROIT, MICHIGAN may be deemed necessary to properly protect the surrounding area. 83.0400 Lot size requirements. Zoning-lot size requirement.s shall be as hereinafter specified for the indicated uses: 83.0309 Public utility facilities without outdoor storage when operating requirements necessitate location within an R3 District in order to serve the immediate vicinity. 83.0401 Uses Permitted as a Matter of Right 83.0310 Rooming houses Minimum Zoning-Lot Area Single-family detached dwellings Two-family dwellings Group of attached town houses Each town house Multiple-family dwellings Homes, centers, or schools for the care, boarding, or teaching of children Religious institutions, except detached rectories, parsonages, or parish houses Detached rectories, parsonages, or parish houses Public libraries or museums; non-commercial art galleries Schools, excepting commercially operated vocational or trade schools Non-profit neighborhood centers 5,000 6,000 7,000 2,000 7,000 sq. sq. sq. sq. sq. ft. ft. ft. ft. ft. Minimum Zoning-Lot Width 50' 55' 70' 20' 70' 7,000 sq. ft. 70' 10,000 sq. ft. 70' 5,000 sq. ft. 50' 10,000 sq. ft. 70' 10,000 sq. ft. 7,000 sq. ft. 70' 70' 83.0403 Permitted with Approval Uses Minimum Zoning-Lot Area Fraternity or sorority houses Non-profit educational institutions other than penal or correctional institutions or trade schools Multiple-family dwellings in which 50 percent or more of the units are efficiency units Rooming houses Minimum Zoning-Lot Width 7,000 sq. ft. 70' 7,000 sq. ft. 70' 7,000 sq. ft. 7,000 sq. ft. 70' 70' 83.0500 Yard requirements. Yards shall be provided for each use in accordance with the following minimum requirements: 84 I �DETROIT ZONING ORDINANCE § 83.0000 83.0501 Uses Permitted as a Matter of Right Front Yard Single-family detached dwellings; two-family dwellings; detached rectories, parsonages, or parish houses Town houses Multiple-family dwellings Homes, centers, or schools for the care, boarding, or teaching of children Religious institutions, except detached rectories, parsonages, or parish houses Public libraries or museums; non-commercial art galleries Schools, excepting commercially operated vocational or trade schools Non-profit neighborhood centers Non-profit swimming pools 20' Side Yards' Rear Yard 30' 20' 20' 14' combined 4' minimum Formula A Formula A 20' Formula B 30' 20' Formula B 30' 20' Formula B 30' 30' 30' 20' Formula B 30' 20' Formula B 30' No public outdoor swimming pool shall be constructed less than forty (40) feet from any property line abutting private property zoned in a residential district classification other than a railroad right-of-way 83.0503 Permitted with Approval Uses Front Yard Public utility facilities, without service or storage yards Cemeteries Side Yards 1 Rear Yard 20' 15' each 30' When a cemetery abuts or is across a street, alley, or easement from private property zoned in a residential district classification, a twenty (20) foot yard shall be provided subject to the following conditions: 1) that no burials be permitted in said yard; and 2) that said yard be landscaped with grass and trees, shrubs, or other ornamental horticultural materials; and 3) that said yard be maintained in a neat and orderly condition at all times. 20' 15' each 30' Fire or police stl;ltions Multiple-family dwellings in which 50 percent or more of the units are efficiency units 20' 85 Formula A 30' �§ 83.0000 DETROIT, MICHIGAN Rooming houses Fraternity or sorority houses Non-profit educational institutions other than penal or correctional institutions or trade schools Front Yard Side yard Rear Yard 20' 20' Formula A Formula B 30' 30' 20' Formula B 30' See Section 80.0603 for formulas. 1 83.0504 Accessory Uses. Regulations governing minimum yards for accessory uses in the R2 District (Section 82.0504) shall apply to similar acc,essory uses in the R3 District. 83.0600 Building bulk and recreational space requirements. Building bulk and recreational space requirements for principal and accessory uses shall be as hereinafter specified: 83.0601 Uses Permitted as a Matter of Right Max. Ht. Single-family detached dwellings; two-family dwellings; detached rectories, parsonages, or parish houses Group of attached town houses Multiple-family dwellings with less than 50 percent efficiency units per structure Homes, centers, or schools for the care, boarding, or teaching of children Religious ipstitutions, excepting detached rectories, parsonages, or parish houses Public libraries or museums; non-commercial art galleries Schools, excepting commercially operated vocational or trade schools Non-profit neighborhood centers Accessory uses to: single-family detached dwellings; two-family dwellings; detached rectories, parsonages, or parish houses Max. FAR 1 Min. RSR 1 35' .70 .70 .12 .70 .70 .70 .70 .70 One story but not exceeding 15' 83.0603 Permitted with Approval Uses Max. FAR' Public utility facilities, without service or storage yards Fire or police stations Multiple-family dwellings in which 50 percent or more of the units are efficiency units Min. RSR 1 .70 .70 .70 86 .12 I I J �DETROIT ZONING ORDINANCE § 84.0000 Max. FAR 1 II Fraternity or sorority houses Non-profit educational institutions other than penal or correctional institutions or trade schools Rooming houses Min. RSR 1 .70 .70 .70 .12 1 See Sections 80.0601 and 80.0602 for formulas. which can function most advantageously when located on these thoroughfares. Medical and dental clinics, motels or hotels, and certain types of non-profit uses may be permitted with approval subject to appropriate findings and compliance with required standards. 83.0800 Lot coverage. The combined area occupied by all buildings used for single-family detached dwellings, detached rectories, parsonages, or parish houses, and buildings accessory to these uses shall not exceed thirty-five (35) percent of the area of the zoning-lot; provided, that on zoning-lots of less than 4,000 square feet in area, the allowable percentage of lot coverage may be increased by one percent for each one hundred square feet by which the area of the zoning-lot is less than 4,000 square feet, with a maximum coverage in any such case not in excess of forty-five (45) percent. The combined area occupied by all buildings used for two-family dwellings and accessory buildings shall not exceed thirty-five (35) percent of the area of the zoning-lot, provided, that on zoning-lots of less than 4,300 square feet in area, the allowable percentage of lot coverage may be increased by one percent for each one hundred square feet by which the area of the zoning-lot is less than 4,300 square feet, with a maximum coverage in any case not in excess of forty-five (45) percent. 84.0000 R4 Thoroughfare district. 84.0100 Uses permitted as a matter of right. 84.0101 Single-family detached dwellings 84.0102 Two-family dwellings 84.0103 Town houses-maximum of ten in any group of attached town houses 84.0104 Multiple-family dwellings 84.0105 Rooming houses 84.0106 Fraternity or sorority houses 84.0107 Home occupations in conjunction with a dwelling unit subject to the conditions specified in Section 83.0105 84.0108 Homes, centers, or schools for the care, boarding, or teaching of children 84.0109 The following residentially related uses: A. Open uses residential The following non-commercial recreational uses: a) Golf courses b) Outdoor tennis courts c) Ice skating rinks d) Swimming pools 2. Parks or playgrounds 3. Railroad rights-of-way, not including storage tracks, yards, or buildings 1. This district is designed to be used primarily on major or secondary thoroughfares wherein the major use of the property would be for low-medium density residential dwellings characterized, primarily, by rental apartment dwellings. Uses permitted as a matter of right include multiple family dwellings, single and two-family dwellings, and certain other residentially related uses 87 �DETROIT, MICHIGAN § 84.0000 Economic Development Department, or Board of Zoning Appeals if specified, and subject to compliance with the provisions and standards as set forth in Article VI, Section 65.0000 and to all conditions as hereinafter listed: B. Community facilities 1. Religious uses as follows: 2. 3. 4. 5. a) Churches, chapels, temples, or synagogues b) Rectories, parsonages, or parish houses c) Monasteries, convents, seminaries, or religious retreats Public libraries or museums Non-commercial art galleries Schools, excepting commercially operated vocational or trade schools Non-profit neighborhood centers 84.0301 Fire or police stations 84.0302 Hospitals, sanatoriums, convalescent, nursing, or rest homes 84.0303 Medical or dental clinics 84.0304 Motels or hotels, as regulated by Section 66.0000 84.0305 Non-profit educational institutions other than penal or correctional institutions or trade schools C. Uses similar to the above specified uses 84.0110 Open parking lots for private passenger vehicles, subject to the provisions of Section 82.0305, paragraphs a through g. 84.0306 Non-profit private clubs, lodges, or similar uses 84.0111 Signs, as regulated by Article XIII. 84.0112 Uses accessory to any of the above permitted uses when incidental to and on the same zoning-lot as the principal use. 84.0307 Public utility facilities without outdoor storage when operating requirements necessitate location within an R4 District in order to serve the immediate vicinity. 84.0300 Permitted with approval uses. 84.0400 Lot size requirements. The following uses and uses accessory thereto shall be permitted in the R4 District upon approval by the Community and Zoning-lot size requirements shall be as hereinafter specified for the indicated uses: 84.0401 Uses Permitted as a Matter of Right Minimum Zoning-Lot Area Single-family detached dwelling Two-family dwellings Group of attached town houses Each town house Multiple-family dwellings Rooming houses Fraternity or sorority houses Homes, centers, or schools for the care, boarding, or teaching of children Detached rectories, parsonages, or parish houses Religious institutions, excepting detached rectories, parsonages, or parish houses Public libraries or museums; non-commercial art galleries ft. ft. ft. ft. ft. ft. ft. 50' 55' 70' 20' 70' 70' 70' 7,000 sq. ft. 70' 5,000 sq. ft. 50' 10,000 sq. ft. 70' 10,000 sq. ft. 70' 5,000 6,000 7,000 2,000 7,000 7,000 7,000 88 sq. sq. sq. sq. sq. sq. sq. Minimum Zoning-Lot Width I I j �I I § 84.0000 DETROIT ZONING ORDINANCE Schools, excepting commercially operated vocational or trade schools Non-profit neighborhood centers Minimum Zoning-Lot Area Minimum Zoning-Lot Width 10,000 sq. ft. 7,000 sq. ft. 70' 70' Minimum Zoning-Lot Area Minimum Zoning-Lot Width 84.0403 Permitted with Approval Uses Hospitals, sanatoriums, convalescent, nursing, or rest homes Medical or dental clinics Non-profit educational institutions other than penal or correctional institutions or trade schools Non-profit private clubs, lodges, or similar uses Motels or hotels 7,000 sq. ft. 70' 7,000 sq. ft. 70' 7,000 sq. ft. 70' 7,000 sq. ft. 7,000 sq. ft. 70' 70' 84.0500 Yard requirements. Yards shall be provided for each use in accordance with the following minimum requirements: 84.0501 Uses Permitted as a Matter of Right Front Yard Single-family detached dwellings; two-family dwellings; detached rectories, parsonages, or parish houses 1 30' 20' 20' 20' 20' 14' combined 4' minimum Formula A Formula A Formula A Formula B 20' Formula B 30' 20' Formula B 30' 20' Formula B 30' 20' 20' Formula B Formula B 30' 30' 20' Town houses Multiple-family dwellings Rooming houses Fraternity or sorority houses Homes, centers, or schools for the care, boarding, or teaching of children Religious institutions, except detached rectories, parsonages, or parish houses Public libraries or museums; non-commercial art galleries Schools, excepting commercially operated vocational or trade schools Non-profit neighborhood centers See Section 80.0603 for formulas- 89 Side Yard' Rear Yard 30' 30' 30' 30' �DETROIT, MICHIGAN § 84.0000 84.0503 Permitted with Approval Uses Front Yard Fire or police stations Public utility facilities, without service or storage yards Medical or dental clinics Hospitals, sanatoriums, convalescent, nursing, or rest homes Non-profit educational institutions other than penal or correctional institutions or trade schools Non-profit private clubs, lodges, or other similar uses Motels or hotels 1 Side Yards 1 Rear Yard 20' 15' each 30' 20' 20' 15' each Formula B 30' 30' 20' Formula B 30' 20' Formula B 30' 20' 20' Formula B Formula B 30' 30' See Section 80.0603 for formulas. 84.0504 Accessory Uses. Regulations governing minimum yards for accessory uses in the R2 District (Section 82.0504) shall apply to similar accessory uses in the R4 District. 84.0600 Building bulk and recreational space requirements. Building bulk and recreational space requirements for principal and accessory uses shall be as hereinafter specified: 84.0601 Uses Permitted as a Matter of Right Max. Ht. Single-family detached dwellings; two-family dwellings; detached rectories, parsonages, or parish houses Group of attached town houses Multiple-family dwellings Rooming houses Fraternity or sorority houses Homes, centers, or schools for the care, boarding, or teaching of children Religious institutions, excepting detached rectories, parsonages, or parish houses Public libraries or museums; non-commercial art galleries Schools, excepting commercially operated vocational or trade schools Non-profit neighborhood centers Accessory uses to: single-family detached dwellings; two-family dwellings; detached rectories, parsonages, or parish houses One story but not exceeding 15' 1 See Sections 80.0601 and 80.602 for formulas. 90 Max. FAR 1 Min. RSR 1 35' 1.00 1.00 1.00 1.00 .10 .10 1.00 1.00 1.00 1.00 1.00 I I �I DETROIT ZONING ORDINANCE § 85.0000 84.0603 Permitted with Approval Uses Max.FAR' Fire or police stations Public utility facilities, without service or storage yards Medical or dental clinics Non-profit educational institutions other than penal or correctional institutions or trade schools Non-profit private clubs, lodges, or similar uses Motels or hotels Hospitals, sanatoriums, convalescent, nursing, or rest homes 1 Min. RSR' 1.00 1.00 1.00 1.00 1.00 1.00 1.00 See Sections 80.0601 and 80.0602 for formulas. 84.0800 Lot coverage. The combined area occupied by all buildings used for singlefamily detached dwellings, detached rectories, parsonages, or parish houses, and buildings accessory to these uses shall not exceed thirty-five (35) percent of the area of the zoning-lot; provided, that on zoning-lots of less than 4,000 square feet in area, the allowable percentage of lot coverage may be increased by one percent for each one hundred square feet by which the area of the zoning-lot is less than 4,000 square feet, with a maximum coverage in any such case not in excess of forty-five (45) percent. The combined area occupied by all buildings used for two-family dwellings and accessory buildings shall not exceed thirty-five (35) percent of the area of the zoning-lot; provided, that on zoning-lots of less than 4,300 square feet in area, the allowable percentage of lot coverage may be increased by one percent for each one hundred square feet by which the area of the zoning-lot is less than 4,300 square feet, with a maximum coverage in any case not in excess of forty-five (45) percent. mary use in this district will be the rental apartment structure. In addition to permitted residential uses, certain specified non-residential uses which can be properly blended into this district may be permitted. 85.0100 Uses permitted as a matter of right. 85.0101 Single-family detached dwellings 85.0102 Two-family dwellings 85.0103 Town houses-maximum of twelve (12) in any group of attached town houses 85.0104 Multiple-family dwellings 85.0105 Medical or dental clinics 85.0106 Home occupations in conjunction with a dwelling unit subject to the conditions specified in Section 83.0105 85.0107 Homes, centers, or schools for the care, boarding, or teaching of children 85.0108 Rooming houses 85.0109 Fraternity or sorority houses 85.0110 Non-profit educational institutions other than penal or correctional institutions or trade schools 85.0000 R5 Medium density residential district. 85.0111 Non-profit private clubs, lodges, or similar uses This district is designed to provide for a range of residential development from the single-family detached dwelling to mediumdensity multiple-family dwellings. The pri- 85.0112 Open parking lots for private passenger vehicles, subject to the provisions of Section 82.0305, paragraphs a through g 91 �§ 85.0000 DETROIT. MICHIGAN upon approval by the Community and Economic Development Department, or Board of Zoning Appeals if specified, and subject to compliance with the provisions and standards as set forth in Article VI, Section 65.0000 and to all conditions as hereinafter listed: 85.0113 Hospitals, sanatoriums, convalescent, nursing, or rest homes 85.0114 Use Group I, which shall be limited to the following uses: A. Open uses 1. The following non-commercial recreational uses: a) Golf courses b) Outdoor tennis courts c) Ice skating rinks d) Swimming pools 2. Parks or playgrounds 3. Railroad rights-of-way, not including storage tracks, yards, or buildings B. Community facilities 1. Religious uses as follows: a) Churches, chapels, temples, or synagogues b) Rectories, parsonages, or parish houses c) Monasteries, convents, seminaries, or religious retreats 2. Public libraries or museums 3. Non-commercial art galleries 4. Schools, excepting commercially operated vocational or trade schools 5. The following public utility facilities, without service or storage yards a) Electric transformer sub-stations b) Gas regulator stations c) Water works, reservoirs, pumping stations, or filtration plants d) Telephone exchange buildings 6. Non-profit neighborhood centers 85.0301 In order to provide urban amenities in a convenient and orderly manner for residents of medium- and high-density residential areas, certain service and retailing activities as listed below may be permitted in multiple residential structures. These services are intended as a convenience for the residents of the structures in which they are permitted and for other residents within easy and convenient walking distance of these uses. The uses and applicable restrictions are as follows: a) Coffee shops, cleaning or pressing shops, laundry pick-up stations, barber or beauty shops, tobacco or newspaper stands or shops, gift shops, telegraph offices, or similar commercial uses when located in permitted multiplefamily dwellings, or in motels or hotels as may be approved; provided, such business is conducted primarily as a service to the occupants of the building and provided there is no entrance to such place of business except from within the building, and provided there is no advertising or display of said uses visible from outside the building other than as permitted in Article XIII. b) Establishments for the sale of beer or intoxicating liquor for consumption on the premises, as regulated by Section 66.0000, or delicatessens, which uses shall have a gross floor area of not over 2,000 square feet each, or restaurants, which may include the sale of liquor in connection therewith, also as regulated by Section 66.0000, when such uses are located in motel or hotels as may be approved, or in permitted multiplefamily dwellings. Provided, that said structures shall contain not less than fifty (50) dwelling or rooming units, and further provided, that the only access to C. Uses similar to the above specified uses 85.0115 Signs, as regulated by Article XIII. 85.0116 Uses accessory to any of the above permitted uses when incidental to and on the same zoning-lot as the principal use. 85.0300 Permitted with approval uses. The following uses, and uses accessory thereto, shall be permitted in the R5 District 92 I I J �DETROIT ZONING ORDINANCE any of the above mentioned uses is from the interior of the building and there is no advertising or display of said uses visible from the exterior of the building other than as permitted in Article XIII. § 85.0000 of the Department's decision shall be filed with the Board of Zoning Appeals, which shall become final 30 days after the filing thereof unless within that time a protest against such decision is filed with the Board of Zoning Appeals signed by the applicant or by an owner of property within 300 feet of the premises in question. In such event the Board of Zoning Appeals shall approve or disapprove such use. 85.0302 Fire or police stations 85. 0303 Marinas 85.0304 Motels or hotels as regulated by Section 66.0000 85.0400 Lot size requirements. 85.0305 Parking structures Zoning-lot size requirements shall be as hereinafter specified for the indicated uses: 85.0306 Trailer courts, not including sales or service, and provided, that a written report 85.0401 ·use Permitted as a Matter of Right Minimum Zoning-Lot Area Single-family detached dwellings Two-family dwellings Group of attached town houses Each town house Medical or dental clinics Multiple-family dwellings Homes, centers, or schools for the care, boarding, or teaching of children Rooming houses Fraternity or sorority houses Non-profit educational institutions other than penal or correctional institutions or trade schools Non-profit private clubs, lodges, or similar uses Hospitals, sanatoriums, convalescent, nursing, or rest homes Religious institutions, excepting detached rectories, parsonages, or parish houses Detached rectories, parsonages, or parish houses Public libraries or museums; non-commercial art galleries Schools, excepting commercially operated vocational or trade schools Non-profit neighborhood centers 93 5,000 sq. 6,000 sq. 7,000 sq. 1,800 sq. 7,000 sq. 7,000 sq. ft. ft. ft. ft. ft. ft. Minimum Zoning-Lot Width 50' 55' 70' 18' 70' 70' 7,000 sq. ft. 7,000 sq. ft. 7,000 sq. ft. 70' 70' 70' 7,000 sq. ft. 7,000 sq. ft. 70' 70' 7,000 sq. ft. 70' 10,000 sq. ft. 5,000 sq. ft. 70' 50' 10,000 sq. ft. 70' 10,000 sq. ft. 7,000 sq. ft. 70' 70' �DETROIT, MICHIGAN 185.0000 85.0403 Permitted with Approval Uses Minimum Zoning-Lot Width Minimum Zoning-Lot Area 70' 7,000 sq. ft. Motels or hotels Trailer courts, not including sales or service Two (2) acres per trailer court and at least 3,000 sq. ft. per trailer space Court must have at least 100 feet of frontage on a major thoroughfare and each trailer space must be at least 30 feet wide as measured at a point 20 feet from the primary access drive 85.0500 Yards Yard shall requirements. be provided for each use in accordance with the following minimum requirements: 85.0501 Uses Permitted as a Matter of Right Front Yard Side Yards' Rear Yard dwellings; two-family Single-family detached dwellings; detached rectories, parsonages, or 20' 14' combined 4' minimum 30' parish houses Town houses Multiple•family dwellings Medical or dental clinics Homes, centers or schools for the care, boarding, or teaching of children Rooming houses Fraternity or sorority houses Non-profit educational institutions other than penal or correctional institutions or trade 20' 20' 20' Formula A Formula A Formula B 30' 30' 30' 20' 20' 20' Formula B Formula A Formula B 30' 30' 30' 20' 20' Formula B Formula B 30' 30' schools Non-profit private clubs, lodges, or similar uses I See Section 80.0603 for formulas- 1 94 ------------ �§ 85.0000 DETROIT ZONING ORDINANCE Front Yard Hospitals, sanatoriums, convalescent, nursing, or rest homes Religious institutions, excepting detached rectories, parsonages, or parish houses Public utility facilities, without service or storage yards Public libraries or museums; non-commercial art galleries Schools, excepting commercially operated vocational or trade schools Non-profit neighborhood centers Rear Yard Side Yards' 20' Formula B 30' 20' Formula B 30' 20' 15' each 30' 20' Formula B 30' 20' 20' Formula B Formula B 30' 30' 85.0503 Permitted with Approval Uses Front Yard Fire or police stations Marinas Motels or hotels Parking structures Trailer courts 20' 20' 20' 20' 20' Rear Yard Side Yards' 15' each 20' each Formula B Formula B 2 25' each 30' 30' 512 30' 'See Section 80.0603 for formulas. 2 No yard need be provided if either of the following conditions exist: 1) if the zoning-lot line abuts a public alley, easement, or railroad right-of-way; or 2) if the zoning-lot line abuts for at least one-half of its length a building conforming as to use which itself has no yard at the point of abutment. 85.0504 Accessory Uses. Regulations governing minimum yards for accessory uses in the R4 District (Section 84.0504) shall apply to similar accessory uses in the R5 District. Buildings or structures accessory to uses first permitted in the R5 District shall comply with the following minimum requirements: Buildings or Structures Accessory to: Side Yards 50' each Trailer courts 95 Rear Yard 50' �§ 85.0000 DETROIT, MICHIGAN 85.0600 Building bulk and recreational space requirements. Building bulk and recreational space requirements for i>rincipal and accessory uses shall be as hereinafter specified: 85.0601 Uses Permitted as a Matter of Right Max. Ht. Single-family detached dwellings; two-family dwellings; detached rectories, parsonages, or parish houses Town houses Multiple-family dwellings Medical or dental clinics Homes, centers, or schools for the care, boarding, or teaching of children Rooming houses Fraternity or sorority houses Non-profit educational institutions other than penal or correctional institutions or trade schools Non-profit private clubs, lodges, or similar uses Hospitals, sanatoriums, convalescent, nursing, or rest homes Religious institutions, excepting detached rectories, parsonages, or parish houses Public libraries or museums; non-commercial art galleries Schools, excepting commercially operated voca. tional or trade schools Non-profit neighborhood centers Public utility facilities, without service or storage yards Accessory uses to: single-family dwellings; two-family dwellings, detached rectories, parsonages, or parish houses Max.FAR Min. RSR 1 35' 1.50 1.50 1.50 .085 1.50 1.50 1.50 .085 1.50 1.50 1.50 1.50 1.50 1.50 1.50 1.50 One story but not exceeding 15' 85.0603 Permitted with Approval Uses Max. FAR 1 Motels or hotels Parking structures Fire or police stations Min. RSR 1 1.50 1.50 1.50 I See Sections 80.0601 and 80.0602 for formulas. 1 96 �DETROIT ZONING ORDINANCE § 86.0000 85.0800 Lot coverage. 86.0100 Uses permitted as a matter of right. The combined area occupied by all buildings used for single-family detached dwellings, detached rectories, parsonages, or parish houses, and buildings accessory to these uses shall not exceed thirty-five (35) percent of the area of the zoning-lot; provided, that on zoning-lots of less than 4,000 square feet in area, the allowable percentage of lot coverage may be increased by one percent for each one hundred square feet by which the area of the zoning-lot is less than 4,000 square feet, with a maximum coverage in any such case not in excess of forty-five (45) percent. The combined area occupied by all buildings used for two-family dwellings and accessory buildings shall not exceed thirty-five (35) percent of the area of the zoning-lot; provided, that on zoning-lots of less than 4,300 square feet in area, the allowable percentage of lot coverage may be increased by one percent for each one hundred square feet by which the area of the zoning-lot is less than 4,300 square feet, with a maximum coverage in any case not in excess of forty-five (45) percent. 86.0101 Town houses-maximum of twelve (12) in any group of attached town houses 86.0102 Multiple-family dwellings. 86.0103 Medical or dental clinics 86.0104 Home occupations in conjunc ~ion with a dwelling unit subject to the conditions specified in Section 83.0105 86.0105 Rooming houses 86.0106 Fraternity or sorority houses 86.0107 Non-profit educational institutions other than penal or correctional institutions or trade schools 86.0108 Homes, centers, or schools for the care, boarding, or teaching of children 86.0109 Hospitals, sanatoriums, convalescent, nursing, or rest homes 86.0110 Non-profit private clubs, lodges, or similar uses 86.0111 Open parking lots for private passenger vehicles, subject to the provisions of Section 82.0305, paragraphs a through g 86.0000 R6 High density residential district. 86.0112 Use Group I, which shall be limited to the following uses: A. Open uses 1. The following non-commercial recreational uses: a) Golf courses b) Outdoor tennis courts c) Ice skating rinks d) Swimming pools 2. Parks or playgrounds 3. Railroad rights-of-way, not including storage tracks, yards, or buildings B. Community facilities 1. Religious uses as follows: a) Churches, chapels, temples, or synagogues b) Rectories, parsonages, or parish houses c) Monasteries, convents, seminaries, or religious retreats This district is designed as a high-density multiple dwelling district to be used primarily in areas adjacent to the Central Business District, the New Center area, the Cultural Center, the waterfront, certain large city parks, and other areas which have a high concentration of persons and land values. This district will permit a range of living accommodations, from the low-density dwelling up to very high-density dwellings, including institutions and residentially related uses, and will permit certain specified service and convenience-type commercial uses of a character unlikely to develop excessive traffic but which will serve the residents of the immediate area. Single-family detached and two-family dwellings will not be permitted in this district as a matter of right but may be allowed as permitted with approval uses. 97 �§ 86.0000 DETROIT, MICHIGAN b) Establishments for the sale of beer or intoxicating liquor for consumption on the premises, as regulated by Section 66.0000, or delicatessens, which uses shall have a gross floor area of not over 2,000 square feet each, or restaurants which may include the sale of liquor in connection therewith, also as regulated by Section 66.0000, when such uses are located in motel or hotels as may be approved, or in permitted multiplefamily dwellings. Provided, that said structures shall contain not less than fifty (50) dwelling or rooming units, and further provided, that the only access to any of the above mentioned uses is from the interior of the building and there is no advertising or display of said uses visible from the exterior of the building other than as permitted in Article XIII. 2. Public libraries or museums 3. Non-commercial art galleries 4. Schools, excepting commercially operated vocational or trade schools 5. The following public utility facilities, without service or storage yards a) Electric transformer substations b) Gas regulator stations c) Water works, reservoirs, pumping stations, or filtration plants d) Telephone exchange buildings 6. Non-profit neighborhood centers C. Uses similar to the above specified uses 86.0113 In order to provide urban amenities in a convenient and orderly manner for residents of medium- and high-density residential areas, certain service and retailing activities as listed below may be permitted in multiple residential structures. These services are intended as a convenience for the residents of the structures in which they are permitted and for other residents within easy and convenient walking distance of these uses. The uses and applicable restrictions are as follows: 86.0114 Signs, as regulated by Article XIII 86.0115 Uses accessory to any of the above permitted uses when incidental to and on the same zoning-lot as the principal use. 86.0300 Permitted with approval uses. The following uses, and uses accessory thereto, shall be permitted in the R6 District upon approval by the Community and Economic Development Department, or Board of Zoning Appeals if specified, and subject to compliance with the provisions and standards as set forth in Article VI, Section 65.0000 and to all conditions as hereinafter listed. a) Coffee shops, cleaning or pressing shops, laundry pick-up stations, barber or beauty shops, tobacco or newspaper stands or shops, gift shops, telegraph offices, or similar commercial uses when located in permitted multiplefamily dwellings or in motels or hotels as may be approved; provided, such business is conducted primarily as a service to the occupants of the building and provided there is no entrance to such place of business except from within the building, and provided there is no advertising or display of said uses visible from outside the building other than as permitted in Article XIII. 86.0301 Single or two-family dwellings 86.0302 Fire or police stations 86.0303 Marinas 86.0304 Motels or hotels as regulated by Section 66.0000 86.0305 Parking structures 98 �DETROIT ZONING ORDINANCE § 86.0000 86.0400 Lot size requirements. Zoning-lot size requirements shall be as hereinafter specified for the indicated uses: 86.0401 Uses Permitted as a Matter of Right Minimum Zoning-Lot Area Group of attached town houses Each town house Multiple-family dwellings Medical or dental clinics Rooming houses Fraternity or sorority houses Non-profit educational institutions other than penal or correctional institutions or trade schools Homes, centers, or schools for the care, boarding, or teaching of children Hospitals, sanatoriums, convalescent, nursing, or rest homes Non-profit private clubs, lodges, or similar uses Religious institutions, excepting detached rectories, parsonages, or parish houses Detached rectories, parsonages, or parish houses Public libraries or museums; non-commercial art galleries Schools, excepting commercially operated vocational or trade schools Non-profit neighborhood centers 7,000 1,800 7,000 7,000 7,000 7,000 sq. sq. sq. sq. sq. sq. Minimum Zoning-Lot Width ft. ft. ft. ft. ft. ft. 70' 18' 70' 70' 70' 70' 7,000 sq. ft. 70' 7,000 sq. ft. 70' 7,000 sq. ft. 7,000 sq. ft. 70' 70' 10,000 sq. ft. 5,000 sq. ft. 70' 50' 10,000 sq. ft. 70' 10,000 sq. ft. 7,000 sq. ft. 70' 70' Minimum Zoning-Lot Area Minimum Zoning-Lot Width 7,000 sq. ft. 5,000 sq. ft. 6,000 sq. ft. 70' 50' 55' 86.0403 Permitted with Approval Uses Hotels or motels Single-family detached dwellings Two-family dwellings 86.0500 Yard requirements. yards shall be provided for each use in accordance with the following minimum requirements: 99 �§ 86.0000 DETROIT. MICHIGAN 86.0501 Uses Permitted as a Matter of Right Front Yard Detached rectories, parsonages, or parish houses 20' Town houses Multiple-family dwellings Medical or dental clinics Rooming houses Fraternity or sorority houses Non-profit educational institutions other than penal or correctional institutions or trade schools Homes, centers, or schools, for the care, boarding, or teaching of children. Hospitals, sanatoriums, convalescent, nursing, or rest homes Non-profit private clubs, lodges or similar uses Religious institutions, excepting detached rectories, parsonages, or parish houses Public utility facilities, without service or storage yards Public libraries or museums; non-commercial art galleries Schools, excepting commercially operated vocational or trade schools Non-profit neighborhood centers Side Yards 1 Rear Yard 30' 20' 20' 20' 20' 20' 14' combined 4' minimum Formula A Formula A Formula B Formula A Formula B 20' Formula B 30' 20' Formula B 30' 20' 20' Formula B Formula B 30' 30' 20' Formula B 30' 20' 15' each 30' 20' Formula B 30' 20' 20' Formula B Formula B 30' 30' 30' 30' 30' 30' 30' 86.0503 Permitted with Approval Uses Hotels or motels Fire or police stations Parking structures Marinas Single-family detached dwellings; two-family dwellings Front Yard Side Yards' 20' Formula B 20' 15' each 20' Formula B 2 20' 20' each 20' 14' combined 4' minimum Rear Yard 30' 30' 30' See Section 80.0603 for formulas. No yard need be provided if either of the following conditions exist: 1) if the zoning-lot line abuts a public alley, easement, or railroad right-of-way; or 2) if the zoning-lot line abuts for at least one-half its length a building conforming as to use which itself has no yard at the point of abutment. 1 2 86.0504 Accessory Uses. Regulations governing minimum yards for accessory uses in the R4 District (Section 84.0504) shall apply to similar accessory uses in the R6 District. For structures accessory to marina uses the followin~ minimum requirements shall be observed: a) Front yard-20' l b) Side yards-20' each 100 �§ 86.0000 DETROIT ZONING ORDINANCE 86.0600 Building bulk and recreational space requirements. Building bulk and recreational space requirements for principal and accessory uses shall be as hereinafter specified: 86.0601 Uses Permitted as a Matter of Right Detached rectories, parsonages, or parish houses Town houses Multiple-family dwellings Medical or dental clinics Rooming houses Fraternity or sorority houses Non-profit educational institutions other than penal or correctional institutions or trade schools Homes, centers, or schools for the care, boarding, or teaching of children Hospitals, sanatoriums, convalescent, nursing, or rest homes Non-profit private clubs, lodges, or similar uses Religious institutions, except detached rectories, parsonages, or parish houses Public libraries or museums; non-commercial art galleries Public utility facilities, without servfoe or storage yards Schools, excepting commercially operated vocational or trade schools Non-profit neighborhood centers Accessory uses to: Detached rectories, parsonae:es, or parish houses Max. Ht. 35 Max. FAR' 2.00 2.00 2.00 2.00 2.00 Min. RSR 1 .07 .07 2.00 2.00 2.00 2.00 2.00 2.00 2.00 2.00 2.00 One story but not exceeding 15' 86.0603 Permitted with Approval Uses Max. Ht. Single-family detached dwellings; two-family dwellings Hotels or motels Parking structures Fire or police stations Accessory uses to: single or two-family dwellings 1 See Sections 80.0601 and 80.0602 for formula. Sapp. No. 1 101 Max. FAR' 35' 2.00 2.00 2.00 One story but not exceeding 15' Min. RSR 1 �§ 86.0000 DETROIT, MICHIGAN indicated under the conditions specified or any other conditions as may be required by the Community and Economic Development Department or Board of Zoning Appeals in accordance with the provisions of Article VI, Section 65.0000. 86.0800 Lot coverage. The combined area occupied by all buildings used for single-family detached dwellings, detached rectories, parsonages, or parish houses, and buildings accessory to these uses shall not exceed thirty-five (35) percent of the area of the zoning-lot; provided, that on zoning-lots less than 4,000 square feet in area, the allowable percentage of lot coverage may be increased by one percent for each one hundred square feet by which the area of the zoning-lot is less than 4,000 square feet with a maximum coverage in any such case not in excess of forty-five (45) percent. The combined area occupied by all buildings used for two-family dwellings and accessory buildings shall not exceed thirty-five (35) percent of the area of the zoning-lot; provided, that on zoning-lots of less than 4,300 square feet in area, the allowable percentage of lot coverage may be increased by one percent for each one hundred square feet by which the area of the zoning-lot is less than 4,300 square feet, with a maximum coverage in any case not in excess of forty-five (45) percent. 90.0400 Lot size requirements. Where necessary, minimum zoning-lot sizes are specified for uses permitted as a matter of right and permitted with approval in the zoning district regulations in this Article. In addition, the following regulations shall be observed: 90.0401 No use shall be established after the effective date of this Ordinance on a zoning-lot which is smaller in area or width than prescribed hereinafter for such use in the zoning district in which it is to be located, except that this provision may be modified for permitted residential uses in accordance with the provisions of Article VIII, Section 80.0400. 90.0402 Lot width shall be measured at the front line of the zoning-lot excepting for residential uses where lot width shall be measured at a distance of twenty (20) feet from the front zoning-lot line. ARTICLE IX. BUSINESS DISTRICTS 90.0000 General requirements. 90.0500 Yard requirements. 90.0100 Uses permitted as a matter of right. Where specified, yards shall be provided as set forth under each zoning district as hereinafter indicated or as may be required by the Community and Economic Development Department and shall be unobstructed from the ground level or other specified level to the sky, except as permitted in Article IV, Section 45.0800. Permitted uses of land or buildings, as hereinafter listed, shall be permitted in the districts indicated under the conditions specified. No building, structure, or zoning-lot shall be devoted to any use other than a use permitted hereinafter in the zoning district in which such building, structure, or land is located. 90.0501 The required depth of front yards for zoning-lots used for residential purposes may be reduced or shall be increased in accordance with the provisions of Article VIII, Section 80.0501. Uses existing on the effective date of this Ordinance and rendered non-conforming by the provisions hereof shall be subject to the regulations of Article V governing such non-conforming uses. 90.0502 Where business uses are situated on through-lots so that the rear of the business structure is opposite the front yard of residential structures, the rear wall of the commercial structure shall be finished with 90.0300 Permitted with approval uses. Permitted with approval uses, as hereinafter listed, may be permitted in the districts 102 I ,J 1 �DETROIT ZONING ORDINANCE § 91.0000 brick or a similar veneer. Parking, service, or other open spaces at the rear of the structure shall be maintained in a neat and orderly condition. adjacent to residential property, again with provision for Community and Economic Development Department adjustment where desirable. 90.0503 Where a dwelling unit is erected, located, or placed above another type of use in a B2 or B4 District, no yards shall be required for the dwelling unit except a rear yard which may begin at the lowest floor occupied for. dwelling purposes. 91.0100 Uses permitted as a matter of right. Use Group I, which shall be limited to the following uses: A. Open uses 1. The following non-commercial rec- 90.0600 Building bulk limitations. reational uses: a) Golf courses b) Outdoor tennis courts c) Ice skating rinks d) Swimming pools 2. Parks or playgrounds 3. Railroad rights-of-way, not including storage tracks, yards, or buildings Building bulk limitations, where utilized, are usually expressed as stated in Article VIII, Section 80.0600. 90.0700 Height requirements. Buildings and structures shall comply with the height limitations as may be specified in each district. B. Community facilities 90.0900 Signs. 1. Religious uses as follows: a) Churches, chapels, temples, or synagogues b) Rectories, parsonages, or parish houses c) Monasteries, convents, seminaries, or religious retreats 2. Public libraries or museums 3. Non-commercial art galleries 4. Schools, excepting commercially operated vocational or trade schools 5. Public utility facilities, without service or storage yards, including the following: a) Electric transformer substations b) Gas regulator stations c) Water works, reservoirs, pumping stations, or filtration plants d) Telephone exchange buildings 6. Non-profit neighborhood centers Signs shall be classified and permitted in accordance with the provisions of Article XIII. 90.1000 Off-street parking and loading requirements. Off-street parking and loading facilities shall be provided in accordance with the provisions set forth in Article IV, Section 47.0000. 91.0000 Bl Restricted business district. The B 1 District is designed to provide an adequately controlled transition in land use from residential to business and commercial uses and is mapped accordingly. Permitted uses are limited to those which are desirable and can be fitted into such a transitional pattern of land use. Front, side, and rear yards are required of all permitted uses, both residential and commercial, subject to possible adjustment by the Community and Economic Development Department in cases where this is desirable to achieve a better blending in the pattern of physical development. To protect adjacent housing, a lot line wall is required of non-residential uses where C. Uses similar to the above specified uses Business or professional offices Banks Homes, centers, or schools for the care, boarding, or teaching of children 103 �§ 91.0000 DETROIT, MICHIGAN and Economic Development Department subject to compliance with the provisions and standards as set forth in Section 65.0000. Hospitals, sanatoriums, convalescent, nursing, or rest homes Institutions of an educational character other than penal or correctional institutions or trade schools Medical or dental clinics Parking lots or parking structures for private passenger vehicles Personal service establishments: Dry cleaning or laundry pick-up stations Barber shops Beauty shops Shoe repair shops Uses of a similar nature Private clubs, lodges, or similar uses Research laboratories, excepting those utilizing large animals Signs as regulated in Article XIII Uses accessory to any of the above permitted uses when incidental to and on the same zoning-lot as the principal use. 91.0300 Permitted with approval uses. Single- or two-family dwellings, which may contain home occupations as regulated in Section 83.0105, paragraphs b through h Town houses Multiple-family dwellings, which may contain non-residential uses as specified in Article VIII, Section 86.0113. Single- or two-family dwellings combined in structures with permitted commercial uses Rooming houses Hotels or motels as regulated by Section 66.0000. Fraternity or sorority houses Police or fire stations or other public buildings or public uses not enumerated in Use Group I. 91.0400 Lot size requirements. · Zoning-lot size requirements shall be as hereinafter specified for the indicated uses: The following uses, and uses accessory thereto, shall be permitted by the Community 91.0401 Uses Permitted as a Matter of Right Minimum Zoning-Lot Area Minimum Zoning-Lot Width Lot size requirements for uses in Use Group I shall be as set forth in Article VIII, Section 85.0401. Use Group I Homes, centers, or schools for the care, boarding, or teaching of children Institutions of an educational character other than penal or correctional institutions or trade schools Private clubs, lodges, or similar uses 7,000 sq. ft. 70' 7,000 sq. ft. 7,000 sq. ft. 70' 70' Minimum Zoning-Lot Area Minimum Zoning-Lot Width 5,000 sq. ft. 6,000 sq. ft. 7,000 sq. ft. 50' 55' 70' 91.0403 Permitted with Approval Uses Single-family detached dwellings Two-family dwellings Group of attached town houses 104 q I ,J ' �DETROIT WNING ORDINANCE § 91.0000 Minimum Zoning-Lot Area Each town house Multiple-family dwellings Rooming houses Hotels or motels Fraternity or sorority houses 1,800 7,000 7,000 7,000 7,000 sq. sq. sq. sq. sq. Minimum Zoning-Lot Width ft. ft. ft. ft. ft. 18' 70' 70' 70' 70' 91.0500 Yard requirements. Yards shall be provided for each use in accordance with the following minimum requirements: 91.0501 Uses Permitted as a Matter of Right Front Yard Side Yards' Rear Yard Yard requirements for uses in Use Group I shall be as set forth in Article VIII, Section 85.0501. 20' Formula A 2 30' 2 Group I All other uses permitted as a matter of right 91.0503 Permitted with Approval Uses Single- or two-family dwellings 20' All other uses permitted with approval 20' Provided, that the Community and Economic Development Department may adjust or waive the requirements of Section 91.0501 and 91.0503 to facilitate a better blending of new construction or alteration with existing structures and uses, upon making a finding that 14' combined 4' minimum Formula A 30' 30' existing structures and uses provide lesser yards or no yards, and upon making a finding that the structure or use under consideration is such that adjusting or waiving the yard requirements will not be detrimental to its occupancy or use. See Section 80.0603 for formulas. No rear yard required for parking lots. Parking structures shall provide side and rear yards of five feet with permitted exceptions as indicated in Section 85.0503. 1 2 105 �§ 91.0000 DETROIT, MICHIGAN adjacent to the wall or fence is used for parking purposes, said wall or fence shall be protected from possible damage inflicted by vehicles using the parking area by means of precast concrete wheel stops at least six inches in height, or by firmly implanted bumper guards not attached to the wall or fence, or by other suitable barriers. No fence or wall shall be required on that portion of the zoning-lot line where there is a building serving the same purpose. 91.0600 Building bulk limitations. Building bulk limitations for principal and accessory uses shall be as hereinafter specified: 91.0603 Permitted with Approval Uses Maximum FAR' Multiple-family dwellings 1.00 See Section 80.0601 for formulas. 1 91.0802 Vehicular access to the premises shall be permitted only by way of the front or side of the zoning-lot, except for vehicles servicing the premises. 91.0700 Height limitations. The maximum height for each principal use shall not exceed thirty-five (35) feet. The Community and Economic Development Department may allow a greater height to facilitate a better blending of new construction or alteration with existing structures or uses, provided all of the following findings are made: 92.0000 B2 Local business and residential district. The B2 Local Business and Residential District provides for the day-to-day consumer goods and services required to serve a small residential area. High traffic generating and traffic oriented uses are restricted because of their obvious undesirable influence on adjacent residential areas. a) That existing structures exceed thirtyfive (35) feet in height; b) That it is useful and desirable for the structure in question to be erected to a height greater than thirty-five (35) feet, and; 92.0100 Uses permitted as a matter of right. 92.0105 Banks, except those having drivein facilities Business or professional offices c) That existing structures and uses will not be adversely affected by such height increase. 92.0115 Dry cleaning and laundry establishments which shall include a retail service and which employ a maximum of 10 persons. The building size shall not exceed 4,000 sq. ft. 91.0800 Site regulations. All non-residential uses hereafter established in a Bl District shall comply with the following regulations; provided, that the Community and Economic Development Department may adjust these requirements upon making a finding that no adjacent or abutting properties will be adversely affected by such adjustment. 92.0120 Establishments utilizing customer operated automatic washer, dryer, or dry cleaning machines for family washing or dry cleaning. 91.0801 There shall be provided an opaque fence or wall of wood or masonry construction not less than four nor more than six feet in height along all lot lines abutting or adjacent to r.~ sidentially zoned or developed property; provided, that if the Bl zoned property 92.0130 Greenhouses or nurseries with stock for retail sales, which uses may contain outdoor display and sale of merchandise if all soil materials are enclosed or in containers. 106 �DETROIT ZONING ORDINANCE 192.0000 c) Ice skating rinks d) Swimming pools 2. Parks or playgrounds 3. Railroad rights-of-way, not including storage tracks, yards, or buildings 92.0135 Homes, centers, or schools, for the care, boarding, or teaching of children Hospitals, sanatoriums, convalescent, nursing, or rest homes 92.0140 Institutions, of an educational character other than penal or correctional institutions or trade schools B. Community facilities 1. Religious uses as follows: a) Churches, chapels, temples, or synagogues b) Rectories, parsonages, or parish houses c) Monasteries, convents, seminaries, or religious retreats 2. Public libraries or museums 3. Non-commercial art galleries 4. Schools, excepting commercially operated vocational or trade schools 5. The following public utility facilities, without service of storage yards a) Electric transformer substations b) Gas regulator stations c) Water works, reservoirs, pumping stations, or filtration plants. d) Telephone exchange buildings 6. Non-profit neighborhood centers 92.0155 Medical or dental clinics 92.0160 Newspaper distribution stations 92.0170 Parking lots or parking areas for the storage or parking of operable motor vehicles, but excluding all trucks and truck tractors except panel truck, pickup trucks, school buses and those motor vehicles necessary and accessory to the operation of uses permitted this Zoning District Parking structures Personal Service establishments: Dry cleaning or laundry pick-up stations Barbershops Beauty shops Shoe repair shops Uses of a similar nature Private clubs, lodges, or similar uses C. Uses similar to the above specified uses 92.0173 Radio, television, or household appliance repair shops Research laboratories, excepting those utilizing large animals 92.0197 Uses similar to the above specified uses 92.0198 Uses accessory to any of the above permitted uses when incidental to and on the same zoning-lot as the principal use. 92.0180 Signs as regulated in Article XIII Stores of a generally recognized retail nature whose primary business is the sale of new merchandise (Ord. No. 534-G, § 1, 10-6-70; Ord. No. 679-G, § 1, 4-18-72; Ord. No. 807-G, § 1, 3-6-73; Ord. No. 228-H, § 1, 12-14-77) 92.0191 Use Group I, which shall be limited to the following uses: 92.0300 Permitted with approval uses. A. Open uses 1. The following non-commercial recreational uses: a) Golf courses b) Outdoor tennis courts The following uses, and uses accessory thereto, shall be permitted by the Community and Economic Development Department or, upon appeal, by the Board of Zoning Ap- Supp.No.4 107 �nETROrr. MICHIGAN t 92.0000 peals and subject to compliance with provisions' and standards as set forth in Article VI, Section 65.0000. 92. 0302 Arcades, when located a minimum distance of five hundred (500) feet from the nearest point of an elementary, junior high, or senior high school site, and five hundred (500) feet from a residentially zoned district. The prohibition relating to distance from residentially zoned districts shall be waived upon presentation to the community and economic development department a t'petition to establish an arcade" , signed by at least fifty-one (51) per cent of the persons residing, owning property or doing business within a radius of five hundred (500) feet of the proposed location or any part thereof, indicating their approval of the proposed use, such petition having first been duly verified by a department designated by the mayor for the authenticity of signatures and support 92.0355 Mortuary 92.0359 Multiple-family dwellings, containing non-residential uses as specified in Article VIII, Section 86.0113 92.0365 Offices or shops for plumbing, electrical, heating or air-conditioning and similar uses, providing all material is stored within an enclosed building with walls on all sides, and provided that the size of the building shall be limited to a maximum floor area of 6,000 square feet. All truck parking shall be screened from view from residentially zoned property. All lighting shall be directed so as not to shine upon residentially zoned property 92.0370 Photo engraving. The building size shall not exceed 4,000 sq. ft. Police or fire stations or other public buildings or uses not enumerated in Use Group I Printing or engraving. The building size shall not exceed 6,000 sq. ft. 92.0305 Banks having drive-in facilities Blueprinting shops, the building size shall not exceed 4,000 sq. ft 92.0375 Radio or television stations Rooming houses 92.031 0 Confection manufacturing and bakeries which shall include retail sales. The building size shall not exceed 6,000 sq. ft 92.0379A Restaurants, standard, which may include the sale of beer or intoxicating liquor for consumption on the premises via a service bar only, and when the primary use of the license is to serve table-seated dining patrons subject to Section 66.0000 and subject to the following requirements except as may be adjusted by the Community and Economic Development Department 92.0315 Dental, surgical or optical goods manufacturing. The building size shall not exceed 4,000 sq. ft 92.0325 Fraternity or Sorority houses 92.0335 Handcraft jewelry manufacturing. The building size shall not exceed 4,000 sq. ft. Hotels or motels as regulated by Section 66.0000 a) Freeway-type metal bumper guards, eighteen (18) inches in height shall be installed and properly maintained along the entire length of the rear or side property lines where adjoining or across a street or alley from residentially zoned or developed property, except 92.0340 Indoor commercial recreation, excluding poolhalls, public dance halls, taxi dance halls and arcades 92.0350 Lithographing. The building size shall not exceed 4,000 sq. ft. Supp.No.4 108 - - - ~=;;;;;;;;;;;__;;iiiiiii.ii.iiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiii '1 �DETROIT ZONING ORDINANCE where the restaurant building is located on this line, or except across necessary points of ingress and egress where the parking spaces to serve an existing building are accessible only via crossing this property line. b) Concrete curbing, six (6) inches in height shall be properly placed and maintained along or parallel to the outside edges of parking areas or driveways, except where bumper guards are required and except across approved driveways, so as to prevent vehicular encroachment onto or over the public right-of-way and to prevent vehicular encroachment onto or over the adjoining property, or vehicular damage to the adjoining buildings. c) All outside trash receptacles shall be located within an enclosure constructed of opaque masonry materials a minimum of four (4) feet and a maximum of Supp.No. 4 108.1 § 92.0000 �II -J DETROIT ZONING ORDINANCE six (6) feet in height and shall be provided with opaque gates of the same height. compliance with this prohibition, the premises shall be properly posted with signs stating that the consumption of foods, frozen desserts, or beverages within vehicles parked upon the premises is unlawful and that violators are subject to fines as prescribed by law. Such signs shall be posted within the building near the checkout counter of the restaurant and also within the parking area so as to be clearly visible from all vehicles on the premises. d) Points of vehicular ingress and egress (except as provided for in a) above) shall be limited to the adjacent thoroughfare having business-zoned frontage only, and site plans shall be reviewed by the Department of Transportation for location and design of curb cuts and driveways and for layout of parking lots. j) e) The entire parking area shall be paved with a permanent surface of concrete or asphaltic cement and shall be graded and drained in accordance with the City Plumbing Code. Any unpaved area of the site shall be landscaped with lawn or other horticultural materials, maintained in a neat and orderly fashion at all times, and separated from the paved parking or driveway area by a raised curb or other equivalent barrier. A minimum distance of five hundred (500) feet shall exist between the subject site and the nearest point of an elementary, junior high, or senior high school site. 92.0379B Restaurants, carry-out, when located on a street designated on the Master Plan of Trafficways as a major or secondary thoroughfare, subject to the following requirements except as may be adjusted by the Community and Economic Development Department. f) All lighting located on the premises shall be shaded and screened so as to be directed away from all adjoining residentially zoned or developed property. a) Unpierced opaque masonry walls, a minimum of four (4) feet in height and a maximum of six (6) feet in height, shall be constructed and properly maintained along the rear or side property lines where adjoining or across a street or alley from residentially zoned or developed property; provided, that in all instances where a wall is required or installed, said wall shall be protected from possible damage inflicted by vehicles using the parking area by means of properly installed and maintained freeway-type metal bumper guards, eighteen (18) inches in height. g) Exhaust and filtration systems from food preparation areas shall be installed after review by the Air Pollution Control Division, Wayne County Department of Health, to assure compliance with appropriate regulations. h) A minimum of three (3) parking spaces shall be provided for the first one thousand (1000) square feet of gross floor area of the restaurant building, plus one (1) additional parking space for each one hundred (100) square feet in excess of the first one thousand square feet. i) § 92.0000 b) Concrete curbing six (6) inches in height, shall be properly placed and maintained along or parallel to all property lines, except where bumper guards are required and except across approved driveways, so as to prevent vehicular encroachment onto or over the public right-of-way and to prevent vehicular encroachment onto or over Food consumption upon the premises outside the restaurant building shall be prohibited, and, where deemed advisable by the enforcing official to assure 109 �§ 92.0000 DETROIT, MICHIGAN prohibited and the premises shall be properly posted with signs stating that the consumption of foods, frozen desserts, or beverages within vehicles parked upon the premises is unlawful and that violators are subject to fines as prescribed by law. A minimum of two (2) such signs shall be posted within the building near the checkout counter of the restaurant, and a minimum of four (4) such signs shall be posted within the parking area so as to be clearly visible from all vehicles on the premises. the adjoining property, or vehicular damage to the adjoining buildings. c) All outside trash receptacles shall be located within an enclosure constructed the ·s ame height as and of the same opaque masonry materials as the aboverequired opaque masonry walls and shall be provided with opaque gates of the same height. d) Points of vehicular ingress and egress (except as provided for in a) above) shall be limited to the adjacent thoroughfare having business-zoned frontage only, and site plans shall be reviewed by the Department of Transportation for location and design of curb cuts and driveways and for layout of par king lots. j) e) The entire parking area shall be paved with a permanent surface of concrete or asphaltic cement and shall be graded in accordance with the City Plumbing Code. Any unpaved area of the site shall be landscaped with lawn or other horticultural materials, maintained in a neat and orderly fashion at all times, and separated from the paved parking or driveway area by a raised curb or other equivalent barrier. f) 92.0379C Restaurants, fast-food, when lo- cated on a street designated on the Master Plan of Trafficways as a major or secondary thoroughfare, subject to the following requirements except as may be adjusted by the Community and Economic Development Department. a) Unpierced opaque masonry walls, a minimum of four (4) feet in height and a maximum of six (6) feet in height, shall be constructed and properly maintained along the rear or side property lines where adjoining or across a street or alley from residentially zoned or developed property; provided, that in all instances where a wall is required or installed, said wall shall be protected from possible damage inflicted by vehicles using the par king area by means of properly installed and maintained freeway-type metal bumper guards, eighteen (18) inches in height. All lighting located on the premises shall be properly shaded and screened so as to be directed away from all adjoining residentially zoned or developed property. g) Exhaust and filtration systems from food preparation areas shall be installed after review by the Air Pollution Control Division, Wayne County Department of Health, to assure compliance with appropriate regulations. b) Concrete curbing, six (6) inches in height, shall be properly placed and maintained along or parallel to all property lines, except where bumper guards are required and except across approved driveways, so as to prevent vehicular encroachment onto or over h) A minimum of one (1) parking space shall be provided on site for each one hundred (100) square feet of gross floor area of the restaurant building. i) A minimum distance of five hundred (500) feet shall exist between the subject site and the nearest point of an elementary, junior high, or senior high school site. Food consumption upon the premises outside the restaurant building shall be 110 "II -I I I I �DETROrI' ZONING ORDINANCE the public right-of-way and to prevent vehicular encroachment onto or over the adjoining property, or vehicular damage to the adjoining buildings. c) All outside trash receptacles shall be located within an enclosure constructed the same height as and of the same opaque masonry materials as the aboverequired opaque masonry walls and shall be provided with opaque gates of the same height. d) Points of vehicular ingress and egress (except as provided for in a) above) shall be limited to the adjacent thoroughfare having business-zoned frontage only, and site plans shall be reviewed by the Department of Transportation for location and design of curb cuts and driveways and for layout of parking lots. e) The entire parking area shall be paved with a permanent surface of concrete or asphaltic cement and shall be graded and drained in accordance with the City Plumbing Code. Any unpaved area of the site shall be landscaped with . lawn or other horticultural materials, maintained in neat and orderly fashion at all times, and separated from the paved parking or driveway area by a raised curb or other equivalent barrier. f) All lighting located on the premises shall be properly shaded and screened so as to be directed away from all adjoining residentially zoned or developed property. g) Exhaust and filtration systems from food preparation areas shall be installed after review by the Air Pollution Control Division, Wayne County Department of Health, to assure compliance with appropriate regulations. h) A minimum of one (1) parking space shall be provided on site for each one hundred (100) square feet of gross floor area of the restaurant building. Supp. No. 4 111 I 12.0000 i) Food consumption upon the premises outside the restaurant building shall be prohibited and the premises shall be properly posted with signs stating that the consumption of foods, frozen desserts, or beverages within vehicles parked upon the premises is unlawful and that violators are subject to fines as prescribed by law. A minimum of two (2) such signs shall be posted within the building near the checkout counter of the restaurant and a minimum of four (4) such signs shall be posted within the parking area so as to be clearly visible from all vehicles on the premises. j) A minimum distance of five hundred (500) feet shall exist between the subject site and the nearest point of an elementary, junior high, or senior high school site. 92.0380 Single- or two-family dwellings combined in structures with permitted commercial uses Single- or two-family dwellings, which may contain home occupations as regulated in Section 83.0105, paragraphs b through h 92.0385 Town Houses 92. 0395 Veterinary clinic for small animals but excluding outdoor kennels Wholesaling, warehousing, storage or transfer buildings; but excluding steel warehousing, excluding storage of bulk petroleum or related products and excluding garbage or rubbish. All materials must be completely enclosed within a building with walls on all sides. Size of the building shall be limited to a maximum floor area of 10,000 square feet. Loading and unloading operations shall be entirely contained on the site. All truck parking shall be screened so as not to be viewed from residentially zoned �f 92.0000 DETROIT, MICHIGAN (Ord. No. 807-G, § 1, 3-6-73; Ord. No. 862-G, § 1, 11-20-73; Ord. No. 215-H, § 1, 11-23-77; Ord. No. 228-H, § 1, 12-14-77; Ord. No. property. All lighting shall be directed so as not to shine upon residentially zoned property 384-H, § 1, 3-12-80; Ord. No. 487-H, § 1, 2-19-82) 92.0397 Uses similar to the above specified uses 92.0400 Lot size requirements. Zoning-lot size requirements shall be as hereinafter specified or as required by the Community and Economic Development Department, for the indicated uses: 92.0398 Uses accessory to any of the above uses when incidental to and on the same zoning-lot as the principal use. 92.0401 Uses Permitted as Matter of Right Homes, centers or schools for the care, boarding, or teaching of children Institutions of an educational character other than penal or correctional institutions or trade schools Private clubs, lodges, or similar uses Use Group I Minimum Zoning-Lot Area Minimum Zoning-Lot Width 7,000 sq. ft. 70' 7,000 sq. ft. 70' 7,000 sq. ft. 70' As specified in the R5 District, Section 85.0401 Adequate for off-street parking, loading, and other site requirements All other uses permitted as a matter of right 92.0403 Permitted with Approval Uses Minimum Zoning-Lot Area Fraternity or sorority houses Hotels or motels Multiple-family dwellings Rooming houses Single-family detached dwellings Two-family dwellings Group of attached town houses Each town house 7,000 7,000 7,000 7,000 5,000 6,000 7,000 1,800 92.0500 Yard requirements. sq. ft. sq. ft. sq. ft. sq. ft. sq. ft. sq. ft. sq. ft. sq. ft. Minimum Zoning-Lot Width 70' 70' 70' 70' 50' 55' 70' 18' "II a I Yards shall be provided for each use in accordance with the following minimum requirements: I Supp.No.4 112 I I �DETROIT ZONING ORDINANCE § 92.0000 92.0501 Uses Permitted as Matter of Right Front Yard Homes, centers or schools for the care, boarding, or teaching of children Hospitals, sanatoriums, convalescent, nursing, or rest homes Use Group I 20' Side Yards' Formula A Rear Yard 30' 20' Formula A 30' As specified in the R5 District, Section 85.0501 Institutions of an educational character other than penal or correctional institutions or trade schools 20' Formula A 30' 92.0503 Permitted with Approval Uses Front Yard Fraternity or sorority houses Hotels or motels Multiple-family dwellings Rooming houses Single- or two-family dwellings 20' 20' 20' 20' 20' Town houses 20' Formula A Formula A Formula A Formula A 14' combined 4' minimum Formula A Rear Yard 30' 30' 30' 30' 30' 30' uses provide lesser yards or no yards, and upon making a finding that the structure or use under consideration is such that adjusting or waiving the yard requirements will not be detrimental to its occupancy or use. Provided, that the Community and Economic Development Department may adjust or waive these requirements to facilitate a better blending of new construction or alteration with existing structures and uses, upon making a finding that existing structures and 1 Side Yards 1 See Section 80.0603 for formulas. (Ord. No. 228-H, § 1, 12-14-77) Supp. No. 2 113 �DETROIT, MICHIGAN § 92.0000 92.0600 Building bulk limitations. 93.0100 Uses permitted as a matter of right: Building bulk limitations for principal and accessory uses shall be as hereinafter specified: 93.0105 Banks, except those having drivein facilities Business or professional offices 92.0601 Uses permitted as a matter of right 93.0115 Dry cleaning and laundry establishments which shall include a retail service and which employ a maximum of 10 persons. The building size shall not exceed 4,000 sq. ft. 92.0603 Permitted with Approval Uses Maximum FAR' 1.50 Multiple-family dwellings 93.0120 Establishments utilizing customer operated automatic washer, dryer, or dry cleaning machines for family washing or dry cleaning Indoor commercial recreation, other than pool or billiard halls, public dance halls or taxi dance halls Institutions of an educational character other than penal or correctional institutions 93.0155 Medical or dental clinics 93.0160 Newspaper distribution stations 93.0170 Parking lots or parking areas for the storage or parking of operable motor vehicles, but excluding all trucks and truck tractors except panel trucks, pick up trucks, school buses and those motor vehicles necessary and accessory to the operation of uses permitted in this Zoning District. Parking structures Personal service establishments: Dry cleaning or laundry pick-up stations Barber shops Beauty shops Shoe repair shops Uses of a similar nature Private clubs or lodges 93.0175 Radio, television, or household appliance repair shops. Signs, as regulated by Article XIII Stores of a generally recognized retail nature whose primary business is the sale of new merchandise See Section 80.0601 for formulas. 1 (Ord. No. 228-H, § 1, 12-14-77) 92.0700 Height limitations. The maximum height for each principal use shall not exceed thirty-five (35) feet. The Community and Economic Development Department may allow a greater height to facilitate a better blending of new construction or alteration with existing structures or uses, provided all of the following findings are made: a) That existing structures exceed thirtyfive (35) feet in height; b) That it is useful and desirable for the structure in question to be erected to a height greater than thirty-five (35) feet, and; c) That existing structures and uses will not be adversely affected by such height increase. 93.0000 B3 Shopping district. The B3 Shopping district provides for a range of convenience and comparison shopping goods stores, generally grouped into neighborhood and community shopping centers, depending on the size of the area so mapped. Uses permitted are inclusive enough to allow for the provisions of a broad range of goods and services for the consumer, and to allow for as much freedom and healthy competion in the commercial real estate market and commercial activities as is consonant with other community values. Supp. No. 2 I I 114 1 ~ - = = =~ iiiiaiiiiiiii_ _ _ _ _ _ _ _ _iiiiiMii_ _ __ �DETROIT ZONING ORDINANCE IJ a) 93.0185 Theaters, excluding drive-in theaters 93.0197 Uses similar to the above specified uses 93.0198 Uses accessory to any of the above uses when incidental to and on the same zoning-lot as the principal use. (Ord. No. 534-G, § 1, 10-6-70; Ord. No. 679-G, § 1, 4-18-72; Ord. No. 807-G, § 1, 3-6-73; Ord. No. 215-H, § 1, 11-23-77; Ord. No. 228-H~ § 1, 12-14-77; Ord. No. 384-H, § 1, 3-12-80) § 93.0000 Minimum lot size and frontage: There shall be a minimum zoning-lot area of 12,000 square feet. There shall be a minimum lot frontage of 120 feet. A maximum of two service bays and two pump islands may be erected and used on such minimum zoning-lot. One service bay or one pump island may be added for each 2,000 square feet of zoning-lot area in excess of the above minimum requirements. b) Building setback: Any building or structure, excepting gasoline pumps and pump islands, attached or detached canopies, compressed air connections, and similar equipment shall be set back a minimum of forty (40) feet from all street right-of-way lines, and a minimum of ten feet from all property lines abutting any property zoned in a residential district classification. 93.0300 Permitted with approval uses. The following uses, and uses accessory thereto, shall be permitted by the Community and Economic Development Department or the Board of Zoning Appeals if specified, and subject to compliance with provisions and standards set forth in Section 65.0000 and to all conditions hereinafter listed. 93. 0302 Arcades, subject to compliance with all c) Curbing: A raised curb at least six inches in height shall be erected adjacent to all landscaped areas required in paragraph d) hereinafter, and also along all street property lines except for approved driveway openings. of the requirements of Section 92.0302 93.0305 Banks having drive-in facilities Business colleges or other commercially operated vocational or trade schools 93.0320 Establishments for the sale of beer or intoxicating liquor for consumption on the premises, as regulated by Section 66.0000 d) Paving: The entire service area shall be paved with a permanent surface of concrete or asphaltic cement and shall be drained so as to dispose of all surface water. Any unpaved areas of the site shall be landscaped, maintained in a neat and orderly fashion, and separated from the paved area by a raised curb or equivalent barrier. 93.0330 Greenhouses or nurseries with stock for retail sale, which uses may contain outdoor display and sale of merchandise if all soil materials are enclosed or in containers e) Equipment Setback: Gasoline pumps and pump islands, compressed air connections, and similar equipment shall be set back a minimum of fifteen (15) feet from any street right-of-way line. 93.0335 Hotels or motels, as regulated by Section 66.0000 93.0356 Motor vehicle filling and service stations, subject to the following regulations except where modifie_d by the Community and Economic Development Department and subject to the requirements of Section 42.0600: O Equipment enclosure: Hydraulic hoists, pits, Supp.No.4 115 and all lubrication, greasing, �§ 93.0000 DETROIT, MICHIGAN automobile washing, or repairing equipment shall be entirely enclosed within a building. Any such building or portion of a building, which faces, abuts, or is adjacent to residentially zoned property shall consist of a solid blank wall with no openings other than those required by applicable building codes. g) Fencing: An opaque fence or wall of wood or masonry construction not less than four feet in height nor more than six feet in height shall be constructed and maintained in a neat and orderly appearance along all property lines abutting or across a street or alley from any property zoned in a residential district classification, except that no fence or wall shall be required where adjacent to the front yard of a building existing on the adjacent residentially zoned property. Where the adjacent residentially zoned property is vacant, or where the subject property is opposite or abutting a rear or side yard of an existing structure situated on residentially zoned property, the fence or wall may begin at a point twenty feet from the street right-of-way line. Provided, that if the paving extends to such a wall or fence it shall be protected by means of precast concrete wheel stops at least six inches in height, or by firmly implanted bumper guards not attached to the wall or fence, or by other suitable barriers. And further provided, that no fence or wall shall be required when the subject property is across a street from the side or rear yard of an existing structure on residentially zoned property. h) Parking: Off-street parking shall be provided in accordance with the provisions of Section 47.0100. i) Lighting: Lighting shall be screened to prevent all direct light rays from falling upon any property zc.1ed in a residential district classification. Supp.No.4 116 j) Signs: Signs on the premises shall be arranged so that they do not obstruct visibility of drivers or pedestrians, and shall be in accordance with the provisions of Article XIII. 93.0365 Offices or shops for plumbing, electrical, heating or air-conditioning and similar uses, providing all material is stored within an enclosed building with walls on all sides, and provided that the size of the building shall be limited to a maximum floor area of six thousand (6,000) square feet. All truck parking shall be screened for view from residentially zoned property. All lighting shall be directed so as not to shine upon residentially zoned property 93.0370 Police or fire stations or other public buildings or uses not enumerated in Use Group I Pool or billiard halls, as regulated by Section 66.0000 Public dance halls 93. 0379A Restaurants, standard which may include the sale of beer or intoxicating liquor for consumption on the premises via a service bar only, and when the primary use of the license is to serve table-seated dining patrons subject to Section 66.0000 and subject to compliance with all of the provisions of Section 92.0379A except as may be adjusted by the community and economic development department. 93.0379B Restaurants, carry-out, subject to compliance with all of the provisions of Section 92.0379B except as may be adjusted by the community and economic development department. 93. 0379C Restaurants, fast-food, subject to compliance with all of the provisions of Section 92.0379C except as may be adjusted by the community and economic development department. 93. 0380 Salesroom or sales lots for new/used motor vehicles and accessory service facilities ~hoeshine parlors, as regulated by Section 66.0000 ' I I J �DETROIT ZONING ORDINANCE 93.0400 Lot size requirements. 93. 0391 Use Group I, which shall be limited to the following uses: Zoning-lot size requirements shall be as hereinafter specified for the indicated uses: A. Open uses -If § 93.0000 93.0401 Uses permitted as a Matter of Right. No minimum requirements, except that lot sizes shall be adequate to provide for off-street parking, loading, and ot!ier site requirements as may be required by this or other applicable ordinances and statutes. 1. The following non-commercial rec- reational uses: a) Golf courses b) Outdoor tennis courts c) Ice skating rinks d) Swimming pools 2. Parks or playgrounds 3. Railroad rights-of-way, not including storage tracks, yards, or buildings 93.0403 Permitted with Approval Uses Minimum Zoning-Lot Area B. Community facilities: Use Group I 1. Religious uses as follows: a) Churches, chapels, temples, or synagogues b) Rectories, parsonages, or parish houses c) Monasteries, convents, seminaries, or religious retreats 2. Public libraries or museums 3. Non-commercial art galleries 4. Schools, excepting commercially operated vocational or trade schools 5. The following public utility facilities, without service or storage yards: a) Electric transformer substations b) Gas regulator stations c) Water works, reservoirs, pumping stations, or filtration plants d) Telephone exchange buildings 6. Non-profit neighborhood centers Hotels or motels Motor vehicle filling and service stations Minimum Zoning-Lot Width Lot size requirements for uses in Use Group I shall be as set forth in Article VIII, Section 85.0401. 7,000 sq. ft. 70' 12,000 sq. ft. 120' (Ord. No. 228-H, § 1, 12-14-77) 93.0500 Yard requirements. Yards shall be provided for each use in accordance with the following requirements or as required by the Community and Economic Development Department. 93.0501 Uses Permitted as a Matter of Right. No minimum requirements. 93.0503 Permitted with Approval Uses. Yards shall be approved by the Community and Economic Development Department to insure a satisfactory blending of the proposed structure or use with existing structures or uses. (Ord. No. 228-H, § 1, 12-14-77) C. Uses similar to the above specified uses 93.0700 Height limitations. 93. 0397 Uses similar to the above specified use .The maximum height for each principal use shall not exceed thirty-five (35) feet; Provided, 93. 0398 Uses accessory to any of the above uses when incidental to and on the same zoning-lot as the principal use. a) If the street on which the zoning-lot fronts has a right-of-way of sixty-six (66) feet or more, the Community and Economic Development Department (Ord. No. 446-G, § 1, 6-26-69; Ord. No. 726-G, § 1, 9-5-72; Ord. No. 807-G, § 1, 3-6-73; Ord. No. 228-H, § 1, 12-14-77; Ord. NO. 384-H, § 1, 3-12-80; Ord. No. 487-H, § 1, 2-19-82) Supp.No.4 117 �I 93.0000 DETROIT, MICHIGAN uses permitted as a matter of right are permitted with approval. (Ord. No. 228-H, § 1, 12-14-77) may permit a greater height, provided that a finding is made that the increased height is necessary to serve the function for which the building is intended, and that said increase will not be injurious to the contiguous or surrounding property and not contrary to the spirit and purpose of this Ordinance. 94.0100 Uses permitted as a matter of right: b) If the zoning-lot fronts on a street which is eighty (80) feet or more in width, and is designated by the Master Plan as a major or secondary thoroughfare, and if the proposed building on said zoning-lot is forty (40) feet or more from all Rl, R2, and R3 Districts, the maximum height may be increased, as a matter of right, one foot for each one foot of street width greater than eighty (80) feet. In no case, however, shall the building exceed eighty (80) feet in height. 94.0115 Dry cleaning or laundry establishments employing a maximum of twenty-five (25) persons on site 94.0101 Armories Assembly halls 94.0105 Banks, except those having drivein facilities Blueprinting shops Business or professional offices Business colleges or commercial trade schools 94.0120 Establishments utilizing customer operated automatic washer, dryer, or dry cleaning machines for family washing or dry cleaning 94.0125 Food catering establishments c) If the zoning-lot fronts on a street which is eighty (80) feet or more in width, and is designated by the Master Plan as a major or secondary thoroughfare, and if the zoning-lot abuts or is adjacent to any zoning district other than an Rl, R2, or R3 District, the maximum height may be increased, as a matter of right, one foot for each one foot of street width greater than eighty (80) feet, regardless of the location of the proposed structure. In no case, however, shall the building exceed eighty (80) feet in height. 94.0130 Greenhouses or nurseries with stock for retail sale, which uses may contain outdoor display and sale of merchandise if all soil materials are enclosed or in containers 94.0135 Heating plants with underground or indoor fuel storage Homes, centers, or schools for the care, boarding, or teaching of children Hospitals, sanatoriums, convalescent, nursing, or rest homes (Ord. No. 446-G, § 1, 6-26-69; Ord. No. 228-H, § 1, 12-14-77) 94.0140 Indoor commercial recreation, other than pool or billiard halls, public dance halls or taxi dance halls Institutions of an educational character other than penal or correctional institutions 94.0000 B4 General business district. The B4 General Business District provides for business and commercial uses of a thoroughfare oriented nature. In addition to these uses, other businesses which may benefit by drawing part of their clientele from passing traffic are permitted. Additional uses which may be successfully blended with those 94.0155 Marinas Medical or dental clinics Mortuaries 94.0160 Newspaper distributing stations Supp.No.4 118 I I I �DETROIT ZONING ORDINANCE 94.0163 Offices or shops for plumbing, electrical, heating or air conditioning, furniture repair or upholstery, tool sharpening, cabinet making, custom decorative wrought iron shops doing assembly work only, and similar uses, providing all material is stored within an enclosed building with walls on all sides Open air display for rental or sale of householder's pneumatic tired two- and four-wheeled utility trailers, pneumatic tired cement mixers having a capacity of not more than three and one-half (3 ½) cubic feet and capable of being towed by a passenger automobile, and wheelbarrows. The area to be so used shall have an area of not less than 6,000 square feet, shall be used exclusively for the foregoing purposes, and shall be maintained with a stable surface that will not retain water and treated so as to prevent the raising of dust or loose particles. Such surfacing may be constructed of crushed stone, slag, gravel, cinders, or any type of permanent surfacing drained away from all adjacent lots and streets. The owner or operator of an area so used shall erect and maintain on such area a permanent type building at least 400 square feet in area for the purpose of servicing such equipment. He shall also erect and maintain a barrier type fence not less than eighteen (18) inches in height on the boundaries on the area with only such openings as may be necessary for ingress and egress. Open air sale or rental of trailer coaches or boats I 94.0000 trucks and truck tractors except panel trucks, pickup trucks, school buses and those motor vehicles necessary and accessory to the operation of uses permitted in this Zoning District. Parking structures Personal service establishments; Dry cleaning or laundry pick-up stations Barbershops Beauty shops Shoe repair shops Uses of a similar nature Police or fire stations or other public buildings or public uses not enumerated in Use Group I Private clubs or lodges 94.0175 Radio or television stations Radio, television, or household appliance repair shops Research or testing laboratories excepting those utilizing large animals 94.0179A Restaurants, standard, which may include the sale of beer or intoxicating liquor for consumption on the premises via a service bar only, and when the primary use of the license is to serve tableseated dining patrons subject to Section 66.0000 and subject to the requirements of Section 92.0379A, except as may be adjusted by the Community and Economic Development Department. 94.0180 Salesroom or sales lots for new or used motor vehicle and accessory service facilities provided that six-foot high opaque walls or fences shall be erected where adjacent to residential zoning; provided that all lighting shall be directed so as not to shine upon residentially zoned property; and provided that all outdoor areas shall be either landscaped or hard surfaced. 94.0170 Parking lots or parking areas for the storage or parking of operable motor vehicles, but excluding all Supp.No.4 119 �I H.0000 DETROIT, MICHIGAN Signs, as regulated by Article XIII Storage of new or used motor vehicles-provided that six-foot high opaque walls or fences shall be erected where adjacent to residential zoning; provided that all lighting shall be directed so as not to shine upon residentially zoned property; and provided that all outdoor areas shall be either landscaped or hard surfaced. Stores of a generally recognized retail nature whose primary business is the sale of new merchandise c) Water works, reservoirs, pumping stations, or filtration plants d) Telephone exchange buildings 6. Non-profit neighborhood centers C. Uses similar to the above specified uses 94.0195 Vending machine commissaries Veterinary clinics for small animals 94.0197 Uses similar to the above specified uses 94.0198 Uses accessory to any of the above permitted uses when incidental to and on the same zoning-lot as the principal use. (Ord. No. 446-G, § 1, 6-26-69; Ord. No. 534-G, § 1, 10-6-70; Ord. No. 679-G, § 1, 4-18-72; Ord. No. 726-G, § 1, 9-5-72; Ord. No. 807-G, § 1, 3-6-73; Ord. No. 228-H, § 1, 12-14-77; Ord. No. 384-H, § 1, 3-12-80) 94.0191 Use Group I, which shall be limited to the following uses: A. Open uses 1. The following non-commercial rec- reational uses: a) Golf Courses b) Outdoor tennis courts c) Ice skating rinks d) Swimming pools 2. Parks or playgrounds 3. Railroad rights-of-way, not including storage tracks, yards, or buildings 94.0300 Permitted with approval uses. The following uses, and uses accessory thereto, shall be permitted by the Community and Economic Development Department or, upon appeal, by the Board of Zoning Appeals, and subject to compliance with provisions and standards as set forth in Article VI, Section 65.0000. B. Community facilities 94.0301 Adult Book Stores as regulated by Section 66.0000 Adult Motion Picture Theaters as regulated by Section 66.0000 Adult Mini Motion Picture Theaters as regulated by Section 66.0000 94. 0302 Arcades, subject to compliance with all of the requirements of Section 92.0302 1. Religious uses as follows: 2. 3. 4. 5. I I I a) Churches, chapels, temples, or synagogues b) Rectories, parsonages, or parish houses c) Monasteries, convent, seminaries, or religious retreats Public libraries or museums Non-commercial art galleries Schools, excepting commercially operated vocational or trade schools The following public utility facilities, without service or storage yards a) Electric transformer substations b) Gas regulator stations 94.0305 Banks having drive-in facilities 94.0310 Cabaret, Group "D", as regulated by Section 66.0000 Confection manufacture 94.0315 Dental products, surgical, or optical goods manufacture 94.0320 Establishments for the sale of beer or intoxicating liquor for con- Supp.No.4 120 I I I I I I I I I I I I I I �' 'II DETROIT ZONING ORDINANCE sumption on the premises, as regulated by Section 66.0000 94.0325 Fraternity or Sorority houses 94.0330 Go-cart II - tracks, subject to the following requirements, except as may be adjusted by the Community and Economic Development Department. a) Parking areas shall be surfaced with gravel, slag, or other comparable material and treated so as to prevent the raising of dust. b) Ingress, or egress shall be only from the principal street side of the property as may be determined by the Community and Economic Development Department. c) If lighting is provided, all such lighting shall be subdued, shaded, and focused away from all dwellings. § 94.0000 h) All light standards, poles, or other appurtenances shall be effectively padded or screened so as to prevent injury to drivers of the vehicles; baled hay or other suitable shock absorbing material shall be placed around all turns or curves in the track. i) All vehicles shall be provided with mufflers to eliminate objectionable noise. The Community and Economic Development Department may require a change in mufflers to reduce exhaust noises if, in its opinion, such noise becomes a nuisance. j) Permitted hours of operation shall be 10:00 A.M. to 10:00 P.M. Monday through Saturday, and 12:00 noon to 10:00 P.M. on Sunday. 94.0345 Jewelry manufacture 94.0350 Lithographing d) An opaque fence or wall of wood or masonry construction, six feet in height, shall be constructed between the approved site and any adjacent property zoned in a residential district classification. If such fence is of wood construction, the design and type of fence shall be subject to the approval of the Community and Economic Development Department. e) In all instances where a wall or fence is required, said wall or fence shall be protected from possible damage inflicted by vehicles using the parking area by means of precast concrete wheel stops at least six inches in height, or by firmly implanted bumper guards not attached to the wall or fence, or by other suitable barriers. 94.0355 Miniature golf courses, subject to the following requirements, except as may be adjusted by the Community and Economic Development Department. a) Parking areas shall be surfaced with gravel, slag, or other comparable material an_d treated so as to prevent the raising of dust. b) Ingress or egress shall be only from the principal street side of the property as may be determined by the Community and Economic Development Department. c) If lighting is provided, all such lighting shall be subdued, shaded and focused away from all dwellings. d) An opaque fence or wall of wood or masonry construction, six feet in height, shall be constructed between the approved site and any adjacent property zoned in a residential district classification. If such fence is of wood construction, the design and type of fence shall be subject to the approval of f) No part of the driving track shall be within 300 feet of property zoned in a residential district classification. g) Any track surface or other area to be used for the operation of a go-cart shall be of an asphaltic or concrete material. 121 �§ 94.0000 DETROIT, MICHIGAN consist of a solid blank wall with no openings whatsoever, excepting that a required secondary exit door, of minimum requirements, shall be permitted and provided further, that all open storage of vehicles awa.i ting repairs or service be enclosed by an opaque wall or fence of masonry or wood construction six feet in height and maintained in a neat and orderly fashion at all times. Motor vehicle services excluding body or fender bumping or painting shops or major motor repairing-provided that six-foot high opaque walls or fences shall be erected where adjacent to residential zoning; provided that all lighting shall be directed so as not to shine upon residentially zoned property; and provided that all outdoor area shall be either landscaped or hard surfaced. Motor vehicle washing or steam cleaning, except where there are facilities for the washing or cleaning of two or more vehicles simultaneously, or where facilities are provided for coin-operated or self-service washing of motor vehicles. the Community and Economic Development Department. e) In all instances where a wall or fence is required, said wall or fence shall be protected from possible damage inflicted by vehicles using the par king area by means of precast concrete wheel stops at least six inches in height, or by firmly implanted bumper guards not attached to the wall or fence, or by other suitable barriers. f) Loudspeakers or public address systems may be used only for control purposes, shall play no music, and shall be removed if, in the opinion of the Community and Economic Development Department, such operation constitutes a nuisance. g) No part of the playing surface of a miniature golf course shall be located within fifty (50) feet of any property zoned in a residential district classification. h) Permitted hours of operation shall be 8:00 A.M. to 10:30 P.M. Monday through Saturday, and 12:00 noon to 10:30 P.M. Sunday. Motels or hotels, as regulated by Section 66.0000 Motorcycles, motor scooters or bicycles with motor attached; retail sales, rental or service subject to provisions of Ordinance 192-G 94.0358 Motor vehicle laundries or wash- racks where facilities are provided for the washing or cleaning of two or more motor vehicles simultaneously or where facilities are provided for coin-operated or self-service washing of motor vehicles subject to the following conditions: 94.0356 Motor vehicle filling and service stations subject to the regulations and requirements of Sections 42.0500 and 93.0356. 94.0357 Motor vehicle body or fender bumping and painting shops and major motor repairing provided that all operations are conducted entirely within a building, and further provided that any wall facing, abutting, or adjacent to residentially zoned property shall a) A hard surfaced driveway of one or more lanes shall be constructed on the zoning-lot in such manner as to provide for a continuous movement of vehicles into the wash-rack. b) The driveway so provided shall be not less than ten feet wide for a single lane 122 I I I I �I DETROIT ZONING ORDINANCE and not less than ten additional feet in width for each additional lane. § 94.0000 purpose of a wall. Provided, that in all instances where a wall is required or a building serving the purpose of a wall exists, said wall or building shall be protected from possible damage inflicted by vehicles operating adjacent thereto, by means of pre-cast concrete wheel stops at least six inches in height, or by firmly implanted bumper guards not attached to the wall or building, or by other suitable barriers. c) Where only a single lane is provided it shall be used for no other purpose than to provide access to the wash-rack. All lanes provided shall be suitable protected from incursions by other traffic. d) The total length of the required lane or lanes so provided shall be determined by the overall length of the wash line measured from the point that washing or cleaning begins to the end of the washing or drying operation. In any development where the washing operation moves in other than a straight line, the length of the building or wash line for purposes of this section shall be the distance measured along the centerline of the conveyor or wash line. The greater of the above measurements shall be used in the determination of the length of the required lane or lanes. The overall length of the required lane or lanes, as measured along the centerline, shall be determined in accordance with the following formula: Where the building or total length of all wash lines is eighty (80) feet or less in overall length, the total required lane or lanes exclusive of the wash line shall be not less than 200 feet in length. Where the building or total length of all wash lines exceed eighty (80) feet in length, the length of the required lane or lanes exclusive of the wash line shall be increased twenty (20) feet for each ten feet or fraction thereof by which the building or wash lines exceed -e ighty (80) feet in overall length. f) A barrier, a minimum of eighteen (18) inches in height, shall be constructed and maintained on all lot lines except where openings are needed to provide for permanent means of access and except where the above required masonry wall is constructed on the lot line. g) The lot to be built upon shall be located on a street designated on the master plan of trafficways as a major or secondary throughfare and all means of vehicular ingress and egress shall be located on a major or secondary thoroughfare. h) The operating equipment shall be located or baffled so as to prevent a noise nuisance to nearby properties. i) The Community and Economic Development Department, upon application by the owner of the wash-rack, may modify the above requirements where, in unusual circumstances, undue hardship would be suffered or no good purpose served by compliance with such requirements. 94.0350 Multiple-family dwellings, which may contain non-residential uses as specified in Article VIII, Section 86.0113. e) An unpierced masonry wall six feet in height shall be constructed on all sides of the premises that are contiguous to or across a street or alley from property zoned in a residential district classification; provided, that no wall shall be required on that portion of the lot line where there is a building serving the 94.0370 Pawnshops, as regulated by Section 66.0000 Photoengraving Pool or billiards halls, as regulated by Section 66.0000 Supp. No. 2 123 �§ 94.0000 DETROIT, MICHIGAN Printing or engraving shops Public dance halls Public lodging houses, as regulated by Section 66.0000 g) No rebound tumbling apparatus or part thereof shall be located within one hundred feet of any property zoned in a residential district classification. 94.0375 Rebound tumbling centers, subject to the following requirements, except as may be adjusted by the Community and Economic Development Department. h) Permitted hours of operation shall be 8:00 A.M. to 10:30 P.M. Monday through Saturday, and 12:00 noon to 10:30 P.M. Sunday. Residential uses combined in structures with permitted commercial or other uses Rooming houses a) Parking areas shall be surfaced with gravel, slag, or other comparable material and treated so as to prevent the raising of dust. 94.0379B Restaurants, carry-out, subject to compliance with all of the provisions of Section 92.0379B except as may be adjusted by the Community and Economic Development Department. b) Ingress or egress shall be only from the principal street side of the property as may be determined by the Community and Economic Development Department. c) If lighting is provided, all such lighting shall be subdued, shaded, and focused away from all dwellings. 94.0379C Restaurants, fast-food, subject to compliance with all of the provisions of Section 92.0379C except as may be adjusted by the Community and Economic Development Department. d) An opaque fence or wall of wood or masonry construction, six feet in height, shall be constructed between the approved site and any adjacent property zoned in a residential district classification. If such fence is of wood construction, the design and type of fence shall be subject to the approval of the Community and Economic Development Department. 94.0379D Restaurants, drive-in, when located on a street designated on the Master Plan of Trafficways as a major thoroughfare subject to the following requirements except as may be adjusted by the Community and Economic Development Department. e) In all instances where a wall or fence is required, said wall or fence shall be protected from possible damage inflicted by vehicles using the parking area by means of pre-cast concrete wheel stops at least six inches in height, or by firmly implanted bumper guards not attached to the wall or fence, or by other suitable barriers. a) Unpierced masonry walls six (6) feet in height shall be constructed and properly maintained on all sides of the premises so used, except across approved points of vehicular and pedestrian access; provided that wire mesh fencing six (6) feet in height, not exceeding two inch mesh and made of number nine or heavier wire, may be used in lieu of the required masonry wall on those lot lines not adjacent to a street or alley but contiguous to property zoned in a business or industrial district classification; and further provided that no wall or fence shall be O Loudspeakers or public address systems may be used only for control purposes, shall play no music, and shall be removed if, in the opinion of the Community and Economic Development Department, such operation constitutes a nuisance. Supp. No. 2 124 Ill II II II 'I I I I I I ~ - =~~iiiiiiiiiiiiii~iiiiiiiiiiiiiiiii_ _ _ _ _ _ __ �DETROIT ZONING ORDINANCE required on that portion of a lot line where there is a building or structure serving the purpose of a wall; and further provided that on the side of the property abutting the access street, the above described wall may be reduced to a height of two feet six inches (2'6"). g) Exhaust and filtration systems from food preparation areas shall be installed after review by the Air Pollution Control Division, Wayne County Department of Health, to assure compliance with appropriate regulations. h) A minimum of one (1) parking space shall be provided on site for each one hundred (100) square feet of gross floor area of the restaurant building. b) In all instances where a wall or fence is required, said wall or fence shall be protected from possible damage inflicted by vehicles using the par king area by means of properly installed and maintained freeway-type metal bumper guards, eighteen (18) inches in height. i) A minimum distance of five hundred (500) feet shall exist between the subject site and the nearest point of an elementary, junior high or senior high school site. c) All outside trash receptacles (except those intended for use by the customer) shall be located within a six (6) foot high enclosure constructed of the same opaque masonry materials as the aboverequired opaque masonry walls and shall be provided with opaque gates of the same height. 94.0380 Secondhand stores, as regulated by Section 66.0000 Shoeshine parlors, as regulated by Section 66.0000 Single- or two-family dwellings, which may contain home occupations as regulated in Section 83.0105, paragraph b through h Special small tool, die, and gauge manufacturing employing not more than 15 persons in manufacturing operations d) Points of vehicular and pedestrian ingress and egress shall be limited to the adjacent major and/or secondary thoroughfares only, and site plans shall be reviewed by the Department of Transportation for location and design of curb cuts and driveways. 94.0385 Taxi dance halls, as regulated by Section 66.0000 Theaters, excluding drive-in theaters Toiletries or cosmetics goods manufacture Town houses e) The entire parking area shall be paved with a permanent surface of concrete or asphaltic cement and shall be graded and drained in accordance with the City Plumbing Code. Any unpaved area of the site shall be landscaped with lawn or other horticultural materials, maintained in a neat and orderly fashion at all times, and separated from the paved parking or driveway area by a raised curb or other equivalent barrier. f) § 94.0000 94.0395 Wearing apparel manufacture Wholesaling, warehousing, storage, or transfer buildings, but excluding steel warehousing, storage of bulk petroleum or related products, or garbage or rubbish. All materials must be completely enclosed within a building Any lighting located on the premises shall be properly shaded and screened so as to be directed away from all adjoining residentially zoned or developed property. 94.0397 Uses similar to the above specified uses Supp. No.4 12fi �DETROIT, MICHIGAN f 94.0000 94.0398 Uses accessory to any of the above uses when incidental to and on the same zoning-lot as the principal use. (Ord. No. 446-G, § 1, 6-26-69; Ord. No. 726-G, § 1, 9-5-72; Ord. No. 742-G, § 1, 10-24-72; Ord. No. 807-G, § 1, 3-6-73; Ord. No. 228-H, § 1, 12-14-77; Ord. No. 384-H, § 1, 3-12-80; Ord. No. 487-H, § 1, 2-19-82) 94.0400 Lot size requirements. Zoning-lot size requirements shall be as hereinafter specified for the indicated uses: 94.0401 Uses Permitted as a Matter of Right. For other than those uses listed below, there shall be no minimum requirements, excepting that lot sizes shall be adequate to provide for off-street parking, loading, and other site requirements as may be required by this or other applicable ordinances or statutes. Minimum Zoning-Lot Area Use Group I Homes, centers, or schools for the care, boarding, or · teaching of children Fraternity or sorority houses Motels or hotels Motor vehicle filling and service stations Multiple-family dwellings Rooming houses Group of attached town houses Each town house Lot size requirements shall be as specified in Article VIII, Section 85.0401. Minimum Zoning-Lot Area 5,000 sq. ft. 6,000 sq. ft. 7,000 sq. ft. 7,000 sq. ft. 70' 70' 12,000 sq. ft. 120' 7,000 sq. ft. 7,000 sq. ft. 70' 70' 7,000 sq. ft. 70' 1,800 sq. ft. 18' (Ord. No. 228-H, § 1, 12-14-77) 94.0500 Yard requirements. Yards shall be provided for each use in accordance with the following minimum requirements, or as may be required by the Community and Economic Development Department. Front Yard Use Group I 7,000 sq. ft. Minimum Zoning-Lot Width 94.0501 Uses Permitted as a Matter of Right. For other than those uses listed below, there shall be no yard requirements excepting as may be provided elsewhere in this or other applicable ordinances or statutes. Minimum Zoning-Lot Width 70' 94.0403 Permitted with Approval Uses. For other than those uses listed below, there shall be no minimum requirements, excepting that lot sizes shall be adequate to provide offstreet parking, loading, and other site requirements as may be required by this or other applicable ordinances or statutes, or as may be required by the Community and Economic Development Department. Single-family dwellings Two-family dwellings Minimum Zoning-Lot Area Minimum Zoning-Lot Width 50' 55' Homes, centers, or schools for the care, boarding, or teaching of children Hospitals, sanatoriums, convalescent, nursing, or rest homes Side Y ards 1 Rear Yard Yard requirements shall be as specified in Article VIII, Section 83.0501. 20' Formula A 30' 20' Formula A 30' 94.0503 Permitted with Approval Uses. For other than uses listed below, there shall be no yard requirements excepting as may be provided elsewhere in this or other applicable ordinances or statutes, or as may be required by the Community and Economic Development Department. •I I I I ~ I Supp.No.4 126 �§ 95.0000 DETROIT ZONING ORDINANCE Front Yard Single-family dwellings 20' Two-family dwellings 20' Fraternity or sorority houses Motels or hotels Multiple-family dwellings Rooming houses Town houses 20' 20' 20' 20' 20' Side Yards 1 Rear Yard 14' combined 4' minimum 14' combined 4' minimum Formula A Formula A Formula A Formula A Formula A 30' 30' 30' 30' 30' 30' 30' (Ord. No. 228-H, § 1, 12-14-77) See Section 80.0603 for formulas. 1 width, and is designated by the Master Plan as a major or secondary thoroughfare, and if the proposed building on said zoning-lot is forty (40) feet or more than all Rl, R2, and R3 Districts, the maximum height may be increased, as a matter of right, one foot for each one foot of street width greater than eighty (80) feet. In no case, however, shall the building exceed eighty (80) feet in height. 94.0600 Building bulk limitations. Building bulk limitations for principal and accessory uses shall be as hereinafter specified: 94.0603 Permitted with Approval Uses Maximum FAR 1 Multiple-family dwellings 1 2.00 See Section 80.0601 for formulas. c) If the zoning-lot fronts on a street which is eighty (80) feet or more in width, and is designated by the Master Plan as a major or secondary thoroughfare, and if the zoning-lot abuts or is adjacent to any zoning district other than Rl, R2, and R3 Districts, the maximum height may be increased, as a matter of right, one foot for each one foot of street width greater than eighty (80) feet, regardless of the location of the proposed structure. In no case, however, shall the building exceed eighty (80) feet in height. (Ord. No. 228-H, § 1, 12-14-77) 94.0700 Height limitations . The maximum height for each principal use, other than multiple dwellings, shall not exceed thirtyfive (35) feet; Provided, a) If the street on which the zoning-lot fronts has a right-of-way of sixty-six (66) feet or more, the Community and Economic Development Department may permit a greater height, provided that a finding is made that the increased height is necessary to serve the function for which the building is intended, and that said increase will not be injurious to the contiguous or surrounding property and not contrary to the spirit and purpose of this Ordinance. b) If the zoning-lot fronts on a street which is eighty (80) feet or more in (Ord. No. 446-G, § 1, 6-26-69; Ord. No. 228-H, § 1, 12-14-77) 95.0000 B5 Major business district. This district is designed to provide adequate regulations within the Central Business District, the New Center area, and may be Supp. No. 2 127 �§ 95.0000 DETROIT, MICHIGAN when located on property fronting on the following parks, streets or public areas, or on the following described street frontages: successfully utilized in other regionally oriented shopping and office areas. 95.0100 Uses permitted as a matter of right: 95.0101 Assembly halls a) Grand Circus Park 95.0105 Banks Blueprinting shops Business colleges or commercial trade schools Business or professional offices b) Capitol Park c) Times Square Park d) Kennedy Square e) Harmonie Park 95.0115 Dry cleaning or laundry establishments employing a maximum of 25 persons on the site. f) Downtown Branch-Public Library g) Both sides of Washington Boulevard between Michigan Avenue and Park Avenue 95.0120 Establishments for the sale of beer or intoxicating liquor for consumption on the premises, as regulated by Section 66.0000 Establishments utilizing customer operated automatic washer, dryer, or dry cleaning machines for family washing or dry cleaning h) Both sides of Madison Avenue between Randolph and Witherell i) North side of Cadillac Square between Monroe and Randolph j) 95.0125 Food catering establishments South side of W. Grand Boulevard between Third and Cass. k) North side of W. Grand Boulevard between Third and the alley first west of Woodward 95.0130 Governmental Service Agency 95.0135 Heating plants with underground or indoor fuel storage Hospitals, sanatoriums, convalescent, nursing, or rest homes Hotels or motels, as regulated by Section 66.0000 1) I South side of the Fisher Freeway between Second and point 200 feet east of Woodward 95.0160 Newspaper distributing stations 95.0140 Indoor commercial recreation, other than pool or billiard haJls, public dance halls or taxi dance halls Institutions of an educational character other than penal or correctional institutions 95.0165 Offices or shops for plumbing, electrical, heating or air conditioning, furniture repair or upholstery, tool sharpening, cabinet making, custom decorative wrought iron shops doing assembly work only, and similar uses, providing all material is stored within an enclosed building with walls on all sides. 95.0155 Marinas Medical or dental clinics Mortuaries 95.0157 Motor vehicle services, excluding body or fender bumping or painting shops or major motor repairing 95.0170 Parking lots or parking areas for the storage or parking of operable motor vehicles, but excluding all trucks and truck tractors except panel trucks, pickup trucks, school busses and those motor 95.0159 Multiple-family dwellings, which may be combined in structures with permitted commercial uses. Supp. No. 2 128 I I I �DETROIT ZONING ORDINANC~ 196.0000 Signs as regulated by Article XIII Stores of a generally recognized retail nature whose primary business is the sale of new merchandise Storage of new or used operable motor vehicles vehicles necessary and accessory to the operation of uses permitted in this Zoning District Parking structures Pawnshops, as regulated by Section 66.0000 Personal service establishments: Dry cleaning or laundry pick-up stations Barbershops Beauty shops Shoe repair shops Use of a similar nature Police or fire stations or other public building or public uses or public utility buildings and uses not enumerated in Use Group I Pool or billiard halls, as regulated by Section 66.0000 Printing or engraving shops Private clubs or lodges Publishing or printing of daily newspapers 95.0185 Theaters, excluding drive-in theaters 95.0191 Use Group I, which shall be limited to the following uses: A. Open uses 1. The following non-commercial rec- reational uses: a) Golf courses b) Outdoor tennis courts c) Swimming pools d) Ice skating rinks 2. Parks or playgrounds 3. Railroad rights-of-way, not including storage tracks, yards, or buildings 95.0175 Radio or television stations B. Community facilities Radio, television, or household appliance repair shops Research laboratories 1. Religious uses as follows: 95.0179A Restaurants, standard, subject to the requirements of Section 92.0379A, Paragraphs a) through g) except as may be adjusted by the Community and Economic Development Department 2. 3. 4. 95.0179B Restaurants, carry-out, subject to the requirements of Section 92.0379B, paragraphs a) through g) except as may be adjusted by the Community and Economic Development Department 5. 95.0179C Repealed 95.0180 Salesroom or sales lots for new or used motor vehicles and accessory service facilities Secondhand stores, as regulated by Section 66.0000 Shoeshine parlors, as regulated by Section 66.0000 6. a) Churches, chapels, temples, or synagogues b) Rectories, parsonages or parish houses c) Monasteries, convents, seminaries, or religious retreats. Public libraries or museums Non-commercial art galleries Schools, excepting commercially operated vocational or trade schools The following public utility facilities without service or storage yards: a) Electric transformer substations b) Gas regulator stations c) Water works, reservoirs, pumping stations, or filtration plants d) Telephone exchange buildings Non-profit neighborhood centers C. Uses similar to the above specified uses 95.0195 Vending machine commissaries Supp.No.4 129 �§ 95.0000 DETROIT, MICHIGAN and not contrary to the spirit, intent, and purpose of this district 95.0197 Uses similar to the above specified useR 95.0198 Uses accessory to any of the above permitted uses when incidental to and on the same zoning-lot as the principal use. 95.0356 Motor vehicle filling and service stations subject to the regulations and requirements of Sections 42.0600 and 93.0356 (Ord. No. 534-G, § 1, 10-6-70; Ord. No. 679-G, § 1, 4-18-72; Ord. No. 807-G, § 1, 3-6-73; Ord. No. 215-H, § 1, 11-23-77; Ord. No. 279-H, § 1, 10-4-78; Ord. No. 384-H, § 1, 3-12-80) 95.0357 Motor vehicle body or fender bumping and painting shops and major motor repairing provided that all operations are conducted entirely within a building, and further, provided, that any wall facing, abutting, or adjacent to residentially zoned property shall consist of a solid blank wall with no openings whatsoever, excepting that a required secondary exit door, of minimum requirements, shall be permitted, and provided further, that all open storage of vehicles awaiting repairs or service shall be enclosed by an opaque wall or fence six feet in height and maintained in a neat and orderly fashion at all times 95.0300 Permitted with approval uses. The following uses, and uses accessory thereto, shall be permitted by the Community and Economic Development Department, or Board of Zoning Appeals if specified, and subject to compliance with the provisions and standards as set forth in Section 65.0000 and to all conditions hereinafter listed. 95.0301 Adult book stores, as regulated by Section 66.0000 Adult motion picture theaters, as regulated by Section 66.0000 Adult mini motion picture theaters, as regulated by Section 66.0000 95. 0302 Arcades, subject to compliance with all of the requirements of Section 92.0302 95.0310 Cabaret, Group "D", as regulated by Section 66.0000 95.0359 Multiple-family dwellings, which may be combined in structures with permitted commercial uses 95.0370 Public dance halls Public lodging houses, as regulated by Section 66.0000 95.0325 Restaurants, fast-food, subject to the requirements of Section 92.0379C, Paragraphs a) through g) except as may be adjusted by the Community and Economic Development Department 95.0375 Rooming houses 95.0385 Taxi dance halls, as regulated by Section 66.0000 Town houses 95.0395 Wholesaling, warehousing, storage, or transfer buildings, but excluding steel warehousing, storage of bulk petroleum or related products: or garbage or rubbish. All material must be completely enclosed within a building. 95.0335 Heliports, subject to the approval of the Board of Zoning Appeals after report and recommendation from the Detroit Aviation Commission and the Community and Economic Development Department and upvn finding that such use is suitable in relation to the features and objectives of the Master Plan The following manufacturing uses: Wearing apparel manufacturing Supp.No.4 130 I I ' I I I �DETROIT ZONING ORDINANCE II I I ■ •Ill Confection manufacturing Dental products, surgical, or optical goods manufacturing Jewelry manufacturing Toiletries or cosmetic manufacturing Similar manufacturing uses as determined by the Community and Economic Development Department. (Ord. No. 446-G, § 1, 6-26-69; Ord. No. 742-G, § 1, 10-24-72; Ord. No. 807-G, § 1, 3-6-73; Ord. No. 279-H, § 1, 10-4-78; Ord. No. 384-H, § 1, 3-12-80; Ord. No. 487-H, § 1, 2-19-82) 95.0400 Lot size requirements. The following uses shall comply with the lot size requirements as established for these uses in the R6 District., Article VIII, Section 86.0401: Multiple-family dwellings Rooming houses Town houses 95.0500 Yard requirements. Yards shall be provided for each use in accordance with the following minimum requirements: 95.0501 Uses Permitted as a Matter of Right Rear Yard 20' Multiple-family dwellings 95.0503 Permitted with Approval Uses Side Yards ' Multiple-family dwellings Rooming houses Town Houses Formula A Formula A Rear Yard § 96.0000 95.0601 The following uses shall comply with bulk requirements as established for these uses in the R6 District, Article VIII, Section 86.0601. Rooming houses Town houses 95.0602 All other uses located in this district shall be subject to the following provisions: No building or structure, or part thereof, shall be erected, altered, or enlarged to such a size or height that the cubical content of such building or structure above the average established grade shall exceed the volume of a block or prism having a height equal to three times the width of the widest street abutting the zoning-lot upon which the building or structure is located or to be located, and a base equal to the area of the zoning-lot; provided, that this limitation shall not apply to towers as hereinafter specified, and further provided, that enclosed vehicular parking or loading areas may be excluded from the above volume computations. Towers may be erected over and above the cubical content limit established herein, provided that the greatest horizontal dimension of such tower does not exceed sixty (60) feet, that the total gross area of all such towers on any one building or structure at any one horizontal plane does not exceed twenty-five (25) percent of the area of the zoning-lot upon which the building or structure is situated, and that each tower shall be at least sixty (60) feet distant from any other tower on the same building or structure: The community and economic development department may increase the permitted cubicaJ content to such amount as it deems necessary for the best development of the district and the city. 20' 20' 20' See Section 80.0603 for formulas. 96.0000 B6 General services district. 95.0600 Building Bulk Limitations. Building bulk limitations for principal and accessory uses shall be as hereinafter specified: Supp.No.4 131 This district provides for wholesaling, transport, food services, and similar activities essential to the commerce and health of the �I 96.0000 DETROIT, MICHIGAN adjacent to residentially zoned property shall consist of a solid blank wall with no openings whatsoever, excepting that a required secondary exit door, of minimum requirements, shall be permitted, and provided further, that all open storage of vehicles awaiting repairs or service be enclosed by an opaque wall or fence of masonry or wood construction six feet in height and maintained in a neat and orderly fashion at all times city. Office, retail, service, and other uses normally desiring to locate in this type of district are also permitted. (Ord. No. 545-G, § 1, 10-27-70) 96.0100 Uses permitted as a matter of right. 96.0101 All those uses permitted as a matter of right in the B4 district (excepting hospitals; sanatoriums; convalescent, nursing, or rest homes; and, homes centers, or schools for the care, boarding, or teaching of children) subject to the same specified requirements, if any 96.0158 Motor vehicle washing and steam cleaning in accordance with the requirements of Section 94.0158 96.0106 Bakeries Bailing of waste paper or rags if operations are completely enclosed in a building Banks Bottling of alcoholic products Business or professional offices 96.0160 Newspaper distributing stations 96.0165 Open air display for rental or sale of householders pneumatic tired two- and four-wheel utility trailers, pneumatic tired cement mixers having a capacity of not more than three and one-half cubic feet and capable of being towed by a passenger automobile, and wheelbarrows subject to the requirements of Section 94.0165 96.0110 Cold storage plants Confection manufacture Creameries 96.0115 Dry Cleaning or carpet cleaning 96.0120 Establishments for the sale of beer or intoxicating liquor for consumption on the premises, as regulated by Section 66.0000 Establishments utilizing customer operated automatic washer, dryer, or dry cleaning machines 96.0170 Parking lots or parking structures Personal Service establishments: Dry cleaning or laundry pickup stations Barbershops Beauty shops Shoe repair shops Uses of a similar nature Police or fire stations or other public buildings or public uses or public utility buildings and uses not enumerated in Use Group I Power or heating plants with fuel storage on site Private clubs or lodges Produce or food markets, wholesale or retail 96.0125 Food catering establishments Food products manufacturing or processing, but excluding slaughtering or rendering 96.0130 Governmental Service Agency 96.0150 Laundries 96.0157 Motor vehicle services provided that body or fender bumping and painting shops and major motor repairing be conducted entirely within a building, and provided that any wall facing abutting or 96.0175 Railroad transfer or storage tracks Research or testing laboratories Supp.No.4 132 I I I ' �DETROIT ZONING ORDINANCE B. Community facilities 96.0179A Restaurants, standard, subject to the requirements of Section 92.0379A, Paragraphs a) through j) except as may be adjusted by the Community and Economic Development Department I I ■ ■ § 96.0000 1. Religious uses as follows: a) Churches, chapels, temples, or synagogues b) Rectories, parsonages, or parish 96.0179B Restaurants, carry-out, subject to the requirements of Section 92.0379B, Paragraphs a) through j) except as may be adjusted by the Community and Economic Development Department 2. 3. 4. 5. 96.0179C Restaurants, fast-food, subject to the requirements of Section 92.0379C, Paragraphs a) through j) except as may be adjusted by the Community and Economic Development Department 96.0179D Restaurants, drive-in, subject to the requirements of Section 94.0379D, Paragraphs a) through j) except as may be adjusted by the Community and Economic Development Department 6. houses c) Monasteries, convents, seminaries, or religious retreats Public libraries or museums Non-commercial art galleries Schools, excepting commercially operated vocational or trade schools The following public utility facilities, without service or storage yards. a) Electric transformer substations b) Gas regulator stations c) Water works, reservoirs, pumping stations, filtration plants d) Telephone exchange buildings Non-profit neighborhood centers C. Uses similar to the above specified uses 96.0180 Signs as regulated in Article XIII. Soda water or soft drink manufacturing or bottling establishments Storage or killing of poultry or small game for direct, retail sale on the premises or for wholesale trade Stores of a generally recognized retail nature 96.0195 Vending machine commissaries Wholesaling, warehousing, storage, or transfer buildings but excluding steel warehousing, storage of bulk petroleum related products, or garbage or rubbish. All materials must be completely enclosed within a building 96.0185 Trucking terminals 96.0197 Uses similar to above specified uses 96.0191 Use Group I, which shall be limited to the following uses A. Open uses 1. The following non-commercial recreational uses: a) Golf Courses b) Outdoor tennis courts c) Ice Skating rinks d) Swimming pools 2. Parks or playgrounds 3. Railroad rights-of-way, not including storage, tracks, yards, or buildings 96.0198 Uses accessory to the above permitted uses when incident to and on the same zoning-lot as the principal use. (Ord. No. 515-G, § 1, 6-16-70; Ord. No. 534-G, § 1, 10-6-70; Ord. No. 545-G, § 1, 10-27-70; Ord. No. 807-G, § 1, 3-6-73; Ord. No. 215-H, § 1, 11-23-77) 96.0300 Permitted with approval uses. The following uses, and uses accesaory thereto, shall be permitted by the Community Supp.No.4 133 �§ 96.0000 DETROIT, MICHIGAN and Economic Development Department, or Board of Zoning Appeals if specified, and subject to compliance with the provisions and standards as specified in Section 65.0000 and to all conditions hereinafter listed. 96.0301 Adult book stores, as regulated by Section 66.0000 Adult motion picture theaters, as regulated by Section 66.0000 Adult mini motion picture theaters, as regulated by Section 66.0000 96. 0302 Arcades, subject to compliance with all of the requirements of Section 92.0302 96.0310 Cabaret, Group "D", as regulated by Section 66.0000 96.0335 Heliports, which may be permitted by the Community and Economic Development Department after a report and recommendation has been received from the Industrial Review Committee relative to the external effects of noise, vibration, smoke, odor, noxious gas, dust, dirt, glare, heat, or other discharge or emission or other operating characteristic peculiar to this use Hotels or motels, as regulated by Section 66.0000 96.0356 Motor vehicle filling and service stations subject to the regulations and requirements of Sections 42.0600 and 93.0356 96.0370 Penal or correctional institutions Public dance halls 96.0375 Residential uses combined in structures with pnmitted commercial or other uses Rooming houses (Ord. No. 446-G, § 1, 6-26-69; Ord. No. 807-G, § 1, 3-6-73; Ord. NO. 384-H, § 1, 3-12-80; Ord. No. 487-H, § 1, 2-19-82) 96.0401 Uses Permitted as a Matter of Right. No minimum requirements, except that lot sizes shall be adequate to provide offstreet parking, loading, and other site requirements as may be required by this or other applicable ordinances or statutes. 96.0403 Permitted with Approval Uses Minimum Zoning-Lot Area Hotels or motels Penal or correctional institutions Rooming houses Minimum Zoning-Lot Width 7,000 sq. ft. 70' As determined by the Community and Economic Development Department 7,000 sq. ft. 70' 96.0500 Yard requirements. 96.0501 Uses Permitted as a Matter of Right. No minimum requirements. 96.0503 Permitted with Approval Uses. Yards shall be provided as required by the Community and Economic Development Department to insure a satisfactory blending of the proposed structure or use with existing structures or uses. 96.0700 Height limitations. No building or structure, or part thereof, shall be erected or altered to a height exceeding eighty (80) feet. ARTICLE X. INDUSTRIAL DISTRICTS 100.0000 General requirements. 100.0100 Uses Permitted as a matter of right. 96.0400 Lot size requirements. Permitted uses of land or buildings, as hereinafter listed, shall be permitted in the districts indicated under the conditions specified. No building, structure, or zoning-lot shall be devoted to any use other than a use permitted hereinafter in the zoning district in which such building, structure, or land is located. Zoning-lot size requirements shall be as hereinafter specified for the indicated uses: Uses existing on the effective date of this Ordinance and rendered nonconforming by Supp.No.4 134 ~ I -I I I I I I I ' �■ DETROIT ZONING ORDINANCE II the provisions hereof shall be subject to the regulations of Article V governing such nonconforming uses. 100.0300 Permitted with approval uses. Permitted with approval uses, as hereinafter listed, may be permitted in the districts indicated under the conditions specified or any other conditions as may be required by the Community and Economic Development Department in accordance with the provisions of Article VI, Section 65.0000. 100.0400 Lot size requirements. There shall be no minim um zoning-lot size requirements for uses permitted as a matter of right in these districts. Permitted with approval uses shall provide zoning-lots as specified by the Community and Economic Development Department. 100.0500 Yard requirements. Except as provided in Section 100.0501, no front, rear, or side yards shall be required in industrial districts. 100.0501 Yard Requirements for Boundary Lot Lines. Except as provided in Section 101.0500, yards shall be provided in industrial districts when abutting or across a street, from property zoned in a residential district classification, or a residentially developed PD district, in accordance with the following: a) When an industrial district is separated by a public street from the front yard of lots zoned in a residential district classification, or a Residential PD District, there shall be provided a twenty (20) foot yard in such industrial district where contiguous to the street separating such districts; Provided, that if the lots or parcels of land in the industrial district measure less than one hundred feet from the property line along said separating right-of-way to the property line opposite therefrom, the required yard may be reduced one foot in depth for each one foot or fraction thereof by which the maximum depth of such lot or parcel is less than one Supp. No.4 135 § 100.0000 hundred feet, all as indicated on a plat of record in the case of subdivided property, or a deed of record in the case of unsubdivided property, as recorded at the effective date of this Ordinance. However, in no instance shall the yard be reduced by more than fifteen (15) feet. b) Where an industrial district is separated by a public street from the side yard of lots zoned in a residential district classification, or a Residential PD District, there shall be provided a ten foot yard in such industrial district where contiguous to the street separating such residential and industrial districts; Provided, that if the lots or parcels of land in the industrial district measure less than one hundred feet from the property line along said separating street to the property line opposite therefrom, the required yard may be reduced one foot in depth for each one foot or fraction thereof by which the maximum depth of such lot or parcel is less than one hundred feet, all as indicated on a plat of record in the case of subdivided property, or a deed of record in the case of unsubdivided property, as recorded at the effective date of this Ordinance. However, in no instance shall the yard be reduced by more than five feet. c) Where an industrial district abuts property zoned in a residential district classification, or a Residential PD District, there shall be provided a twenty (20) foot yard in such industrial district where contiguous to the lot line separating the districts; Provided, that if the lots or parcels of land in the industrial district measure less than one hundred feet from the property line along said residential district to the property line opposite therefrom, the required yard may be reduced one foot in depth for each one foot or fraction thereof by which the maximum depth of such lot or parcel is less than one �§ 100.0000 '• ~oETROIT, MICHIGAN 100.0700 Height requirements. hundred feet, all as indicated on a plat of record in the case of subdivided property, or a deed of record in the case of unsubdivided property, as recorded at the effective date of this Ordinance. However, in no instance shall the yard be reduced by more than ten feet. Buildings and structures shall comply with the height limitations as specified in each district. 100.0900 Signs. Signs shall be classified and permitted in accordance with the regulations specified in Article XIII. d) Nothing in this Section shall prevent the alteration, improvement, or increase in bulk of a structure existing at the effective date of this ordinance; Provided, that any addition resulting in an increase in coverage of ground area by the structure shall conform to the following requirements: 100.1000 Off-street parking and loading requirements. Off-street parking and loading facilities shall be provided in accordance with the regulations specified in Article IV, Section 47.0000. (1) If the addition exceeds the existing structure in dimensions along a street, alley, or other public rightof-way, or abuts property zoned in a residential district classification, such addition shall conform to the provisions of this Section. (2) If the addition is less than or equal to the existing structure in dimensions along a street, alley, or other right-of-way, or abuts property zoned in a residential district classification, the minimum yard of the addition shall be not less than the yard of the existing structure; Provided, that if the existing structure exceeds the yard requirements of this Section, the addition shall be subject only to the minimum yard requirements of this Section. 101.0000 Ml limited industrial district. This district is used primarily along major and secondary thoroughfares in blocks which contain older, vacant structures, mixed land uses, or other deficiencies, and in which the Master Plan indicates industrial development to be the desirable ultimate use. The purpose of the district is to permit these vacant structures to be used for necessary economic activities, and to encourage the transition of the area to warehousing, wholesaling, and light industrial uses. 101.0100 Uses permitted as a matter of right. All uses permitted as a matter of right in the B4 or B5 Districts excepting new residential uses and hospitals or other institutions for the care of humans; hotels or motels; and provided, that the provisions of Section 66.0000 shall also apply to this Section 101.0100. e) All portions of the above required yards shall be kept free of refuse and debris and all portions not used for access shall be landscaped with lawn or other ornamental horticultural materials which are to be maintained in a healthy, neat, and orderly condition at all times. If necessary to maintain the lawn or other ornamental horticultural materials, a water bib or other means of supplying water shall be provided. Arcades, subject to compliance with all of the requirements of Section 92.0302. (Ord. No. 742-G, § 1, 10-24-72; Ord. No. 487-H, § 1, 2-19-82) 101.0300 Permitted with approval uses. The following uses, and uses accessory thereto, shall be permitted by the Community and Economic Development Department, or Board of Zoning Appeals if specified, and (Ord. No. 407-G, § 1, 2-18-69; Ord. No. 446-G, § 1, 6-26-69) Supp.No.4 136 a I I I j i I �■ ■ I DETROIT ZONING ORDINANCE 1101.0000 101.0700 Height limitations. subject to compliance with the provisions and standards as specified in Section 65.0000 and to all conditions hereinafter listed. The maximum height for each principal use shall not exceed thirty-five (35) feet; Provided: Adult Book Stores as regulated by Section 66.0000. Adult Motion Picture Theaters as regulated by Section 66.0000. Adult Mini Motion Picture Theaters as regulated by Section 66.0000. Group "D" Cabarets as regulated by Section 66.0000. Uses permitted as a matter of right in the M2 district. Hotels or motels as regulated by Section 66.0000. Public dance halls. a) If the street on which the zoning-lot fronts has a right-of-way of sixty-six (66) feet or more, the Commw ity and Economic Development Department may permit a greater height provided that a finding is made that the increased height is necessary to serve the function for which the building is intended, and that said increase will not be injurious to the contiguous or surrounding property and not contrary to the spirit and purpose of this Ordinance. (Ord. No. 891-G, § 1, 4-23-74; Ord. No. 384-H, § 1, 3-12-80) b) If the zoning-lot fronts on a street which is eighty (80) feet or more in width, and is designated by the Master Plan as a major or secondary thoroughfare, and if the proposed building on said zoning-lot is forty (40) feet or more from all Rl, R2, and R3 Districts, the maximum height may be increased, as a matter of right, one foot for each one foot of street width greater than eighty ( 80) feet. In no case, however, shall the building exceed eighty (80) feet in height. 101 .0400 Lot size requirements. 101.0401 Uses permitted as a Matter of Right. No minimum requirements, except that lot sizes shall be adequate to provide for off-street parking, loading, and other site requirements as may be required by this or other applicable ordinances or statutes. 101 .0403 Permitted with Approval Uses. No minimum requirements except as follows: a) Lot sizes shall be adequate to provide for off-street parking, loading, and other site requirements as may be required by this or other applicable ordinances or statutes. c) If the zoning-lot fronts on a street which is eighty (80) feet or more in width, and is designated by the Master Plan as a major or secondary thoroughfare, and if the zoning-lot abuts or is adjacent to any zoning district other than Rl, R2, and R3 Districts, the maximum height may be increased, as a matter of right, one foot for each one foot of street width greater than eighty (80) feet, regardless of the location of the proposed structure. In no case, however, shall the building exceed eighty (80) feet in height. b) Hotels or motels shall provide lot sizes as required by the Community and Economic Development Department. 101.0500 Yard requirements. 101 .0501 Uses Permitted as a Matter of Right. No Minimum requirements. 101.0503 Permitted with Approval Uses. No minimum requirements except that hotels or motels shall provide yards as required by the Community and Economic Development Department. (Ord. No. 446-G, § 1, 6-26-69) Supp.No.4 137 �1102.0000 DETROIT, MICHIGAN Any use permitted as a matter of right in the M3 district Adult Book Stores as regulated by Section 66.0000 Adult Motion Picture Theaters as regulated by Section 66.0000 Adult Mini Motion Picture Theaters as regulated by Section 66.0000 Group "D" Cabarets as regulated by Section 66.0000 Heliports Hotels or motels Public dance halls. 102.0000 M2 Restricted industrial district. This district is designed for a wide range of industrial and related uses which can function with a minimum of undesirable effects. Industrial establishments of this type provide a buffer between residential districts and intensive industrial districts. New residential development is excluded from this district, both to protect residences from undesirable environment and to insure reservation of adequate areas for industrial development. 102.0100 Uses permitted as a matter of right. (Ord. No. 446-G, § 1, 6-26-69; Ord. No. 891-G, § 1, 4-23-74; Ord. No. 384-H, § 1, 3-12-80) Uses permitted as a matter of right in the B4 or B5 districts, except public or private elementary, junior high, or high schools; new residential uses: hotels or motels, hospitals or other institutions for the care of humans; and provided, that the provisions of Section 66.0000 shall also apply to this Section 102.0100. 102.0700 Height limitations. No building or structure, or part thereof, shall be erected or altered to a height exceeding forty (40) feet except for structures accessory to airports. 103.0000 M3 General industrial district. Uses permitted as a matter of right in the B6 district except wholesale or retail produce markets, storage or killing of poultry or small game for retail or wholesale trade, and meat or fish products manufacture or processing; and provided, that the provisions of Section 66.0000 shall also apply to this Section 102.0100. This district is composed of property so situated as to be suitable for industrial development, but where the modes of operation of the industry may affect any nearby residential uses. The purpose of this district is to permit the normal operation of a majority of industries, subject only to those regulations needed to control congestion and to protect nearby residential districts. No new residences are permitted. Arcades, subject to compliance with all of the requirements of Section 92.0302. (Ord. No. 742-G, § 1, 10-24-72; Ord. No. 487-H, § 1, 2-19-82) 103.0100 Uses permitted as a matter of right. 102.0300 Permitted with approval uses. Uses permitted as a matter of right in the M2 district The following uses and uses accessory thereto shall be permitted by the Community and Economic Development Department, or Board of Zoning Appeals if specified, and subject to compliance with the provisions ~nd standards as set forth in Article VI, Sect10n 65.0000 and to any other conditions hereinafter listed. For heliports and industrial uses, the Community and Economic Development Department may approve the use only af~er a report and recommendation has been received from the Industrial Review Committee. Arcades, subject to compliance with all of the requirements of Section 92.0302 Automatic screw machine operations Automobile accessory manufacture (not including tires, heat treating, or foundry work) Automotive, agricultural, or other heavy machinery manufacturing or assembly Brewing or distilling of malt beverages or liquors Supp.No.4 138 I I I ., �•I ■. DETROIT ZONING ORDINANCE § 104.0000 103.0300 Permitted with approval uses. Bolt or nut manufacture (not including heat The following uses and uses accessory treating) thereto shall be permitted by the Community Book publishing, printing, or engraving and Economic Development Department, or Brake debonding Buffing shop Board of Zoning Appeals if specified, and Business machines or equipment manufacsubject to compliance with the provisions and ture standards as set forth in Article VI Section Can, barrel, drum, or pail manufacture 65.0000 and to any other conditions hereinafCanning factories, excluding fish products ter listed. For heliports and industrial uses, Chemical materials. blending or compoundthe Community and Economic Development ing but not involving chemicals manufacDepartment may approve the use only after a turing, and subject to the approval of the report and r~commendation has been received Division of Air Pollution Control from the Industrial Review Committee. Construction equipment, repair or service Any use permitted as a matter of right in Die casting the M4 district Disinfectant or insecticide manufacture Heliports Distilling of alcoholic products Hotels or motels Electric fixtures, batteries, or other electriPublic dance halls cal apparatus manufacture, but excluding battery rebuilding (Ord. No. 446-G, § 1, 6-26-69; Ord. No. Emery cloth or sandpaper manufacture 384-H, § 1, 3-12-80) Furniture manufacture 103.0700 Height limitations. Heating or ventilating apparatus manufacture or assembly No building or structure, or part thereof, Iron, custom decorative wrought ircn shops shall be erected or altered to a height Machine shops exceeding eighty (80) feet. Mattress manufacture Ground or free-standing signs shall not Meat products manufacturing or processing exceed seventy (70) feet in height. Millwork, lumber, or planing mills Monument works 104.0000 M4 Intensive industrial disPainting or varnishing shops trict. Paper box or cardboard products manufacThis district will permit uses which are ture usually objectionable, and because of this the Plastic products manufacture district is rarely, if ever, located adjacent to Plating or anodizing residential districts. A broad range of uses is Re plating permitted in this district. New residences are Sheet metal works prohibited. Steel warehousing Tank storage of bulk oil or gasoline 104.0100 Uses permitted as a matter of right. Tire recapping Uses permitted as a matter of right in the M3 Wholesaling, warehousing, storage, or District transfer buildings, but excluding storage of garbage or rubbish. All materials must Adult: be completely enclosed within a building Adult Book Stores as regulated by Section Welding shops 66.0000 Uses similar to the above specified uses Adult Motion Picture Theaters as regulated by Section 66.0000 Accessory uses, incidental to and on the Adult Mini Motion Picture Theaters as regusame zoning-lot as the principal use lated by Section 66.0000 (Ord. No. 487-H, § 1, 2-19-82) Supp.No.4 139 �I lOU>OOO DETROIT, MICHIGAN Rug manufacture Salt works Sewage disposal plants Shoe polish manufacture Soap manufacture Starch manufacture Steam generating plants Sugar refining Terra cotta manufacture Tire manufacture Turpentine manufacture Wall board manufacture Wholesaling, warehousing, storage, or transfer building Wire manufacture Yeast manufacture Uses similar to the above specified uses Cabaret: Group HD" Cabarets as regulated by Section 66.0000 Abrasives manufacture Acetylene manufacture Ammonia manufacture Annealing or heat treating plants Arcades, subject to compliance with all the requirements of Section 92.0302 Balls or bearings manufacture Battery rebuilding Bed spring manufacture Bleaching powder manufacture Boiler works Bolts or nuts manufacture Brick or building block manufacture Candle manufacture Carbonic gas manufacture or storage Carbonic ice manufacture Cattle or sheep dip manufacture Cellophane or celluloid manufacture Ceramic products manufacture Chlorine gas manufacture Clay products manufacture Concrete batching plants Concrete pipe or concrete pipe products manufacture Dextrine manufacture Docks (waterway shipping) Dyestuffs manufacture Elevators, grain Engine manufacture Feed or grain mill Felt manufacture Glass manufacture Glucose manufacture Graphite manufacture Gutta percha manufacture or treatment Ink manufacture (from basic substance) Jute fabrication Open storage of equipment or supplies for building or construction contractors Pharmaceutical products manufacture Phenol manufacture Pyroxylin plastic manufacture or processing Roofing materials manufacture excluding tar products Rope manufacture Accessory uses, incidental to and on the same zoning lot as the principal use (Ord. No. 891-G, § 1, 4-23-74; Ord. No. 487-H, § 1, 2-19-82) 104.0300 Permitted with approval uses. Any use permitted with approval in the M5 District and subject to the same conditions and requirements as stated for these uses in the M5 District. The following use and uses accessory thereto are permitted in the M4 District providing the Community and Economic Development Department finds such use will not be injurious to the surrounding neighborhood and not contrary to the spirit and purpose of this Ordinance, and provided, that any action of the Community and Economic Development Department shall be subject to the approval of the Board of Zoning Appeals. Drive-in theaters 104.0700 Height limitations. No building or structure, or part thereof, shall · be erected or altered to a height exceeding eighty (80) feet, provided, that in any portion of an M4 District 150 feet or more from all Rl, R2, R3, R4, RS, and R6 Districts there shall be no limitation on the height of buildings or structures. Supp.No.4 140 i i i I �• • DETROIT ZONING ORDINANCE Ground or free-standing signs shall not exceed seventy (70) feet in height. 105.0000 M5 Special industrial district. This district is composed primarily of property located deep within other industrial districts and indicates areas of the city which Supp.No.4 140.1 § 105.0000 �DETROIT ZONING ORDINANCE are best suited for development with intensive uses which are or can be objectionable or hazardous. Inasmuch as this district also permits less intensive industrial uses, the potentially objectionable or hazardous uses are placed under the "permitted with approval" category in order to guarantee a review of their operating characteristics to insure that other industrial uses will not be unduly injured by the establishment of a potentially objectionable use in the same area. Even though some of these objectionable or hazardous uses may also be permitted in other districts, every attempt will be made to assure their location in an M5 district. It should be noted that there are two uses, abattoirs and rendering plants, which must, under Michigan State law, receive City Council approval in addition to Community and Economic Development Department approval. § 105.0000 noise, vibration, smoke, odor, noxious gas, dust, dirt, glare, heat or other discharge or emission or other operating characteristic peculiar to any of the following uses: Acid manufacture Alkali manufacture Asphalt manufacture Beryllium storage, handling, or processing Carbide manufacture Cement, lime, gypsum, or plaster of paris manufacture Ceramic glaze or porcelain enamel frit manufacture Chemical manufacture (from raw substances) Coke ovens Crushing, grading, and screening of rock, stone, slag, clay, or concrete Distillation of coal, petroleum, bones, tar, or refuse Dog or cat food cannery or manufacture Drop forge plants Explosives (storage only) Fertilizer manufacture Fish oil or meal manufacture Fish smoking, curing, canning, or cleaning Garbage, offal, or dead animal reduction Glue manufacture (using animal products) Heliports Junkyards Lampblack manufacturing Paper manufacturing or reclaiming Petroleum refining or processing Radioactive waste handling Radio isotope fabrication or use Smelting or refining of metals or ores Steel barrel, drum, or pail renovation or reclaiming Steel mills Stockyards Tanning, curing, or storage of raw hides or skins Tar products manufacture Transfer stations for garbage or rubbish Wool pulling 105.0100 Uses permitted as a matter of right. Uses permitted as a matter of right in the M4 district. 105.0300 Permitted with approval uses. 105.0301 The following uses and uses accessory thereto may be permitted by the Division of Air Pollution Control if found to comply with all the requirements, regulations, and ordinances of that office. Accoustical material manufacture Airplane manufacture Automobile body plant Bituminous concrete manufacture Charcoal or fuel briquette manufacture Coal or coke yard Foundry, ferrous or non-ferrous Insulation manufacture Linoleum manufacture Paint, enamel, oil, shellac, lacquer, varnish, or synthetic resin manufacture Stamping or pressing plants 105.0302 The following uses and uses accessory thereto may be permitted by the Community and Economic Development Department after a report and recommendation has been received from the Industrial Review Committee relative to the external effects of All other uses not prohibited by law or other ordinances and non-specifically mentioned elsewhere in this Ordinance. Supp. No. 2 141 �§ 105.0000 DETROIT, MICHIGAN 105.0700 Height limitations. Accessory uses, incidental to and on the same zoning-lot as the principal use. No building or structure, or part thereof, shall be erected or altered to a height exceeding eighty (80) feet; provided, that in any portion of an M5 district 150 feet or more from all Rl, R2, R3, R4, R5, or R6 Districts there shall be no limitation on the height of buildings or structures. 105.0303 The following uses may be permitted in this district under the same requirements as specified in Section 105.0302, and in addition, must receive approval from the City Council as required by Act 251 of the Public Acts of 1959 of the State of Michigan. Ground or free-standing signs shall not exceed seventy (70) feet in height. Abattoirs Rendering plants 105.0304 The following uses and uses accessory thereto may be permitted by the City Council, after public hearing, upon finding that said uses will not be contrary to the spirit and purpose of this Ordinance, and will be non-injurious to the surrounding property, after receiving a report and recommendation from the Community and Economic Development Department, who, prior to making their recommendation, shall receive a report from the Industrial Review Committee regarding items of concern to that Committee. ARTICLE XI. SPECIAL DISTRICTS 110.0000 PD Planned development district. This district will permit planned developments throughout the city and will be particularly useful in urban renewal areas. Such planned developments shall be substantially in accord with the goals and objectives of the Master Plan, having a major land use which corresponds to the most general category of land use, i.e., residential, business, industrial, etc., proposed in the Master Plan for the area involved, and satisfying criteria for development as stated in the Community and Economic Development Department Policy. Such planned developments shall provide a desirable environment for the uses proposed and shall not be out of harmony with their general surroundings. The regulations of the district are designed to accomplish this by permitting flexibility in over-all development while insuring adequate safeguards· and standards for public health, safety, convenience, and general welfare. Incinerator Plants. Toxic substance disposal facilities, including existing facilities intended to be used for the disposal, incineration, or destruction of "PCB" or "PBB" substances. The disposal, incineration, or destruction of such toxic substance in conjunction with the operation of any existing use shall not be considered accessory or incidental to the existing use, and shall therefore be processed as provided for in this section. No toxic substance disposal facility shall be located within 1,000 feet of any residentially zoned property unless the City Council specifically waives said distance requirements for just cause. 110.0100 Procedures. Petitions requesting a rezoning to a Planned Development District classification shall be submitted in accordance with the provisions and procedures as established under Article VI, Section 64.0000. In addition, the following procedures shall be followed as appropriate to each specific case. 105.0305 Public dance halls, subject to compliance with the provisions and standards as specified in Section 65.0000. (Ord. No. 446-G, § 1, 6-26-69; Ord. No. 234-H, § 1, 2-22-78; Ord. No. 384-H, § 1, 3-12-80) Supp. No. 2 142 •I - I .. I �■ DETROIT ZONING ORDINANCE I • 110.0101 For Areas Other Than Urban Renewal Areas. All petitions requesting a rezoning to a Planned Development District classification, for all areas other than an urban renewal area, shall be accompanied by a site plan, elevations, and other data in sufficient detail to permit the Community and Economic Development Department to review the proposed development to the degree specified in Section 110.0300, Department Policy, and shall be in accord with the Supp. No. 2 142.1 § 110.0000 �DETROIT ZONING ORDINANCE regulations specified in Section 110.0200. The site plan, building elevations, and other development proposals, including proposed uses, must be reviewed by the Department and approved by the Council. Upon approval by the Council of the Ordinance amendment, the site plan, building elevations, and other development proposals, including proposed uses, shall become an integral part of the zoning amendment and for purposes of recordation, shall be referred to as "Planned Development#-," which number shall correspond to the number of the amending Ordinance. All approved plans and development proposals shall be filed with the Community and Economic Development Department and the Department of Buildings and Safety Engineering. § 110.0000 Economic Development Department and approval by the City Council provided that the major land use shall correspond to the most general category of land use proposed in the Master Plan, i.e., residential, business, industrial, etc., for the area involved. 110.0202 Yards, Density, Off-Street Parking and Loading, and Other Requirements. All such regulations, and others as may be suitable and desirable, shall be as established by the Community and Economic Development Department, subject to the approval of City Council. 110.0203 Site Plan and Development. A site plan and development proposal including proposed uses, building elevations, and appearance, shall be subject to review by the Community and Economic Development Department and approval by the City Council. 110.0102 For Urban Renewal Areas. In urban renewal areas the Land Use Development Plan and the Declaration of Restrictions, indicating uses, setbacks, etc., shall be filed with the petition for rezoning to a Planned Development District classification. Upon approval by the Council, the Land Use and Development Plan and the Declaration of Restrictions shall constitute the Planned Development District regulations and shall be recorded and numbered as indicated for private developments in Section 110.0101. Ultimate development of a renewal area, or parcel thereof, shall conform in all respects to the Land Use and Development Plan and Declaration of Restrictions, and in addition, shall be subject to site plan and other review as indicated in Section 110.0200 paragraphs .0202, and .0203, only. 110.0300 Department policy. The Community and Economic Development Department shall develop a policy statement to guide prospective developers in accord with the objectives of this specialized district, and shall provide for adequate publication and circulation of this policy statement. 110.0400 Modification of approved plans. All approved site plans, elevations, and other development proposals, including proposed uses, may be amended, pursuant to the same procedure and subject to the same limitations and requirements by which said plans and proposals were initially approved; however, minor changes may be permitted by the Community and Economic Development Department subject to a finding that such change will not cause any of the following: 110.0103 Developers in both private and urban renewal areas are advised to confer with the renewal authority or the Community and Economic Development Department before investing large amounts of time and energy in preparing plans and proposals. a) A change in character of the development. b) An increase in the ratio of gross floor area to zoning-lot area. (Ord. No. 446, § 1, 6-26-69) 110.0200 Regulations. c) An increase in coverage by structure unless justified by changes in other factors. 110.0201 Uses permitted. Any and all uses subject to review by the Community and 143 �§ 110.0000 DETROIT, MICHIGAN d) A reduction in approved open space or off-street parking and loading space unless justified by changes in other factors. Section 65.0000 and subject to all regulations hereinafter provided. I I 111.0301 Storage of new, operable, passenger vehicles, not previously used. e) The creation of or increase in injurious effects to adjacent or contiguous land uses. 111.0400 Use limitations. 111.0401 Parking area shall be used for parking or storage of private passenger vehicles only. 110.0500 Abandonment. Upon the abandonment of a particular project approved under this section, or upon the expiration of three years from the effective date of approval of a planned development wherein the planned development has not been completed (or commenced and an extension of time granted by the Community and Economic Development Department), the authorization shall expire and the zoning shall be reviewed by the Community and Economic Development Department and amended by the Council to a suitable zoning district classification. 111. 0402 No charge shall be made for parking or storage. 111 .0403 No business involving vehicle repair, service, sale or display for sale, or any other type of business, shall be conducted from or upon such premises. 111.0404 No structures other than those required by this Ordinance or specifically permitted herein shall be erected or placed on the premises. 111.0405 No buildings other than those for shelter of attendants shall be erected or placed upon said premises, and there shall be not more than two such buildings in any one area and each building shall be not more than fifty (50) square feet in area nor shall each exceed fifteen (15) feet in height. 111.0000 Pl Open parking district. This district is designed for off-street parking of private passenger vehicles on property which abuts, or is separated by an alley or easement from, a non-residential district. The regulations permit the establishment of parking facilities to serve the non-residential uses, and at the same time do not permit the non-residential uses per se to extend into residential areas. The district will assist in reducing traffic congestion caused by non-residential uses and at the same time will protect abutting residential areas from the deleterious effects of adjacent vehicular parking areas. 111.0406 No sign shall be erected or placed on the premises except that not more than one directional sign at each point of ingress or egress may be erected or placed. This sign may also bear the name of the operator of the parking area and enterprise it is intended to serve. Such signs shall not exceed twenty (20) square feet in area nor fifteen (15) feet in height. Such signs shall not project beyond the property line when opposite Rl, R2, R3, R4, R5, R6, or residential PD districts. 111.0100 Uses permitted as a matter of right. Premises in this district shall be used only for vehicular par king areas, subject to all regulations hereinafter provided. 111.0500 Ingress and egress. Adequate ingress and egress shall be provided and shall be by means of streets or alleys adjacent to or extending through SD2, Bl, B2, B3, B4, B5, B6, Ml, M2, M3, M4, M5, Wl, or TM Districts, or by private roadways extending through or abutting such districts. All such roadways shall be surfaced in a 111.0300 Permitted with approval uses. The following uses shall be permitted by the Community and Economic Development Department subject to compliance with the provisions and standards as set forth in 144 ' �DETROIT ZONING ORDINANCE manner at least equivalent to that which is hereinafter required for the parking or storage area. 111.0600 Yard requirements. 111.0601 Side Yards. Where the Pl District is contiguous to or across a public right-ofway from side zoning-lot lines of property zoned in a residential district classification, there shall be provided a side yard, not less than ten feet in width, between the parking or storage area and said zoning-lot line or between the parking or storage area and said public right-of-way. 1111.0000 scaping, the yard may be surfaced with suitable decorative surfacing or other architectural treatment as may be approved by the Department of Parks and Recreation [Recreation Department]. 111.0800 Protective wall. A continuous masonry wall not less than four feet in height, nor more than six feet in height, as measured from the surface of the parking or storage area, shall be provided between the parking or storage area and the above required yards and along the rear lot line when the abutting or adjacent property is zoned in a residential district classification. Provided, that where the Pl District is contiguous to property zoned in a residential district classification which has common frontage on the same block with the Pl District, or is across a street and opposite property zoned in a residential district classification wherein the lots front upon such street, the portion of the wall paralleling the street and portion of the wall adjoining a contiguous side yard shall be constructed of brick or have brick facing. 111.0602 Front Yard. Where the Pl District is contiguous to property zoned in a residential district classification which has common frontage on the same block with the Pl District, a front yard equal to the front yard of the abutting lot shall be provided, excepting in those instances where residential structures have been erected on the rear one-half of the zoning-lot. In such instances, and in those cases wherein the abutting lot or parcel is vacant, a front yard of twenty (20) feet in depth shall be provided. Where the Pl District is across a street and opposite a residentially zoned district, wherein the lots in said residential district front upon such street, there shall be provided a front yard, not less than twenty (20) feet in width, between the par king or storage area and said street. In all instances where a wall or fence is required, said wall or fence shall be protected from possible damage inflicted by vehicles using the parking or storage area by means of precast concrete wheel stops at least six inches in height, or by firmly implanted bumper guards not attached to the wall or fence, or by other suitable barriers. 111.0700 Yard treatment. 111.0801 In all cases where a wall extends to an alley which is a means of ingress or egress to the parking or storage area, it shall be permissible to end the wall not more than ten feet from such alley line in order to permit a wider means of access to the parking or storage area. All required yards shall be kept free of refuse or debris and shall be landscaped with lawn and other ornamental horticultural materials which are to be maintained in a healthy, neat, and orderly condition at all times. If necessary to properly maintain the lawn and other ornamental horticultural materials, a water bib or other means of supplying water shall be provided. All planting plans shall be submitted to the Department of Parks and Recreation [Recreation Department] for approval as to suitability of plant materials and arrangement thereof. In lieu of the above required lawn and land- 111.0900 Surface of parking or storage area. The parking or storage area shall be provided with pavement having an asphaltic or Portland cement binder so as to provide a permanent, durable, and dustless surface. It shall be graded and drained in conformance with the requirements of the City Plumbing Supp.No.4 145 �I § 111.0000 DETROIT, MICHIGAN Public recreation areas Statuary Other similar uses when found by the Community and Economic Development Department to be consistent with the general character of this district Uses accessory to any of the above permitted uses when incidental to and on the same zoning-lot as the principal use. Code so as to dispose of all surface water within the parking or storage area. 111.1000 Lighting. If lighting is provided, all such lighting shall be subdued, shaded, and focused away from all dwellings. 111.1100 Modifications. The Community and Economic Development Department, upon application by the owner of the par king or storage area, may modify the above requirements where, in unusual circumstances, undue hardship would be suffered or no good purpose would be served by compliance with such requirements. 112.0000 PC Public center district. This district includes areas used or to be used for governmental, recreational, and cultural purposes of particular or special civic importance. All construction or other improvement within this district requires Community and Economic Development Department review and recommendation so as to insure a completely harmonious, pleasing, and functional public center. 112.0100 Uses permitted as a matter of right. Arcades, subject to compliance with all of the requirements of Section 92.0302 Boat terminals Educational or cultural buildings Heliports, subject to the approval of the City Council after report and recommendation from the Detroit Aviation Comm1ss1on and the Community and Economic Development Department and upon finding that such use is suitable in relation to the features and objectives of the Master Plan and not contrary to the spirit, intent, and purpose of this district. Open uses normally a part of and consistent with a public center Public auditoriums or arenas Public offices, convention, or exhibit buildings Public parking areas, structures, or garages (Ord. No. 487-H, § 1, 2-19-82) 112.0200 Department review. The exterior design, appearance, and location of any proposed building, or exterior alteration of any existing building, structure, or premises, or part thereof, including any exterior signs, and parking, loading, or unloading areas, shall be reviewed by the Community and Economic Development Department to insure harmony with the public center within which it is located and consistency with the spirit, intent, and purpose of this Ordinance. A written report shall be filed with the City Council recommending approval or disapproval of the proposed use, facility, or alteration, and recommending any changes deemed necessary to insure conformity with the spirit, intent, and purpose of this district. The Council shall, in each case, by resolution, approve, disapprove, or adjust said recommendation. 112.0300 Bulk limitations. No building or structure, or part thereof, shall be erected, altered, or enlarged to such a size or height that the cubical content of said building or structure above the average established grade shall exceed the volume of a block or prism having a height equal to three times the width of the widest street abutting the zoning-lot upon which the building or structure is located or to be located, and a base equal to the area of the zoning-lot; Provided, that this limitation shall not apply to towers as hereinafter specified, and further provided, that enclosed vehicular parking or loading areas may be excluded from the above volume computations. Towers may be erected over and above the cubical content limit established herein, Supp.No.4 146 I I �DETROIT ZONING ORDINANCE provided that the greatest horizontal dimension of such tower does not exceed sixty (60) feet, that the total gross area of all such towers on any one building or structure at any one horizontal plane does not exceed twenty-five (25) percent of the area of the zoning-lot upon which the building or structure is situated, and that each tower shall be at least sixty (60) feet distant from every zoning-lot line and at least sixty (60) feet distant from any other tower on the same building or structure. The Community and Economic Development Department may increase the permitted cubical content to such an amount as it deems necessary for the best development of the district and the City. § 113.0000 Indoor commercial recreation, provided that pool or billiard halls or taxi dance halls shall be subject to the regulations of Section 66.0000 Marinas Motor vehicle filling and service stations, subject to the approval of the City Council, after report and recommendation from the Community and Economic Development Department, when found to be essential to public convenience or general welfare, and when found to be non-injurious to the contiguous or surrounding property and in harmony with the existing or proposed development of the area Multiple-family dwellings, which may be combined in structures with permitted commercial uses Open parking lots for self-propelled passenger vehicles when found by the Community and Economic Development Department to be necessary to the public convenience and not contrary to the spirit and purpose of this ordinance Parking garages or structures Passenger transportation terminals 113.0000 PCA Restricted central business district. This district includes property in close proximity to the Public Center District, and the controls specified herein are designed to prevent any uses or structures within the district from having a deleterious effect upon the public center. 113.0100 Uses permitted as a matter of right. Arcades, subject to compliance with all of the requirements of Section 92.0302 Personal service establishments: Dry cleaning or laundry pick-up stations Barber shops Beauty shops Shoe repair shops Private clubs or lodges Publishing or printing of daily newspapers and facilities for the delivery, transfe; and storage of newsprint and other materials required for that use providing all material is completely enclosed within a building Radio or television stations Restaurants excluding drive-in restaurants provided that restaurants which > h ave ~ lot area which exceeds five times the gross floor area of the building existing or proposed to be erected on the lot shall be permitted only with the approval of the Community and Economic Development Department after finding that such Banks Blueprint shops Business or professional offices Business schools or colleges Churches, chapels, temples, or s~agogues Establishments for the sale of beer or intoxicating liquor for consumption on the premises, as regulated by Section 66.0000 Heliports, subject to the approval of the City Council after report and recommendations from the Detroit Aviation Comm1ss1on and the Community and Economic Development Department and upon finding that such use is suitable in relation to the features and objectives of the Master Plan and not contrary to the spirit, intent, and purpose of this district Hotels or motels, as regulated by Section 66.0000 Supp.No.4 147 �I 113.0000 DETROrI', MICHIGAN use will not operate as a drive-in restaurant as defined in Section 32.0032 of this Ordinance Salesroom or sales lots for new or used motor vehicles and accessory service facilities Signs, as regulated by Article XIII Stores of a generally recognized retail nature Theaters Vehicular tunnel plaza and terminal Other similar uses when found by the Community and Economic Development Department to be consistent with the general character of this district Uses acceSBory to any of the above permitted uses when incidental to and on the same zoning-lot as the principal use. (Ord. No. 446-G, § 1, 6-26-69; Ord. No. 534-G, § 1, 10-6-70; Ord. No. 807-G, § 1~ 3-6-73; Ord. No. 893-G, § 1, 4-23-74; Ord. No. 487-H, § 1, 2-19-82) 113.0100A Permitted with approval uses. Public dance halls, subject to compliance with the provisions and standards as specified in Section 65.0000 (Ord. No. 384-H, § 1, 3-12-80) 113.0200 Department review. The exterior design, appearance, and location of any proposed building, or exterior alteration of any existing building, structure, or premises, or part thereof, and the location and design of any proposed sign, parking facilities or loading and unloading areas shall be reviewed by the Community and Economic Development Department for consistency with the spirit, purpose, and intent of this Ordinance. A written report shall be filed with the City Council recommending approval or disapproval of the proposal and recommending any changes deemed necessary to insure conformity with the spirit, intent, and purpose of this district. The Council shall, in each case, by resolution, approve, disapprove, or adjust said recommendation. (Ord. No. 446-G, § 1, 6-26-69) Supp.No.4 113.0300 Bulk limitations. No building or structure, or part thereof, shall be erected, altered, or enlarged to such a size or height that the cubical content of said building or structure above the average established grade shall exceed the volume of a block or prism having a height equal to three times the width of the widest street abutting the zoning-lot upon which the building or structure is located or to be located, and a base equal to the area of the zoning-lot; provided, that this limitation shall not apply to towers as hereinafter specified, and further provided, that enclosed vehicular parking or loading areas may be excluded from the above volume computations. Towers may be erected over and above the cubical content limit established herein· provided that the greatest horizontal dimen~ sion of such tower does not exceed sixty (60) feet, that the total gross area of all such towers on any one building or structure at any one horizontal plane does not exceed twenty-five (25) percent of the area of the zoning-lot upon which the building or structure is situated, and that each tower shall be at least sixty (60) feet distant from every zoning-lot line and at least sixty (60) feet distant from any other tower on the same building or structure. The Community and ~conomic Development Department may increase the permitted cubical content to such an amount as it deems necessary for the best development of the district and the City. 114.0000 TM Transitional-industrial district. This district is a special transitional di_strict c~vering areas currently developed with a mixture of uses, among which is a relatively large amount of residential use and which the Master Plan of Land Use indicates is to be developed eventually in industrial us~s. The district regulations provide for a gmded change to the terminal land use, while at t~e same time protecting, as much as possible, the existing residential development. No new residential development will be permitted in this district; however, the I I I �DETROIT ZONING ORDINANCE existing residential development will not be considered non-conforming. As the area changes from a residential to a non-residential character, a rezoning to the appropriate industrial classification will be effectuated. 114.0100 Use permitted as a matter of right. 114.0101 All residential uses existing at the effective date of this Ordinance shall be conforming uses and shall be subject to all conditions and requirements of the district in which they are first permitted as a matter of right. Supp.No.4 148.1 § 114.0000 �DETROIT ZONING ORDINANCE I I I I § 114.0000 residences than would result if the expansion were carried out under normal circumstances in compliance with this provision. 114.0102 New construction, alteration, extension, or conversion to uses permitted as a matter of right in the M2 District provided: a) The zoning-lot to be developed or converted to the proposed use lies wholly or predominantly in an area designated for industrial use by the Land Use Plan of the Master Plan 114.0103 New construction, alteration, extension, or conversion to uses permitted as a matter of right in the M4 District provided: a) The zoning-lot to be developed or converted lies wholly or predominantly in an area designated for heavy industrial use by the Land Use Plan of the Master Plan. b) The zoning-lot consists of a parcel of land containing a minimum of ten thousand square feet, except when involving the expansion of an existing use located within TM District boundaries and complying with the other provisions of this Section, in which case the combined area of the original parcel and extension shall contain a minimum of ten thousand square feet. Provided, that the Community and Economic Development Department may reduce this minimum in cases where conditions are such that the areas of platted lots or other circumstances affecting the ownership or control of parcels of land serve to increase substantially the costs and difficulties in assembling a parcel with an area equal to or greater than the minimum. b) The zoning-lot consists of a parcel of land containing a minimum of fifteen thousand square feet, except when involving expansion of an existing use located within TM district boundaries and complying with the other provisions of this Section, in which case the combined area of the original parcel and the extension shall contain a minimum of fifteen thousand square feet. Provided, that the Community and Economic Development Department may reduce this minimum in cases where conditions are such that the areas of platted lots or other circumstances affecting the ownership or control of parcels of land serve to increase substantially the costs and difficulties in assembling a parcel with an area equal to or greater than the minimum. c) That for a continuous segment of its perimeter equal to or greater than one-eighth the length of its total perimeter, the zoning-lot abuts or is directly across a street, alley, or other public right-of-way from any M (Industrial) or Wl (Waterfront-Industrial) District classification. · c) That for a continuous segment of its perimeter equal to or greater than one-eighth the length of its total perimeter, the zoning-lot abuts or is directly across a street, alley, or other public right-of-way from any M (Industrial) or Wl (Waterfront-Industrial) District. d) That if an existing industrial use within the TM District is expanding, its side lot line abuts the side lot line of the parcel upon which it will expand. Provided, that in unusual circumstances the Community and Economic Development Department may modify this requirement if it determines that the expansion can be accomplished in such a manner that greater harm or inconvenience will not result for nearby d) That if an existing industrial use within the TM District is expanding, its side lot line abuts the side lot line of the parcel upon which it will expand. Provided, that in unusual circumstances the Community and Economic 149 �§ 114.0000 DETROIT, MICHIGAN Development Department may modify this requirement if it determines that the expansion can be accomplished in such a manner that greater harm or inconvenience will not result for nearby residences than would result if the expansion were carried out under normal circumstances in compliance with this provision. openings as may be required for access. Provided, that said wall or fence shall be protected from possible damage inflicted by vehicles using the par king areas by means of precast concrete wheel stops at least six inches in height, or by firmly implanted bumper guards not attached to the wall or fence, or by other suitable barriers. 114.0104 Public buildings, public utilities, railroads, power stations and substations, and similar uses. d) The location of all entrances and exits shall be determined or approved by the Department of Streets and Traffic [Department of Transportation]. 114.0105 Warehousing or storage completely enclosed within a building. e) No signs shall be permitted other than unlighted entrance and exit markers, not exceeding ten square feet in area, and located at points of ingress or egress. 114.0106 Off-street parking of private passenger vehicles, provided: a) A front yard at least twenty (20) feet in depth shall be provided excepting that the depth of the required front yard may be adjusted in accordance with the provisions set forth for residential dwellings in Article VIII, Section 80.0501. f) The parking area shall be provided with a pavement having an asphaltic or Portland cement binder so as to provide a permanent, durable, and dustless surface. It shall be graded and drained in conformance with the requirements of the City Plumbing Code so as to dispose of all surface water accumulation within the parking area. b) The required front yard shall be kept free of refuse or debris and shall be landscaped with lawn or other ornamental horticultural materials which are to be maintained in a healthy, neat, and orderly condition at all times. If necessary to properly maintain the lawn or other ornamental horticultural materials, a water bib or other means of supplying water shall be provided. g) The Community and Economic Development Department may modify any of the above conditions where undue hardship would be suffered or no good purpose served by compliance with such requirements. 114.0107 Signs, as regulated in Article XIII. c) An opaque fence or wall of wood or masonry construction not less than four feet in height, nor more than six feet in height, as measured from the surface of the par king area, shall be constructed and maintained in a neat and orderly appearance between the parking area and the front yard and on each side zoning-lot line abutting residentially developed property and each alley or easement separating the parking area from residentially developed property. Said wall or fence shall have only such. 114.0108 Uses accessory to any of the above permitted uses when incidental to and on the same zoning-lot as the principal use. 114.0300 Permitted with approval uses. The following uses, and uses accessory thereto, shall be allowed in the TM District upon approval of the Community and Economic Development Department subject to compliance with all specified conditions and with the provisions and standards as set 150 I i i I I I �I I I I I I DETROIT ZONING ORDINANCE forth in Article VI, Section 65.0000. All industrial uses considered under this Section of the Ordinance shall be reviewed by the Industrial Review Committee and a report and recommendation forwarded to the Community and Economic Development Department. 114.0301 Uses permitted as a matter of right in the M2 District may be located anywhere in the TM District provided: a) The Land Use Plan of the Master Plan indicates that the parcel is in an area designated for industrial use. b) The parcel for development is smaller than one acre in size. no c) A finding can be made that such use will be successfully blended into the district so as to be non-injurious to the contiguous or surrounding land uses. The Community and Economic Development Department may impose any conditions or requirements which, in its judgment, are necessary to insure a satisfactory development which will not be injurious to the surrounding area. 114.0302 Uses permitted as a matter of right in the M4 District may be located anywhere in the TM district provided: a) The Land Use Plan of the Master Plan indicates that the parcel is in an area designated for heavy industrial use. b) The parcel for development is smaller than one acre in size. no c) A finding can be made that such use will be successfully blended into the district so as to be non-injurious to the contiguous or surrounding land uses. The Community and Economic Development Department may impose any conditions or requirements which, in its judgment, are necessary to insure a satisfactory development which will not be injurious to the surrounding area. 114. 0303 Arcades, subject to compliance with all of the requirements of Section 92.0302 except as may be adjusted by Supp.No.4 151 § 114.0000 the community and economic development department. (Ord. No. 487-H, § 1, 2-19-82) 114.0500 Yard requirements. 114.0501 Uses Permitted as a Matter of Right. Uses permitted as a matter of right shall comply with the following yard requirements: a) Where a side zoning-lot line coincides with a side or rear zoning-lot line of an existing residential use, a yard shall be provided along such zoning-lot line. The minimum width of such yard shall be determined by Formula B (see Section 80.0603). b) Where a rear zoning-lot line coincides with a side zoning-lot line of an existing residential use, a yard shall be provided along such rear zoning-lot line. The minimum width of such yard shall be ten feet. c) Where a rear zoning-lot line coincides with a rear zoning-lot line of an existing residential use, a yard shall be provided along such rear zoning-lot line. Such yard shall be not less than thirty (30) feet in depth, but may begin at a height of twenty-five (25) feet or one story above grade, whichever is lower. In no case, however, shall the rear yard at grade level be less than ten feet. d) Where the extension of a front or side zoning-lot line coincides with a front zoning-lot line of an adjacent zoninglot developed with a residential use, a yard equal in depth to the minimum front yard of the adjoining residential use shall be provided. A yard in excess of twenty (20) feet need not be provided. e) Where a residential use exists, at right angles across a street or other public right-of-way, for one-half or more of its frontage from subject parcel, a yard shall be provided. Such yard shall be twenty (20) feet in depth unless any adjoining residentially developed prop- �§ 114.0000 DETROIT, MICHIGAN tions established in the district in which they are first permitted as a matter of right. erty provides a front yard less than twenty (20) feet in depth, in which case the required yard may be adjusted in accordance with the provisions of Article VIII, Section 80.0501. f) 114.0603 Permitted with Approval Uses. Building bulk and height limitations shall be as required by the Community and Economic Development Department. No off-street parking or off-street loading shall be permitted in the above required front or side yards. However, access drives to parking and loading facilities may be permitted through these yards. 114.0503 Permitted with Approval Uses. Permitted with approval uses shall provide yards as required by the Community and Economic Development Department. 114.0600 Bulk and height limitations. Building bulk and height limitations for principal and accessory uses shall be as hereinafter specified: 114.0601 Uses Permitted as a Matter of Right: 114.0900 Signs. I Signs shall be classified and permitted in accordance with the regulations specified in Article XIII. I 114.1000 Off-street parking and loading requirements. I Off-street parking and loading facilities shall be provided in accordance with the regulations specified in Article IV, Section 47.0000. I 115.0000 PR Parks and recreation. I The intent of the Parks and Recreation District is to retain insofar as is practicable and desirable, publicly owned lands in excess of four (4) acres in size already improved for or intended to be improved for recreational uses and/or to be preserved as open space. The restrictions of this classification are intended to encourage preservation of these lands and to permit development in keeping with the natural amenities of these areas. In addition to those uses allowed as a matter of right, commercial recreational facilities may be permitted upon approval of the City Council. a) No building or structure within one hundred feet of an existing residential use shall exceed thirty-five (35) feet in height, excepting that in the event there is an existing building or structure of greater height between the parcel in question and the existing residential use within the one hundred feet, or in the event there is an adjacent residential structure greater than thirty-five (35) feet in height, the proposed building or structure shall be permitted to a height not to exceed by more than five feet the height of the adjacent or intervening building or structure. In no case, however, shall the height or bulk of the proposed building or structure exceed the limitations set forth in this Ordinance for the identical use in the district in which it is first permitted as a matter of right. 115.0100 Uses permitted as a matter of right. Public parks, playgrounds, playfields and recreational areas and facilities, and such buildings, structures and uses as are related thereto Public utilities when operating requirements necessitate location within a Parks and Recreation District in order to serve the immediate vicinity uses accessory to any of the above permitted uses when incidental to and on the same Zoning Lot as the practical use b) Buildings or structures or uses of land which are farther than one hundred feet from existing residential uses shall conform to the bulk and height limitaSupp. No. 4 152 �I I I I I DETROIT ZONING ORDINANCE § 116.0000 on water transportation for receipt or shipment of goods or products. Boat or ship yards or sales Car ferries Customs offices Docks or wharves Fuel docks Grain storage or processing Open storage of bulk or general cc rgo Repair or storage of boats or ships, but not including small craft Shipbuilding Storage of sand, gravel, cement, or other aggregates Terminals for passenger or excursion vessels Transit sheds, storage bins, or storage tanks Water works or water pumping stations Uses similar to the above specified uses Uses accessory to any of the above permitted uses when incidental to and on the same zoning-lot as the principal use 115.0200 Community and Economic Development Department review. The appropriateness of commercial recreational facilities, the design, appearance, and location [of] such facilities, and the location and design of signs and parking areas in conjunction therewith shall be reviewed by the Department for consistency with the spirit, purpose, and intent of this ordinance. A written report shall be filed with the City Council recommending approval or disapproval of the proposal and recommending any changes deemed necessary to insure conformity with the spirit, purpose, and intent of this ordinance. The Council shall, in each case, by resolution, approve, disapprove, or adjust said recommendations. 115.0900 Signs. Only non-flashing identification and directional signs are permitted, subject to approval by the Recreation Department. 116.0200 Uses permitted subject to the approval of the division of air pollution control. Uses permitted in Section 105.0301 and which require large quantities of raw water for cooling, condensing, washing, or other mill purposes or are dependent on water transportati~n for receipt or shipment of goods or products, and when found by the Division of Air Pollution Control to comply with all the requirements, regulations, and ordinances of that office. 115.1000 Off-street parking. Off-street parking shall be provided in the amount deemed appropriate by the Recreation Department. (Ord. No. 283-H, § 1, 11-1-78) 116.0000 Wl Waterfront-industrial district. Because of the limited amount of water frontage, and the even more limited amount of frontage that is suitable or adaptable to shipping activities or other water-oriented uses, these areas will be subject to controls that will provide for their development with uses that must rely on or that will be benefitted most by such a location. 116.0300 Permitted with approval uses. Uses permitted in Section 105.0302 and which require large quantities of raw water for cooling, condensing, washing, or other mill purposes, or are dependent on water transportation for receipt or shipment of goods or products. All industrial uses considered under this section of the Ordinance shall be reviewed by the Industrial Review Committee, and a report forwarded to the Community and Economic Development Department with a recommendation as to its disposition. 116.0100 Uses permitted as a matter of right. Uses permitted in Section 104.0100 and which require large quantities of raw water for cooling, condensing, washing, or other mill purposes, or are dependent Supp. No. 1 153 �§ 116.0000 DETROIT, MICHIGAN all as indicated on a plat of record in the case of subdivided property, or a deed of record in the case of unsubdivided property, as recorded at the effective date of this Ordinance. However, in no instance shall the yard be reduced by more than fifteen (15) feet. The Community and Economic Development Department may deny or approve the use as submitted or subject to any conditions deemed necessary to properly blend said use into the area. Business uses as may be necessary to serve the uses permitted in this district. b) Where a waterfront-industrial district is separated by a public street from the side yard of lots zoned in a residential district classification, or a Residential PD District, there shall be provided a ten foot yard in such waterfront-industrial district where contiguous to the street separating such districts; provided, that if the lots or parcels of land in the waterfront-industrial district measure less than one hundred feet from the property line along said separating street to the property line opposite therefrom, the required yard may be reduced one foot in depth for each one foot or fraction thereof by which the maximum depth of such lot or parcel is less than one hundred feet, all as indicated on a plat of record in the case of subdivided property, or a deed of record in the case of unsubdivided property, as recorded at the effective date of this Ordinance. However, in no instance shall the yard be reduced by more than five feet. Heliports, which may be permitted by the Community and Economic Development Department after a report and recommendation has been received from the Industrial Review Committee relative to the external effects of noise, vibration, smoke, odor, noxious gas, dust, dirt, glare, heat, or other discharge or emission or other operating characteristic peculiar to this use. (Ord. No. 446-G, § 1, 6-26-69) 116.0500 Yard requirements. Except as provided in Section 116.0501, no front, rear, or side yards shall be required in waterfront-industrial districts. 116.0501 Yard Requirements for Boundary Line Lots. Yards shall be provided in this district when adjacent to or across a street, alley, or other public right-of-way from property zoned in a residential district classification in accordance with the following: a) When a waterfront-industrial district is separated by a public street from the front yard of lots zoned in a resideiitial district classification, or a Residential PD District, there shall be provided a twenty (20) foot yard in such waterfront-industrial district where contiguous to the street separating such districts; provided that if the lots or parcels of land in the waterfront-industrial district measure less than one hundred feet from the property line along said separating street to the property line opposite therefrom, the required yard may be reduced one foot in depth for each one foot or fraction thereof by which the maximum depth of such lot or parcel is less than one hundred feet, c) Where a waterfront-industrial district abuts property zoned in a residential district classification, or a Residential PD District, there shall be provided a twenty (20) foot yard in such waterfrontindustrial district where contiguous to the lot line separating the districts; provided, that if the lots or parcels of land in the waterfront-industrial district measure less than one hundred feet from the property line along and residential district to the property line opposing therefrom, the required yard may be reduced one foot in depth for each one foot or fraction thereof by which the maximum depth of such lot or parcel is less than one hundred feet, Supp. No. 1 154 I I I I J �I I I I I I DETROIT ZONING ORDINANCE § 118.0000 f) One non-flashing identification sign, not exceeding 35 feet in height or 32 square feet in area, shall be permitted on each yard required in Sections 116.0501 a) and 116.0501 b). Directional signs, if required, may be provided as specified in Section 130.0202 b), or as may be approved by the Community and Economic Development Department. all as indicated on a plat of record in the case of subdivided property, or a deed of record in the case of unsubdivided property, as recorded at the effecttive date of this Ordinance. However, in no instance shall the yard be reduced by more than ten feet. d) Nothing in this Section shall prevent the alteration, improvement, or increase in bulk of a structure existing at the effective date of this Ordinance; provided, that any addition resulting in an increase in ground area of the structure shall conform to the following requirements: (Ord. No. 446-G, § 1, 6-26-69) 116.0700 Height limitations. No building or structure, or part thereof, shall be erected or altered to a height exceeding eighty (80) feet, provided that in any portion of a Wl District 150 feet or more from all Rl, R2, R3, R4, R5, and R6 Districts there shall be no limitation on the height of buildings or structures. (1) If the addition exceeds the existing structure in dimensions along a street, alley, or other public rightof-way, or abuts property zoned in a residential district classification, such addition shall conform to the provisions of this Section. (2) If the addition is less than or equal to the existing structure in dimensions along a street, alley, or other right-of-way, or abuts property zoned in a residential district classification, the minimum yard of the addition shall be not less than the yard of the existing structure; provided, that if the existing structure exceeds the yard requirements of this Section, the addition shall be subject only to the minimum yard requirements of this Section. Ground or free-standing signs shall not exceed seventy (70) feet in height. 116.0900 Signs. Signs shall be classified and permitted in accordance with the provisions of Article XIII. 116.1000 Off-street parking and loading requirements. Off-street parking and loading facilities shall be provided in accordance with the regulations specified in Article IV, Section 47.0000. 118.0000 SDI Special development district. e) All portions of the above required yards shall be kept free of refuse and debris and all portions not used for access shall be landscaped with lawn or other ornamental horticultural materials which are to be maintained in a healthy, neat, and orderly condition at all times. If necessary to properly maintain the lawn or other ornamental horticultural materials, a water bib or other means of supplying water shall be provided. The SD 1 District is designed for areas of the city in which there is much investment interest and activity and great development potential. Generally, in these areas, private developers have been active in changing the character of the area by increasing the intensity of development and converting land to higher intensity uses, both residential and commercial. The SDl District is designed to encourage one portion of this development. It 155 �§ 118.0000 DETROIT, MICHIGAN Uses accessory to any of the above permitted uses when incidental to and on the same zoning-lot as the principal use. will permit high intensity residential development, with a carefully controlled mix of low-rise office, commercial, and service facilities. 118.0200 Uses permitted subject to department review of site plan. 118.0100 Uses permitted as a matter of right. Multiple-family dwellings, which may contain non-residential uses as specified in Article VIII, Section 86.0113. Institutions of an educational character other than penal or correctional institutions or trade schools. Use Group I, which shall be limited to the following uses: The following uses, differing in various degrees from the primary residential use of this district, require site plan review to assure a satisfactory blending of the building, structure, or use into the contiguous and adjacent area. In compliance with this objective, the Community and Economic Development Department may impose conditions it deems necessary to insure that the building, structure, or use will be non-injurious to contiguous uses and not contrary to the spirit and purpose of this Ordinance: A. Open uses 1. The following non-commercial recreational uses: a) Golf courses b) Outdoor tennis courts c) Ice skating rinks d) Swimming pools 2. Parks or playgrounds 3. Railroad rights-of-way, not including storage tracks, yards, or buildings. Business or professional offices Fraternity or sorority houses Homes, centers, or schools for the care, boarding, or teaching of children Hospitals, sanatoriums, convalescent, nursing, or rest homes Marinas Medical or dental clinics Parking Lots or Parking Areas for the storage or parking of operable motor vehicles, but excluding all Trucks and Truck Tractors except Panel Trucks, Pick Up Trucks, School Buses and those motor vehicles necessary and accessory to the operation or uses permitted in this Zoning District. Parking Structures Personal service establishments: Dry cleaning or laundry pick-up stations Barber shops Beauty shops Shoe repair shops Private clubs, lodges, or similar uses Radio or television stations Signs, as regulated by Article XIII Uses similar to the above specified uses. Uses accessory to any of the above permitted uses when incidental to and on the same zoning-lot as the principal use B. Community facilities 1. Religious uses as follows: a) Churches, chapels, temples, or synagogues b) Rectories, parsonages, or parish houses c) Monasteries, convents, seminaries, or religious retreats 2. Public libraries or museums 3. Non-commercial art galleries 4. Schools, excepting commercially operated vocational or trade schools 5. The following public utility facilities, without service or storage yards: a) Electric transformer substations b) Gas regulator stations c) Water works, reservoirs, pumping stations, or filtration plants d) Telephone exchange buildings 6. Non-profit neighborhood centers (Ord. No. 679-G, § 1, 4-18-72) C. Uses similar to the above specified uses 156 I I I f �I I I I I I § 118.0000 DETROIT ZONING ORDINANCE users and residents of this area, the following uses may be permitted by the Community and Economic Development Department provided a finding is made that such uses will not have a deleterious effect upon the contiguous uses nor be contrary to the character and intended purposes of this district: 118.0300 Permitted with approval uses. The following uses and uses accessory thereto shall be permitted by the Community and Economic Development Department, or Council if specified, and subject to compliance with the provisions and standards as set forth in Section 65.0000 and to all conditions as hereinafter listed. Restaurants, standard Establishments for the sale of beer or intoxicating liquor for consumption on the premises as regulated by Section 66.0000. Stores of a generally recognized retail nature whose primary business is the sale of new merchandise. Radio, television or household appliance repair shops Uses similar to the above specified uses Single- and two-family dwellings, which may contain home occupations as regulated in Section 83.0105, paragraphs b) through h) Town houses, maximum of twelve (12) in any group of attached town houses Hotels or motels as regulated by Section 66.0000 Rooming houses Police or fire stations or other public buildings or public uses not enumerated in Use Group I Research laboratories, except those utilizing large animals (Ord. No. 764-G, § 1, 10-31-72) 118.0400 Lot size requirements. Zoning-lot size requirements shall be as hereinafter specified for the indicated uses: 118.0310. In order to provide urban amendities in a convenient and orderly manner for 118.0401 Uses Permitted as a Matter of Right Minimum Zoning-Lot Area Multiple-family dwellings Religious institutions, excepting detached rectories, parsonages, or parish houses Detached rectories, parsonages, or parish houses Public libraries or museums; non-commercial art galleries Schools, excepting commercially operated vocational or trade schools Non-profit neighborhood centers 157 Minimum Zoning-Lot Width 7,000 sq. ft. 70' 10,000 sq. ft. 70' 5,000 sq. ft. 50' 10,000 sq. ft. 70' 10,000 sq. ft. 7,000 sq. ft. 70' 70' �§ 118.0000 DETROIT, MICHIGAN 118.0402 Uses Permitted Subject to Department Review of Site Plan Minimum Zoning-Lot Area 7,000 sq. ft. Fraternity or sorority houses Homes, centers, or schools for the care, boarding, or teaching of children Hospitals, sanatoriums, convalescant, nursing, or rest homes Private clubs, lodges, or similar uses Minimum Zoning-Lot Width 70' 7,000 sq. ft. 70' 7,000 sq. ft. 7,000 sq. ft. 70' 70' Minimum Zoning-Lot Area 5,000 sq. ft. 6,000 sq. ft. 7,000 sq. ft. 1,800 sq. ft. 7,000 sq. ft. 7,000 sq. ft. Minimum Zoning-Lot Width 50' 55' 70' 18' 70' 70' 118.0403 Permitted with Approval Uses Single-family detached dwellings Two-family dwelling Group of attached town houses Each town house Hotels or motels Rooming houses 118.0500 Yard requirements. Yards shall be provided for each use in requirements: accordance with the following minimum 118.0501 Uses Permitted as a Matter of Right Front Yard Multiple-family dwellings Religious institutions excepting detached rectories, parsonages, or parish houses Detached rectories, parsonages, or parish houses Public utility facilities, without service or storage yards Institutions of an educational character other than penal or correctional institutions or trade schools Public libraries or museums; non-commercial art galleries Schools, excepting commercially operated vocational or trade schools Non-profit neighborhood centers 158 Side Yards' Rear Yard 20' Formula A 30' 20' 20' Formula B 14' combined 4' minimum 30' 30' 20' 15' each 30' 20' Formula B 30' 20' Formula B 30' 20' 20' Formula B Formula B 30' 30' I I I �I I I I I I I § 118.0000 DETROIT ZONING ORDINANCE 118.0502 Uses Permitted Subject to Department Review of Site Plan Front Yard Business or professional offices Fraternity or sorority houses Homes, centers, or schools for the care, boarding, or teaching of children Hospitals, sanatoriums, convalescent, nursing, or rest homes Marinas Medical or dental clinics Private clubs, lodges, or similar uses Parking lot Parking structures Personal service establishments Side Yards 1 Rear Yard 20' 20' Formula B Formula A 30' 30' 20' Formula A 30' 20' 20' 20' 20' 20' 20' 20' Formula 20' each Formula Formula Formula Formula Formula B 30' B B A B2 B 30' 30' 512 30' Side Yard 1 Rear Yard 118.0503 Permitted with Approval Uses Front Yard Single- and two-family dwellings 20' 30' 20' 20' 20' 20' 14' combined 4' minimum Formula A Formula A Formula A 15' each Hotels or motels Rooming houses Town houses Police or fire stations or other public buildings Research laboratories, excepting those utilizing large animals Commercial uses provided for in Section 118.0310 20' 20' Formula B Formula B 30' 30' 30' 30' 30' 30' 'See Section 80.0603 for formulas. No yard need be provided if either of the following conditions exist: 1) if the zoning-lot line abuts a public alley, easement, or railroad right-of-way; or 2) if the zoning-lot line abuts for at least one-half of its length a building conforming as to use which itself has no yard at the point of abutment. 2 159 �Max. Ht. 118.0504 Accessory Uses. Regulations governing minimum yards for accessory uses in the R5 District (Section 85.0504) shall apply to similar accessory uses in the SDl District. Uses accessory to single- and two-family dwellings 118.0600 Building bulk and recreational space requirements. Building bulk and recreational space requirements for principal and accessory uses shall be as hereinafter specified: .07 118.1000 Off-street parking and loading requirements. Off-street parking and loading facilities shall be provided in accordance with the regulations specified in Article IV, Section 47.0000. Min. RSR' 119.0000 SD2 Special development district. 1.00 1.00 The 8D2 District is designed for areas of the City in which there is much investment interest and activity and great development potential. Generally, in these areas, private developers have been active in changing the character of the area by increasing the intensity of development and converting land to higher intensity uses, both residential and commercial. The 8D2 District is designed to encourage one portion of this development. It will permit high-rise office and commercial structures, with a controlled mix of transient and permanent residential facilities, together with appropriate service and retailing facilities. 1.00 1.00 1.00 1.00 1.00 1.00 118.0603 Permitted with Approval Uses Single- and two-family dwellings Town houses Hotels or motels Rooming houses Police or fire stations or other public buildings Research laboratories Max. FAR' Min. RSR' 35' 1.50 2.00 1.50 2.00 The combined area occupied by all buildings not regulated by FAR and RSR shall not exceed thirty-five (35) percent of the area of the zoning-lot, excepting as provided in Section 82.0801. 118.0602 Uses Permitted Subject to Department Review of Site Plan Max. Ht. Commercial uses Provided for in Section 118.0310 118.0800 Lot coverage. 1.00 As specified in R6 District, Section 86.0601 Business or professional offices Fraternity or sorority houses Homes, centers, or schools for the care, boarding, or teaching of children Hospitals, sanatoriums, convalescent, nursing, or rest homes Medical or dental clinics Private clubs, lodges, or similar uses Parking structures Personal service establishments One story (Ord. No. 764-G, § 1, 10-31-72) Max. FAR' Min. RSR 1 Max. FAR' Min. RSR 1 'See Sections 80.0601 and 80.0602 for formulas. 118.0601 Uses Permitted as a Matter of Right 2.00 Max. FAR' but not exceeding 15' (Ord. No. 764-G, § 1, 10-31-72) Multiple-family dwellings Institutions of an educational character Use Group I I DETROIT, MICHIGAN § 118.0000 .07 119.0100 Uses permitted as a matter of right . Use Group I, which shall be limited to the following uses; 1.00 1.00 160 I .. I I I �I I I •I DETROIT ZONING ORDINANCE located on or below the ground floor of business or professional offices, provided that the Community and Economic Development Department may approve such uses being located elsewhere in the A. Open uses 1. The following non-commercial rec- reation uses: a) Golf courses b) Outdoor tennis courts c) Ice skating rinks d) Swimming pools 2. Parks or playgrounds 3. Railroad rights-of-way, not including storage tracks, yards, or buildings structure in accordance with the provisions of Section 65.0000 Medical or dental clinics Institutions of an educational character other than penal or correctional institutions or trade schools Parking Lots or Parking Areas for the storage or parking of operable motor vehicles, but excluding all Trucks and Truck Tractors except Panel Trucks, Pickup Trucks, School Buses and those motor vehicles necessary and accessory to the operation of uses permitted in this Zoning District Parking Structures Personal service establishments: Dry Cleaning or Laundry Pick-up stations B. Community facilities 1. Religious uses as follows: II - 2. 3. 4. 5. 6. 1119.0000 a) Churches, chapels, temples, or synagogues b) Rectories, parsonages, or parish houses c) Monasteries, convents, seminaries, or religious retreats Public libraries or museums Non-Commercial art galleries Schools, excepting commercially operated vocational or trade schools The following public utility facilities without service or storage yards a) Electric transformer substations b) Gas regulator stations c) Water works, reservoirs, pumping stations, or filtration plants d) Telephone exchange buildings Non-profit neighborhood centers Barbershops Beauty shops Shoe repair shops Radio or television stations Research laboratories, excepting those utilizing large animals Signs, as regulated by Article XIII Uses similar to the above specified uses Uses accessory to any of the above permitted uses when incidental to and on the same zoning-lot as the principal use. C. Uses similar to the above specified uses (Ord. No. 679-G, § 1, 4-18-72) Business or professional offices, which may contain delicatessens or restaurants and which may sell liquor in conjunction therewith, or establishment for the sale of beer or intoxicating liquor for consumption on the premises, as regulated by Section 66.0000; provided, that each of these uses shall have a maximum gross floor area of 2,000 square feet, coffee shops; cleaning or pressing shops; laundry pick-up stations; barber or beauty shops; tobacco or newspaper stands or shops; gift shops; telegraph offices; drugstores; or similar commercial uses when 119.0300 Permitted with approval uses. The following uses and uses accessory thereto shall be permitted by the Community and Economic Development Department, or Board of Zoning Appeals if specified, and subject to compliance with the provisions and standards as set forth in Section 65.0000 and to all conditions as hereinafter listed. Arcades, subject to compliance with all of the requirements of Section 92.0302 Single or two-family dwellings, which may contain home occupations as regulated by Section 83.0105, ·paragraphs b) through h) Supp.No.4 161 �1119.0000 I DETROIT, MICHIGAN Town houses, maximum of twelve (12) in any group of attached town houses Police or fire stations or other buildings or public uses not enumerated in Use Group I Fraternity or sorority houses Hotels or motels as regulated by Section 66.0000 Heliports, subject to the approval of the Board of Zoning Appeals after report and recommendation from the Detroit Aviation Commission and the Community and Economic Development Department and upon finding that such use is suitable in relation to the features and objectives of the master plan and not contrary to the spirit, intent, and purpose of this District Motor vehicle filling and service stations subject to the requirements as stated in Article IX, Section 93.0300 Motor vehicle services excluding body or fender bumping or painting shops or major motor repairing Rooming houses Theaters, excluding drive-in theaters Private clubs, lodges, or similar uses Public dance halls Hospitals, sanatoriums, convalescent, nursing, or rest homes Multiple-family dwellings, which may contain non-residential uses as specified in Article VIII, Section 86.0113 Uses similar to the above uses. 119.0310 In order to provide urban amenities in a convenient and orderly· manner for users and residents of this area, the following uses may be permitted by the Community and Economic Development Department provided a finding is made that such uses will not have a deleterious effect upon the contiguous uses nor be contrary to the character and intended purpose of this district. Restaurants, standard Establishments for the sale of beer or intoxicating liquor for consumption on the premises as regulated by Section 66.0000 Stores of a generally recognized retail nature whose primary business is the sale of new merchandise Radio, television or household appliance repair shops Uses similar to the above specified uses. (Ord. No. 446-G, § 1, 6-26-69; Ord. No. 764-G, § 1, 10-31-72; Ord. No. 384-H, § 1, 3-12-80; Ord. No. 487-H, § 1, 2-19-82) 119.0400 Lot size requirements. Zoning-lot size requirements shall be as hereinafter specified for the indicated uses: 119.0401 Uses Permitted as a Matter of Right Minimum Zoning-Lot Area Minimum Zoning-Lot Width Religious institutions, excepting detached rectories, parsonages, or parish houses Detached rectories, parsonages, or parish houses Public libraries or museums; non-commercial art galleries 10,000 sq. ft. 5,000 sq. ft. 10,000 sq. ft. 70' 50' 70' Schools, excepting commercially operated vocational or trade schools Non-profit neighborhood centers 10,000 sq. ft. 7,000 sq. ft. 70' 70' Supp.No.• 182 I I I �I I I I I DETROIT ZONING ORDINANCE § 119.0000 119.0403 Permitted with Approval Uses Minimum Zoning-Lot Width Minimum Zoning-Lot Area Single-family dwellings Two-family dwellings Group of attached town houses Each town house Fraternity or sorority houses Hotels or motels Hospitals, sanatoriums, convalescent, nursing, or rest homes Multiple-family dwellings Private clubs, lodges, or similar uses Rooming houses 5,000 6,000 7,000 1,800 7,000 7,000 sq. sq. sq. sq. sq. sq. ft. ft. ft. ft. ft. ft. 50' 55' 70' 18' 70' 70' 7,000 7,000 7,000 7,000 sq. sq. sq. sq. ft. ft. ft. ft. 70' 70' 70' 70' 119.0500 Yard requirements. Yards shall be provided for each use in accordance with the following minimum requirements: 119.0501 Uses Permitted as a Matter of Right Front Yard Religious institutions, excepting detached rectories, parsonages, or parish houses 20' Detached rectories, parsonages, or parish houses 20' Side Yards' Formula B 14' combined 4' minimum Rear Yard 30' 30' Public utility facilities, without service or storage yards 20' 15' each 30' Formula B 30' Formula Formula Formula Formula B B B B 30' 30' 30' 30' Formula Formula Formula Formula Formula Formula B A B2 B B B 30' Public libraries or museums; non-commercial art galleries 20' Schools, excepting commercially operated vocational or trade schools 20' Non-profit neighborhood centers 20' Business or professional offices 20' Medical or dental clinics 20' Institutions of an educational character other than penal or correctional institutions or trade schools 20' Parking lots 20' Parking structures 20' Personal service establishments 20' Radio or television stations 20' Research laboratories 20' 163 512 30' 30' 30' �§ 119.0000 DETROIT, MICHIGAN 119.0503 Permitted with Approval Uses Front Yard Single- or two-family dwellings 20' Town houses Hotels or motels Fraternity or sorority houses Police or fire stations or other public buildings Hospitals, sanatoriums, convalescent, nursing, or rest homes Private clubs, lodges, or similar uses Multiple-family dwellings Rooming houses Commercial uses provided for in Section 119.0310 Rear Yard Side Yard' 30' 20' 20' 20' 20' 14' combined 4' minimum Formula A Formula A Formula A 15' each 30' 30' 30' 30' 20' 20' 20' 20' 20' Formula Formula Formula Formula Formula 30' 30' 30' 30' 30' B B B B B See Section 80.0603 for formulas. No yard need be provided if either of the following conditions exist: 1) if the zoning-lot line abuts a public alley, easement, or railroad right-of-way; or 2) if the zoning-lot line abuts for at least one-half of its length a building conforming as to use which itself has no yard at the point of abutment. 1 2 119.0504 Accessory Uses. Regulations governing minimum yards for accessory uses in the R5 and SDI Districts (Sections 85.0504 and 118.0504) shall apply to similar accessory uses in the SD2 District. (Ord. No. 764-0 § 1, 10-31-72) 7 119.0600 Building bulk and recreational space requirements. Building bulk and recreational space requirements for principal and accessory uses shall be as hereinafter specified: 119.0601 Uses Permitted as a Matter of Right Max. FAR 1 Use Group I Business or professional offices Medical or dental clinics Institutions of an educational character other than penal or correctional institutions or trade schools Parking structures Personal service establishments Radio or television stations Research laboratories 164 Min. RSR 1 As specified in R6 District, Section 86.0601 2.25 2.25 2.25 1.50 1.50 1.50 1.50 -I ., I I I �I I I I I I DETROIT ZONING ORDINANCE § 120.0000 119.0603 Permitted with Approval Uses Max. Ht. Single- or two-family dwellings Town houses Police or fire stations or other public buildings Hotels or motels Fraternity or sorority houses Private clubs, lodges, or similar uses Hospitals, sanatoriums, convalescent, nursing, or rest homes Multiple-family dwellings Rooming houses Uses accessory to single- or two-family dwelling Max. FAR 1 Min. RSR 1 35' 1.50 2.25 2.25 1.50 2.25 2.25 2.25 1.50 .07 .07 One story but not exceeding 15' Commercial uses provided for in Section 119.0310 See Sections 80.0601 and 80.0602 for formulas. 1 (Ord. No. 764-G, § 1, 10-31-72) 120.0200 Community and economic development department review. 119.0800 Lot coverage. The combined area occupied by all buildings not regulated by FAR and RSR shall not exceed thirty-five (35) percent of the area of the zoning-lot except as provided in Section 82.0801. The Community and Economic Development Department shall, for all uses permitted in this district, review site, elevation and landscape plans to assure that any building, structure or use will be blended into the contiguous and adjacent areas so as to promote a campus-like setting and be non-injurious to contiguous uses and not contrary to the spirit and purpose of this ordinance. The required Community and Economic Development Department review shall include, but not be limited to, 119.1000 Off-street parking and loading requirements. Off-street parking and loading facilities shall be provided in accordance with the requirements of Article IV, Section 47.0000. 120.0000 SD3 Special development district. Proximity to Adjacent Residential Developments Open Space Bulk Set-backs Traffic Flow Parking Signs The SD3 District is designed for areas of the city in which research facility development in a campus-like setting is practicable. (Ord. No. 156-H, § 1, 10-13-76) 120.0100 Uses permitted as a matter of right, subject to community and economic development department review of site, elevation and landscape plans. (Ord. No. 156-H, § 1, 10-13-76) Research facilities (Ord. No. 156-H, § 1, 10-13-76) 165 �I DETROIT, MICHIGAN § 130.0000 directing attention to the principal business or profession conducted, or to the principal type of commodity, service, or entertainment sold or offered on the premises on ·which the sign is located or to which it is affixed. ARTICLE XIII. SIGNS 130.0000 Sign regulations. Sign controls have been written for each district and placed in this one section of the Ordinance for ease of use and administration. All signs have been divided into six major categories according to content, viz., advertising, business, directional, identification, institutional bulletin, and real estate. These are then further divided according to structure type, viz., double-face, flashing, illuminated, roof, ground, and wall. As an aid to the user of the Ordinance, definitions pertaining to signs have been re-stated in the first part of this Section. 130.0100 Definitions. 130.0101 Sign. A sign is a name, identification, description, display, or illustration which is affixed or applied to or represented directly or indirectly upon a building, structure, or zoning-lot and which directs attention to an object, product, place, activity, person, institution, organization, or business. However, a "sign" shall not include any display of official court or of public agency notices, nor shall it include the flag, emblem, or insignia of a nation, political unit, school, or religious group. I d) Identification Sign. A sign identifying the name of the individual, profession, occupation, organization, hotel, or motel occupying the premises, or the name or street number of the building. Information directly related to principal or accessory uses of the property may also be included, provided not more than thirty-five (35) percent of the area of the sign is devoted to said information. I f) Real Estate Sign. A sign advertising that the premises on which it is located is for sale, lease, or rent. 130.0104 Structural Types: a) Double-Face Sign. A sign, both sides of which are visible and used as signs. A "V" type sign shall be considered a double-face sign provided the least angle of intersection does not exceed ninety (90) degrees. 130.0103 Major Categories: a) Advertising Sign. A sign which directs attention to a business, commodity, service, or entertainment, conducted, sold, or offered elsewhere than on the premises on which the sign is located or to which it is affixed, or only incidentally sold or offered on said premises. b) Flashing Sign. Any illuminated sign on which the artificial light is not maintained stationary or constant in intensity or color at all times when in use. c) Illuminated Sign. ~ny ~ign designed to give forth any artificial light, or designed to reflect such light deriving from b) Business Sign. A sign, at least fifty (50) percent of whose area is devoted to 166 .. c) Directional Sign. A sign directing and guiding traffic or parking but bearing no advertising matter. e) Institutional Bulletin. A sign of any governmental agency, religious group, fraternal or philanthropic organization, hospital, or school, and located on the premises and bearing only information related to activities conducted on the premises, persons involved, or other identification information. 130.0102 Sign, Area of. The area of a sign shall be computed as the entire area circumscribed by a parallelogram, triangle, circle, semi-circle, or any combination of these figures, which includes all of the display area of the sign including frames surrounding display areas. I I �I I I DETROIT ZONING ORDINANCE any source which is intended to cause such light or reflection. other impairments that would seriously detract from the visibility of said sign; and (2) That the increase in height at the proposed location reviewed in conjunction with the design and appearance of said sign indicates that said increase will not have a detrimental effect on the privacy, light, or air of neighboring properties; and (3) That the increase in height will not substantially affect the use or development of adjacent or surrounding property by impairing or detracting from the aesthetic value of said property. d) Projecting Sign. A sign constructed or erected so as to be attached at one end to a building, pole, or other structure, and projecting out therefrom. I • •I II II § 130.0000 e) Roof, Ground, or Wall Signs. Signs which are affixed to or comprise a part of the roof, ground, or wall. 130.0200 General regulations. The following regulations shall apply to the indicated types of signs: 130.0201 General Height Limits. The following height limitatons shall apply except where more restrictive regulations are applicable. The height of a sign shall be the distance between the highest part of the sign and the grade of the nearest sidewalk. 130.0202 Directional Signs: a) In residential Zoning District Classifications a) Ground or free-standing signs shall not exceed thirty-five (35) feet in height, except where the district regulations permit a greater height, ground or free-standing signs may be permitted up to the height regulations specified in the district but in no instance more than seventy (70) feet in height. (1) Area and Number-One directional sign at each point of ingress and egress shall be permitted. No sign shall exceed two square feet in area. (2) Height-No sign shall extend more than five feet above the level of the nearest sidewalk. b) Business or identification signs shall be permitted to a height not in excess of the height limitation for roof, wall, ground, or projecting signs as applicable for the district. b) In Non-Residential Classifications: Zoning District (1) Area and Number-One directional sign at each point of ingress and egress shall be permitted. No sign shall exceed six square feet in area. (2) Height-No sign shall extend more than five feet above the level of the nearest sidewalk. c) Roof signs shall not exceed the maximum building height permitted in the district in which said sign is located. d) Projecting signs attached to a building wall shall not exceed the maximum building height permitted in the district in which said sign is located. 130.0203 Institutional Bulletin: a) Area and Number. One such sign, not exceeding thirty-two (32) square feet in area, shall be permitted. On a cornerlot the maximum size sign shall be permitted on each street frontage. e) The Board of Zoning Appeals, on petition, may waive the height limitation in specific cases upon making all of the following findings: (1) That the sign, if constructed within b) Height. No sign shall extend higher than fifteen (15) feet above the level of the nearest sidewalk. the permitted height limitation, would have sight obstruction or 167 �I § 130.0000 DETROIT, MICHIGAN I 130.0300 Signs in Rl, R2, R3, R4, R5, and R6 districts. 130.0204 Real Estate Signs: a) Area and Number. In residential zoning district classifications-One such sign not exceeding six square feet in area nor located closer than eight feet to any other zoning-lot, shall be permitted. On a corner lot, the maximum size sign shall be permitted on each street frontage. Unless otherwise specified, only the following signs, subject to the stated conditions, shall be permitted: 130.0301 Permitted Signs: a) Identification signs b) Directional signs in accordance with the provisions of Section 130.0202. b) Height. No real estate sign in a residential district classification shall extend higher than fifteen (15) feet above the level of the nearest sidewalk. c) Institutional bulletins in accordance with the provisions of Sections 130.0203 and 130.0205. 130.0205 Roof Signs. Roof signs shall be prohibited in all areas zoned in a residential district classification, and in all Bl, B2, SDI, SD2, and PCA Districts. d) Real estate signs in accordance with the provisions of Section 130.0204, excepting that no rooms for rent signs shall be permitted in the Rl or R2 Districts. 130.0206 Double-Face Signs. Where a sign is permitted by any provision of this Ordinance, it shall be construed to permit a double-face sign. Each face of a double-face sign may equal the maximum size for the particular type of sign permitted. 130.0302 Area of Signs: a) The gross area of any identification sign for a residential building, other than a sign identifying a permitted home occupation, shall not exceed in square feet the number of dwelling units within the building or thirty-two (32) square feet, whichever is less; provided, that in the R4, R5, and R6 Districts signs for hotels or motels may have a gross area of up to thirty-two (32) square feet. On a corner-lot, the maximum size sign shall be permitted on each street frontage. Identification signs pertaining to a permitted home occupation shall not exceed 144 square inches. 130.0207 Signs on Awnings. Signs on awnings shall be exempt from the limitations imposed by this Ordinance on the projection of signs from the face of the wall of any building or structure, provided that any sign located on an awning shall be affixed flat to the surface thereof, shall be non-illuminated, and shall indicate only the name or address of the establishment. Further, no such sign shall extend vertically or horizontally beyond the limits of said awning. 130.0208 Signs on Marquees and Canopies. Where limitations are imposed by this Ordinance on the projection of signs from the face of the wall of any building or structure, such limitations shall not apply to signs on any marquees or canopies, provided that any sign located on a marquee or canopy shall be affixed flat to the surface thereof or be suspended within and below the outer marquee or canopy limits. b) The gross area of any identification sign for a non-residential building shall not exceed thirty-two (32) square feet in area. On a corner-lot, the maximum size sign shall be permitted on each street frontage. 130.0303 Height of Signs: a) Ground signs, accessory to residential uses, shall not extend more than five 168 I I �I I I I II II II DETROIT ZONING ORDINANCE § 130.0000 d) Institutional bulletins in accordance with the provisions of Sections 130.0203 and 130.0205. feet above the level of the nearest sidewalk. b) Ground signs, accessory to non-residential uses, shall not extend more than nine feet above the level of the nearest sidewalk. c) No wall sign shall extend higher than fifteen (15) feet above the level of the nearest sidewalk; provided, that this provision shall not apply to hotels or motels. e) Real Estate signs in accordance with the provisions of Section 130.0205. f) Advertising signs in accordance with the provisions of Section 130.0201 130.0402 Area of Signs. The gross area of any identification sign for a residential building, other than a sign identifying a permitted home occupation, shall not exceed in square feet the number of dwelling units within the building, or thirty-two (32) square feet, whichever is less; provided, that signs for hotels or motels may have a gross area of up to thirty-two (32) square feet. On a corner-lot, the maximum size sign shall be permitted on each street frontage. Identification signs pertaining to a permitted home occupation shall not exceed 144 square inches. 130.0304 Projection of Signs. No sign shall project beyond the property line into a public way except that directional signs may project not more than eighteen (18) inches into a public way. Permitted identification signs and institutional bulletins projecting into any required yard shall be permitted if such sign is sixteen (16) square feet or less in area and six feet or less in height. Signs exceeding these dimensions may be permitted up to the maximum dimensions permitted in these districts subject to the approval of the Board of Zoning Appeals. 130.0404 Projection of Signs. No sign shall project more than thirty-six (36) inches into a public way. Permitted business and identification signs and institutional bulletins projecting into any required yard shall be permitted if such sign is sixteen (16) square feet or less in area and six feet or less in height. Signs exceeding these dimensions may be permitted in these districts subject to the approval of the Board of Zoning Appeals. 130.0305 Illumination of Signs. Signs may be either non-illuminated or illuminated, but in no instance shall flashing or blinking signs be permitted. Illuminated signs shall be so arranged to reflect light away from residential structures. 130.0400 Signs in Bl, B2, SDl, and SD2 districts. 130.0405 Illumination of Signs. Signs may either be non-illuminated or illuminated, but in no instance shall flashing or blinking signs be permitted. Illuminated signs shall be so arranged to reflect light away from residential structures. Unless otherwise specified, only the following signs, subject to the stated conditions, shall be permitted: 130.0401 Permitted Signs: a) Business signs in accordance with the provisions of Sections 130.0201 and 130.0205. (Ord. No. 222-H, § 1, 12-28-77) 130.0500 Signs in B3, B4, B5, B6, Wl, Ml, M2, M3, M4, and M5 districts. b) Identification signs in accordance with the provisions of Sections 130.0201 and 130.0205. c) Directional signs in accordance with the provisions of Section 130.0202. Unless otherwise specified, only the following signs, subject to the stated conditions, shall be permitted: 169 �§ 130.0000 I I DETROIT, MICHIGAN and Economic Development Department regarding the size, location, wording, and general design of the sign. 130.0501 Permitted Signs: a) Business signs in accordance with the provisions of Section 130.0201. d) Directional signs in accordance with the provisions of Section 130.0202. b) Identification signs in accordance with the provisions of Section 130.0201. c) Advertising signs in accordance with the provisions of Section 130.0201. e) Institutional bulletins in accordance with the provisions of Sections 130.0203 and 130.0205. d) Directional signs in accordance with the provisions of Section 130.0202. f) e) Institutional bulletins in accordance with the provisions of Section 130.0201. I Real estate signs in accordance with the provisions of Section 130.0205. ' 130.0604 Projection of Signs. No sign shall project more than twelve (12) inches into a public right-of-way. 130.0504 Projection of Signs. Signs may project into a right-of-way but in no instance shall such signs project beyond the curb. 130.0700 Signs in TM districts. Unless otherwise specified, only the following signs, subject to the stated conditions, shall be permitted: 130.0505 Illumination of Signs: a) Signs may be either non-illuminated or illuminated, provided, that flashing or blinking signs shall be no closer than 100 feet to property zoned in a residential district classification if the face of such sign is visible from said property. 130.0701 Permitted Signs: a) Business signs in accordance with the provisions of Section 130.0201. b) Identification signs in accordance with the provisions of Section 130.0201. b) Illuminated signs shall be so arranged to reflect light away from residential structures. c) Directional signs in accordance with the provisions of Section 130.0202. 130.0600 Signs in PCA districts. d) Institutional bulletins in accordance with the provisions of Section 130.0203. 130.0601 Permitted Signs: a) Business signs in accordance with the provisions of Section 130.0205 and subject to the approval of the Community and Economic Development Department as to size, location, and general design. 130.0704 Projection of Signs. No sign shall project more than thirty-six (36) inches into a public way. b) Identification signs in accordance with the provisions of Section 130.0205 and subject to the approval of the Community and Economic Development Department as to size, location, and general design. 130.0705 Illumination of Signs. Signs may be either non-illuminated or illuminated but in no instance shall flashing or blinking signs be permitted. Illuminated signs shall be so arranged to reflect light away from residential structures. c) Advertising signs in accordance with the provisions of Sections 130.0201 and 130.0205, and subject to the approval of the City Council after report and recommendation from the Community 130.0800 Signs in PC, PD, and Pl districts. e) Real estate signs in accordance with the provisions of Section 130.0205. 130.0801 Permitted Signs. Signs shall be permitted in PC, PD, or Pl Districts subject to the development controls established in the applicable district regulations. 170 I �I • DETROIT ZONING ORDINANCE investigation and report to the City Council. The Community and Economic Development Department shall investigate the practicality and feasibility of such a project for the area proposed and submit an appropriate recommendation to the City Council. ARTICLE XIV. DEVELOPMENT IMPROVEMENT AREA 140.0000 Development area. § 140.0000 improvement The Development Improvement Area is a special area that is hereby established to permit property owners in business or other areas to request City assistance in upgrading the external physical appearance of their area. The provisions allow for the employment of a design consultant to prepare a development-improvement plan, including such items as planting boxes or other "street furniture", lighting and lighting fixtures, building materials and finishes and colors including building facade modernizations, improvements in parking and traffic facilities, all aspects of signs, and overall color scheme, an improved pedestrian circulation scheme, or any other visual or functional appurtenances for the district. Provision is also made for the establishment of a special assessment district to defray all or part of the costs of such improvement projects. (Ord. No. 67-H, § 1, 10-8-75) 140.0300. If the City Council deems it advisable to establish such a Development Improvement Area, they shall, by resolution, fix a time and place where a public hearing will be held. The City Council shall cause a notice of such hearing to be published, at least twice, in a daily paper of general circulation at least ten days prior to the time fixed for such hearing. Such notice shall state the nature of the proposal and that it is proposed to levy an assessment upon land or lands within the area described in the petition. At least ten days prior to such hearing the City Clerk shall notify property owners within the area of said hearing by first class mail sent to them at the address appearing on the most recent tax rolls of the City of Detroit. At the public hearing, or at any adjournment thereof, the City Council may, by resolution, approve the establishment of a Development Improvement Area as beneficial to the area and to the businesses or other establishments therein. (Ord. No. 67-H, § 1, 10-8-75) 140.0100. Hereafter a Development Improvement Area, to be financed by special assessment according to the probable benefits to be derived therefrom, may be initiated upon petition to the City Council by the owners of at least fifty-one (51) percent of the land frontage along which such business or other establishments are operating in any area comprised of at least one block frontage on both sides of the street, or other appropriate area which may be approved by the Community and Economic Development Department and the City Council. (Ord. No. 67-H, § 1, 10-8-75) 140.0400. Subsequent to the designation of such a Development Improvement Area the City Council shall: a) Direct the Community and Economic Development Department, in cooperation with petitioners, to select and recommend to the City Council the appointment of a specific architect or other professional designer to serve as consultant for the improvement of the area, and the probable cost of the consultant's services. Also the Community and Economic Development De- (Ord. No. 863-G, § 1, 11-20-73; Ord. No. 67-H, § 1, 10-8-75) 140.0200. Said petition shall be filed with the City Clerk who shall refer it to the Community and Economic Development Department for 171 �§ 140. 0000 I DETROIT, MICHIGAN sessors shall submit their report to the City Cou:r;icil who may approve it and forward it to the Community and Economic Development Department for further processing. partment, after consultation with the Board of Assessors, shall recommend what portion of this cost should be paid by a special assessment district, and what portion should be paid by the City. (Ord. No. 67-H, § 1, 10-8-75) 140.0700. b) Direct the Board of Assessors to prepare a tentative special assessment district to defray the cost of the consultant's services. I The Community and Economic Development Department shall then again meet with petitioners to review the tentative special assessment roll and the entire improvement program. If a majority of the petitioners approve the plans and wish to proceed with the improvements, a petition stating that fact and signed by property owners within the assessment district, representing at least fifty-one (51) percent of the proposed assessment, shall be filed with the City Council, and no improvements shall proceed without such petition. (Ord. No. 67-H, § 1, 10-8-75) 140.0500. Upon appointment of a designer and approval of his fee by the City Council, the City Council shall direct the Board of Assessors to prepare a special assessment roll and transmit this roll to the City Council who may confirm same and direct it to the City Treasurer who shall thereupon proceed to collect this assessment. If this assessment is not paid within sixty (60) days after receipt of the special assessment roll, then the City Treasurer shall report this fact to the City Council who may then order the Development Improvement Area cancelled and the assessments reftmded. ' (Ord. No. 863-G, § 1, 11-20-73; Ord. No. 67-H, § 1, 10-8-75) 140.0800. When such a petition is received the City Council shall fix a time and place where a public hearing will be held at which any person may express his views regarding the proposed improvement or assessment. At least ten days prior to the public hearing the City Council shall cause a notice of such hearing to be published, at least twice, in a daily paper of general circulation, and said notice shall state the nature of the improvement and that it is proposed to levy an assessment upon the land in the assessment district. At least ten days prior to such hearing the City Clerk shall notify property owners within the assessment district of said hearing by first class mail sent to them at the address appearing on the most recent tax rolls of the City of Detroit. (Ord. No. 67-H, § 1, 10-8-75) 140.0600. When all assessments have been collected the City Council shall notify the appointed designer to proceed with the preparation of the improvement plan and cost estimate and submit same to the Community and Economic Development Department who shall, in conjunction with petitioners, investigate the practicality and feasibility of the proposed improvements and report to the City Council their recommendation regarding the acceptability of the project and what portion of the cost thereof, if any, should be paid by the city. If the City Council approves the plans and cost estimate, they shall forward them to the Board of Assessors and request that office to prepare a benefitted district and a tentative special assessment roll to pay for the improvements proposed. The Board of As- (Ord. No. 67-H, § 1, 10-8-75) 140.0900. At the public hearing, or at any adjournments thereof, the City Council may, by resolution, either rescind their previous action 172 ' �I I I I I I I II DETROIT ZONING ORDINANCE § 140.0000 sufficient funds to defray the city's portion of the improvement, and the assessable cost of the improvement shall be paid by the City Treasurer out of funds collected in advance through the tentative special assessment roll herein mentioned. The balance, if any, shall be paid from a revolving fund to be created by the City Council. which established the Development Improvement Area, or confirm or adjust the Development Improvement Area and the tentative special assessment roll. If the Development Improvement Area and assessment roll are confirmed, the City Council shall: 140.0901. Transmit the assessment roll to the City Treasurer who shall proceed to collect in advance ten (10) percent or more of the assessable cost of the proposed improvements, provided, howev~r, that the City Treasurer shall not accept from any person more than the· total amount shown on the assessment roll against the property actually owned by such person. If ten (10) percent is not paid within sixty (60) days after receipt of the assessment roll, then the City Treasurer shall report the deficiency to the City Council. The City Council may then order the improvement cancelled and the deposits refunded. If ten (10) percent or more 6f the assessable cost is collected by the City Treasurer within sixty (60) days after receipt of the assessment roll, he shall notify City Council to that effect. (Ord. No. 67-H, § 1, 10-8-75) 140.1100. Upon completion and acceptance of the improvements by the City Council, the appropriate city office shall certify the cost of said improvement to the Board of Assessors who shall then prepare a regular special assessment roll for said improvement as provided for in Article 8, Chapter 6 of the Charter of the City of Detroit, as amended. The completed regular special assessment roll shall be confirmed by City Council and transmitted to the City Treasurer for collection in one or more but not to exceed ten annual installments. 140.0902. Transmit a copy of the proposed improvement plan to the Buildings and Safety Engineering Department and to any other affected department, board, or commission, and they shall not issue or approve any permits for external construction, of any type, within such Development Improvement Area unless the proposed construction is in conformance with the plans and specifications as adopted by the City Council, nor shall any specification as adopted by the Cily Council nor shall any City department engage in works or activities which are not in accord with such plans and specifications. Upon receipt of the above mentioned regular special assessment roll, the City Treasurer shall apply all monies collected upon the tentative special assessment roll to the regular special assessment roll and shall proceed with the collection of the assessments as provided in Article 8, Chapter 6 of the Charter of the City of Detroit, as amended. (Ord. No. 834-G, § 1, 6-26-73; Ord. No. 67-H, (Ord. No. 834-G, § 1, 6-26-73; Ord. No. 67-H, § 1, 10-8-75) In the event any person has paid more than his share of the total cost of the improvement as provided in the regular special assessment roll, the City Treasurer shall certify such overpayment to the City Council who shall direct a refund of such overpayment. § 1, 10-8-75) 140.1000. Ordinance 171-D, as amended, is hereby repealed and all ordinances or parts of ordinances in conflict herewith are hereby repealed only to the extent necessary to give this ordinance full force and effect. The City Council may then, by resolution, order the improvements made through the appropriate city offices. If the improvement is so ordered, the City Council shall appropriate 173 �I DETROIT, MICHIGAN § 140.0000 (JCC p. 2809-2973, Dec. 5, 1967) Passed November 19, 1968 Approved November 22, 1968 Published November 27, 28, 29, 1968 Effective December 22, 1968 City Clerk THOMAS D. LEADBETTER, 174 I �I II DETROIT ZONING ORDINANCE •II II II xv ARTICLE XV. ZONING MAPS* I II II Art. -· ROAD [l~T 72 63 64 61 18 t AVE ~ ~ 11: .-• 0 ~ 0 "'a: OEAAIOAN TWP. CITY OF DEARBORN CITY 0, IIIIELVN>ALE CITY 0, LNCCLN •Editor's note-On the following pages, maps of zoning districts have been reproduced for the convenience of the use of this Code. The ordinances listed in parentheses at the bottom of individual maps denote amendments to those maps. The official copies of these maps may be viewed in the city's zoning code offices. Supp. No. 2 175 �Art. xv DETROIT, MICHIGAN 0 1 (Ord. No. 394-G, § 1, 11-26-68~ Ord. No. 419-G, § 1, 4-1-69; Ord. No. 453-G, § 1, 7-8-69; Ord. No. 673-G, § 1, 3-21-72; Ord. No. 152-H, § 1, 9-29-76) . Supp. No. 2 176 I I �II II II Art. DETROIT ZONING ORDINANCE II xv R& \R a R3 II II II R!> 0 ◄ ~ ~3 : R!> ":,z « R6 0 z ◄ ~ B~ @ ,J) a R6 p C' GRANO T NK RR. M4 JL_ M4 R/V£R _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ 2 (Ord. No. 621-G, § 1, 9-21-71; Ord. No. 685-G, § 1, 5-2-72; Ord. No. 732-G, § 1, 9-26-72; Ord. No. 17-H, § 1, 1-10-75; Ord. No. 197-H, § 1, 7-27-77; Ord. No. 249-H, § 1, 5-22-78; Ord. No. 446-H, § 1, 5-27-81) Supp.No.4 177 -- - ------ �Art. xv DETROIT, MICHIGAN I I I -, (Ord. No. 462-G, § 1, 9-9-69; Ord. No. 473-G, § 1, 11-5-69; Ord. No. 653-G, § 1, 2-1-72; Ord. No. 697-G, § 1, 6-13-72; Ord. No. 850-G, § 1, 9-4-73; Ord. No. 58-H, § 1, 9-10-75; Ord. No. 152-H, § 1, 9-26-76; Ord. No. 520-H, § 1, 10-20-82) Supp.No.4 178 �I II II DETROIT ZONING ORDINANCE Art. xv ii II (Ord. No. 439-G, § 1, 6-10-69; Ord. No. 481-G, § 1, 12-16-69; Ord. No. 711-G, § 1, 7-18-72; Ord. No. 804-G, § 1, 3-6-73; Ord. No. 13-H, § 1, 12-9-74; Ord. No. 457-H, § 1, 7-15-81; Ord. No. 463-H, § 1, 8-5-81; Ord. No. 526-H, § 1, 10-20-82) Supp.No.4 179 �I Art. xv DETROIT, MICHIGAN (Ord. No. 479-G, § 1, 12-16-69; Ord. No. 606-G, § 1, 8-10-71; Ord. No. 693-G, § 1, 5-30-72; Ord. No. 770-G, § 1, 11-8-72; Ord. No. 833-G, § 1, 6-26-73) Supp.No.4 180 �I I DETROrI' 7DNING ORDINANCE Art. xv (Ord. No. 422-G, I 1, 4-8-69; Ord. No. 686-G, I I, 4-27-71; Ord. No. 850-G, 11, 1-26-72; Ord. No. 771-G, § 1, 11-8-72; Ord. No. 845-G, § 1, 8-21-73; Ord. No. 902-G, § 1, 5-21-74; Ord. No. 463-H, § 1, 8-5-81) Supp.No.4 181 �Art. xv DETROIT, MICHIGAN I I I ,, 9 (Ord. No. 693-G, § 1, 5-30-72; Ord. No. 713-G, § 1, 7-21-72; Ord. No. 775-G, § 1, 11-21-72; Ord. No. 837-G, § 1, 7-3-73; Ord. No. 261-H, § 1, 6-7-78; Ord. No. 358-H, § 1, 12-5-79; Ord. No. 366-H, § 1, 12-12-79; Ord. No. 498-H, § 1, 4-28-82) Supp.No.4 182 �I I DETROIT ZONING ORDINANCE Art. 8 (Ord. No. 576-G, § 1, 3-30-71; Ord. No. 717-G, § 1, 8-8-72) Supp.No.3 183 xv �Art. xv DETROIT, MICHIGAN (Ord. No. 837-G, § 1, 7-3-73) Supp.No.3 184 I �I I ArLXV DETROIT ZONING ORDINANCE I I I I I I I I I ~ v ----......_ t (. t I r t( 1 ~ 0 )' I- G 0 1114 '1 ~ t ( II'. II II II II ~ \) I- i: M4 ( I z Q I, 0 )- I- 0 M4 .. M<I G 10 (Ord. No. 661-G, § 1, 2-22--72) Supp. No. 4 186 10 �Art. xv DETROIT, MICHIGAN L I ( R6 I I R2 I R6 R6 PO 0 CL R2 R2 ·1 M:2 PO Q Q, R:2 .. ...... ..... 1: "T'T I!. R6 Pl) PD M4 PD II ti (Ord. No.Ord. 735-G, 1, 10-3-72; Ord. No. 22-H, § 1, 2-5-75; Ord. No. 61-H, § 1, 10-1-75; Ord. No. 508-H, § 1, 6-23-82; No. §512-H, § 1, 9-15-82) Supp.No.4 186 �I I DETROIT ZONING ORDINANCE Art. xv I I I I I I I I - (Ord. No. 427-G, § 1, 4-29-69; Ord. No. 517-G, § 1, 6-23-70; Ord. No. 570-G, § 1, 2-16-71; Ord. No. 657-G, § 1,; Ord. No. 22-H, § 1, 2-15-75) Supp.No.a 187 �Art. xv DETROIT, MICHIGAN I I (Ord. No. 516-G, § 1, 6-23-70) Supp.No.a 188 �I J DETROIT ZONING ORDINANCE Art. I I I I I I I I CITY or= ~AMTRAMCK C l ~y 0 , ffA,,,.,,,.~A,-,<:< c, ;y-_, o;r;orr ., M4 M4 l "4 · - •.4 8 M4 M4 14 t4 (Ord. No. 434-H, § 1, 4-15-81) Supp. No. 3 189 xv �Art. xv I I DETROIT, MICHIGAN I ~ I I I I 15-A 15-A I ;.: R LJ -ACZC 17 3 ~~~ ~.......... 1 - -- . [j[ ~~ ~ ~-- ~ -§Atgii I R2 R2 ...... Ne,__,,. RI I y,,..,.µ; LJ i~ '~ ~.,,.,.......\ .. " " xe~~ ::J \ N "' a: ~Q~ rJ -- i "' "' a: e, I uu H« _·~ _ _"'¾"' _• __"'1"' -~ _ ~ "' lit: LJ _• C >- -[ "'a: a: , ~A~~=,,_,,#i,,,r-=_=-.....J:!...,j,~ I ii: ~ii: ii a: ii: R2 fi;iii;i~~== ~ l~ wJ Cw ii: Cw 84 : I \ , , ~ ~ ~~ ~ i - - - - - - CITV OF HIGHLAND ""RK 15 ~ 15-A ii: ii ii ii: G ~: ii: ii: ii: - C 1847 f"«l ~ [E) --.m;.~.=-~~~-I G r 15 (Ord. No. 543-G, § 1, 10-20-70; Ord. No. 865-G, § 1, 11-27-73) Supp. No.3 190 �I f DETROIT ZONING ORDINANCE I I I I I I I I II '- (Ord. No. 164-H, § 1, 11-10-76) , 191 Art. xv �Art. xv DETROIT, MICHIGAN - ' - I ,-. I I I (Ord. No. 460-G, § 1, 9-9-69) 192 �f f DETROIT ZONING ORDINANCE I I I I I I I I ' ' ' ' (Ord~ No. 476-G, § 1, 11-25-69) Supp. No.a 193 Art. xv �~ Art. xv DETROIT, MICHIGAN I I 81 I I ' 1 (Ord. No. 477-G, § 1, 11-25-69; Ord. No. 431-H, § 1, 3-18-81) Supp.No.3 194 �Art. DETROIT ZONING ORDINANCE ..J I -,:,0,.,. C-Y· l[l&H'T 11 MILi[ QOAO I I I I I I '196 I '----- xv �~ Art. xv DETROIT, MICHIGAN •I ~ I I J I 196 �Art. XV DETROIT ZONING ORDINANCE RI I I ii: II II -1 ;; ;a ~ . .. rn ix ii: ii: - 4 ) ~ ix ~~<' J ~ •' Q,~ ~ ~ ~ \ ., r 1 \ ~ . ~6~ ~\ ~ ~\ ' ~~, ~ ~~ \ {, ~\ ~\ •'• \ ; I 1 ,.,:e ~\ .... \ .,,. _c,,. ......... ~.~ ~~, ,,,. . ..,,.... ~~ ~~ .,•-· ~\ J '• ~\ ~\ "'-0 ~\ ~ L \ ~\ ~ ~~ ~ - ~ 1 ® k d. ~ ?'-< 1' : " •" . ~" -l - - ' • • • ·: -~i rn_a: ~- ii: ix a: - ( ii: • - •- i ~ ~ ~~~~ • ~ i,~~ } ix I a: ii: I I II II II ~ _ _ a: I I L___)L..JL__ILJ RI RI ~LlR2 : @ ...,.~·/ ..,,.,./ ~~(, J J ~~~~~~ o.,,t." o•'"• • I l RI 'vl 22 2 197 �xv Art. DETROIT, MICHIGAN ~ I ...L I I I 112 I 112 I tU z 114 J . .. 't M4 :I I " ~ ii! l,l:s &~ RI I & ,I Rt t R . V ·=== I 24 23 . (Ord. No. 620-G, § 1, 9-21-71) 198 �r r DETROIT ZONINGORDINANCE ' I I I I I I '' 'Supp.No.a 199 Art. xv �I Art. xv DETROIT, MICHIGAN M2 RI ~....~ ,,p.t. ...,.,,. ,.-(-.."'....~► M2 ® @ 25 '25 (Ord. No. 395-G, § 1, 11-26-68; Ord. No. 423-G, § 1, 4-15-69; Ord. No. 885-G, § 1, 2-12-74) Supp.No.a 200 �f r DETROrr WNING ORDINANCE ~ I 1· @ Art.. @ _J,__,<--.J,__., ~ CE ~~',-,;,/,---JL..J:; ... .,~.. ~ :, '" I I I I I I J • '. . J '. ' • ' ll ·~ r;,"', ~ ~!~ · . ' ~• : ' cn:::J~ - •~ ~ .. wu•. S" ~ ' " . I • ~~=:;;;J-: , '-', ' 'iitJ:•, ~ c;,,;., ,w:n,,r----1 .--=- ~__J I ~==:~===:== , ·~:: . . ~-. ~ . ! .. ~~/.'\. ,,,} c::=~~;;- : "'" \ ., . ' ?/{ ~~-"'--__J/ .c.==::::!!!:j;: ~~~~-~.c =:E -_--~_,5-',••j~;,,< ' --~ s.-• ~_:=;:ii:=::.-=-L_-_-~_; ::J••,..-,_--::; = ~=-= - !::=_=-~_,=-' ~__. [ II:-=;:_-~,=-====~-~=~--~:-~_,~,--~ --_-=:al==== o,< ~ "'"\ ,,- Supp.No.3 201 ( r'' xv �.1 Art. xv l DETROIT, MICHIGAN 1 ~ I (Ord. No. 842-G, I 1, 8-7-73; Ord. No. 889-G, § 1, 4-10-74; Ord. No. 345-H, § 1, 9-27-79) Supp.No.3 202 27 �r r Art. DETROIT ZONING ORDINANCE xv I I I I I I I e / ( Z.7 ... 4 'II J~n. •rm~l• II - ~rn 28 ® (Ord. No. 440-G, § 1, 6-17-69; Ord. No. 651-G, § l, 1-25-72) Supp.No.a 203 26 �Art. xv DBTROrr, MICHIGAN I I I ~ .29 (Ord. No. 466-G, I 1, 9-23-89; Ord. No. 603-G, I 1, 8-3-71; Ord. No. 333-H, § 1, 7-11-79; Ord. No. 351-H, § 1, 10-17-79; Ord. No. 394-H, § 1, 6-4-80) Supp.No.a 204 �DETROIT ZONING ORDINANCE r Art. xv I I I I I I I 'II II II 3Q 30 (Ord. No. 564-G, I 1, 1-19-71; Ord. No. 651-G, I 1, 1-26-72; Ord. No. 789-G, I 1, 1-16-73; Ord. No. 167-H, 11, 11-24-76; Ord. No. 334-H, 11, 7-11-79) Supp.No.3 205 �Art. xv DETROrr, MICHIGAN I I M4 M4 I M4 I I M4 M4 M4 f 31 3t I 1, 3-26-69; Ord. No. 696-G, § 1, 6-13-72; Ord. No. 739-G, § 1, 10-12-72; Ord. No. 907-G, § 1, 6-18-74; Ord. No. 3-H, § 1, 8-16-74; Ord. No. 313-H, § 1, 2-28-79; Ord. No. 430-H, § 1, 3-11-81) (Ord. No. 416-G, Supp.No.3 206 �r Art. DETROIT ZONING ORDINANCE I I I ... ;;,- ~ I- I I I I I '"-2 M4 NN a: a: ., ., ., 2 2 :I Ii m·1 a: ffi ~LJ ·.1 2 :I 2 M4 I ' 32 Supp.No.a 207 xv �. Art. xv DETROIT, MICHIGAN " II I I I I I I I (Ord. No. 604-G, § 1, 8-3-71; Ord. No. 474-H, § 1, 10-21-81) Supp.No.3 208 �DETROIT ZONING ORDINANCE ' I I I I I I I I -II II II Supp. No. 2 209 Art. xv �Art. xv DETROIT' MICHIGAN II I • I I I I I (Ord. No. 670-G , § 1, 3-14-72) . Supp. No. 2 210 �I I I DETROIT ZONING ORDINANCE I I I I I I I -II - (Ord. No. 475-G, § 1, ll-25-69) Supp. No. 2 211 An.XV �II Art. xv II I DETROIT, MICHIGAN 1 I I @ I I I I ' i (Ord. No. 637-G, § 1, 10-13-70; Ord. No. 344-H, § 1, 9-26-79) Supp. No. 2 212 �DETROIT ZONING ORDINANCE ' I I I I I I I I I I I I 38 (Ord. No. 1-H. § 1. 7-24-74) Supp. No. 2- 213 Art. xv �An.XV DBTROff, MICHIGAN I / I I I I ' 'I' .;'f !' o' ,./ ...., ' I . -- -- .. __ ______ __________________ 39 .,.._ __,, (Ord. No. 441-G, § 1, 6-17-69; Ord. No. 557-G, § 1, 12-22-70; Ord. No. 692-G, § 1, 5-30-72; Ord. No. 725-G, § 1, 8-29-72; Ord. No. 399-H, § 1, 7-23-80; Ord. No. 403-H, § 1, 9-17-80) Supp. No. 2 214 �l I I DETROIT ZONING ORDINANCE Art. xv I I I I 40 (Ord. No. 426-G, § 1, 4-22-69; Ord. No. 14-H, § 1, 12-18-74) Supp.No.3 215 �Art. xv DETROIT, MICHIGAN I I I I ' 1 e (Ord. No. 444-H, § 1, 5-27-81) Supp.No.a 218 �r DETROIT ZONING ORDINANCE Art. xv I I I I I I I f ' ' ' ' 42 (Ord. No. 483-G, § 1, 12-30-69;Ord. No. 558-G, § 1, 12-22-70;Ord. No. 584-G, § 1, 4-20-71; Ord. No. 529-H, § 1, 11-10-82) Supp.No.4 . 217 . �Art. xv -I DETROIT, MICHIGAN I I I I I ' 43 (Ord. No. 612-G, § 1, 8-24-71; Ord. No. 655-G, § 1, 2-1-72; Ord. No. 899-G, § 1, 5-7-74; Ord. No, 86-H, § 1, 2-25-76) Supp.No.4 218. I �r DETROIT ZONING ORDINANCE Art. xv I I I I I I I I I '' 44 (Ord. No. 595-G, § 1, 6-8-71; Ord. No. 611-G, § 1, 8-24-71; Ord. No. 734-G, § 1, 10-3-72; Ord. No. 778-G, § 1, 12-5-72; Ord. No. 900-G, § 1, 5-7-74; Ord. No. 355-H, § 1, 11-14-79; Ord. No. 409-11 § 1, 11-5-80) Supp. No. 2 219 II �Art. xv DETROIT, MICHIGAN I I I I I 45 (Ord. No. 485-G, § 1, 1-30-70; Ord. No. 598-G, § 1, 6-22-71; Ord. No. 612-G, § 1, 8-24-71; Ord. No. 898-G, § 1, 5-7-74) Supp. No. 2 220 I �I I DETROIT ZONING ORDINANCE Art. xv I I I I I I I - (Ord. No. 486-G, § 1, 1-13-70; Ord. No. 563-G, § 1, 1-19-71; Ord. No. 574-G, § 1, 3-2-71; Ord. No. 578-G, § 1, 3-30-71; Ord. No. 787-G, § 1, 1-5-73; Ord. No. 837, § 1, 7-3-73; Ord. No. 922-G, § 1, 7-2-74; Ord. No. 358-H, § 1, 12-5-79) Supp. No. 2 221 �.. II II DBTROrl', MICHIGAN Art.XV I I I I ' 47 v1 1-1t) 47 (Ord. No. 660-G, § 1, 11-4-70; Ord. No. 763-G, § 1, 10-31-72) · Supp.No. 2 222 �I I DETROIT ZONING ORDINANCE Art. xv I I I I I I II II 48 48 (Ord. No. 837-G, § 1, 7-3-73; Ord. No. 243-H, § 1, 4-12-78) Supp.No.3 228 �,. II • DETROIT, MICHIGAN An.XV ;nm;~~ _ ____, ~'==== RZ R2 R2 I L iC C C r=;;:;::J.::::;~~~ C. R2 RZ ~~~_.l._JL.j --"-"-----1..<:.---..J "' ~v I I I !/ 4-/·G-J; ,,(~rr-- ~ .-£1, ~~ .L.. 112 _ _ _ _F_1_sH-E--:-'R M4 ~4 /_ ~~ _ // / ~L ~ .. I>.. '14 ~~ 8 . ® l ~~~ ~.,____ '" I ., I~~~==~ l~r~~~~===:.=:.=:.~ ~ "°""""' - M4 'f I 49 I I 49 (Ord. No. 466-G, I 1, 7-29-69; Ord. No. 468-G, I 1, 8-26-69) Supp.No.a 224 �I I DETROIT ZONING ORDINANCE Art. xv I I I I I I I ' '- (Ord. No. 420-G, § 1, 4-1-69; Ord. No. 468-G, § 1, 10-14-69; Ord. No. 649-G,§ 1, 1-18-72; Ord.No. 854-G, § 1, 10-2-73; Ord. No. 422-H, § 1, 1-14-81; Ord. No. 518-H, § 1, 10-13-82) Supp.No.4 225 �Art. I I I DETROIT, MICHIGAN xv I I I ~cu,- .-. 114 RI I II RI RI For:,,,- II II 114 II RI 11 '" RI -s... 11 I: 14 RI I~!:§~ II Bl ' II :: II RI RI RI RI RI RI RI RI I I RI Rt I I RI '"RI --J.'-- 51 (Ord. No. 731-G, § 1, 9-26-72) Supp.No., 226 IC IC E c 1 �DETROIT ZONING ORDINANCE Art. xv ~\~ ½ I I ' ~ ~~ / I I I I I I -- ~ } / =~,,...,....-7~ :5.~ M4~ _/{?~ ~~-f'" .. ~ r M5 ® I ' '- S? S?. (Ord. No. 456-G, § 1, 8-5-69; Ord. No. 729-G, § 1, 9-19-72; Ord. No. 737-G, § 1, 10-10-72; Ord. No. 221-H, § 1, 12-14-77) 227 �., Art. xv DETROIT, MICHIGAN I I I ' S3 53 (Ord. No. 645-G, § 1, 1-11-72; Ord. No. 714-G, § 1, 7-28-72) 228 �I I DETROIT ZONING ORDINANCE I I I I I I I I - 54 (Ord. No. 464-G, § 1, 9-23-69; Ord. No. 581-G, § 1, 4-6-71; Ord. No. 691-G, § 1, 5-30-72) 229 Art. xv �Art. xv DETROIT, MICHIGAN I I I I r rt 0 ID rt < D II/ . 0 ► ,tp .. ,. I- ... u ,__ , - - 55 55 (Ord. No. 413-G, § 1, 3-4-69) 230 �I I DETROIT ZONING ORDINANCE Art. xv I I I I I I I I I I I 56 56 (Ord. No. 457-G, § 1, 8-12-69; Ord. No. 522-G, § 1, 8-18-70; Ord. No. 613-G, § 1, 9-7-71; Ord. No. 762-G, § 1, 10-31-72; Ord. No. 451-H, § 1, 7-8-81) Supp.No.3 231 �Art. xv DETROIT, MICHIGAN I I I ' - (Ord. No. 470-G, § 1, 10-21-69; Ord. No. 566-G, § 1, 1-26-71; Ord. No. 628-G, § 1, 10-19-71; Ord. No. 769-G, § 1, 11-8-72) Supp.No.3 232 �I I DETROIT WNING ORDINANCE Art. xv I I I I I I I I I II II - J 4-7 48 58 (Ord. No. 593-G, § 1, 5-25-71; Ord. No. 628-G, § 1, 10-19-71; Ord. No. 326-H, § 1,, 5-23-79) Supp. No. 2 233 �I Art. XV DETROIT, MICHIGAN (Ord. No. 502-G, § 1, 5-5-70; Ord. No. 566-G, § 1, 1-26-71; Ord. No. 628-G, § 1, 10-19-71) Supp. No. 2 �I I DETROIT ZONING ORDINANCE Art. xv I I I I I I I I -IL. -II so (Ord. No. 597-G, § 1, 6-8-71; Ord. No. 628-G, § 1, 10-19-71; Ord. No. 728-G, § 1, 9-12-72) 235 �Art. xv DETROIT, MICHIGAN (Ord. No. 503- G , § 1, 5 -5-70·' Ord. No. 628-G, § 1, 10-19-71; Ord. No. 8-H, § 1, 10-9-74) 236 �I I DETROIT ZONING ORDINANCE Art. I ~ I I I I I RI RI AVE IT RI RI ; I \\_ \____j R5 RI 1)~ IR1\~ RI l R E.IGHT MILf. ' 84 84 ~ R2 ~;:rn ~!I R2 2 2 RI 'I:84 R2 ::Zq AM,!OA R~ ~ Ro"'o R2 84 RI RI 84 RI RI RI RI 84 RI 11 I I I RI nrr,-:'"'C-..,<1. . . . .,,"l"\\----:::-:----~R~1_ _ _ _~s:~v~e~N.___ 1 __.'::'.':~IL~E'--- " f R2 f L)3CM;ooo IC a-4 CAO ~ RI RI R RI C \ 62 (Ord. No. 628-G, § 1, 10-19-71) Supp.No.3 237 xv �f 1 c,.) -?0 z ~ 6) OJ ~ ® ? 01 ~ FIi I 1 9 AVf! :---, 1 iTAHiL JN ctn !'""' 01 I ~ 00 I -J :-: 0 ?z ? c,) ~ ~ ~ 9 ctn ~ ~ 0I ~ C0 I -J J ja1 =: "---z:mr--- RI f , 00 I n• MM/5Ci =~~-tE~~-,:_;::;;-::-'---:~ ::::: ® J] Qj.v =~:11 ::t---~ ~~ JI-. ;11 ;;~~;;;2 .~.-:=_-:=::=_ I.] .- .---=-,,< r---,- RI - :11 n re § = ~ ·1 § §1I RI ~ _ _ _ _....... _ _ _-, ..uir-1 RI ...~ 7 ~ IR'18 . 1 Bl :==~~-~---1 ~ i;i RI RI RI RI RI 7 tiii7 L..!!!..:Jt.J I RI ~ IIDEXS':=: ::=:iqi;:c:::~ RI tj ,.___,.-;;,-,,.,.,-, ~====~~-=--::;:::::::::; .--------,::-,-----, '!! RI Qv ~~ RI L____ ~ j~~rn§~I a1 RI 'c::!!:J~~ !=~==3!:n:~m~~==~::::;TI...=-7-i.i!':,~=-=; [__ R, - .------., -i_ ~==>---, J J, I j ..-==~----. ~-'-==---, AV RI r--::-----, I I--'-'-'-'--! R_1~ . RI a~o~ '~==~mim_,rn_,. __m_1i:_~•~;~===*3 ~==:::; =3F3 I 1§~~::!.lm!~~!=r~~~~~~~ :;:=. .~ _JrnJI ~UL] jilJ RI ( ~m0£] @:;: RI § Ill m~R~1 ~I RI < j Rt _ Ni f Glltl!.ENl=IELO., R2 1>n . RI "' I f lRI• I RI J.,......,=.u:::::.....:i t , " • ► 1· iit • ol ~o~l!lc:]j RI ~gJljCLJ ~11r:;=i'[!;~ §RR I -,1~1 RI J~~ ~ (;lffl, j i , ----, , , , r 0 r:;i~ , "' ":,ER ' 10~~1 R1 :•:7 : ' ~~~§ §~~~~~~,~;;;~l;;2~;;;!;~,~~:z;:::=~===~n~m~V'.0~=:R~1 =:::::: ~J~Q~Q(=:ii -~ (JI A• I tJ ~~~~F..:J~~=:::1 : -= ;;;;~~~~ ~ i;-i :r : I ~_ 8I 1:1 . 1-------i RI °' -----t 1-------i J, £;;~;;;; ::2: ;;;~~ ]JII..__,_,.._. t------:::--'-----1 t::.::-r~;;=:'l ::.• :~ ~ lJi=w::::::J ....."""'-',.....,,,..... ~~::z.tt' .::_~ RI ~!!:Blrnl~ .._______ c~ I..J..2!.._J :=t:IBm~ :=:~ 1:1CE:J ~ c....&___J ~ ~c::::li:J ...-,.,:,.,,..; ~ ~ l.:C!D 2: ~moo~ ~ ..~:~:~::: 1~1-~ =j 'J~~~E~:!!~ ::======~ t J ~ ~~~=-":.-:::.=-:: ~ 1f ~ i ; ; i ~ ,....... 7::: r---::-:-~....... ~ II ~ §88 :11 EE :11 ~ ~I :: :~~ ~ ~ - r;c_,i~ RI ,-x, r= <6C.LJ ~ c_.;-;;J,!~:\--- J E3 '-1!:irn:~n: ~-= ·~PE=r~-~~~~ Bd ~ ..==-===-===-:::=□ n• { r : ' AVE RZ ~. ·- ~ . rm·,.. r::l All C~MRd RI I :,~ ~•o(>Q]~ c~~ ~ ,..----,r, '@ ~ ~ I 1 "'' ' I L..!!!.....-.1 ~"' , R2 ~l!L.0 ~ I AVE 1 . G,R'EE~ . ...? ;t;o~·.. ,.,.. .,. AVE r ~ ) �I I DETROIT ZONING ORDINANCE Art. xv I I I I I I I I I - II (Ord. No. 504-G, § 1, 5-5-70; Ord. No. 628-G, § 1, 10-19-71; Ord. No. 727-G, § 1, 9-5-72; Ord. No. 8-H, § 1, 10-9-74; Ord. No. 70-H, § 1, 10-15-75) Supp.No.3 239 �I Art. xv I DETROIT, MICHIGAN I J w..J l \._J L......l Yu'"'~ L.....Ji~ 1--J u RI ii? ii:ii: ii: 2C!!J[EJ~B 2 8 t I 8 [!!]CiIJ ill] 0: ~~,......,_,~ ji ii: "'I 'It >E) ii: ir ir ~ 2 ... G5 . @ rn r, . --, 11 , . - --, r 65 (Ord. No. 628-G, § 1, 10-19-71; Ord. No. 652-G, § 1, 1-25-72; Ord. No. 113-H, § 1, 5-5-76; Ord. No. 149-H, § 1, 9-22-76; Ord. No. 274-H, § 1, 8-2-78; Ord. No. 274-H, § 1, 8-2-78; Ord. No. 456-H, § 1, 7-15-81) Supp.No.3 �I I I DETROIT ZONING ORDINANCE I I I I I I I I - (Ord. No. 505-G, § 1, 5-5-70; Ord. No. 628-G, § 1, 10-19-71; Ord. No. 433-H, § 1, 4-1-81) Supp.No.3 241 Art. xv �Art. xv DETROIT, MICHIGAN I I I "I I J .I (Ord. No. 607-G, § l, 8-10-71; Ord. No. 628-G, § 1, 10-19-71; Ord. No. 113-H, § 1, 5-5-76) Supp.No.3 242 �r DETROIT ZONING ORDINANCE Art. xv f I I I I I I I I I I I (Ord. No. 614-G, § 1, 9-7-71; Ord. No. 628-G, § 1, 10-19-71; Ord. No. 461-H, § 1, 8-5-81; Ord. No. 533-H, § 1, 12-15-82) Supp.No.4 243 �I Art. xv I DETROrr, MICHIGAN I tit ' r 69 (Ord. No. 404-G, § 1, 2-11-69; Ord. No. 677-G, § 1, 4-4-72) Supp.No.4 244 69 �DETROIT ZONING ORDINANCE r t I I I I I I I I I I (Ord. No. 151-H, § 1, 9-24-76) -J I Supp.No. 2 Art. xv �I Art. xv I 1 DETROIT, MICHIGAN --- '-....,__ _ _. ! B S M & . . . I I I I N T ' I I C C - - - - - - - - - ~[_ - RI -· ; ~= RI I : I ii: a: cc a: ~ii:~ a:« RI 11_ ;~ . @ "~ - l a: 0 ~ I JC ii: ~ i f ~JH' - «a: - ~~~~ - - - 1- - - - a:a: a:a: a:a: a::a: - - I a: a:: cc 0 ]oc«•7 "' , 71 71 (Ord. No. 478-G, § 1, 12-9-69; Ord. No. 490-G, § 1, 2-3-70; Ord. No. 509-G, § 1, 5-19-70; Ord. No. 560-G, § 1, 1-5-71; Ord. No. 656-G, § 1, 2-8-72) Supp. No. 2 246 l �r DETROIT 7,0NING ORDINANCE Art. I I I RI I I I I I I I RI 0:: ' ii: ir ir;. l . I ir ii: iii: ii: a: - 72 72 (Ord. No. 675-G, § 1, 3-28-72; Ord. No. 419-H, § 1, 12-10-80) Supp.No.3 247 xv �I Art. xv I DETROIT, MICHIGAN j ~ I ® RI JJIBffi~EE~~~:-~--~=:=: :it ~~!_ .~.1:.1 ,~ ~~ .. " ~t '--'-'-'----1D---,,~~~ ill - 0 Jmrn . · · · -~, -ih·r:i~i~~:inr SE . L BGG~ · .. ·Bi;~m[JG ·· ~ [ ~~~~oo~,~~mn~~l~B~~B~[ n~ ~ ·i™~~i~ffi1nm~ ~~oooor 1 13 ""'"" .-+---~ ~ -. -~~~ ~~~~BBW~~B~~~B [ ------ ~~...~.... 84 nn n 84 CEJ O!!J cm c::- , 73 (Ord. No. 598-G, I 1, 8-8-71; Ord. No. 122-H, I 1, 8-9-78; Ord. No. 331-H, I 1, 6-27-79; Ord. No. 370-H, I 1, 1-30-80) Supp.No.a 248 �DETROIT ZONING ORDINANCE Art. xv r I I I I I I I I I I I 74 (Ord. No. 567-G, § 1, 2-2-71; Ord. No. 635-G, § 1, 12-7-71; Ord. No. 660-G, § 1, 2-22-71; Ord. No. 700-G, § 1, 6-22-72) Supp. No. 2 249 �- J Art. xv DETROIT, MICHIGAN f (Ord. No. 525-G, § 1, 8-25-70; Ord. No. 371-H, § 1, 1-30-80; Ord. No. 372-H, § 1, 1-30-80) Supp. No. 2 250 �DETROIT ZONING ORDINANCE r Art. xv I I I I I I I I I ,6 I (Ord. No. 74-H, 11, 12-12-75; Ord. No. 371-H, I 1, 1-30-80) Supp.No.4 251 �Art. xv ' DBTROrr. MICHIGAN ... ~ t . i I I,. PARK ' DOV11't_ PR () ~ ' Q • l,j <,t RI ' ~__.. ';:::=~~=========~~===~ .,, ,, (Ord. No. 159-H, § 1, 10-18-76; Ord. No. 189-H, § 1, 6-2-77; Ord. No. 375-H, § 1, 1-30-80; Ord. No. 443-H, § 1, 5-20-81; Ord. No. 448-H, § 1, 6-24-81; Ord. No. 484-H, § 1, 2-10-82) Supp.No.4 252 �DETROIT ZONING ORDINANCE Art. XV I ~ I I I I I I I I I 18 18 (Ord. No. 472-G, § 1, 11-5-69; Ord. No. 777-G, § 1, 12-1-72; Ord. No. 159-H, § 1, 10-18-76; Ord. No. 189-H, § 1, 6-2-77; Ord. No. 375-H, § 1, 1-30-80) [The nut pap ia 303) Supp. No. 2 253 �APPENDIX A THE ZONING ENABLING ACT OF MICHIGAN ACT 207 OF THE PUBLIC ACTS OF 1921 AS AMENDED* I I I I I I I I I ' AN ACT to provide for the establishment in cities and villages of districts or zones within which the use of land and structures, the height, the area, the size and location of buildings may be regulated by ordinance, and within which districts regulations shall be established for the light and ventilation of such buildings, and within which districts or zones the density of population may be regulated by ordinance; (to provide by ordinance for the acquisition by purchase, condemnation or otherwise of private property which does not conform to the regulations and restrictions of the various zones or districts so provided); to provide for the administering of this act; to provide for amendments, supplements or changes hereto; to provide for conflict with the state housing code or other acts, ordinances or regulations; to provide penalties for the violation of the terms hereof and to give immediate effect hereto. THE PEOPLE OF THE STATE OF MICH-' IGANENACT: 125.581 [ MSA 5.2931] Uses of land and structures; regulation by local bodies. Section 1. (1) The legislative body of a city or village may regulate and restrict the use of land and structures; to meet the needs of the state's residents for food, fiber, energy and other natural resources, places of residense, recreation, industry, trade, service, and other uses of land; to insure that uses of the land shall be situated in appropriate locations and relationships; to limit the inappropriate overcrowding of land and congestion of population and transportation systems and other public facilities; to facilitate adequate and efficient provision for transportation systems, sewage disposal, water, energy, education, recreation, and other public service and facility needs; and to promote public health, safety, and welfare, and for those purposes may divide a city or village into districts of the number, shape, and area considered best suited to carry out this section. For each of those districts, regulations may be imposed designating the uses for which buildings or structures shall or shall not be erected or altered, and designating the trades, industries, and other land uses or activities that shall be permitted or excluded or subjected to special regulations. Land development regulations and districts. (2) The land development regulations and districts authorized by this act shall be made in accordance with a plan designed to promote and accomplish the objectives of this act. (P.A. of 1978, No. 638) 125.582 [MSA 5.2932] Regulation of buildings; authority to zone. Section 2. To further carry out the objectives of this act, the legislative body of a city or village may regulate and limit the height and bulk of buildings erected, and regulate and determine the area of yards, courts, and other open spaces, and for those purposes divide a city or village into districts of the number, shape, and area considered best suited to carry out the purposes of this section. The regulations shall be uniform for each class of buildings throughout each district, but the regulations in 1 district may differ from those in other districts. (P.A. of 1978, No. 638) 125.583 [MSA 5.2933] Regulation of congested areas. Section 3. (1) To further carry out the objectives of this act, the legislative body of a city or village may limit and restrict the maximum number of families which may be housed in dwellings erected or altered, and for those purposes divide the city or village into districts of the number, shape, and area considered best suited to carry out the purposes of this section. The regulations shall be uniform throughout a specified district, but may differ from the regulations adopted for other districts. *State law reference-Zoning enabling act, MCL 125.581 et seq., MSA 5.2931 et seq. Supp. No. 1 303 �I App. A, § 125.583 DETROIT, MICHIGAN of acqumng private property be paid from general funds, or the cost and expense or a portion thereof be assessed to a special district. The elimination of nonconforming uses and structures in a zoned district as provided in this act is declared to be for a public purpose and for a public use. The legislative body may institute and prosecute proceedings for the condemnation of nonconforming uses and structures under the power of eminent domain in accordance with the provisions of a city or village charter relative to condemnation or in accordance with Act No. 149 of the Public Acts of 1911, as amended, being sections 213.21 to 213.41 of the Michigan Compiled Laws, or any other applicable statute. (P.A. of 1947, No. 272; P.A. of 1978, No. 638) Special programs to achieve specific land management objectives. (2) The legislative body of a city or village may use this act to adopt land development regulations and districts which apply only to land areas and activities which are involved in a special program to achieve specific land management objectives and avert or solve specific land use problems, including the establishment of land development regulations and districts in areas subject to damage from flooding or beach erosion, and for that purpose may divide the city or village into districts of the number, shape, and area best suited to accomplish those objectives. (P.A. of 1978, No. 638) 125.583a [MSA 5.2933(1)] Nonconforming uses and structures. Section 3a. (1) The lawful use of land or a structure exactly as the land or structure existed at the time of the enactment of the ordinance affecting that land or structure, may be continued, except as otherwise provided in this act, although that use or structure does not conform with the ordinance. 125.583b [MSA 5.2933(2)] State licensed residential facility defined. Section 3b. (1) As used in this section, "state licensed residential facility" means a structure constructed for residential purposes that is licensed by the state pursuant to Act No. 287 of the Public Acts of 1972, as amended, being sections 331.681 to 331.694 of the Michigan Compiled Laws, or Act No. 116 of the Public Acts of 1973, as amended, being sections 722.111 to 722.128 of the Michigan Compiled Laws, which provides resident services for 6 or less persons under 24-hour supervision or care for persons in need of that supervision or care. Classes on [of] nonconforming uses and structures. (2) The legislative body may provide by ordinance for the resumption, restoration, reconstruction, extension, or substitution of nonconforming uses or structures upon terms and conditions provided in the ordinance. In establishing terms for the resumption, restoration, reconstruction, extension, or substitution of nonconforming uses or structures, different classes of nonconforming use may be established in the ordinance with different regulations applicable to each class. Consideration as residential use for zoning purposes. (2) In order to implement the policy of this state that persons in need of community residential care shall not be excluded by zoning from the benefits of normal residential surroundings, a state licensed residential facility providing supervision or care, or both, to 6 or less persons shall be considered a residential use of property for the purposes of zoning and a permitted use in all residential zones, including those zoned for single family dwellings, and shall not be subject to a special use or conditional use permit or procedure different from those Acquisition of private property; condemnation. (3) In addition to the power granted in this section, a city or village may require by purchase, condemnation, or otherwise private property or an interest in private property for the removal of nonconforming uses and structures, except that the property shall not be used for public housing. The legislative body may provide that the cost and expense Supp. No. 1 304 II I ._ I I I I I I I I I f �DETROIT ZONING ORDINANCE required for other dwellings of similar density in the same zone. March 31, 1977, or to a residential facility which was in the process of being developed and licensed before March 31, 1977, if approval had been granted by the appropriate local governing body. (P.A. of 1976, No. 396; P.A. of 1977, No. 28) Inapplicability to certain facilities. (3) This section shall not apply to adult foster care facilities licensed by a state agency for care and treatment of persons released from or assigned to adult correctional institutions. I I I I I I I I I I ' I App. A, § 125.584 125.584 [MSA 5.2934) Ordinan.ces, enactment; public hearings, notice; affidavit of mailing. Section 4. (1) The legislative body of a city or village may provide by ordinance for the manner in which regulations and boundaries of districts or zones shall be determined and enforced or amended, supplemented, or changed. At least 1 public hearing shall be held by the commission appointed to recommend zoning regulations, or, if a commission does not exist, by the legislative body before a regulation becomes effective. Not less than 15 days' notice of the time and place of the public hearing shall first be published in an official paper or a paper of general circulation in the city or village, and not less than 15 days' notice of the time and place of the public hearing shall first be given by mail to each public utility company and to each railroad company owning or operating any public utility or railroad within the districts or zones affected that registers its name and mailing address with the city or village clerk for the purpose of receiving the notice. An affidavit of mailing shall be maintained. A hearing shall be granted a person interested at the time and place specified on the notice. Notice from state licensing agency to local officials; notice to residents; restrictions on licensing by state agency; inapplicability of subsection. (4) At least 45 days before licensing a residential facility described in subsection (1), the state licensing agency shall notify the council of the city or village or the designated agency of the city or village where the proposed facility is to be located to review the number of existing or proposed similar state licensed residential facilities whose property lines are within a 1,500 foot radius of the property lines of the location of the applicant. The council of a city or village or an agency of the city or village to which the authority is delegated shall, when a proposed facility is to be located within the city or village, give appropriate notification of the proposal to license the facility to those residents whose property lines are within a 1,500 foot radius of the property lines of the proposed facility. A state licensing agency shall not license a proposed residential facility when another state licensed residential facility exists within the 1,500 foot radius, unless permitted by local zoning ordinances, of the proposed location or when the issuance of the license would substantially contribute to an excessive concentration of state licensed residential facilities within the city or village. In a city with a population of 1,000,000 or more a state licensing agency shall not license a proposed residential facility when another state licensed residential facility exists within a 3,000 foot radius of the proposed location. This subsection shall not apply to state licensed residential facilities caring for 4 or less minors. Commission, appointment; planning commission if existing; reports. (2) The legislative body of a city or village, unless otherwise provided by charter, may appoint a commission to recommend in the first instance the boundaries of districts and appropriate regulations to be enforced in the districts. If a city or village has a planning commission, that commission shall be appointed to perform the duties set forth in this section. The commission shall make a tentative report and hold at least 1 public hearing before submitting its final report to the legislative body. A summary of the comments submitted at the Previously licensed or approved facilities. (5) This section shall not apply to a state licensed residential facility licensed before Supp. No. 1 305 �App. A, § 125.584 DETROIT, MICHIGAN (a) The owners of at least 20% of the area of land included in the proposed change. public hearing shall be transmitted with the report of the commission to the legislative body. The legislative body may hold additional public hearings if it considers it necessary, or as may be required by charter. (b) The owners of at least 20 % of the area of land included within an area extending outward 100 feet from any point on the boundary of the land included in the proposed change. Commission to recommend zoning regulations; procedure. (3) In a city or village having a commission appointed to recommend zoning requirements, the legislative body shall not in the first instance determine the boundaries of districts nor impose regulations until after the final report of the commission, nor shall the ordinance or maps be amended after they are adopted in the first instance until the proposed amendment has been submitted to the commission and it has held at least 1 hearing and made report thereon. In either case the legislative body may adopt the ordinance and maps, with or without amendments, after receipt of the commission's report, or refer the ordinance and maps again to the commission for a further report. Publicly owned land, land area requirements, exclusion. (6) For purposes of subsection (5), publicly owned land shall be excluded in calculating the 20% land area requirement. Notice of adoption, publication, contents. (7) Following adoption of a zoning ordinance and subsequent amendments by the legislative body of a city or village, 1 notice of adoption shall be published in a newspaper of general circulation in the city or village within 15 days after adoption. The notice shall include the following information: (a) In the case of a newly adopted zoning ordinance the following statement: "A zoning ordinance regulating the development and use of land has been adopted by the city (village) council of the city (village) of _ _ _ " Approval of ordinances and maps, amendments; notice. (4) After the ordinance and maps have in the first instance been approved by the legislative body of a city or village, amendments or supplements thereto may be made as provided in this section, except that if an individual property or several adjacent properties are proposed for rezoning, notice of the proposed rezoning and hearing shall be given to the owners of the property in question at least 15 days before the hearing. (b) In the case of an amendment to an existing ordinance, either a summary of the regulatory effect of the amendment including the geographic area affected, or the text of the amendment. (c) The effective date of the ordinance. (d) The place and time where a copy of the ordinance may be purchased or inspected. The filing and publication requirements in this section relating to city and village zoning ordinances supersede charter provisions relating to the filing and publication of city and village ordinances. (P.A. of 1941, No. 306; P.A. of 1976, No. 145; P.A. of 1978, No. 638) Protest petition; amendment, vote; presentation and signing. (5) Upon presentation of a protest petition meeting the requirements of this subsection, an amendment to a zoning ordinance which is the object of the petition shall be passed only by a 2/3 vote of the legislative body, unless a larger vote, but not to exceed 3/4 vote, is required by ordinance or charter. The protest petition shall be presented to the legislative body before final legislative action on the amendment, and shall be signed by 1 of the following: 125.584a [MSA 5.2934(1)] Special land uses; ordinances, inclusions. Section 4a. Supp. No. 1 306 II II ._ I I I I I I I I I I I I I �DETROIT ZONING ORDINANCE by different individuals, partnerships, businesses, or organizations, notice may be given to the manager or owner of the structure who shall be requested to post the notice at the primary entrance to the structure. The notice shall: (1) A city or village may provide in a zoning I I I I I I I I I I I ordinance for special land uses which shall be permitted in a zoning district only after review and approval by the commission appointed to formulate and subsequently administer the zoning ordinance, an official charged with administering the ordinance, or the legislative body. The ordinance shall specify the following: (a) Describe the nature of the special land use request. (b) Indicate the property which is the subject of the special land use request. (a) The special land uses and activities eligible for approval consideration and the body or official charged with reviewing special land uses and granting approval. (c) State when and where the special land use request will be considered. (d) Indicate when and where written comments will be received concerning the request. (b) The requirements and standards upon which decisions on requests for special land use approval shall be based. (e) Indicate that a public hearing on the special land use request may be requested by a property owner or the occupant ot a structure located within 300 feet of the boundary of the property being considered for a special use. (c) The procedures and supporting materials required for application, review, and approval. Receipt of application; subsequent procedure; notice, contents. (2) Upon receipt of an application for a special land use which requires a decision on discretionary grounds, 1 notice that a request for special land use approval has been received shall be published in a newspaper of general circulation in the city or village and shall be sent by mail or personal delivery to the owners of property for which approval is being considered, to all persons to whom real property is assessed within 300 feet of the boundary of the property in question, and to the occupants of all structures within 300 feet, except that the notice shall be given not less than 5 and not more than 15 days before the application will be considered. If the name of the occupant is not known, the term "occupant" may be used in making notification. Notification need not be given to more than 1 occupant of a structure, except that if a structure contains more than 1 dwelling unit or spatial area owned or leased by different individuals partnerships, businesses or organizations, occupant of each unit or spatial area shall receive notice. In the case of a single structure containing more than 4 dwelling units or other distinct spatial areas owned or leased Public hearing; decisions, conditions. (3) At the initiative of the body or official responsible for approving special land uses, or upon the request of the applicant for special land use authorization, or a property owner or the occupant of a structure located within 300 feet _of the boundary of the property being considered for a special land use, a public hearing with notification as required for a notice of a request for special land use approval as provided in subsection (2) shall be held before a decision on the special land use request which is based on discretionary grounds. If the applicant or the body or official responsible for approving special land uses requests a public hearing, only notification of the public hearing need be made. A decision on a special land use request which is based on discretionary grounds shall not be made unless notification of the request for special land use approval, or notification of a public hearing on a special land use request is given as required by this section. i I 'I App. A, § 125.584a Power of designated official or body. (4) The body or official designated in the zoning ordinance to review and approve special land Supp. No. 1 307 �App. A, § 125.584a DETROIT, MICHIGAN I I I ._ uses may deny, approve, or approve with conditions, requests for special land use approval. The decision on a special land use shall be incorporated in a statement of conclusions relative to the special land use under consideration. The decision shall specify the basis for the decision, and any conditions imposed. (P.A. of 1978, No. 638) space areas, and land use density shall be determined in accord with the planned unit development regulations specified in the zoning ordinance. The planned unit development regulations need not be uniform with regard to each type of land use if equitable procedures recognizing due process principles and avoiding arbitrary decisions are followed in making regulatory decisions. 125.584b [MSA 5.2934(2)] Planned unit development. Section 4b. (1) As used in this section, "planned unit development" includes cluster zoning, planned development, community unit plan, planned residential development, and other terminology denoting zoning requirements designed to accomplish the objectives of the zoning ordinance through a land development project review process based on the application of site planning criteria to achieve integration of the proposed land development project with the characteristics of the project area. Specifications. (4) The planned unit development regulations established by a city or village shall specify: I I (a) The body or official which will review and approve planned unit development requests. I Establishment of planned unit development requirements, review and approval. (2) A city or village may establish planned unit development requirements in a zoning ordinance which permit flexibility in the regulation of land development; encourage innovation in land use and variety in design, layout, and type of structures constructed; achieve economy and efficiency in the use of land, natural resources, energy, and the providing of public services and utilities; encourage useful open space; and provide better housing, employment, and shopping opportunities particularly suited to the needs of the residents of the state. The review and approval of planned unit developments shall be by the commission appointed to formulate and subsequently administer the zoning ordinance, an official charged with administration of the ordinance, or the legislative body. (c) The procedures required for application, review, and approval. (b) The conditions which create planned unit development eligibility, the participants in the review process, and the requirements and standards upon which applications will be judged and approval granted. Public hearing; preapplication hearings; notice; consideration of request; reports; amendments. (5) Following receipt of a request to approve a planned unit development, the body or official charged in the ordinance with the review and approval of planned unit developments shall hold at least 1 public hearing on the request. An ordinance may provide for preapplication conferences before submission of a planned unit development request, and the submission of preliminary site plans before the public hearing. Notification of the public hearing shall be given in the same manner as required by section 4a(3) for public hearings on special land uses. Within a reasonable time following the public hearings, the body or official responsible for approving planned unit developments shall meet for final consideration of the request, and shall deny, approve, or approve with conditions, the request. It shall prepare a report stating its conclusions on the request for a planned unit development, the basis for its decision, the decision, and any conditions relating to an affirmative decision. Regulations, requirements. (3) Within a land development project designated as a planned unit development, regulations relating to the use of land, including but not limited to permitted uses, lot sizes, setbacks, height limits, required facilities, buffers, open Supp. No. 1 308 I I I I I I I 1 l �DETROIT ZONING ORDINANCE l I I I I I I I I App. A, § 125.584c 125.584c [MSA 5.2934(3)] Specifications of requirements and standards of decision specified in ordinances; extent of standards, request, compliance, approval. Section 4c. (1) If a city or village zoning ordinance authorizes the consideration and approval of special land uses or planned unit developments pursuant to sections 4a or 4b, or otherwise provides for disc.. etionary decisions, the requirements and standards upon which the decisions are made shall be specified in the ordinance. The standards shall be consistent with, and promote the intent and purpose of the zoning ordinance, and insure that the land use or activity authorized shall be compatible with adjacent uses of land, the natural environment, and the capacities of public services and facilities affected by the land use. The standards shall insure that the land use or activity is consistent with the public health, safety, and welfare of the city or village. A request for approval of a land use or activity which is in compliance with the standards stated in the zoning ordinance and the conditions imposed thereunder, other applicable ordinances, and state and federal statutes shall be approved. If the ordinance requires that the legislative body amend the ordinance to act on the planned unit development request, and if the hearing was not held by the legislative body, the report, a summary of comments received at the public hearing, minutes of all proceedings, and all documents related to the planned unit development request, shall be transmitted to the legislative body for consideration in making a final decision. If an amendment of a zoning ordinance is required by the planned unit development regulations of a city or village zoning ordinance, the ordinance amendment procedures of this act shall be followed, except that the hearing required by this subsection shall be regarded as fulfilling the public hearing requirement of section 4. Amendment not required, procedure. (6) If the planned unit development regulations of a city or village zoning ordinance do not require amendment of the ordinance to authorize a planned unit development, the body or official charged in the zoning ordinance with review and approval of planned unit developments may give final approval, approval with conditions, or denial to a request. Approval of special land use, planned unit development or other land uses or activities, reasonable conditions, requirements. (2) Reasonable conditions may be required in conjunction with the approval of a special land use, planned unit development, or other land uses or activities permitted by discretionary decision. The conditions may include conditions necessary to insure that public services and facilities affected by a proposed land use or activity will be capable of accommodating increased service and facility loads caused by the land use or activity, to protect the natural environment and conserve natural resources and energy, to insure compatibility with adjacent uses of land, and to promote the use of land in a socially and economically desirable manner. Conditions imposed shall do all the following: Final approval. (7) Final approvals may be granted on each phase of a multi-phased planned unit development if each phase contains the necessary components to insure protection of natural resources and the health, safety, and welfare of the users of the planned unit development and the residents of the surrounding area. Incorporation by reference of other pertinent ordinances or statutes. (8) In establishing planned unit development regulations, a city or village, when available and applicable, may incorporate by reference other ordinances or statutes which regulate land development. The planned unit development regulations contained in zoning ordinances shall encourage complimentary relationships between zoning regulations and other regulations affecting the development of land. (P.A. of 1978, No. 638) (a) Be designed to protect natural resources, the health, safety, and welfare, Supp. No. 1 309 �App. A, § 125.584c DETROIT, MICHIGAN relating to the activity authorized shall be consistent with the approved site plan, unless a change conforming to the zoning ordinance receives the mutual agreement of the landowner and the administrative official or body which intitally approved the site plan. as well as the social and economic wellbeing of those who will use the land use or activity under consideration, residents and landowners immediately adjacent to the proposed land use or activity, and the community as a whole. Procedure and requirements, specifications. (4) The procedures and requirements for the submission and approval of site plans shall be specified in the zoning ordinance. Site plan submission, review, and approval shall be required for special land uses and planned unit developments. Decisions rejecting, approving, or conditionally approving a site plan shall be based upon standards and requirements contained in the zoning ordinance. (b) Be related to the valid exercise of the police power and purposes which are affected by the proposed use or activity. (c) Be necessary to meet the intent and purpose of the zoning regulations; be related to the standards established in the ordinance for the land use or activity under consideration; and be necessary to insure compliance with those standards. Approval, conditions. (5) A site plan shall be approved if it contains the information required by the zoning ordinance and is in compliance with the zoning ordinance and the conditions imposed thereunder, other applicable ordinances, and state and federal statutes. (P.A. of 1978, No. 638) Conditions, recording. (3) The conditions imposed with respect to the approval of a land use or activity shall be recorded in the record of the approval action and shall remain unchanged except upon the mutual consent of the approving authority and the landowner. The approving authority shall maintain a record of changes granted in conditions. (P.A. of 1978, No. 638) 125.584e [MSA 5.2934(5)) Improvements. Section 4e. (1) As used in this section, "improvements" means those features and actions associated with a project which are considered necessary by the body or official granting zoning approval to protect natural resources or the health, safety, and welfare of the residents of a city or village, and future users or inhabitants of the proposed project or project area, including roadways, lighting, utilities, sidewalks, screening, and drainage. Improvements does not include the entire project which is the subject of zoning approval. 125.584d [MSA 5.2934(4)) Site plan, inclusions. Section 4d. (1) As used in this section, " site plan" includes the documents and drawings specified in the zoning ordinance necessary to insure that a proposed land use or activity is in compliance with the local ordinance and state and federal statutes. Submission and approval, specifications of zoning ordinances. (2) A city or village may require the submission and approval of a site plan before authorization of a land use or activity regulated by a zoning ordinance. The zoning ordinance shall specify the body, board, or official charged with reviewing site plans and granting approval. Compliance, performance guarantee. (2) To insure compliance with a zoning ordinance and any conditions imposed under the ordinance, a city or village may require that a cash deposit, certified check, irrevocable bank letter of credit, or surety bond acceptable to the city or village covering the estimated cost of improvements associated with a project for which zoning approval is sought, be deposited Record of approval. (3) If a zoning ordinance requires site plan approval, the site plan, as approved, shall become part cf the record of approval, and subsequent actions Supp. No. 1 310 I I I I I I I I ' I �DETROIT ZONING ORDINANCE with the clerk of the city or village to insure faithful completion of the improvements. The performance guarantee shall be deposited at the time of the issuance of the permit authorizing the activity or project. The city or village may not require the deposit of the performance guarantee before the date on which the city or village is prepared to issue the permit. The city or village shall establish procedures under which a rebate of any cash deposits in reasonable proportion to the ratio of work completed on the required improvements will be made as work progresses. I I I I I I I I I ' I App. A, § 125.585 the absence of a regular member if a regular member is absent from or unable to attend 2 or more consecutive meetings of the board of appeals or for a period of more than 30 consecutive days. An alternate member may also be called to serve in the place of a regular member for the purpose of reaching a decision on a case in which the regular member has abstained for reasons of conflict of interest. The alternate member having been appointed shall serve in the case until a final decision has been made. The alternate member shall have the same voting rights as a regular member of the board of appeals. The board of appeals shall hear and decide appeals from and review any order, requirements, decision, or determination made by an administrative official or body charged with the enforcement of an ordinance adopted pursuant to this act. The board of appeals shall also hear and decide matters referred to them or upon which they are required to pass under an ordinance of the legislative body adopted pursuant to this act. With regard to special land use and planned unit development decisions, an appeal may be taken to the board of appeals only if provided for in the zoning ordinance. In a city having a population of less then 1,000,000, the concurring vote of a majority of the members of the board shall be necessary to reverse an order, requirement, decision, or determination of an administrative official or body, or to decide in favor of the applicant a matter upon which they are required to pass under an ordinance, or to effect a variation in an ordinance except that a concurring vote of 2/3 of the members of the board shall be necessary to grant a variance from uses of land permitted in an ordinance. In a city having a population of 1,000,000 or more, the concurring vote of 2/3 of the members of the board shall be necessary to reverse an order, requirement, decision, or determination of an administrative official or body, or to decide in favor of the applicant a matter upon which they are required to pass under an ordinance, or to effect a variation in an ordinance. An appeal may be taken by a person aggrieved, or by an officer, department, board, or bureau of the Inapplicability of section. (3) This section shall not be applicable to improvements for which a cash deposit, certified check, irrevocable bank letter of credit, or surety bond has been deposited pursuant to Act No. 288 of the Public Acts of 1967, as amended, being sections 560.101 to 560.293 of the Michigan Compiled Laws. (P.A. of 1978, No. 638) 125.585 [MSA 5.2935] Board of appeals, membership, appointment, terms of office, right to appeal; vote. Section 5. (1) The legislative body of a city or village may act as a board of appeals upon questions arising under a zoning ordinance, and in acting as a board of appeals the legislative body may fix rules to govern its procedure sitting as a board of appeals. If the legislative body of a city or village desires, it may appoint a board of appeals consisting of not less than 5 members, each to be appointed for a term of 3 years. Appointments for the first year shall be for a period of 1, 2, and 3 years, respectively, so as nearly as may be to provide for the appointment of an equal number each year, depending on the number of members, thereafter each member to hold office for the full 3-year term. The legislative body of a city or village may also if it so desires appoint in accord with procedures specified in the zoning ordinance not more than 2 alternate members for the same term as regular members of the board of appeals. The alt_e rnate members may be called as specified in the zoning ordinance to sit as regular members of the board of appeals in Supp. No. 1 311 �App. A, § 125.585 DETROIT, MICHIGAN party may appear in person or by agent or by attorney. The board of appeals may reverse or affirm, wholly or partly, or may modify the order, requirement, decision, or determination appealed from and shall make an order, requirement, decision, or determination as in its opinion ought to be made in the premises, and to that end shall have all the powers of the officer or body from whom the appeal is taken. Where there are practical difficulties or unnecessary hardship in the way of carrying out the strict letter of the ordinance, the board of appeals may in passing upon appeals vary or modify any of its rules or prov1s1ons relating to the construction, or structural changes in, equipment, or alteration of buildings or structures, or the use of land, buildings, or structures, so that the spirit of the ordinance shall be observed, public safety secured, and substantial justice done. city or village. Where a city or village has created or may create a board of rules or board of building appeals, that board may be enlarged to consist of not less than 5 members, and these may be appointed as the board of appeals as provided in this subsection. Time for appeal, filing, grounds. (2) An appeal shall be taken within a time as shall be prescribed by the board of appeals by general rule, by the filing with the officer or body from whom the appeal is taken and with the board of appeals of a notice of appeal specifying the grounds for the appeal. The officer or body from whom the appeal is taken shall immediately transmit to the board, all the papers constituting the record upon which the action appealed from was taken. Stay of proceedings, exception, restraining order. (3) An appeal stays all proceedings in furtherance of the action appealed from unless the officer or body from whom the appeal is taken certifies to the board of appeals, after the notice of appeal is filed, that by reason of facts stated in the certificate, a stay would in the opinion of the officer or body cause imminent peril to life or property, in which case proceedings shall not be stayed otherwise than by a restraining order which may be granted by the board of appeals or by the circuit court, on application, on notice to the officer or body from whom the appeal is taken and on due cause shown. Hearings and notices; right to be heard; disposition of appeals. (4) The board of appeals shall fix a reasonable time for the hearing of the appeal and give due notice of the appeal to the persons to whom real property within 300 feet of the premises in question is assessed, and to the occupants of single and 2-family dwellings within 300 feet, the notice to be delivered personally or by mail addressed to the respective owners and tenants at the address given in the last assessment roll. The board of appeals shall decide the appeal within a reasonable time. If the tenant's name is not known, the term occupant may be used. Upon the hearing, a Conditions on affirmative decision, imposition; remuneration of board members. (5) The board of appeals may impose conditions upon an affirmative decision, pursuant to section 4c(2). The legislative body of any city or village may authorize the remuneration of the members of the board for attendance at each meeting. Finality of decision; judicial appeal; review, extent. (6) The decision of the board of appeals shall be final. However, a person having an interest affected by the zoning ordinance may appeal to the circuit court. Upon appeal, the circuit court shall review the record and decision of the board of appeals to insure that the decision: (a) Complies with the constitution and laws of this state. (b) Is based upon proper procedure. (c) Is supported by competent, material, and substantial evidence on the record. (d) Represents the reasonable exercise of discretion granted by law to the board of appeals. Additional proceedings; modification of findings and decision. (7) If the court finds the record of the board of appeals inadequate Supp. No. 1 312 I I I .. I I I I I I I I J �DETROIT ZONING ORDINANCE to make the review required by this section, or that additional evidence exists which is material and with good reason was not presented to the board of appeals, the court shall order further proceedings before the board of appeals on conditions which the court considers proper. The board of appeals may modify its findings and decision as a result of the new proceedings, or may affirm its original decision. The supplementary record and decision shall be filed with the court. I I I I I I I I I I -I Authority of court. (8) As a result of the review required by this section, the court may affirm, reverse, or modify the decision of the board of appeals. (P.A. of 1941, No. 306; P.A. of 1947, No. 272; P.A. of 1952, No. 97; P.A. of 1968, No. 202; P.A. of 1973, No. 204; P.A. of 1978, No. 638; P.A. of 1979, No. 180) 125.585a [MSA 5.2935(1)) Conduct of business at public meetings; compliance with open meetings act. Section 5a. (1) The business which the board of appeals or the legislative body acting as a board of appeals may perform shall be conducted at a public meeting of the board of appeals or legislative body acting as a board of appeals held in compliance with Act No. 267 of the Public Acts of 1976, being sections 15.261 to 15.275 of the Michigan Compiled Laws. Public notice of the time, date, and place of the meeting shall be given in the manner required by Act No. 267 of the Public Acts of 1976. Writings; public availability; compliance with freedom of information act. (2) A writing prepared, owned, used, in the possession of, or retained by the board of appeals or the legislative body acting as a board of appeals or a commission appointed pursuant to section 5 in the performance of an official function shall be made available to the public in compliance with Act No. 442 of the Public Acts of 1976, being sections 15.231 to 15.246 of the Michigan Compiled Laws. (P.A. of 1977, No. 186) App. A, § 125.589 125.586 [MSA 5.2936) Conflicting laws; governing law. Section 6. Wherever the provision of any ordinance or regulations, adopted by the legislative body of any city or village under the provisions of this act, impose requirements for lower heights of buildings, or a less percentage of lot than may be occupied, or require wider or larger courts or deeper yards than are imposed or required by existing provisions of law or ordinance, the provisions of such local ordinance or regulation adopted under the provisions of this act shall govern. Where, however, the provisions of the state housing code or other ordinances or regulations of any city or village impose requirements for lower heights of buildings or less percentage of lot than may be occupied, or require wider or larger courts or deeper yards than are required by any ordinance or regulation which may be adopted by the legislative body of any city or village under the provisions of this act, the provisions of said state housing code or other ordinance or regulations shall govern. 125.587 [MSA 5.2937) Violation nuisance per se; abatement. Section 7. Buildings erected, altered, razed or converted, or uses carried on in violation of local ordinances or regulations made pursuant to this act are declared to be a nuisance per se. The court shall order the nuisance abated, and the owner or agent in charge of the building or land, or both the owner and the agent, shall be adjudged guilty of maintaining a nuisance per se. The legislative body in the ordinance enacted pursuant to this act shall designate the proper officials whose duty it shall be to administer and enforce the ordinance and provide penalties for the violation of the ordinance. (P.A. of 1978, No. 638) 125.588 (Repealed by P.A. of 1945, No. 267) 125.589 [MSA 5.2939) Declaration of necessity. Section 9. The provisions of this Supp. No. 1 313 �I App. A, § 125.589 DETROIT, MICHIGAN 125.591 [MSA 5.2941] Actions for review; proper and necessary parties, notice, failure to appear. Section 11. Any person required to be given notice under the provisions of subsection (d) of section 5, shall be a proper and necessary party to any action for review instituted under the provisions of section 10 and shall be given due notice personally or by registered or certified mail of any such proceedings in the same manner as provided in subsection (d) of section 5. If any person receiving notice under the provisions of this section fails within 20 days of receiving such notice to enter an appearance in the court in which the proceedings were instituted, no further notice to such person of subsequent proceedings is required and the court may thereupon proceed to determine the issues. (P.A. of 1967, No. 225) act are hereby declared to be immediately necessary for the preservation of the public peace, health and safety and are hereby given immediate effect. 125.590 [MSA 5.2940] Review by circuit courts; appeals to supreme court; procedure. Section 10. Any party aggrieved by any order, determination or decision of any officer, agency, board, commission, board of appeals, or the legislative body of any city or village, made pursuant to the provisions of section 3a of this act may obtain a review thereof both on the facts and the law, in the circuit court for the county wherein the property involved or some part thereof, is situated: provided, That application is made to the court within 30 days after delivery of a copy of such order, determination or decision, by certiorari or by any other method permissible under the rules and practices of the circuit courts of this state. On such review the courts shall have jurisdiction to make such further orders in respect thereto as justice may require. An appeal may be had from the decision of any circuit court or condemnation court to the supreme court in the same manner as provided by the laws of this state with respect to appeals from circuit courts; and in the event of such appeal, the issue of non-conformity may be reviewed as an issue of law in the supreme court. (P.A. of 1947, No. 272) 125.592 [MSA 5.2942] Effect of zoning ordinance or decision. Section 12. A zoning ordinance or zoning decision shall not have the effect of totally prohibiting the establishment of a land use within a city or village in the presence of a demonstrated need for that land use within either the city or village or the surrounding area within the state, unless a location within the city or village does not exist where the use may be appropriately located or use is unlawful. (P.A. of 1978, No. 638) I I .. I I I I I I I I I J I ,J [The next page is 329] Supp. No. 1 314 �- - ---. · 1111,. ~ ,· •-Fl , __, .. ..._ -, ~ ! ..., ...... ~ -,- ---,- ~ - - 1 APPENDIX B SUMMARY DISTRICT CHARTS Rl DISTRICT Min. Lot Size Area Width (sq. ft.) (feet) USE Permitted by Right Single-family dwellings 5000 50 Min. Yard Requirements Side Front Rear (Formula (feet) (feet) or feet) 20 4 min. 30 Max. Height (feet) Max. Coverage (%) 35 35% Other Requirements 14 comb. ~ t..:> CC) Permitted with Approval Cemeteries Churches Golf courses, swim pools, etc. Neighborhood centers Off-street parking Off-street parking-acceBSory Open parking lots Parks, playgrounds, etc. Public utility facilities Schools Formula A: 10000 - 70 20 Sec. 81.0503 B 30 45 - Sec. 81.0301 35% t, - As determined by Dept. 10000 70 B 20 Section 81.0304 20 Sec. 81.0305 As determined by Dept. 20 15 each As determined by the Department Length plus 2 (height) 16 30 35 - - - - 30 35 45 35% 35% 35% Sec. Sec. Sec. Sec. 81.0304 81.0305 81.0306 81.0504 Sec. 81.0311 and Sec. 81.0312 Formula B: Length plus 2 (height) 6 ~ ~ ~ ~ ~ ! 0 t.:rJ NOTE: All information general. For specific details see the text of the Ordinance f txl �> 'O R2 DISTRICT USE ~ ~ 0 Front (feet) Permitted by Right Single-family dwellings 5000 50 20 Two-family dwellings 6000 55 20 Permitted with Approval Cemeteries Churches Golf courses, swim pools, etc. Group of attached town houses Each town house Neighborhood centers Off-street parking Off-street parking-accessory Open parking lots Parks, playgrounds, etc. Public utility facilities Schools 10000 7000 2000 10000 Section 82.0304 - - 4 14 4 14 70 20 70 - - min. comb. min. comb. Sec. 82.0503 B 20 As determined by Dept. B (end only) 20 - - 20 20 B - Sec. 82.0305 As determined by Dept. - - 15 each 20 As determined by the Department 7000 Multiple-family dwellings Formula A: Side (Formula or feet) 70 70 ~ Min. Yard Requirements Min •. Lot Size Area Width (sq. ft.) (feet) 1' 20 Sec. 82.0314 Max. Rear Height (feet) (feet) 30 35% 30 35 - Max. Coverage (%) 35% - Sec. 82.0301 45 35% 30 35 35% - - 30 30 35 35% - - 30 30 35 45 - t, - - Other Requirements 35% 35% - Sec. Sec. Sec. Sec. ~0 82.0304 82.0305 82.0306 82.0504 ~ a:: 1-4 C') :::c 1-4 0 Sec. 82.0311 and Sec. 82.0312 Sec. 82.0314 > z Formula B: Length plus 2 (height) Length plus 2 (height) 15 6 NOTE: All information general. For specific details see the text of the Ordinance ~ '-· - · .....-c _, --\ . -. ....-0 ... -- IIIIJ 1111m �-1- -- - ... ~ -. . ... ~ ..... --, ---, --, ----, --a R3 DISTRICT Minimum Lot Size Min. Yard Requirements -- Area Width (sq . ft .) (feet) USE Permitted by Right Single-family dwellings GI) GI) I-' Two-family dwellings Group of attached town houses Each town house Multiple-family dwellings (less than 50 % efficiency) Home occupations Homes, centers, or schools for children Churches Libraries or museums Schools Neighborhood centers Golf courses, swim pools, etc. Side Front (Formula (feet) or feet) 5000 50 20 6000 55 20 7000 70 20 2000 20 20 4 min. 14 comb. 4 min. 14 comb. A (end only) - Rear (feet) Max . Height (feet) Max. Coverage 30 35 35% 30 35 35% 30 - (%) Max. FAR - Min. RSR .70 30 0 7000 - 70 20 - - A - 30 - - - 7000 10000 10000 10000 7000 70 70 70 70 70 20 20 20 20 20 B B B B B 30 30 30 30 30 - - -Section 83.0501 - .70 .12 - - .70 .70 .70 .70 .70 - - - - - - - tzj ~ Sec. 83.0105 ,::, 0 ~ ~ z ..... z - 0 0 ,::, 0 ..... z ~ n tzj Formula A: Len(!h 2lus 2 (hei1ht) 15 F.A.R.: Floor Area Lot Area Formula B: Len(!h Elus 2 (hei1ht) 6 R.S.R.: Recreational Space Floor Area NOTE: All information general. For specific details see the text of the Ordinance. ? 1' tJ, �> 'ti R3 DISTRICT (continued) 1' t,:I Minimum Lot Size Min. Yard Requirements Area (sq. ft.) (feet) USE ~ ~ ~ Permitted with Approval Cemeteries Fire or police stations Fraternity or sorority houses Multiple-family dwellings (50% ~r more efficiencies) Non-profit educational institutions Open parking lots Off-street parking Off-street parking accessory Public Utility Facilities Rooming houses Formula A: Width (feet) - - - - 20 7000 70 20 7000 70 20 7000 70 Rear (feet) or feet) Ma,c. Height (feet) Section 83.0503 Ma,c. Coverage (%) Max. - - FAR Min. RSR 30 - - .70 30 - - .70 A 30 - - .70 .12 B 30 - - .70 Sec. 83.0308 Sec. 83.0306 Sec. 83.0307 15 B - - - - - - - - - - - - - - - - - - - .70 .70 - 7000 Len~h Elus 2 (heiiht) 70 20 20 Other Requirements Sec. 83.0301 - - - 15 Side Front (Formula 15 each A 30 30 t::I ~ ~ B a: 1-1 - - n :x: 1-1 .12 C) Formula B: Len~h Elus 2 (height) F .A.R.: Floor Area Lot Area ~ 6 R.S.R.: Recreational S2ace Floor Area NOTE: All information general. For specific details see the text of the Ordinance l - - - - -- ~ .. �. .i 1111 - - -_., _.., ...... ----.- ---, ---, R4 DISTRICT Minimum Lot Size Area Width (sq. ft.) (feet) USE co co co Permitted by Right Single-family dwellings Two-family dwellings Group of attached town houses Each town house Multiple-family dwellings Rooming houses Fraternity or Sorority Houses Home occupations Homes, centers, or schools for children Churches Libraries or museums Schools Neighborhood centers Open parking lots Min. Yard Requirements Side Front (Formula (feet) or feet) Rear (feet) 5000 50 20 6000 55 20 7000 70 20 2000 20 20 - 30 7000 7000 70 70 20 20 A A 30 30 7000 7000 10000 10000 10000 7000 - 70 - 4 min. 14 comb. 4 min 14 comb. A (end only) 20 - 70 70 70 70 70 20 20 20 20 20 - - B B B B B B - Maz. Maz. Height Coverage (feet) (%) Maz. FAR 30 35 35% 30 35 35% 30 - - 1.00 - - 1.00 1.00 30 30 30 30 30 30 - - - - 1.00 1.00 1.00 1.00 1.00 1.00 Min. RSR Other Requirements t:, t:rJ .10 .10 ""3 :x, 0 - - Sec. 84.0107 ~ N 0 z z0"'"' - - 0 :x, - t:, Sec. 84.0110 "'z"' > z (j Formula A: Lenl!h elus 2 (heiKht) 15 F.A.R.: Floor Area Lot Area Formula B: Lenl!h elus 2 (hei~ht) t:rJ 6 R.S.R.: Recreational Seace Floor Area NOTE: All information general. For specific details see the text of the Ordinance > '0 ~ t:J:l �,,,,► R4 DISTRICT (continued) a:, Minimum Lot Size Min. Yard Requirement, Ma%. Coverqe Nu. (feet) Mu. Heisht (fNt) (%) FAR - 1.00 - 1.00 1.00 1.00 Side Area Width (,q. ft.) (feet) USE Permitted with Approval Fire or police stations Hospitals, nursing, or rest homes Clinics Hotels or motels Non-profit educational institutions Non-profit private clubs Public Utility Facilities ~ Formula A: Rear - 20 15 30 - 7000 7000 7000 70 70 70 20 20 20 B B B 30 30 30 - 7000 70 20 B 30 - - 1.00 7000 70 20 B 30 - - 1.00 - - 20 30 - - 1.00 - Lens!:h 2lus 2 (hei1ht) 15 Front (Fo,mula (feet) or feet) F.A.R.: 15 each Floor Area Lot Area Min, RSR Other RequirerMnt, Sec. 66.0000 Formula B: Length plus 2 (height) 6 I~ i ~ NOTE: All information general. For specific details see the text of the Ordinance l - - - - - i ... - .. �---- - -- - - -.- - - ~ R& DISTRICT Minimum Lot Si,e Area .(,q. ft.) (feet) USE ~ ~ Q"C Permitted by Right Single-family dwellings Two-family dwellings Group of attached town houses Each town house Multiple-family dwellings Clinics Home occupations Homes, centers, or schools for children Rooming house Fraternity or sorority house Non-profit educational institutions Non-profit private clubs Hospitals, nursing or rest homes Churches Formula A: Width Side Front (Formula (feet) or feat) 5000 50 20 6000 55 20 7000 70 20 1800 18 20 7000 7000 70 70 20 20 4 min. 14 comb. 4 min. H comb. A (end only) - A B Rear Mu. Heiaht (feet) (ffft) Max. Coverqe (%) 30 35 35% 30 35 35% 30 - - - - 1.50 1.50 - - 1.50 1.50 .085 1.50 - - 1.50 - 1.50 - - 1.50 1.50 30 30 - - - - 7000 7000 70 70 20 20 B A 30 30 - 7000 70 20 B 30 - 7000 70 20 B 30 - 7000 70 20 B 30 7000 10000 70 70 20 20 B 30 30 - B Mas. FAR Min . RSR Other Requirement, 1.50 30 - Lenath 2lua 2 (hei1ht) 15 Min, Yard Requirement, F.A.R.: Floor Area Lot Area - - - 0 .085 - Sec. 85.0106 - i ~ z~ ~ ~ 2 n~ t.ZJ Formula B: LenJth 2lua 2 (hei1ht) 6 R.8.R.: R.creatlonal sece Floor Ana NOTE: All information general. For apeciflc detaila aee the text of the Ordinance f cc, �> 'O R5 DISTRICT (continued.) 1' tx, Minimum Lot Size Area Width (aq. ft.) (feet) USE Libraries or museuma Schools Neighborhood centers Public utility facilities Open parking lots Permitted with Approval Fire or police stations Hotels or motels Parking structure ~ ~ 10000 10000 7000 70 70 70 - - - - 7000 - 70 - Min. Yard RequirerMnt• Side Front (Formula (feet) or feet) 0) B B B 15 30 30 30 30 - 20 20 20 15 B B 30 30 5 - 20 each 25 - 30 - - - - - F.A.R.: LenS,!h Elus 2 (hei1ht) 15 Mu. Covera,e (%) Mu. Min. FAR RSR - 1.50 1.50 1.50 1.50 - 1.50 1.50 1.50 - - Other RequirerMnt• Sec. 85.0112 Sec. 66.0000 See Section 85.0503 for yard exceptions 1.50 - - Sec. 85.0504 and Sec. 85.0306 t:, ~0 -~ ~ == C") ::i:: 0 Commercial uses in multiple dwellings Formula A: Mu. Height (feet) 20 20 20 20 20 20 2 acres 100 on major per court thoroughfare 3000 per 30 per trailer trailer space space Marinas Trailer courts Rear (feet) - - Sec. 85.0301 Formula B: Lenl!h 2lus 2 (hei1ht) Floor Area Lot Area 6 ' NOTE: All information general. For specific details see the text of the Ordinance l - i---. I- - - ... ,_.., .I 111111P �_,-- -- - - ~ -- -- · ~ R6 DISTRICT Minimum Lot Size Area Width (sq. ft.) (feet) USE CA) CA) -.,J Permitted by Right Group of attached town houses Each town house Multiple-family dwellings Clinics Home occupations Rooming houses Fraternity or sorority houses Non-profit educational institutions Homes, centers, or schools for children Hospitals, nursing, or rest homes Non-profit private clubs Open parking lots Formula A: Min. Yard Require~nts Side Front (Formula (feet) or feet) Rear (feet) 7000 70 20 1800 18 20 7000 7000 70 70 20 20 - - - 7000 70 20 A 30 70 20 B 30 7000 7000 70 20 A (end only) A B - B 30 30 30 - 30 70 20 B 30 7000 70 20 B 30 - Lenl!:h 2lus 2 (hei1ht) 15 70 20 - B - Ma%. Coverage (%) Ma%. - - 2.00 - - 2.00 2.00 2.00 .07 - 2.00 - 2.00 - 0 - 2.00 - 0 FAR Min. RSR Other Require~nt• 30 7000 7000 Mu. Height (feet) 30 - - - F.A.R.: Floor Area Lot Area - - 2.00 2.00 - .07 - Sec. 86.0104 t:, ~ ~ 0 ~ N zz ~ Sec. 86.0111 z>~ z Formula B: Lenl!!! 2lus 2 (hei1ht) (j t;lj 6 R.S.R.: Recreational Seace Floor Area NOTE: All information general. For specific details see the text of the Ordinance f 0.:, L �,, ► "O R6 DISTRICT (continued.) IJ' Minimum Churches Detached rectories, parsonages, or parish houses Libraries or museums Schools Public utility facilities Neighborhood centers Commercial uses in multiple dwellings Permitted with Approval Fire or police stations Marinas Hotels or motels Parking structure OJ Side Front (Formula (feet) or feet) Rear (feet) Mu. Heicht (feet) Mu. Couera1e (%) Mu. FAR 2.00 70 20 B 30 - - 5000 50 20 30 35 35% 10000 10000 70 70 20 20 4 min. 14 comb. B B 30 30 - - 7000 -70 20 20 15 B 30 30 - - 2.00 2.00 - - - - - - - - 30 - - 2.00 20 20 20 20 5000 50 20 6000 55 20 Formula A: LenJth plua 2 (hei1ht) 16 Min. Yard Requirement• 10000 - -70 7000 - - Single-family dwellings Two-family dwellings ~ Sue Area Width <•q. ft.) (feet) USE ~ ~ Lot F.A.R.: 15 20 each B B 4 14 4 14 -30 5 min. comb. min. comb. - 30 35 35% 30 35 35% Floor Area Lot Area Min. RSR Other Requirement• 2.00 2.00 Sec. 86.0113 ~ - 2.00 2.00 ; 0 See Section 86.0503 for yard exceptions ~ = 5 ~ Formula B: Lenlth plus 2 (hei1ht) 6 NOTE: All information general. For 1peciflc detaila aee the text of the Ordinance i ~ I ;· I - - ·- - - - - I.R �APPENDIXC ORDINANCE FOR THE PRESERVATION OF HISTORIC LAND MARKS AND DISTRICTS* DIVISION 1. GENERALLY (2) The deterioration of roofs or other horizontal members; Sec. 25-2-1. Purpose. (3) The deterioration of exterior chimneys; Historic preservation is declared to be a public purpose, and the city may regulate the construction, reconstruction[,] alteration, repair, moving and demolition of historic and architecturally significant structures within the limits of the city as provided in this article. The purposes of this article are to: ( 4) The deterioriation of exterior plaster or mortar; (5) The ineffective weatherproofing of exterior walls, roofs and foundations, including broken windows and doors; or (6) The serious deterioration of any documented exterior architectural feature or significant landscape feature which in the judgment of the commission produces a detrimental effect upon the character of the district. (1) Safeguard the hearitage of the city by I I I I I I I I preserving areas in the city which reflect elements of its cultural, social, spiritual, economic, political, engineering or architectural history; (2) Stabilize and improve property values in such areas; (3) Foster civic beauty and community pride; ( 4) Strengthen the local economy; and (5) Promote the use of historic districts for the education, pleasure and welfare of the citizens of the city, the state and of the United States of America. (Code 1964, § 28A-1-l) Sec. 25-2-2. Dermitions. The following words and phrases, when used in this article, shall have the meanings respectively ascribed to them: Demolition shall include "demolition by neglect," which shall mean neglect in the maintenance, repair or security of a site, building or structure, resulting in any of the following conditions: (1) The deterioration of exterior walls or other vertical supports; I I I Design treatment levels are categories of standards used by the historic district commission as general guides in the determination of appropriateness of proposed "work" within an historic district. One- or more of these categories shaII be selected for each historic district at the time of designation by the process as described in section 25-2-40. The design treatment levels are as follows: (1) Restoration. Bringing back into a former or unimpaired state or condition which existed at a date prescribed by the ordinance establishing the district. Authenticity of a restoration would require the removal of incompatible exterior elements and the replacement of all damaged or deteriorated elements with replicas of the same design and materials. A restoration design treatment level shall not be assigned without the written consent of the owner of the affected property at the time of designation. A permit applicant shall be responsible for documenting the •Editors note-This ordinance baa also been codified in the Detroit Code. The section numbers of the new code, as yet unadopted aa of this printing, were used herein. 353 �I App. C, § 25-2-2 (6) Rhythm of entrance and/or porch projections; authenticity of proposed "work" to the satisfaction of the historic district commission. (7) Relationship of materials; (2) Rehabilitation. Putting back in good condition. This would not require the removal of all nonoriginal materials, but would encourage the removal of nonoriginal materials which are incompatible with the defined elements of design for the particular structure and district. The design of new construction or alteration would not require a duplication of the original design and construction, but must be compatible with the existing structures and the districts defined elements of design. The use of original materials or construction techniques would be encouraged but contemporary methods and materials would also be acceptable when compatible with the defined elements of design for the district. (8) Relationship of textures; (9) Relationship of colors; (10) Relationship of architectural details; (11) Relationship of roof shapes; (12) Walls of continuity; (13) Relationship of significant landscape features and surface treatments; (14) Relationship of open space to structures; (15) Scale of facades and facade elements; (16) Directional expression of front elevations; (17) Rhythm of building setbacks; (18) Relationship of lot coverages; (3) Conservation. Giving new life and making vital by cleaning, repairing or replacing of worn, cracked, or broken parts with compatible materials or protecting from blight or deterioration through normal maintenance. The use of contemporary building methods or materials would be acceptable if they are compatible with the defined elements of design for the district. (19) Degree of facades; the (22) General environmental character. Historic district means a district designated by the city council for the purposes of this article. An historic district shall include an area or group of areas, sites, buildings structures, or archeological sites of particular historic or architectural significance to the city, the state or to the United States of America. Such areas, sites, buildings, structures, or archeological sites may be either publicly or privately owned. These districts, including significant landscape features, surface textures and street furniture located thereon, need not have contiguous boundaries. The following criteria shall be used for evaluation of proposed historic districts: (2) Proportion of buildings front facades; within within (21) Symmetric or asymmetric appearance; (1) Height; of openings complexity (20) Orientation, vistas, overviews; Elements of design are the characteristic relationships of the various features within an historic district which are significant to the appearance of the district, elements of design to be defined for each historic district are: (3) Proportion facades; I DETROIT, MICHIGAN the (4) Rhythm of solids to voids in front facades; (1) Sites, buildings structures or archeological sites where cultural, social, spiritual, economic, political or architectural history of the community, city, state, or (5) Rhythm of spacing of buildings on streets; 354 ., I I I I I I I I �DETROIT ZONING ORDINANCE (1) West Canfield District, (1970 J.C.C. 1672-73); nation is particularly reflected or exemplified; I I f I I I I I I I I I J I App. C, § 25-2-4 (2) Orchestra Hall (1970 J.C.C. 2627); (2) Sites, buildings, structures, or archeological sites which are identified with historic personages or with important events in community, city state, or national history; (3) Indian Village District (1971 J.C.C. 1374-75); (4) St. Joseph R.C. Church (1972 J.C.C. 2477-78); (3) Buildings or structures which embody the distinguishing characteristics of an architectural specimen, inherently valuable as a representation of a period, style or method of construction; (5) Detroit Cornice and Slate Building (1972 J.C.C. 1882); (6) Boston-Edison District (1974 J.C.C. 722-23); (4) Notable works of a master designer or architect whose individual genius influenced his or her age; (7) Soldiers and Sailors Monument (1974 J.C.C. 1624-25); (8) Bagley Memorial Fountain (1974 J.C.C. 1625-26). (Code 1964, § 28A-1-14) Historic preservation means the protection, conservation, improvement renovation or reconstruction of historic districts through the implementation of the design treatment levels defined herein. Editor's note-The text of three ordinances amending 1964 Code § 28A-1-14, in order to set out design elements, has been included as§§ 25-2-81- 25-2-83, with the permission of the city, at the discretion of the editor. The ordinances are 424-H, 432-H and 435-H. Subsequently, Ord. No. 491-H was treated in the same manner, and has been set out as§ 25-2-85 at the editor's discretion. Proposed historic district is an area having defined boundaries and which is being considered by the advisory board for recommendation to the city council for designation under section 25-2-4. Sec. 25-2-4. Establishment. (a) Upon the receipt of a request to city council from any person residing: doing business, or owning property in the city to designate an area, structure or site an historic district, the city council, after making a determination that there are reasonable grounds for such a request, may adopt a resolution directing that the historic designation advisory board make an investigation to determine that the proposed district meets the criteria under the provisions of this article (section 25-2-1). (1) After the adoption of a resolution directing the historic designation advisory board to study a proposed historic district, the commission shall, for a period of up to one hundred and eighty (180) days, review all building applications, for informational purposes only and shall inform the applicant of the existence of the request to have the area, structure, site designated an historic district. This review period may be extended by resolution of the city Work means any excavation, new construction or erection of a building, fence, wall, or other structure or significant landscape feature, including pavements. The term also includes any removal of an architectural or significant landscape feature, as well as reconstruction, alteration, a change of surface treatment, a change of color by painting or other means, or any demolition of a structure, a portion thereof, or significant landscape feature. (Code 1964, § 28A-1-2) Sec. 25-2-3. Enumeration. Historic district and landmark designations in effect on the date of enactment of this article, including design treatment level assignments and defined elements of design, shall continue in effect and shall be administered according to the appropriate sections of this article. For reference, these districts and landmarks are: Supp.No.• 355 �I App. C, § 25-2-t feature and its relationship to the historical value of the proposed historic district; council adopted pursuant to subsection (b), below. (2) Upon receipt of evidence demonstrating definite historical or architectural value in a proposed historic district, the city council may, at its discretion, adopt a resolution of interim historic district designation, requiring that all applications for permits for demolition, partial demolition, or the removal of significant architectural or landscape features within the proposed historic district be referred to the commission as provided for in section 25-2-20. For a period of one hundred and twenty (120) days after adoption and such a resolution, the commission shall review permit applications for demolition, partial demolition, or the removal of significant landscape features within such proposed historic districts with the same powers which would apply if the proposed historic district were a designated historic district, notwithstanding provisions to the contrary elsewhere in this chapter. After the expiration of the one hundred and twenty ( 120) day period following adoption of such a resolution, the commission review shall be for informational purposes only, as provided in subsection (a)(l), above, and section 25-2-27, except that, if the historic designation advisory board submits to the city council a final report recommending designation of the proposed historic district within the one hundred and twenty (120) day period for commission review and approval, then the one hundred and twenty (120) day period shall be extended until city council has completed its consideration of the proposed historic district. In reviewing permits for demolition, partial demolition, or the removal of significant architectural or landscape features in proposed historic districts, the commission shal! use the following criteria: a. I DETROIT, MICHIGAN b. The relationship of the exterior architectural features or landscape features to the remainder of the structure, site, or area forming the proposed historic district; c. Any other factor, including aesthetic, which the commission deems to be pertinent; d. The provisions of section 25-2-22. (b) The historic designation ac!visory board shall prepare and transmit a preliminary report to the city council, historic district commission, planning department, and city planning commission. Copies shall also be sent to the state historical commission, the state historical advisory council and, if any part of an urban renewal district is under consideration for designation, the citizens district council for that district. Not sooner than sixty (60) days after the transmittal of the preliminary report, the advisory board shall conduct a public hearing after due notice as provided in section 25-2-40. Thereafter, it shall submit its final report to the city council for consideration. The advisory board shall forward with its final report to the city council any written comments or recommendations received. The city council shall act on a proposed designation within one hundred eighty (180) days after adoption of the resolution directing the advisory board to make an investigation of same; provided, that the city council may, by resolution, extend the time for consideration of a proposed designation and for building permit review beyond one hundred eighty (180) days. (c) The city council shall establish historic districts by ordinance. City zoning maps shall reflect established historic designations. When establishing any new historic district, the city council shall certify that the designation is consistent with the master plan. In all historic district designations, the boundaries and design treatment levels shall be specified. Historic district designations shall also The architectural or historical value and significance of the structure or Supp.No.4 356 I .. I I I I I I I I I I �DETROIT ZONING ORDINANCE be filed with the register of deeds by the city clerk. (Code 1964, § 28A-1-3; Ord. No. 268-H, § 1, 7-19-78) I I I I I I I I I Supp.No.4 356.1 App. C, § 25-2-4 �DETROIT ZONING ORDINANCE Sec. 25-2-5. Consideration features. of interior The historic district commission may consider interior features only if specifically authorized to do so in the ordinance designating the historic district. (Code 1964, § 28A-1-7) Sec. 25-2-6. Ordinary repairs permitted. Nothing in this article shall be construed to prevent ordinary maintenance or repair of any structure within any historic district. Ordinary maintenance or repair shall mean any maintenance or repair not defined as "work" herein. (Code 1964, § 22A-1-8) Sec. 25-2-7. Effects of projects on districts. I I I I I I I I I (a) The head of any city agency having direct or indirect jurisdiction over a proposed city or city-assisted physical development project and the head of any city agency or authority or corporation established by the city having power to finance, license, permit, authorize or contract for any physical development project shall, prior to authorization or approval, take into account the effect of the proposed project on any designated or proposed historic district. If the proposed project is within or immediately adjacent to a designated or proposed historic district, the responsible agency or authority or corporation shall so advise the historic district commission and shall comply with all reasonable requests of the commission for information on the proposed project. The commission shall determine the demonstrable effects of the proposed project and report same to the mayor and city council within sixty (60) days of being advised of the proposed project by the responsible agency, authority or corporation. Nothing in this section shall be construed to require a delay or interruption in project activities pending completion of the commission's review and report. However, nothing in this section shall be construed to diminish the rights and powers held by the mayor and city council with respect to such project activities. App. C, § 25-2-9 (b) A city financed, licensed, permitted, authorized or contracted physical development project shall be considered to have a demonstrable effect on a designated or proposed historic district when any condition of the project creates a change, beneficial or adverse, in the quality of the historical, architectural, archaeological, social, or cultural character that qualified the property for designation as an historic district or may qualify the property for designation as an historic district. Generally, adverse effects occur under conditions which include: (1) Destruction or alteration of all or part of a property; (2) Isolation from or alteration of its surrounding environment; (3) Introduction of visual, audible, or atmospheric elements that are out of character with the property and its seting; (4) Transfer or sale of a city-owned property without adequate conditions or restrictions regarding preservation, maintenance, or use; and t5) Neglect of property resulting in its deterioration or destruction. (Code 1964, § 28-1-10) Sec. 25-2-8. Withdrawal of designation. When an area is designated an historic district, the designation may not be withdrawn without the consent of a majority of the property owners within the district. (Code 1964, § 28A-1-15) Sec. 25-2-9. Subjects of budgeting. There may be appropriated in the annual budget a sum of money which may be expended for historical and architectural preservation for or in connection with: (1) The preparation of surveys of buildings and structures in the city; (2) The restoration, rehabilitation, or preservation of buildings or structures of historical or architectural significance; �App. C, § 25-2-9 DETROIT, MICHIGAN (3) The acquisition by purchase or condemnation of properties, structures, easements or other rights, provided the city council determines that ownership is in the public interest. The historic district commission shall make recommendations to the city council on such historic properties to be acquired. The city shall be responsible for the maintenance of historic properties so acquired. Properties, structures, easements or other rights acquired hereunder may be sold or transferred upon the recommendation of the commission and the approval of the city council; historic district is being demolished by neglect, the commission, on its own initiative, and to insure that the structure shall be preserved and protected in consonance with the purposes of this article, may: ., (1) File a petition with the department requesting that the department require the correction of defects or necessary repairs of the structures; or I (2) File a petition with the community and economic development department requesting that the community and economic development department, after notice to the property owner and an opportunity for a hearing before a disinterested hearing officer, cause the necessary corrections or repairs to be made and the cost, if not paid promptly by the property owner, to be reported to the board of assessors for levy as a special assessment against the property. (4) Staff support approriate for the implementation of this article; (5) Training for all staff and public officials responsible for the implementation of this chapter especially to provide the technical knowledge of the principles, practicality and cost of historic preservation; (b) In addition to other enforcement rights created by this article, the requirements of an historic district may be enforced upon the complaint of any property owner or association of property owners within the district. (6) Programs of special assistance to property owners in designated and proposed historic districts in restoring[,] rehabilitating or conserving their property where property owners lack means to undertake such work without assistance; (c) Any person or organization performing work within a designated historic district prior to the issuance of the required building permit or contrary to conditions specified in any permit issued for work within a district shall, upon conviction, be subject to a five hundred dollar ($500.00) fine. The historic district commission may require that conditions created by violations of this article be remedied in conformance with the requirements for the district. (7) Programs of general assistance to property owners in designated and proposed historic districts, including but not limited to education, consultation, research assistance and assistance in locating contractors offering unique services required in historic preservation work; (8) Programs to recognize property owners historic preservation achievements, including but not limited to the award of certificates or plaques for display by property owners. (Code 1964, § 28A-1- (d) In cases where there is imminent danger of the loss of a designated historic structure, site, etc., the historic district commission may request the law department to seek such injunctive relief as it deems necessary and appropriate to preserve the structure, site etc. (Code 1964, § 28A-1-9) 11) Sec. 25-2-10. Enforcement. (a) If it is determined by the historic district commission that a structure in an 358 I I I I 1 �I I I I I I I DETROIT ZONING ORDINANCE App. C, § 25-2-22 commission to determine the appropriateness of the proposed "work" shall be submitted to the commission by the applicant. (Code 1964, § 28A-1-6) Sec. 25-2-11. Severability. It is hereby declared to be the legislative intent that the various provisions of this article are separable, in accordance with the following: Sec. 25-2-20. Considerations for approval by historic district commission. (1) Provisions held invalid: If a court of competent jurisdiction finds any provision of this article invalid or ineffective in whole or in part, the effect of such decision shall be limited to that provision which is expressly stated in the decision to be invalid or ineffective, and all other provisions of this chapter shall continue to be separately and fully effective. The historic district commission _s hall approve a building permit application for work which it determines to be appropriate in a designated historic district. In reviewing plans for the issuance of a certificate of appropriateness, the commission shall, in relation to the design treatment levels and the defined elements of design for the historic district, give consideration to: (2) Applications of provisions held invalid: If a court of competent jurisdiction (1) The historical or architectural value and significance of the structure and its relationship to the historical value of the surrounding area; finds the application of any provision of this article to any building, structure, or tract of land to be invalid or ineffective in whole or in part, the effect of such decision shall be limited to the party and property immediately involved in the controversy and shall not affect any other party or property. (Code 1964, § 28A-1-13) (2) The relationship of the exterior architectural features of such structure to the remainder of the structure and to the surrounding area; (3) The general compatibility of the exterior design, arrangement texture, and materials proposed to be used; Secs. 25-2-12-25-2-17. Reserved. (4) Any other factor, including aesthetic, which the commission deems to be pertinent. (Code 1964, § 28A-1-6) DIVISION 2. WORK PERMIT Sec. 25-2-18. Required. Sec. 25-2-21. Emergency issuance. Before work commences within an historic district or proposed historic district, an application for a building permit shall be submitted to the building department and no work shall begin before the issuance of a building permit. (Code 1964, § 28A-1-6) If it is determined by the director of the building department that work is immediately necessary for the protection of public health and safety, the department may issue a building permit for the necessary "work" and shall immediately notify the historic district commission of that action. (Code 1964, § 28A-1-6) Sec. 25-2-19. Application. Upon receipt of a building permit application under this division, the building department shall, within seven (7) calendar days, forward the same, together with all plans and specifications relative thereto, to the historic district commission. All plans, elevations, and other information deemed necessary by the Sec. 25-2-22. Conditions required to perform work affecting exterior appearance. Pursuant to Michigan Public Act No. 169 of 1970, as amended [MCL 399.201 et seq., MSA 359 �App. C, § 25-2-22 DETROIT, MICHIGAN 5.3467(1) et seq.], an application for work affecting the exterior appearance of an historic structure shall be approved by the historic district commission if any of the following conditions prevail and if, in the opinion of the commission, the work will materially improve or correct these conditions: a general description of the nature of the work proposed. (Code 1964, § 28A-1-6) Sec. 25-2-24. Determinations of historic district commission. For work in designated historic districts, within sixty (60) calendar days after receipt of the application by the historic district commission, or within such further time as the applicant approves in writing, the commission shall determine: (1) The structure constitutes a hazard to the safety of the public or the occupants; (2) The structure is a deterrent to a major improvement program which will be of substantial benefit to the community. Substantial benefit shall be found only if the improvement program includes adequate funding commitments and is otherwise feasible; (1) Whether the proposed work will be (3) Retention of the structure would cause undue financial hardship to the owner. Undue financial hardship shall be found only if the owner has made all reasonable efforts to avoid financial hardship, including sale of the structure, for a period of one year minimum; Sec. 25-2-23.. Public hearing. In cases of structure additions, demolitions, or new construction in a designated historic district, the historic district commission shall conduct a public hearing. The commission may also conduct a public hearing on other historic preservation matters for informational purposes. All notices of public hearings shall be mailed to the applicant, all persons to whom any real property within three hundred (300) feet of the premises in question assessed, and the occupants or building managers within three hundred (300) feet of the premises. The commission shall conduct a public hearing no sooner than ten (10), nor more than twenty (20) calendar days from the time the notice is mailed. Such notice shall include the time and place of the hearing and I I I (2) Whether the proposed work will be 1 (3) Whether the proposed work will be inappropriate according to the design treatment levels and defined elements of design for the historic district, in which case the commission will issue a denial. (Code 1964, § 28A-1-6) Sec. 25-2-25. Commission approval forwarded to building department. If the historic district commission determines that a certificate of appropriateness or a notice to proceed should be issued for work in a designated historical district, the com mission shall immediately forward its decision, together with the building permit 360 ., appropriate according to the design treatment level and defined elements of design for the historic district, in which case the commission will issue a certificate of appropriateness; or inappropriate according to the design treatment levels and defined elements of design for the historic district, but is without substantial detriment to the public welfare and without substantial derogation from the intents and purposes of this article, and where denial of the application will result in undue financial hardship to the applicant, in which case the commission may, in lieu of a certificate of appropriateness, issue a notice to proceed; or (4) Retention of the structure would not be in the interest of the majority of the community. (Code 1964, § 28A-1-6) I I I �DETROIT ZONING ORDINANCE department ( ex officio) and the director of the historical department (ex officio). An ex officio member may designate another member of his or her staff to fill his or her position. The remaining nine (9) permanent members of the advisory board shall be appointed by the City Council and shall include one (1) Representative from any existing historical preservation society (including, but not limited to, historic district associations). (Code 1964, § 28A-1-4) application, plans and specifications to the building department. (Code 1964, § 28A-1-6) Sec. 25-2-26. Denial. I I I I I I I I I I , , I App. C, § 25-2-37 If the historic district comm1ss1on determines that a denial should be issued for work in a designated historic district, it shall forthwith spread upon its records the reasons for such determination and may include an appropriate alternative proposals. Thereupon, the commission shall notify the applicant and the building department of such determination, transmitting to each a copy of the reasons and any alternatives suggested by the commission. The department, upon receipt of the commission's report, shall be bound by the commission's determination and deny the applicant a building permit for the proposed work. (Code 1964, § 28A-1-6) Sec. 25-2-36. Ad hoc members. The city council shall establish an historic designation advisory board. (Code 1964, § 28A-1-4) Two (2) ad hoc members shall be appointed to the historic designation advisory board to represent each proposed historic district under consideration. Ad hoc members shall have voting privileges only on matters concerning the area they represent. Ad hoc members shall be property owners, residents or other persons having a demonstrated special affiliation with the area under consideration. When only a single structure or site constitutes the proposed historic district, at least one of the ad hoc members shall be an owner, or part owner of the structure or site. An owner or part owner so appointed may designate a person to represent the owner or part owner on the board. Ad hoc members must be residents of the city except in a case where no resident is available to represent the ownership interest as required herein, in which case a nonresident may serve. The ad hoc members shall be appointed within twenty-one (21) days from the date of city council action authorizing the advisory board to conduct a study of the proposed district. (Code 1964, § 28A-1-4) Sec. 25-2-35. Composition. Sec. 25-2-37. Terms. All members of the historic designation advisory board shall be residents of the city. Thirteen (13) members of the advisory board shall be permanent members with full voting privileges. Four (4) of the permanent members shall be the director of the city planning commission (ex officio), the director of the planning department (ex officio), the director of the community and economic development Appointments of permanent members of the historic designation advisory board shall be for three (3) years on a staggered term basis. Terms of ad hoc members shall terminate at the time of designation or the termination of consideration of their area for designation as an historic district. Permanent members shall be eligible for reappointment. (Code 1964, § 28A-1-4) Sec. 25-2-27. Review of applications in proposed districts for informational purposes. The historic district commission's review of permit applications for work in proposed historic districts shall be for informational purposes only. (Code 1964, § 28A-1-6) Secs. 25-2-28-25-2-33. Reserved. DIVISION 3. HISTORIC DESIGNATION ADVISORY BOARD Sec. 25-2-34. Establishment. 361 �App. C, § 25-2-38 DETROIT, MICHIGAN Sec. 25-2-38. Removal of appointed members. and/or by executive branch agencies, upon the request of the advisory board. The advisory board also may utilize the services of volunteer consultants and paid consultants, within the limits of available funding. (Code 1964, § 28A-1-1) Appointed members of the historic designation advisory board shall be removable only for cause. (Code 1964, § 28A-1-4) Sec. 25-2-39. Filling of vacancies. Sec. 25-2-42. Reports and hearings. Vacancies for the unexpired term of an appointed position on the historic designation advisory board may be filled by appointment by the city council. (Code 1964, § 28A-1-4) (a) The historic designation advisory board shall conduct studies, research proposed historic districts, and submit a final report to the city council after thorough evaluation, there by ascertaining the significance of a proposed historic district. The advisory board's preliminary report shall contain the location, boundaries, and a statement of significance for the proposed historic district and may be reviewed by those agencies specified in section 25-2-4(b). Sec. 25-2-40. Meetings. The historic designation advisory board shall conduct regularly scheduled meetings. All meetings of the advisory board shall be open to the public. A majority of members serving and eligible to vote shall constitute a quorum with respect to matters before the advisory board. Notices of meetings, including an agenda of matters to be considered shall be mailed to all known property owner organizations, community organizations and citizens district councils in any area to be considered for designation at such meetings. Notices of all meetings, including an agenda of matters to be considered, shall be mailed to any existing historical preservation societies in the city (including but not limited to, any historical district associations), the mayor, the city council, the city planning commission, the planning department, the community and economic development department, the historical department and the historic district commission. Interested persons shall be given reasonable opportunity to be heard on any matter before the advisory board before it reaches a decision. The advisory board shall keep a record, which shall be open to public view, of its resolutions, proceedings and actions. (Code 1964, § 28A-1-4) (b) The historic designation advisory board shall conduct a public hearing on a proposed historic district designation after due notice to all taxpayers of record and other property owners of record in the proposed historic district, at which time the requirements, procedure, standards, and responsibilities of historic district designation shall be generally explained. (c) The historic district advisory board's final report to the city council shall contain the recommendation of the advisory board and a draft of the proposed ordinance establishing the new historic district including the design treatment levels and the definitions of the elements of design. (Code 1964, § 28A-1-1) Sec. 25-2-43. Listing of potential districts. The historic designation advisory board shall also maintain a current listing of potential historic districts and a brief statement of significance for each. Such listing shall be made available to the city planning commission and the planning department for consideration relative to the city master plan: Such listings also shall be made available to the community and economic development Sec. 25-2-41. Staff and assistance. The historic designation advisory board shall be provided with reasonable staff assistance by assignment of independent staff and/or by the city planning commission 362 I I ., I I I I l �DETROIT ZONING ORDINANCE I I I I I I I I I I I App. C, § 25-2-55 department and the historical department. (Code 1964, § 28A-1-1) the position, in the same manner as the original appointment. (Code 1964, § 28A-1-5) Secs. 25-2-44-25-2-49. Reserved. Sec. 25-2-55. Powers and duties. Except as otherwise provided, the historic district commission shall be responsible for the implementation and administration of this article; this responsibility sha:J include the following powers and duties: DIVISION 4. HISTORIC DISTRICT COMMISSION Sec. 25-2-50. Established. (1) As provided by section 25-2-4(b), review historic designation advisory board reports and recommendations concerning proposed historic districts in relation to the city's officially adopted master plan, the practical budgetary effects on city resources, legal implications for the owners, residents and the city, and the historical and architectural values of the district. Upon completion of any such review, the commission may submit its recommendation to the city council regarding the proposed historic district designation, design treatment levels, and elements of design; a copy of any such recommendation also shall be transmitted by the commission to the advisory board; An historic district commission is hereby established. (Code 1964, § 28A-1-5) Sec. 25-2-51. Composition. The historic district commission shall be composed of seven (7) members. Members shall be appointed by the mayor, subject to the approval of the city council. Members shall reside in the city. The membership shall include at least one architect duly registered in the state, with experience in historic preservation, selected from a list prepared by the local chapter of the American Institute of Architects, and at least two (2) members selected from lists of citizens submitted by a duly organized and existing historical preservation society or societies (including, but not limited to, historic district associations). (Code 1964, § 28A-1-5) (2) Review building permit applications as provided in sections 25-1-18 et seq. [,] and 25-2-4(a) for designated historic districts and proposed historic districts respectively; Sec. 25-2-52. Terms of members. Appointments to the historic district commission shall be for three (3) years on a staggered term basis and shall expire on the fourteenth day of February; initial terms may be for less than three ( 3) years to satisfy the staggered term and expiration date requirements. Members shall be eligible for reappointment. (Code 1964, § 28A-1-5) (3) Request that the building department require the correction of defects or repairs on buildings in designated historic districts as provided in section 25-2-lO(a); (4) Review all city licensed or funded physical development projects affecting designated or proposed historic districts or which may have demonstrable effects on designated or proposed historic districts as provided in section 25-2-7; Sec. 25-2-53. Removal of members. Members of the historic district commission shall be removable only for cause. (Code 1964, § 28A-1-5) (5) Conduct regularly s~heduled meetings. All meetings of the commission shall be open to the public. A majority of members serving shall constitute a Sec. 25-2-54. Filling of vacancies. Vacancies on the historic district commission shall be filled, for the unexpired term of 363 �I App. C, § 25-2-55 I DETROIT, MICHIGAN Sec. 25-2-56. Participation in meetings by other departments and agencies. quorum. Notices of meetings, including an agenda of matters to be considered, shall be mailed to all known property owner organizations, community organizations and citizens district councils in any area where an advisory board designation proposal is under review or in any designated district where a permit application is to be considered at such meetings. Notices of all meetings, including an agenda of matters to be considered, shall be mailed to any existing historical preservation societies in the city (including but not limited to, any historic district associations), the mayor, the city council, the historic designation advisory board, the building department, the city planning commission, the planning department, the community and economic development department and the historical department. Interested persons shall be given reasonable opportunity to be heard on any matter before the commission before it reaches a decision. The commission shall keep a record, which shall be open to public view of its resolutions, proceedings and actions; The directors (or designees thereof) of the building department, the planning department, the community and economic development department and the historical department shall have the right to participate in meetings of the historic district commission on the same basis as members except that these officers (or their designees) shall not have voting rights on any matter taken up by the commission, including matters of procedure, and shall not be counted as members for any purpose. (Code 1964, § 28A-1-5) Sec. 25-2-57. Staff. (a) Adequate staff for the historic district commission shall be provided by the city's community and economic development department or such other departments as the mayor may designate. (b) The historic district commission may delegate to its staff such responsibility and authority as it determines will be appropriate to carry out routine enforcement activities. (Code 1964, § 28A-1-5) (6) Advise the City Council and other city agencies in the administration of any gifts, purchase or sale of property, administration of a loan and grant program or tax incentive program, or any other program concerning historic preservation. Sec. 25-2-58. Appeal of decisions. Any person aggrieved by a decision of the historic district commission shall have the same rights of appeal concerning the decision as is granted to an applicant aggrieved by a decision of the board of zoning appeals. (Code 1964, § 28A-1-12) (7) Promulgate guidelines defining documentation requirements for "work" in designated districts. Secs. 25-2-59-25-2-64. Reserved. (8) Make periodic inspections of all designated districts for violations of this chapter. DIVISION 5. DISTRICTS DESIGNATED (9) Make available, without charge to the public, copies of the designation, design treament level assignment and defined elements of design for any designated district. (Code 1964, § 28A-1-5) Sec. 25-2-65. Engine House No. 11 Historic District. (a) An historic district to be known as the Engine House No. 11 Historic District is 364 I .. I I I �DETROIT ZONING ORDINANCE ( 4) Rhythm of solids to voids in front hereby established, in accordance with the provisions of this article. facade. Openings are much larger in relation to wall surface in the center bay; openings in the center bay are paired doors or paired windows, while openings elsewhere are single elements. (b) The boundaries of the Engine House No. 11 Historic District are as shown on the map on file in the office of the city clerk, and shall be the same as the boundaries of the building lot on which the building stands, which is described as follows: I I I I I I I I I I App. C, § 25-2-65 (5) Rhythm of spacing of buildings on streets. Inapplicable due to single building district. Lot 11 of Block 1 of the Subdivision of the Gabriel Chene Estate of the Chene Farm. (6) Rhythm of entrance and/or porch pro- (c) The design treatment level of the Engine House No. 11 Historic District shall be rehabilitation, as provided for in section 25-2-2. (7) Relationship of materials. The building jections. Inapplicable due to single building district. makes use of red brick, stone, wood, and asphalt shingle in providing contrast of materials. The asphalt replaces slate, which would be more satisfactory on this building. All brick, stone, and wood surfaces are painted, which reduces contrast of materials. (d) The defined elements of design, as provided for in section 25-2-2(e) shall be as follows. Reference will be made to photographs on file in the office of the city clerk. (1) Height. The building proper is twoand-one half (2½) stories high. The tower was originally higher. (8) Relationship of textures. The plain cut mortar joints provide regular, low relief pattern to the surface; the stone provides accents with smooth surface and an occasional large-scale molded surf ace; the wood provides the characteristic surface of wood, smooth but slightly textured due to grain. A slate roof like the original would provide better textural contrast than the asphalt shingles. (2) Proportion of building's front facade. The facade as originally designed was a vertical composition, with a basic division into three (3) sections, a wide center bay and two (2) narrow side bays. The center bay was further subdivided at first and second floor levels by brick piers di vi ding the equipment doors at ground level and the windows at the second floor level. Verticality is emphasized by the tall gable surmounting the central bay. The removal of the central brick pier at the first floor level and portions of the side piers of the central bay to install new doors in 1916 resulted in a lessening of the vertical emphasis, since the doors and their frames are a horizontal element. (9) Relationship of colors. The red-painted brick and the cream-colored stone and wood provide the basic color contrast. This paint relationship has been traditional for fire houses for many years, and should not be altered except on the basis of professional analysis to determine the original state. The dark grey-black of the roof is another contrast, perhaps close to that provided by the original slate. (3) Proportion of openings within the facades. Window and doors are tall and narrow, in keeping with the date and style of the building. The original equipment doors, framed by the brick piers, were also taller than wide. (10) Relationship of architectural details. The brickwork is simply laid, with detail in the bricklaying restricted to the three piers of the front facade, and a course above the third floor windows 365 �App. C, § 25-2-65 DETROIT, MICHIGAN (19) Degree of complexity within the facade. The facade is simple, and the elements within it are relatively simple in design for the period. of the tower. The brickwork in these areas is not elaborate. The stonework contains an occasional molding. The fine detail is restricted to the pilasters between the paired windows on the second floor front, and the cornice. In general, this is a very simple building, and the cornice is the major area of detail. (20) Orientation, vistas, overview. Not applicable. (21) Symmetric or asymmetric appearance. The building is symmetrical; the tower provides an asymmetrical element. (11) Relationship of roof shapes. The main body of the building is surmounted by a high pitched hip roof, intersected by the gable-ended roof surfaces at the front, and a small intersecting roof connecting to the tower. The original tower roof has been removed. (22) General environmental character. This is an urban building in an urban setting; the public character of the building provides contrast with the commercial character of the Gratiot frontage. (Code 1964, § 28A-1-16) (12) Walls of continuity. Inapplicable due to single building district. Sec. 25-2-66. Berry Subdivision Historic District. (13) Relationship of significant landscape features and surface treatments. Because the building is located on a major throughfare, and nearly fills its lot, landscape and surface features are not a major element. There is paving leading to the equipment doors; there are currently no foundation plantings. There is currently a wooden fence between the engine house and the building to the southwest, to prevent access to the side yard. (a) An historic district to be known as the Berry Subdivision Historic District is hereby established, in accordance with the provisions of this article. (b) The boundaries of the Berry Subdivision Historic District are as shown on the map on file in the office of the city clerk, and shall be: (1) On the north, the centerline of East Jefferson Avenue; (14) Relationship of open space to structure. Because of the street pattern in the area, three sides of the building are open to view. There is little land area of importance around the building, minimal side and rear areas being provided by the lot. (2) On the south, the Detroit River; (3) On the east, the Stanton Canal, and a line 148.84 feet from the easterly line of Parkview Drive, and parallel to it; (4) On the west, the westerly boundary of the Joseph H. Berry Subdivision, from East Jefferson Avenue south to Dwight Blvd., and thence westerly and southerly along the north and west boundaries of the property described as: (15) Scale of facades and facade elements. As existing at time of designation. See photographs. (16) Directional expression of front eleva- The South 400 feet of the East 93 feet at right angles to the east line of lots 6 and 7, Albert Crane Subdivision. tion. Vertical. (17) Rhythm of building setbacks. Inapplicable due to single building district. (c) The design treatment level of the Berry Subdivision Historic District shall be conservation, as provided in section 25-2-2. (18) Relationship of lot coverages. Inapplica- ble due to single building district. 366 I I I .. I I �DETROIT ZONING ORDINANCE (6) Rhythm of entrance and/or porch pro- (d) The defined elements of design, as provided for in section 25-2-2 shall be as follows: jections. In the neo-Georgian examples, entrances and porches, if any, are centered on the facade virtually without exception. More freedom exists in other examples; if not centered, the entrance and/or porch is generally part of a balanced composition. (1) Height. Buildings must be two (2) stories plus roof; the walls must not be less than eighteen (18) feet in height. I I I I I I I I I '- App. C, § 25-2-66 (2) Proportion of buildings' front facades. Including the roof area in the front elevation, existing examples have between 1:1 and a 1:2 height to width ratio. Buildings which are narrower than tall, or emphatically wider than tall, are not acceptable. (7) Relationship of materials. Wall materials, almost without exception, are brick, stone, and concrete (stucco). Stone trim is common; wood is almost universally used for window frames and other functional trim, and is used in many examples for all trim. Roofs are of slate, tile, asphalt shingle, or wood shingle (not shake). Where roofs of other than asphalt exist, their maintainance should be encouraged. (3) Proportion of openings within the facades. Areas of void generally constitute between fifteen (15) percent and thirty-five (35) percent of the total facade area, excluding roof. Proportions of openings themselves are generally taller than wide; in some cases, vertically proportioned openings are combined to fill total opening wider than tall. (8) Relationship of textures. The most common relationship of textures in the district is that of the low-relief pattern of mortar joints in brick contrasted to the smooth surface of wood or stone trim. The use of stucco or concrete, with or without half-timbering, as a contrast to brick surfaces is not unusual. The district contains a fair number of buildings in which a tile roof contributes a strong textural contrast to the composition. Slate or wood shingle roofs contribute particular textural values where they exist. Asphalt shingles, generally, contribute little textural interest, even in those types which purport to imitate some other variety. ( 4) Rhythm of solids to voids in front facades. In buildings derived from classical precedents (notably neo-Georgian substyles) voids are arranged in a symmetrical and evenly-spaced manner within the area of the facade. In examples of other styles (especially those of medieval inspiration, such as neo-Tudor) voids are arranged with more freedom, but usually in a balanced composition. (5) Rhythm of spacing of buildings on streets. Generally, individual buildings occupy one subdivision lot. No part of any building shall be closer to the side line of the property than ten (10) feet; where a building occupies more than one subdivision lot, it should have normal spacing (ten (10) to fifteen (15) feet) from one side of the property. Many houses have two (2) building lots, the house placed on one, and the other used for landscaping and recreational purposes. (9) Relationship of colors. Natural brick colors (red, yellow, brown) predominate in wall surfaces. Natural stone colors are also acceptable. Where stucco or concrete exists, it is either left in its natural state, or painted in a shade of cream. Roofs are in natural colors (red tile, slate colors, natural wood) and asphalt shingle should be kept within this range. Paint colors often relate to style. The classically-inspired buildings, notably neo-Georgian, generally 367 �App. C, § 25-2-66 DETROIT, MICHIGAN (13) Relationship of significant landscape have woodwork painted white, cream, or in the range of those colors, including "putty." Doors and shutters are frequently dark green or black. Colors known to have been in use on buildings of this type in the eighteenth or early nineteenth centuries on similar buildings may be considered for suitability. Buildings of medieval inspiration (notably neo-Tudor) generally have painted woodwork and window frames of dark brown or cream color. Half-timbering is virtually always stained dark brown. Original colors on houses built before 1942, as determined by professional analysis, are always acceptable. features and surface treatment. One feature of the district is the vacant land, which creates a feeling of openness in the district. Side lots, landscaped and used by adjoining households, are the most important expression of the vacant land. Individual properties have front lawns, often subdivided by walks leading to the entrance, and foundation plantings. More elaborate schemes are uncharacteristic. Paved side drives leading to rear garages are common, as are paved areas in front of such garages. Many large trees have fallen to Dutch Elm disease; important trees should be replaced so as to maintain the number of trees over a period of years. Landscape side lots should be fenced or hedged at the setback line, so as to contribute to the wall of continuity formed by the houses. Fences of those types prevalent prior to 1942 should be encouraged. (10) Relationship of architectural details. These generally relate to style. NeoGeorgian buildings display classic details, mostly in wood, and sometimes in stone. Areas commonly, but not always, treated are porches, shutters, window frames, cornices, and dormer windows. Details on the "Mediterranean" style buildings are more often done in stone or brick, and sometimes in stucco. They include arched windows, door openings, and porches, usually with a somewhat vertical emphasis. N eo-Tudor buildings tend to have simple details in the form of windows, door frames, and eaves of wood. Carved wood or carved stone ornament is occasionally seen. Stone window sills are common in all styles. (14) Relationship of open space to structures. The area contains a large quantity of vacant land, which causes a very low density in the area. Except for the public park on the river, the vacant land is largely due to a lack of building activity. Other open space exists in the form of "side lots." (15) Scale of facades and facade elements. (11) Relationship of roof shapes. Pitched and hip roofs predominate. One or two examples of the gambrel type roof exist. Complex arrangements of the pitched or hip types, with subsidiary roofs, are not unusual. Dormers are common. Flat roofs exist only on porches and sunrooms, ·and other minor elements. (12) Walls of continuity. The major wall of continuity is that formed by the houses themselves. New buildings should contribute to that wall of continuity. 368 The scale of the facades-and the houses-ranges from medium to very large. The simplicity of the classical elements in the neo-Georgi,an buildings tends to emphasize their scale, while the greater complexity of the more medieval facades and elements tends to bring down the scale. Major wings at the front or side are untypical; side appendages are limited to small sunrooms and porches, set back from the front. (16) Directional expression of front facades. In general, the expression of direction is neutral. I I .. I I I I �DETROIT ZONING ORDINANCE I I I I I I I I I ' ' App. C, § 25-2-67 and light industrial uses. (Code 1964, § 28A-1-17) (17) Rhythm of building setbacks. Buildings must be set back twenty-four (24) feet from the street, and no porch or veranda may protrude to within less than fifteen (15) feet of the street line. Buildings on the river frontage have a greater setback. In any event, existing setbacks must be maintained. Sec. 25-2-67. Mackenzie House Historic District. (a) An historic district to be known as the Mackenzie House Historic District is hereby established, in accordance with the provisions of this article. (18) Relationship of lot coverage. On the assumption that buildings will occupy single subdivision lots, with normal side and front yard setbacks, and assuming that no building is unduly deep, lot coverage will be appropriate. This generally ranges between ten (10) percent and twenty-five (25) percent of the total lot surface, excluding garages. Along the river, coverage is in the area of seven and five-tenths (7.5) percent, the lots being much larger in relationship to the houses. (b) The boundaries of the Mackenzie House Historic District are as shown on the map on file in the office of the city clerk, and shall be the same as the boundaries of the building lot upon which the structure known as the Mackenzie House stands, which is described as follows: Lot 27 of Canfield's subdivision of O.L. 101 of the subdivision of the Cass Farm (P.C. 55) and the south five feet of lot 1 of block 1 of the Cass Farm Company, Ltd. subdivision of blocks 103, 105, 107 and 109 of the Cass Farm. (19) Degree of complexity within the facades. The neo-Georgian and the newer buildings generally have very simple, rectangular facades. Neo-Tudor buildings have more complex facade arrangements. (c) The design treatment level of the Mackenzie House Historic District shall be rehabilitation, as provided for in section 25-2-2. (20) Orientation, vistas, overviews. Homes in (d) The defined elements of design, as provided for in section 25-2-2 shall be as follows. Reference will be made to photographs on file in the office of the city clerk. the area face their front yard, even though they may have large side lots. Garages are generally in the rear, facing the front of the lot. The open space provides long vistas of some of the buildings. (1) Height. The building is two-and-onehalf (2 ½) stories high. (21) Symmetric or asymmetric appearance. N eo-Georgian and other classifically inspired buildings are generally symmetrical. Other styles, including the neo-Tudor, are generally asymmetrical, but balanced compositions. (2) Proportion of building's front facade. The building is approximately as tall as it is wide. Its front facade is divided into three (3) basic zones; the major central section topped by a large gable; a recessed section on the northeast corner containing the entrance; and a three-quarter round turret on the southeast corner. These elements vary in height somewhat, and give an assymetrical feeling to the building. (22) General environmental character. Environmental character is created by the relationship to the river and the Stanton Canal, the open quality created by the vacant land, and the seclusion of this residential area amongst high-rise apartments and various commercial (3) Proportion of openings within the facade. Windows and doors amount to 369 �I App. C, § 25-2-67 DETROIT, MICHIGAN I velop a paint color scheme characteristic of the period. The natural gray color of the slate contrasts with the brick and the woodwork. The reddish color of the existing mortar should be matched in any repointing. about twenty-two (22) percent of the front facade area excepting the roof. The rectangular windows are taller than they are wide. Small round windows occur at the top of the turret. A small vertical oval window is placed on the second floor over the entrance. (10) Relationship of architectural details. ( 4) Rhythm of solids to voids in front Details on the building are fairly simple. Masonry detail is limited to the molded brick at several windows and on the tower. Decorative woodwork occurs on the cornice, windows and gables. The round windows contain leaded glass details. facade. The round corner turret contains a heavy concentration of window area. The flat wall surface of the front facade contains only two (2) sets of windows, one on each main floor, set off-center, and contrasting with the centrally-placed gable window above. The overall feeling is one of assymetry. (11) Relationship of roof shapes. The building has a rather elaborate roof pattern. Three (3) large gables project from three (3) sides of a central hipped roof; a conical roof covers the round turret; a smaller hipped roof projects toward the rear. (5) Rhythm of spacing of buildings on streets. Inapplicable due to singlebuilding district. (6) Rhythm of entrance and/or porch pro- jections. Inapplicable due to singlebuilding district. (12) Walls of continuity. Inapplicable due to single building district. (7) Relationship of materials. The major material is red brick, with wood trim and rectangular slates providing contrast of materials. Woodwork is used on windows, doors, gables, and cornices, and for the brackets of the gable overhangs; the porch is entirely wood. The roof surface and gable ends are covered with slate. (13) Relationship of significant landscape features and surface treatments. The site presently has no significant landscaping. Any new landscape features should reflect the practices of the late Victorian period. (14) Relationship of open space to structure. The front of the house faces onto a rather small front yard; there are small side yard spaces. The relationship of the building to the lot should be maintained, especially at the front and sides. (8) Relationship of textures. The plain cut mortar joints provide a regular low-relief pattern to the wall surfaces; repointed mortar joints should match the original in treatment. The coarser textures of the slate surfaces and the smooth character of the wooden parts contrast with the mild texture of the brick surfaces, and with each other. (15) Scale of facades and facade elements. As existing at time of designation. See photograph. (9) Relationship of color. The red paint color on the brick surfaces is acceptable, unless it is determined that the brick was originally unpainted. It would be desirable to paint wooden trim in original colors as determined by professional paint analysis, or to de- (16) Directional expression of front eleva- tion. The two-and-one-half (2112) story turret provides a vertical expression; while the roof of the front porch, which stretches most of the width of the facade, adds a very strong horizontal accent. 370 I I I �DETROIT ZONING ORDINANCE (17) Rhythm of building setbacks. Inapplicable due to single building district. (c) The design treatment level of the Campbell Symington House Historic District shall be rehabilitation, as provided for in section 25-2-2. (18) Relationship of lot coverages. Inapplicable due to single building district. (d) The defined elements of design, as provided for in section 25-2-2 shall be as follows: (19) Degree of complexity within the facade . The facade is made up of a rather complex assembly of facade elements as described under "Proportion of front facade." Architectural detail, however, is kept rather simple. I I I I I I I ' ' App. C, § 25-2-68 (1) Height. The building is two-and-onehalf (2 ½) stories high. (2) Proportion of building's front facade. (20) Orientation, vistas, overviews. The building's primary orientation is toward Cass Avenue. While the facade is approximately as tall as it is wide, the division of the facade into three (3) vertical sections and the treatment of the roof above the facade create a vertical proportional system, while at the same time establishing a balance approaching symmetry~ (21) Symmetric or asymmetric appearance. The varying roof forms and heights, facade elements, and directional expression give a definite asymmetrical appearance. (3) Proportion of openings within the facade. Windows and doors amount to about twenty-five (25) per cent of the front facade area, excepting roof. All window and door opening are considerably taller than wide excepting the front entrance and the window directly above it, which are only slightly taller than wide. Although windows are paried in some locations, they are not so close as to constitute a single opening. Windows are one-over-one shas. (22) General environmental character. The relatively small lot size, nearness of other structures, and the distance of the house from the street contribute to the building's urban character. A mixture of residential, commercial, and institutional buildings give the area a feeling of diversity, to which the Mackenzie House contributes. (Code 1964, § 28A1-18) Sec. 25-2-68. Campbell Symington House Historic District. (4) Rhythm of solids to voids in front facade. The three (3) sections of the front facade are each fenestrated within themselves. The south section, a projecting bay, contains one window in each of the three (3) faces of the bay on both first and second floors; the recessed and narrow center section contains a double front entrance door at first floor level and a large window directly above at the second floor level; the northern section contains a pair of windows at both first and second floor level. (a) An historic district to be known as the Campbell Symington House Historic District is hereby established, in accordance with the provisions of this article. (b) The boundaries of the Campbell Symington House Historic District are as shown on the map on file in the office of the city clerk, and shall be the same as the boundaries of the building lot upon which the structure known as the Campbell Symington House stands, which is described as follows: The south forty ( 40) feet of the north eighty (80) feet of Lots 15 and 16, Block 94, Cass Farm Subdivision. (5) Rhythm of spacing of buildings on streets. Inapplicable due to single building district. Supp. No. 1 371 �I App. C, § 25-2-68 DETROIT, MICHIGAN (6) Rhythm of entrance and/or porch projections. Inapplicable due to single building district. have rusticated surrounds with hoodmoulds in stone. Drip courses exist at window sill level on both first and second floors. On the north side, a projecting bay is surmounted by a third-floor dormer with decorative stonework terminating the projection. The wooden front porch is extremely simple, with two (2) rectangular columns at each corner coupled by an arch between them; the porch roof has a simple entablature with triglyphs. The major gable end facing east surmounts the two-story bay window; the overhanging corners of the gable are supported by two (2) large brackets in wood. The main gable end and the gable ends of the dormers are covered with carved wood ornament. A simple wooden cornice divides the walls from the roof. (7) Relationship of materials. The major material is stone: Three (3) types are used in the construction. The major wall material is a veined stone, laid in smooth-faced coursed ashlar. The front and side porches are of sandstone, and the foundation of Trenton limestone, both laid in rock-faced coursed ashlar. Brick is used for walls in the southwest corner of the house. Wood is used for window frames, the front porch superstructure, cornices, and gable ends. The roof is covered in slate in the "fishscale" pattern. Since almost the entire building, including the roof, is stone, the major contrast of materials lies in the wooden elements. The brick in the rear was not meant to be seen by the public, and was not intended as a contrast of materials. (11) Relationship of roof shapes. The basic roof form is a hip roof with a flat center. There are subsidiary roofs of both the hip and the gable type. Above the southern segment of the main facade, the roof is extended easterly as a gable roof. Above the northern segment of the main facade, the roof extends easterly as a hip roof, but extends above the dormer window as a gable roof. (8) Relationship of textures. The smooth- faced stone of the walls, combined with plain-cut mortar joints, creates a smooth-surfaced wall, which contrasts with the rock-faced stone of the foundation and porches, the wooden elements, and the fish-scale slate roof. (9) Relationship of color. The major color impression is the red-pink veining of the major stone, which contrasts with the buff color of the porch stone and the grey-white of the foundation stone. The grey slate provides another color contrast. The woodwork at time of designation was painted dark red, with cream being used as a background color for the gable carvings. The dark red provides contrast and relates well to the color of the stone. The original colors of the house, as determined by professional analysis, are always acceptable. (12) Walls of continuity. Inapplicable due to single building district. (13) Relationship of significant landscape features and surface treatments. The house has grass turf to the east and north. Foundation plantings are not present; there are some deciduous plantings. New plantings should reflect the practices of the late Victorian period. A simple concrete walk leads directly to the front steps from the public sidewalk. A low iron fence is placed diagonally from the northeast corner of the house to the intersection of the Second Avenue and Alexandrine public sidewalks. (10) Relationship of architectural details. Much of the detail on the building is carried out in the major stone. Windows Supp. No. 1 372 I I I I I I �DETROIT ZONING ORDINANCE (14) Relationship of open space to structure. The front of the house faces onto a small front lawn; there are small side yard spaces, and a small rear yard space. I I I I I I I I I - App. C, § 25-2-69 house to the public sidewalk contribute to the urban character of this substantial Victorian house. A mixture of residential, commercial, and institutional buildings in the area creates a feeling of diversity and continuing history, to which the Campbell-Symington House contributes. (Ord. No. 295-H, § 1(28A-1-19), 12-6-78) (15) Scale of facades and facade elements. As existing at time of designation. See photograph on file in the office of the city clerk. (16) Directional expression of front elevation. The division of the facade into three (3) segments, with surmounting gable or dormer on the two (2) segments to the sides, and the tall, narrow windows, are strong vertical elements. The front porch the drip courses provide horizontal elements of considerably less strength. The composition emphasizes the vertical. Sec. 25-2-69. St. Albertus Historic District. (a) An historic district to be known as the St. Albertus Historic District is hereby established in accordance with the provisions of this article. (b) The boundaries of the St. Albertus Historic District are as shown on the map on file in the office of the city clerk, and are described as follows: (17) Rhythm of building setbacks. Inapplicable due to single building district. (1) Ori the north, the center line of East Canfield. (18) Relationship of lot coverages. Inapplicable due to single building istrict. (2) On the east, the center line of St. Aubin Avenue; (19) Degree of complexity within the facade. The facade is basically composed of three (3) vertical elements, with decorative stonework within the segments. The porch and the cornices are simple wooden elements, while the decorative detail of the gables is much more complex. (3) On the south, the southerly boundary of Lot 36 of the subdivision of Out Lot 42 of the St. Aubin Farm (P.C. 14 and 587, L.1, P. 299) extended to intersect the center line of St. Aubin Avenue; (4) On the west, beginning at the center line of East Canfield, thence southerly along a line thirty-five (35) feet east of the western boundary of the St. Aubin Farm, and parallel to that boundary, to its intersection with the south line of Out Lot 43 of the St. Aubin Farm; thence easterly along said southern boundary of Out Lot 43 to a point one hundred twenty-five (125) feet from the westerly boundary of the St. Aubin Farm; thence southerly along a line one hundred twenty-five (125) feet from the western boundary of the St. Aubin Farm and parallel to it to its intersection with the southerly boundary of the said Lot 36 of Out Lot 42. (20) Orientation, vistas, overviews. The building's primary orientation is to Second Avenue; there is a secondary orientation to Alexandrine. (21) Symmetric or asymmetric appearance. While the treatment of the facade is not perfectly symmetrical, with differences in window and roof treatments from one side to the other, the facade is balanced, and a symmetrical composition. (22) General environmental character. The relatively small lot size in relationship to the building, the nearness of other structures, and the closeness of the Supp. No. 1 373 �App. C, § 25-2-69 DETROIT, MICHIGAN with ogival arches; each door has a large pointed-arch window above. In the tower, further openings exist; at small, circular window at a third floor level, ogival openings with louvers in the octagonal state of the tower, and four (4) steeply pitched gabled dormers at the base of the spire. The rectory facade has its voids arranged symmetrically; the facade is divided into three (3) parts by the existance of two (2) two-story bay windows which are connected in the center by a projecting pavilion. The side windows of the two (2) bays on the first floor are rectangular as are the windows of the second floor. The two (2) central windows of the bays and the main entrance arch are larger arched openings. The opening in the central pavilion above the main entrance has a segmental arch. The central pavilion rises into the third story as a dormer which contains a triple sash window. (c) The design treatment level of the St. Albertus Historic District shall be rehabilitation, as provided for in section 25-2-2. (d) The defined elements of design, as provided for in section 25-2-2 shall be as follows. Reference may be made to photographs on file in the office of the city clerk. (1) Height. The church building is a tall single story, approximately thirty-five (35) feet tall at the eaves, with a tower and spire (which are approximately twice the height of the roof ridge) at the east end. The rectory is two-and-onehalf (2 ½) stories tall. (2) Proportion of buildings' front facade. The facade proper of the church is nearly equal in width to height, but the proportional system is made emphatically vertical by the division of the facade into vertical bays, the center of which rises into the tower. The rectory facade is also about equally proportioned, but echoes the treatment of the church with its division into vertical bays, the center of which rises into a dormer window on the third floor level. (5) Rhythm of spacing of buildings on streets. Since there are only two (2) buildings in the district, separated by over sixty (60) feet, no rhythm is created. (3) Proportion of openings within the facade. Openings constitute twenty (20) to twenty-five (25) percent of the facade area of both buildings. Openings in the facade of the church are generally taller than wide with ogival arches. Openings in the rectory facade are taller than wide and generally rectangular, although the three (3) openings in the main facade of the first floor have arched tops and the second floor opening in the central pavilion has a segmental arch. (6) Rhythm of entrance and/or porch projections. Both buildings have projecting central features containing the main entrances and rising above the eave level. (7) Relationship of materials. The major contrast of materials in both buildings is that of brick, which is the dominant material, to stone trim. There is also contrast of materials in the relationship of wood trim to masonry structures and of differing roofing materials-copper on the church and asphalt on the rectory. ( 4) Rhythm of solids to voids in front facade. The church front facade is divided into three (3) sections by the central tower projection, and there are two (2) further entrance pavilions flanking the facade. The three (3) main sections have single large openings at ground level in the form of doorways (8) Relationship of textures. The plain cut mortar joints provide a regular low relief pattern to the wall surfaces; repointed joints should match the original in treatment. The smooth stone Supp. No. 1 374 I I I ~ I I �DETROIT ZONING ORDINANCE I I I I I I I I a - App. C, § 25-2-69 (13) Relationship of significant landscape trim, the rough stone foundation of the church, and the smooth wooden trim all contrast with the dominant brick surfaces. On the rectory, the use of brick in a three-dimensional manner above the arches of the facade provides further textural contrast. The roofs provide further textural differences; the church roof of smooth copper with ribs and the recotry roof of asphalt shingle contrast the the other building materials in the respective buildings. features and surface treatments. The Canfield Avenue side of the church, and the area in front of both church and rectory are planted in grass turf. There is an iron fence on the Canfield and St. Aubin sides of the church; the rectory front yard is fronted by a hedt{e. There is a driveway to the south of the rectory and par king areas in the rear. Plantings are simple, with bushes and trees. Several pieces of statuary exist; most notable is the late Victorian style monument located at the northeast corner of the church. (9) Relationship of color. The buildings are both painted red, with wood and stone trim painted white, providing the major color relationship. The copper roof and pinnacles of the church provide further color contrast on the building; the dark asphalt roof of the rectory also provides a further color relationship. (14) Relationship of open space to struc- tures. The church nearly fills its lot on the Canfield and St. Aubin sides. The rectory is spaced about sixty (60) feet south of the church, and is set back further, giving it a more generous setting. The relationship fo the two (2) buildings to the public right-of-way and to each other is characteristic and important. (10) Relationship of architectural details. Detail on the church is largely carried out on stone or wood, and kept simple in character. An exception is the copperwork of the truncated spire, which is very elaborate. Some detail, including the crossing spire and the pinnacles have been very much simplified from their original state. Other detail consists of moldings in stone around openings, tracery in the windows which is made of wood, and the laying of brickwork in patterns, such as the blind arcading in the gable ends. The rectory has details in similar materials, with the decorative brickwork above the facade archways and the carved stone decorations crowning the central pavilion. (15) Scale of facades and facade elements. As existing at time of designation. See photographs on file in the office of the city clerk. (16) Directional expression of front eleva- tions. Both elevations are vertical in directional expression due to central features which project above the eave lines. In the case of the church, the pitches gable also contributes to the vertical expression of direction. (17) Rhythm of building setbacks. The two (2) buildings have different setbacks and no rhythm can be established. (11) Relationship of roof shapes. The church has triangular gable roofs and a truncated conical spire; the rectory has a hip roof with dormer. (18) Relationship of lot coverages. Since the two (2) buildings exist on a portion of a large piece of property which is owned by one institution, it is impossible to determine lot coverage. (12) Walls of continuity. This element is not created due to a two-buildings district, and the fact that the buildings are not set back equally from the public rightof-way. (19) Degree of complexity within the facade. The two (2) facades, with their details in stone and wood, their brickwork laid Supp. No. 1 375 �App. C, § 25-2-69 DETROIT, MICHIGAN to the commission's consideration are those spaces ordinarily open to or seen by the public, including narthex (or vestibule) and main church, including nave, aisles, transepts, chancel (or sanctuary), gallery, and any other space ordinarily open to and seen by the public. Areas not open to and seen by the public, including sacristies, basement and attic areas, closets, and service areas, are not hereby made subject to commission consideration. in patterns, and their articulated facades, are somewhat complex. This is especially true of the church with its tower and spire forming part of the facade. (20) Orientation, vistas, overview. Both buildings are primarily oriented to St. Aubin. The church has a transept facade oriented to Canfield, and another facing south into the interior of the church property. The church and its spire provide a landmark from both directions on St. Aubin for some distance; the rectory becomes visable only when the viewpoint is closer. (2) In considering proposals for the alteration, demolition, partial demolition, removal, or addition to any or all of the architectural features and permanent furniture within the designated areas of St. Albertus Church, the commission shall use the following criteria: (21) Symmetric or asymmetric appearance. Both buildings' main facades are symmetrical; In addition the transept facades of the church are symmetrical. (i) Subsections (d)(l) through hereof, as applicable. (22) General environmental character. The church and rectory, together with other portions of the parish physical plant from a compound notably different in character. The church and rectory, together with other portions of the parish physical plant, for [form] a compound notably different in character and use from the surrounds. The property is clearly set off for a special purpose, and that purpose has created a special architectural character. The compound as a whole is clearly urban in character, though the planted area south of the church and east of the rectory gives an open felling in the area. (22) (ii) The architectural or historical significance of the existing or proposed structure, feature, permanent furniture, or furnishings traditionally associated with the building, and its relationship to the architectural and historical value of the St. Albertus Historic District: (iii) The purpose of the designated spaces within St. Albertus Church and the needs of its owners, provided, however, that such considerations shall not bind the commission to permit any alteration solely on the basis of use; (e) In accordance with section 25-2-5, the historic district commission is hereby authorized to consider interior features in certain portions of St. Albertus Church, located within the St. Albertus Historic District, and permits shall be required for such interior work in those portions of St. Albertus Church as provided for in Division 2, as if such interior work were exterior work. (iv) The provisions of section 25-2-22; (v) Any other factor, including aesthetic, which the commission deems to be pertinent. (3) As a guide in considering proposals affecting the interior of St. Albertus Church, the commission shall make use of a set of forty-five (45) 35mm. color slides, taken by the staff of the historic designation advisory board on April 30, (1) The interior spaces of St. Albertus Church which are hereby made subject Supp. No. 1 376 �I l I I I I I I I I a - DETROIT ZONING ORDINANCE App. C, § 25-2-70 it is wide, and the Broadway facade approximately twice as tall as it is wide. 1979, and representating the state of the interior as of that date. Copies of this set of slides, together with a list describing each slide, are on file in the offices of the city clerk, the historic district commission, the historic designation advisory board, and the Burton Historical Collection of the Detroit Public Library. (Ord. No. 299-H, § 1(28A-1-20), 1-10-79; Ord. No. 328-H, § 1, 5-30-79) (3) Proportion of openings within the facade. From ground level to the windows sill level of the second floor windows, the proportion of openings is high, over fifty (50) percent because of the store windows. From the window sill level of the second floor windows to the top of the building, the proportion of openings is about thirty-five (35) percent. All window openings are approximately twice as tall as wide, although some windows are paired, creating an opening in the wall about equal in height and width. Sec. 25-2-70. Breitmeyer-Tobin Building Historic District. (a) An historic district to be known as the Breitmayer-Tobin Building Historic District is hereby established, in accordance with the provisions of this article. ( 4) Rhythm of solids to voids in front (b) The boundaries of the Breitmeyer-Tobin Building Historic District are as shown on the map in the office of the city clerk, and shall be the same as the boundaries of the building lot upon which the structure known as the Tobin Building stands, which is described as follows: facade. The two (2) main facades are treated alike. The first floor has nearly continuous store windows, leaving a strip of solid wall above the windows; the building entrance at the northwest corner of the building is an exception on the floors above, paired windows occur nearest the corners, while single windows are evenly spaced throughout the central portion of the facades. The south fifty-six and sixty-five hundredths (56.65) feet of the west sixty and eighty-five hundredths (60.85) feet of Lot 5 and the vacated ten (10) feet of land in front, Section 9, Governor's and Judge's Plan. (5) Rhythm of spacing of buildings on streets. Inapplicable due to single building district. (c) The design treatment level of the Breitmeyer-Tobin Building Historic District shall be rehabilitation, as provided for in section 25-2-2. (6) Rhythm of entrance and/or porch projections. Inapplicable due to single building district. (7) Relationship of materials. The major materials are brick and terra-cotta, with wood used for window frames and a sheet metal cornice. The black facing of the ground floor is not original. (d) The defined elements of design, as provided for in section 25-2-2 shall be as follows: (1) Height. The building is eight (8) stories in height, and approximately one hundred (100) feet tall. (8) Relationship of textures. The low relief pattern of the mortar joints in the brickwork contrasts with the smoother texture of the terra-cotta decorations and the sheet metal cornice. Given the relatively high proportion of window (2) Proportion of building's front facade. Both main fa cades are considerably taller than wide; the Gratiot facade is approximately three (3) times as tall as Supp. No. 1 377 �App. C, § 25-2-70 DETROIT, MICHIGAN area, the smooth reflective quality of the glass also forms a contrast with the wall surfaces. The nonoriginal smooth black facings of the first "floor contrast with the wall surfaces above. (14) Relationship of open space to structure. There is no open space within the district other than the sidewalk area. (15) Scale of facade and facade elements. As existing at time of designation. See photograph on file in the office of the city clerk. (9) Relationship of color. The major color relationship is the rich contrast of cream terra-cotta with the red brick, typical of the style of the building. The cornice is presently painted grey, although it may originally have been painted to match the terra-cotta. The neutral color of the window frames is unobtrusive. The black facing of the first floor contrasts with the red and cream elements above. Original paint colors of the painted surfaces of the buildings, as determined by professional analysis, are always acceptable. (16) Directional expression of front eleva- tion. Both main elevations are vertical in expression, although there are strong horizontal accents. (17) Rhythm of building setback. Inapplica- ble due to single building district. (18) Relationship of lot coverages. Inappli- cable due to single building district. (19) Degree of complexity within the facade. The elaborate terra-cotta ornament lends considerable complexity to the facades, which are simple in form. (10) Relationship of architectural details. The detail on the building is nearly all in terra-cotta, except for the metal cornice, so that the detail is contrasting in material and color. The differing treatment of windows at the corners emphasizes the outline of the building, and creates a vertical accent. The overhanging cornice provides a firm finishing element at the top of the building, and is valuable as a rare survival or a cornice of this type in Detroit. The rich quality of the detail contrasts with the plain surfaces of brick which form the major wall surfaces. (20) Orientation, vistas, overviews. The building is oriented to Gratiot (Pingree Square) and Broadway. The other facades are not intended to be noticed. There is a vista from the south on Randolph in which the building is prominent. (21) Symmetric or asymmetric appearance. The two (2) main facades are fully symmetrical above the first floor; asymmetrical elements on the first floor are weak, and do not detract from the overall impression of perfect symmetry. (22) General environmental character. The (11) Relationship of roof shapes. The roof of the building is not visible from the ground, and is presumably flat. height of the building, and the fact that it fills its lot, give it a character which reflects its location in the center of major urban center. The decorated character of the building reflects the character of urban centers at the date of construction. (Ord. No. 304-H, § (12) Walls of continuity. Inapplicable due to single building district. (13) Relationship of significant landscape features and surface treatments. The building fills the available land, and is surrounded with concrete sidewalk on the two (2) main facades. The usual street furniture is present on the sidewalks. 1(28A-l-21), 1-31-79) Sec. 25-2-71. Church of Our SaviorLeesville Historic District. (a) An historic district to be known as the Church of Our Savior-Leesville Historic Supp. No. 1 378 I .I 'flt �I I I DETROIT ZONING ORDINANCE App. C, § 25-2-71 tion of openings is higher, there being more windows which are larger than those in the church. All windows in the parish house are approximately twice as tall as wide, though some openings have two (2) windows paried to create a total opening approximately as wide as tall. Most windows in thfA church section have ogival arches at the top and are double-hung guillotine sash. The windows in the side of the nave have vertical muntins centered, making them two-over-two in pattern. The windows of the parish house are also double-hung sash but without muntins. District is hereby established, in accordance with the provisions of this article. (b) The boundaries of the Church of Our Savior-Leesville Historic shall be as follows: (1) The center line of Harper. (2) The center line of Cadillac. (3) The western boundary of Lot 9 of Toms and Butler's Subdivision of Section 1 of the rear concession of Private Claims 257 and 337, as shown in Liber 3, Page 22, Wayne County Plats. (4) The center line of the alley which adjoins the southern boundary of Lot 9 of Toms and Butlers' Subdivision, described above. ( 4) Rhythm of solids to voids on front facade. The main facade of the church has openings symmetrically grouped about the entrance vestibule, with the main door centered in the vestibule structure. A pair of windows flank the vestibule, and a circular window is center above it. (c) The design treatment level of the Church of Our Savior-Leesville Historic District shall be rehabilitation for the brick structure known as the Church of Our Savior, and conservation for the frame addition to it known as the Church of Our Savior Parish House, as provided for in section 25-2-2. The main facade of the parish house has a large set of windows centered, which originally had a large arched section above which is now covered by the siding. (d) The defined elements of design, as provided for in section 25-2-2 shall be as follows: (5) Rhythm of spacing of buildings on (1) Height. The building is one story in height, approximately thirty-five (35) feet tall. streets. Inapplicable due to single building district. (6) Rhythm of fence and/or porch projec- (2) Proportion of building's front facade. tions. Inapplicable due to single building district. The facade of the church is approximately as tall to the top of the gable as it is wide. (7) Relationship of materials. The major materials of the church building are the brick of the walls, the wood of the windows, doors and cornice, and the asphalt shingle of the roof. The parish house materials are aluminum siding and artificial stone on the walls, wood at windows and doors, and asphalt shingle. (3) Proportion of openings within the facade. In the church building, the proportion of openings in the main facade (approximately thirteen (13) percent) is quite low, as it is in the sides. The windows are small in relation to the wall surfaces. Except for circular windows, one centered above the main entrance and another in the rear wall of the chancel, all windows are three (3) or more times as tall as wide. In the parish house, the propor- (8) Relationship of textures. The low relief pattern of the mortar joints in the brickwork is the major texture of the church portion. This contrasts with the Supp. No. 1 379 �1 App. C, § 25-2-71 DETROIT, MICHIGAN I (14) Relationship of open space to structure. limited amount of woodwork and the asphalt shingle roof. The textures of the parish house wing have been totally altered by the use of aluminum siding and artificial stone, which contrast with the wooden surfaces and the asphalt shingle roof. There is no significant open space other than the lawns and parking lot mentioned above. (15) Scale of facade and facade elements. The scale of the church building is small, with small elements within it. See photograph on file in the office of the historic designation advisory boarad [hoard]. The scale of the parish house main facade is also small; it originally contained one large element, a roundheaded window, now partially covered with siding. (9) Relationship of color. The major color relationship at the time of designation is the white painted surfaces of the walls and the black of the roof. Lesser color relationships involve the beige of the artificial stone on the parish house, the dark green of the window frames in both sections, and the brown of the front doors. l l (16) Directional expression of front eleva- tion. The main facade of the church portion is balanced, hut with minor vertical elements. The directional expression of the parish house facade is balanced. (10) Relationship of architectural details. The building is extremely simple; most of the detail is in brick in the case of the church; brick surrounds at the windows, and brick butresses, particularly on the main facade. Decorative wooden brackets decorate the cornice and eaves. Any detail of the parish house has been hidden by the later siding. The original bell cote on the roof of the church at its north end was a valuable architectural detail. 1 (17) Rhythm of building setbacks. Inapplicable due to single building district. (11) Relationship of roof shapes. All three (3) sections of the building have triangular gabled roofs. (18) Relationship of lot coverages. Inapplicable due to single building district. l (19) Degree of complexity within the facade. Both the main facade of the church and the parish house are simple. "iI (20) Orientation, vistas, overview. The major orientation is to Harper, with a minor orientation to Cadillac. Because of the open character of the FreewayGratiot-Harper-Cadillac intersections, the church is highly visable as a structure of unusual date and style for the area. (12) Walls of continuity. Inapplicable due to single building district. (13) Relationship of significant landscape features and surface treatments. The church portion of the building is surrounded on the north, east, and west, with a small grass turn lawn enclosed by a Victorian iron fence. Behind the parish house, to the south, there is a large open space used for parking. A chain-link fence is placed from the northwest corner of the building to the lot line. The street furniture, including light poles, poles for traffic signals, a telephone booth, parking meters, and the like, is obtrusive. (21) Symmetric or asymmetric appearance. Both the facade of the church and of the parish house are symmetrical. (22) General environmental character. The size and scale of the building, its character of a religious institution, and its architectural character of the 1870s and 1890s provide a strong contrast with the twentieth century commercial nature of the area, and a reminder that a small town existed at this location Supp. No. 1 380 7 �I I I DETROIT ZONING ORDINANCE (3) Proportion of openings within the facade. All individual openings are taller than wide, though the main windows in the second and third floor are grouped to form openings about equal in height and width. The proportion of openings in the facade is low, though the main windows are large, since the first floor openings are very small; openings from not more than approximately twenty-five (25) percent of the facade area. prior to the expansion of Detroit. (Ord. No. 311-H, § 1(28A-1-22), 2-21-79) Sec. 25-2-72. Scarab Club Historic District. I (a) An historic district to be known as the Scarab Club Historic District is hereby established, in accordance with the provisions of this article. (b) The boundaries of the Scarab Club Historic District shall be as shown on the map in the office of the city clerk, and shall be as follows: ( 4) Rhythm of solids to voids in front facade. Except for one tall, narrow window over the entrance, which gives emphasis to the entrance bay, the windows are grouped in recessed bays on the second and third floor levels. The windows at first floor level read as grilles, not as windows. The placement of the entrance bay at the side creates asymmetry in an otherwise balanced facade. (1) On the west, the west line of Lot 81 of Farnsworth Subdivision of Park Lots 38 and 39, extended north and south. (2) On the north, the center line of the alley between Farnsworth and Frederick. (3) On the east, the east line of Lot 82 of Farnsworth Subdivision of Park Lots 38 and 39, extended north and south. (4) On the south, the Farnsworth. center line App. C, § 25-2-72 (5) Rhythm of spacing of buildings on streets. Inapplicable due to single building district. of (c) The design treatment level of the Scarab Club Historic District shall be rehabilitation, as provided for in section 25-2-2. (6) Rhythm of entrance and/or porch projections. Inapplicable due to single building district. (d) The defined elements of design, as provided for in section 25-2-2 shall be as follows. Reference may be made to the photograph on file in the office of the city clerk. (7) Relationship of materials. The major material is brick. Small amounts of wood, metal, and tile exist providing some contrast. The slate of the gabled roof provides another contrast of materials. (1) Height. The building is three (3) stories tall on a basement; the tall third story contains balconies at fourth floor level. (8) Relationship of textures. The major textural effect is that of the low relief pattern of brick and mortar. The band of decorative brick at the first floor level provides textural contrast, as does the leaded glass of the windows and the slate of the roof. The texture of the wooden doors is not very visible under the awning recently installed above the entrance. (2) Proportion of building's front facade. The height of the building is approximately seventy (70) percent of the width. The proportions of the design are vertical, however, with the emphasis on the vertical in the window bays and the tall narrow window over the entrance. The roof and the band of decorative brick at the first floor level are horizontal accents. (9) Relationship of color. The brick is an orange/brown buff and steel grey Supp. No. 1 381 �I App. C, § 25-2-72 I DETROIT, MICHIGAN blend, which provides the major color. The dark metal window frames provide contrast, as does the slightly colored window glass. Major color accents are provided by the ceramic scarab on the upper left of the facade, and the awning recently installed above the entrance. The roof slates, green/grey and buff, provide another color contrast. structure. Behind the garden wall and south of the alley are a few feet of undeveloped land. (15) Scale of facades and facade elements. Inapplicable due to single building district. (16) Directional expression of front elevation. The massing of the wall and window bays give a vertical emphasis to an almost balanced composition. (10) Relationship of architectural details. The detailing of the building is fairly simple, mostly of the type that a workman could carry out with materials at hand, such as the band of decoratively-laid brick at first floor level. Other details, such as the leaded windows and the ceramic scarab, relate to handcrafts also. While the details are handsome, the building tends to emphasize massing more than detail. (17) Rhythm of building setbacks. Inapplicable due to single building district. (18) Relationship of lot coverages. Inapplicable due to single building district. (19) Degree of complexity within the facade. The facade is made up of large forms carefully massed; as such, it is not overly complex. (11) Relationship of roof shapes. The building has a small gable roof which runs from side to side above the facade, but covers only a small area in the front of the structure. The rest of the roof is flat. (20) Orientation, vistas, overviews. The building is oriented to Farnsworth Street; the rear facade relates to the walled garden. The building is visible from some distance to the south due to the large expense of cleared land across Farnsworth. (12) Walls of continuity. Inapplicable due to single building district. (21) Symmetric or asymmetric appearance. The building is mildly asymmetrical. (13) Relationship of significant landscape features and surface treatments. In the front of the building, low foundation plantings and brick paving are significant landscape features. In the rear, the walled garden, with its walls, pavements, statuary, and plantings, is a significant landscape feature. (22) General environmental character. The area, with its mixture of commercial residential and institutional uses, has a feeling of diversity, to which the Scarab Club contributes. The Scarab Club itself has a distinctly urban and institutional character, given its relationship to its lot and its distinctly nonresidential and noncommercial character. (Ord. No. 336-H, § 1(28A-1-23), 718-79) (14) Relationship of open space to structure. The main facade stands almost at the sidewalk, leaving little significant open space in front of the building other than the public right-of-way. The building fills its lot to the sides, leaving no significant open space at the sides. At the rear, the walled garden fills most of the space between the building and alley, and provides the most significant open space relating to the Sec. 25-2-73. Turkel-Benbow Historic District. House (a) An historic district to be known as the Turkel-Benbow House Historic District is hereby established in accordance with this article. Supp. No. 1 382 1 1 1 1 l... l �I I I I I I I I I -II II - DETROIT ZONING ORDINANCE App. C, § 25-2-73 (5) Rhythm of spacing of buildings on (b) The boundaries of the Turkel-Benbow House Historic District are as shown on the map on file in the office of the city clerk, and are described as follows: streets. Inapplicable due to single building district. (6) Rhythm of entrance and/or porch projections. None. ( 1) The western boundary of Lot 303 of the Palmer Woods Subdivision, extended southward to the center line of West Seven Mile Road. (7) Relationship of materials. The major material is concrete, cast into building block elements of various types. Painted metal is used for window and door frames; glass is a major element. Finished wood is used in very limited quantities. (2) The center line of West Seven Mile Road. (3) The eastern boundary of Lot 304 of the Palmer Woods Subdivision, extended southward to the center line of West Seven Mile Road. (8) Relationship of textures. The major textural elements are the repetitive blocks, some of which have pattern cast into them to create ornament. The only other significant textural contrast is that of concrete and glass. (4) The northern and northeastern boundaries of Lots 303 and 304 of the Palmer Woods Subdivision. (c) The design treatment level of the Turkel-Benbow House Historic District shall be rehabilitation, as provided for in section 25-2-2. (d) The defined elements of design, as provided for in section 25-2-2 shall be as follows: (9) Relationship of color. The natural grey of the concrete is dominant. White is used as the surface color of the limited amounts of metal window and door framing. A small area of concrete is painted white, notably under the overhands. (1) Height. The house is two (2) stories tall. (10) Relationship of architectural details. Detail is achieved within the contest of the cast concrete elements; in some cases, such as the two-story windows in the southeast corner, detail is achieved by repetition of the elements, which are themselves simple. In other cases, such as the edges of the overhands, the concrete blocks have detailed surfaces which create a continuous band of ornament. (2) Proportion of building's front facade. The unusual nature of this building suggests that there is no element that can be considered the "front facade." That facade facing West Seven Mile Road is approximately as wide as tall. (3) Proportion of openings within the facade. The entire eastern portion of the facade facing West Seven Mile is a two-story tall window made up of square panes. The window as a whole is taller than wide. (11) Relationships of roof shapes. All roofs are flat. (12) Walls of continuity. Inapplicable due to single building district. ( 4) Rhythm of solids to voids in front facade. The West Seven Mile facade has a full height window occupying the eastern two-thirds of its width. The western third is a solid concrete block wall. (13) Relationship of significant landscape features and surface treatments. Paving is restricted to the driveway and par king area to the west side of the lot Supp. No. 1 383 �App. C, § 25-2-73 DETROIT, MICHIGAN J south and east of the house, to which the house is oriented. Vistas and overviews do not exist into the distance, the intention being that the property be self-contained visually. The plantings along the West Seven Mile Road sidewalk and the wooded area to the east of the lawn obscure the view of the house from the street. and behind the house to the north. A large terrace abuts the house on the east side. A grass lawn extends from the house forward to near the West Seven Mile Road sidewalk, and covers about half the width of the property, with the lawn adjacent to the terrace are flower beds. A concrete wall defines the property at the edges of the parking area and along the northeastern boundary; the concrete elements of that wall relate to those of the house. (21) Symmetric or asymmetric appearance. The house is asymmetrical. (22) General environmental character. The general environmental character is of a property in which the house and grounds are designed together to form a unit which is not a part of the surroundings, but self-contained. An important element is the relationship of space within the house to space outside; while there is a clear demarcation between inside and outside space, the two (2) exist in a definite relationship. (Ord. No. 342-H, § 1(28A-1-24), 9-19- (14) Relationship of open space to structures. The house is the only building on the site, and is sited well toward the northwest corner of the property, leaving space to the north and west only for driveway and parking area. The lawn area to the south and east provides an open area which relates to the house and its terraces and balconies; heavy plantings along the West Seven Mile Road sidewalk and a woodsy area to the east of the lawn enclose the property and create a feeling of seclusion within a natural setting. 79) Sec. 25-2-7 4. Trinity Lutheran Church Historic District. (15) Scale of facade and facade elements. The feeling of scale created is that of a long, low building made up of repetitive elements of small scale. (a) An historic district to be known as the Trinity Lutheran Church Historic District is hereby established in accordance with the provisions of this article. (16) Directional expression of front eleva- tions. While the West Seven Mile facade has no particular directional expression, that of the building is emphatically horizontal. (b) The boundaries of the Trinity Lutheran Church Historic District are as shown on the map on file in the office of the city clerk, and are described as follows; (17) Rhythm of building setbacks. Not applicable due to single building district. (1) The center line of Gratiot Avenue. (2) The center line of Rivard, now vacated. (18) Relationship of lot coverages. Lot coverage is approximately ten (10) percent. (3) The center line of the alley running north of Lots 1 through 5 of S. B. Morse's Subdivision (Ll P55 WRC). (19) Degree of complexity within the facade. The facades are essentially simple, containing some complex ornament in the block. (4) A line drawn at right angles to the center line of Gratiot Avenue and running fifteen (15) feet east of the westerly boundary of Lot 5 of S. B. Morse's Subdivision. (20) Orientation, vistas, overviews. The plantings create a secluded area, to the Supp. No. 1 384 I 1 1 1 ] �I I I I I I I I I ''- DETROIT ZONING ORDINANCE impression of being arched bridges between the masses of masonry on either side. In the parish house, the window and door openings follow a regular spacing across the facade, with openings aligned vertically. (c) The design treatment level of the Trinity Lutheran Church Historic District shall be rehabilitation, as provided for in section 25-2-2. (d) The defined elements of design, as provided for in section 25-2-2 shall be as follows. (5) Rhythm of spacing of buildings on streets. Although this element 1s somewhat inapplicable due to the nature of this district containing two (2) interconnected buildings, it is important to note that these two (2) buildings were both designed to stand in the setting of a commercial strip with other buildings of a more commercial nature. (1) Height. The church building is a tall single story, approximately sixty-five (65) feet tall. The church tower is approximately one hundred and four (104) feet tall. The parish hall building is three (3) stories plus roof. (2) Proportion of building's front facades. The church facade is taller than wide, being about sixty-five (65) feet tall and forty (40) feet wide. The parish hall building is wider than tall. The church building's proportional system is made even more vertically oriented by the verticality of the strong massing of elements. The parish hall is more horizontal in proportion because of the horizontal elements, notably by the stone course above the first floor windows. (6) Rhythm of entrance and/or porch projections. None. There are no projections of this kind. (7) Relationship of materials. The major materials of the church are stone, both as wall material and as roof slates, and metal. Wood is prominently used only for the doors. The parish house contrasts brick with stone trim and slate roofing; wood is used for doors and windows. Both buildings used leaded glass as a prominent feature of design. (3) Proportion of openings within the facade. The church facade is divided within its overall verticality into two (2) sections, the lower of which is a horizontal base and the upper a strongly vertical superstructure. The openings follow this basic principle, the dooway being low and wide within the base, and the window much taller than wide within the superstructure. In the parish house, individual windows which are taller than wide are grouped into openings containing two (2) or three (3) windows each which are approximately as wide as they are tall. (8) Relationship of textures. The church building contrasts somewhat roughfaced random-coursed ashlar with the smooth regularity of the ornamental stone elements. The slate roof provides another texture, as does the occasional use of copper or other metals. The parish house contrasts the regular low relief pattern of brick work with the smooth quality of the stone elements, again with the slate texture of the roof providing another textural contrast. Both buildings display large areas of leaded glass with its exterior texture of smooth or slightly textured glass surfaces surrounded by lead canes. ( 4) Rhythm of solids to voids in front -II App. C, § 25-2-74 facades. The church facade is composed of two (2) strong masses of stone flanking t he two (2) openings. Stonework between the door and window and in the gable gives a strong (9) Relationship of color. The stonework of the church contrasts the warmer tones of the rough-surfaced wall stone to the grey color of the dressed stone trim; the Supp. No. 1 385 �App. C, § 25-2-74 DETROIT, MICHIGAN to the west of the church, formerly the area between building and street, is an open space, as are the two (2) parking areas east and west. The eastern par king area does not relate to the buildings, however, given the design of the parish house as a part of a commercial row. colors of the roof slates provide another color contrast, as do the small amounts of copper, wrought iron, other metals, and finished wood. The parish house has a more emphatic color contrast in the relationship of red brick to grey stone, with similar roof elements. (10) Relationship of architectural details. (15) Scale of facades and facade elements. Detail on the buildings is sometimes elaborate, but always architectonic in character. Sculptural decoration is extensive on the church building, and follows an iconographic program. Much of the sculptural detail is in stone; some is in metal. Metal roofing is patterned in several instances. The low base of the church facade, combines with the high upper structure, keeps the elements at street level on a human scale, while giving the whole composition a feeling of large, tall scale which exceeds its actual size. Elements within the facade such as the main entrance door and the window above, tend to be large within the composition, while some decorative elements, such as sculpture, are small; this contributes to the human-scale/large-scale feeling of the facade. The parish house facade contains elements neither very large nor very small, and is balanced in scale. (11) Relationship of roof shapes. The church has a gable roof. The parish house has a gable roof running from side to side on the front of the building. (12) Walls of continuity. This element is not created by the two (2) buildings of this district, since the parish house facade runs parallel to Gratiot, while the church facade is perpendicular to the line of Rivard. (16) Directional expression of front eleva- tions. The church elevation is vertical in expression, while the parish house facade is horizontal. (13) Relationship of significant landscape features and surface treatments. On the Gratiot Avenue side, the buildings are at the sidewalk, and significant landscape features are limited to normal street furniture. (17) Rhythm of building setbacks. The two (2) buildings have varying setbacks and no rhythm is established. (18) Relationship of lot coverages. Both buildings occupy nearly all of their original sites. On the west, the church has foundation plantings between the building and the parking area which now occupies the Rivard right-of-way. Iron fencing closes off the Gratiot side of parking areas both east and west. A small garden has been created in the angled space where the two (2) buildings meet; this is visible only from the interior of the building. (19) Degree of complexity within the facade. The church, with its large door and window and strong tower to the side, is a simple composition with complex detail within it. The parish house is simple both in form and detail. (20) Orientation, vistas, overviews. The highly urban setting of these two (2) buildings tends to preclude vistas or overviews. Both buildings are oriented to Gratiot, although the church facade, being perpendicular to the line of (14) Relationship of open space to struc- tures. The buildings nearly fill the lots; the angling of the church facade in relationship to Gratiot creates the feeling of a small forecourt. The space Supp. No. 1 386 I I I I I I I 1 1 l 1 �I I I I I I I I I I I -✓ - DETROIT ZONING ORDINANCE App. C, § 25-2-74 Rivard, is less so. The angle at which the church facade lies to Gratiot tends to create a slight setback, so that the facade tends to be "revealed" as one travels in either direction on Gratiot. furniture within the designated areas of Trinity Lutheran Church, the commission shall use the following criteria: (21) Symmetric or asymmetric appearance. Both the church and parish house facades are generally symmetrical; the tower provides a strong asymmetric element. (ii) The architectural or historical sig- (i) Subsections (d)(l) through (22), as applicable. nificance of the existing or proposed structure, feature, pe:-manent furniture, or furnishings traditionally associated with the building, and its relationship to the architectural and historical value of the Trinity Lutheran Church District; (22) General environmental character. The church and its parish house together form a unit markedly different in character from the commercial character surrounding them. The special purpose of the buildings has created a special architectural character; the setting is emphatically urban. (iii) The purpose of the designated spaces within Trinity Lutheran Church and the needs of its owners, provided, however, that such considerations shall not bind the commission to permit any alteration solely on the basis of use; (iv) The provisions of section 25-2-22; (e) In accordance with section 25-2-5, the historic district commission is hereby authorized to consider interior features in certain portions of Trinity Lutheran Church, located within the Trinity Lutheran Church Historic District, and permits shall be required for such interior work in those portions of Trinity Lutheran Church as provided for in Division 2, as if such interior work were exterior work. (v) Any other factor, including aesthetic, which the commission deems to be pertinent. (3) As a guide in considering proposals affecting the interior of Trinity Lutheran Church, the commission shall make use of a set of thirty-three (33) 35mm. color slides, taken by the staff of the historic designation advisory board on August 10, 1979, and representing the state of the interior as of that date. Copies of this set of slides, together with a list describing each slide and a diagram showing the designated interior areas, are on file in the offices of the city clerk, the historic district commission, the historic designation advisory board, and the Burton Historical Collection of the Detroit Public Library. (Ord. No. 352-H, § 1(28A-1-25), 11-779) (1) The interior spaces of Trinity Lutheran Church which are hereby made subject to the commission's consideration are those spaces normally open to or seen by the public, including the narthex, nave, pravis, gallery, baptistry, chancel, side chapels, and those parts of the triforium galleries visible from the main floor of the church. Areas not open to and not ordinarily seen by the public, including sacristies, vesting rooms, basement and attic areas, closets, service areas, and the entire interior of the parish house, are not hereby made subject to commission consideration. Sec. 25-2-75. Trinity Episcopal Church Historic District. (2) In considering proposals for the alteration, demolition, partial demolition, removal, or addition to any or all of the architectural features and permanent (a) An historic district to be known as the Trinity Episcopal Church Historic District is Supp. No. 1 387 �App. C, § 25-2-75 DETROIT, MICHIGAN (3) Proportion of openings within the facade. No openings are wider than tall. Most are subdivided, with several emphatically vertical elements combined. Overall, the proportions of the openings is not more than twenty-five (25) percent of the area of the facades. hereby established in accordance with the provisions of this article. (b) The boundaries of the Trinity Episcopal Church Historic District are as shown on the map on file in the office of the city clerk, and are described as follows: (1) On the north, the center line of Myrtle. ( 4) Rhythm of solids to voids in front facades. In the church facade the rhythm of voids in the solids is created by the formal placement of the windows; a large window is centered in the nave facade, with a small opening above; smaller but similar windows open into the aisle facades, flanking the large central window in the same way that the aisle facades flank the nave facade. The facade of the parish hall is a balanced composition with an emphasis on the eastern bay, which contains the two-story stairway bay window. (2) On the east, the center line of Trumbull. (3) On the south, the south line of Lot 38 of McKeow's Subdivision of the south part of Out Lot 96 of the Woodbridge Farm (L.3 P. 50) extended eastward to the center line of T 'r umbull and westward to the center line of the alley. (4) On the west, the center line of the alley west of Trumbull and adjoining Lots 37 and 38 of said McKeown's Subdivision, extended northward to the center line of Myrtle. (c) The design treatment level of the Trinity Episcopal Church Historic District shall be rehabilitation, as provided for in section 25-2-2. • I (5) Rhythm of spacing of buildings on streets. Since these two (2) buildings together form one complex, and occupy a corner of two (2) otherwise residentially developed blocks, no rhythm of spacing has been established. (d) The defined elements of design, as provided for in section 25-2-2 shall be as follows: (6) Rhythm of entrance and/or porch projections. Inapplicable due to single building complex district. (1) Height. The church is a tall single story; the tallest portion is the tower, approximately seventy-five (75) feet tall. The parish hall is two (2) stories tall with a gable roof. (7) Relationship of materials. The major materials of the church are stone and copper. The limestone of the walls and the sandstone of the trim contrast with the smooth metal roofs. Ironwork is used at the entrances, and wood for entrance doors. The parish hall uses two (2) types of stone for the walls and slate for the roof. Wood is used for window frames and doors. Both buildings have leaded glass as a material used. (2) Proportion of buildings front facades. The Myrtle facade of the church is about as wide as tall, including both the nave and aisle facades. The facade, however, is proportionally emphatically vertical, since the aisle fa cades are much lower than the nave facade, and all three (3) elements are vertically proportioned. The Myrtle facade of the parish hall is also about as wide as tall; the facade is balanced, though vertically is emphasized by the twostory bay containing the staircase. (8) Relationship of textures. The church contrasts rock-faced coursed ashlar with the smooth and/or carved character of the sandstone trim. The copper Supp. No. 1 388 'I I J �I I I I I I I I I I I I - DETROIT ZONING ORDINANCE App. C, § 25-2-75 sidewalk and the church. Otherwise, normal street furniture is present. On the Trumbull side, there is grass lawn between the church and sidewalk with minor plantings. A church sign stands against the aisle of the church on this lawn. To the rear of both buildings is a parking area; on the west, the parish hall abuts the alley. The mos•; significant landscape elements is the "courtyard" created by the adjoining buildings and their connecting wing. This is fully paved; an entrance doorway to the parish ahll [hall] faces Myrtle from the rear of the space. roofs offer textural contrast with their smooth material and widely spaced ribs, although they are visible only from a distance. Iron and wood provide minor textural contrast. The parish hall contrasts smooth-faced randomcoursed ashlar with the smoother, more regular quality of the limestone trim. The slate roof provides another texture iron and wood provide minor textural contrasts; both buildings display the texture of leaded glass. (9) Relationship of color. The stonework of the church provides strong color contrast, since the rock-faced Trenton limestone tends to be self-cleaning, and the sandstone trim has soiled, an almost black-and-white contrast results. The green of weathered copper roofs provides further contrast. The stonework of the parish house was intended to provide color contrast between the beige color of the main randon-coursed ashlar and the light grey of the trim. The beige stone has soiled, increasing the contrast. The natural colors of the slate roof provide further contrast, as does the natural wood tone of the doors. (14) Relationship of open space to struc- tures. The buildings nearly fill their building lots. Small landscaped strips north and east of the church and the "courtyard" are the only open spaces which relate to the structures with any significance. (15) Scale of facades and facade elements. The church building is not large; the use of elements of the facade which are in scale and few in number achieve a sense of monumentality which belies the small size. The parish hall displays one element of large size-the stairway bay window-which serves to emphasize the human scale of the structure as a whole. (10) Relationship of architectural details. Detail on the buildings is sometimes elaborate, but always architectonic in character. Sculptural decoration is extensive on the church, and is symbolic in character. (16) Directional expression of front eleva- tion. The elevation of the church is emphatically vertical in directional expression. The elevation of the parish house is balanced. (11) Relationship of roof shapes. Both buildings have pitched gabled roofs; those on the parish house are more steeply pitched than those on the church. The tower has a flat roof. (17) Rhythm of building setbacks. Inapplicable due to single building complex district. (12) Walls of continuity. Inapplicable due to single building complex district. (18) Relationship of lot coverages. Both buildings occupy nearly all of their original sites. (13) Relationship of significant landscape features and surface treatments. On the Myrtle side, the parish house is placed directly on the sidewalk; some foundation plantings are present between the (19) Degree of complexity within the facade. The church facade is very simple in the number of its elements and their arrangement. The parish house is Supp. No. 1 389 �App. C, § 25-2-75 DETROIT, MICHIGAN (2) In considering proposals for the alteration, demolition, partial demolition, removal, or addition to any or all of the architectural features and permanent furniture within the designated areas of Trinity Episcopal Church, the commission shall use the following criteria: somewhat more complex, with its stairway bay window, gabled dormer, and recessed entrance bay to one side. (20) Orientation, vistas, overviews. Both buildings are oriented to Myrtle Avenue; the church, particularly, is an important element in the streetscape of Trumbull, Grand River, and Myrtle. The triple intersection creates a large open space in which the church is the most prominent feature. (i) Subsections (d)(l) through (22), as applicable. (ii) The architectural or historical significance of the existing or proposed structure, feature, permanent furniture, or furnishings traditionally associated with the building, and its relationship to the architectural and historical value of the Trinity Episcopal Church Historic District; (iii) The purpose of the designated spaces within Trinity Episcopal Church and the needs of its owners, provided, however, that such considerations shall not bind the commission to permit any alteration .solely on the basis of use; (iv) The provisions of section 25-2-22; (v) Any other factor, including aesthetic, which the commission deems to be pertinent. (21) Symmetric or asymmetric appearance. The church is fully symmetrical. The facade of the parish house is asymmetrical. (22) General environmental character. The church and its parish house together form a unit markedly different in character from the commercial and residential uses around them. The special purpose of the buildings has created a special architectural character; the setting is emphatically urban. (e) In accordance with section 25-2-5, the historic district commission is hereby authorized to consider interior features in certain portions of Trinity Episcopal Church, located within the Trinity Episcopal Church Historic District, and permits shall be required for such interior work in those portions of Trinity Episcopal Church as provided for in Division 2, as if such interior work were exterior work. (3) As a guide in considering proposals affecting the interior of Trinity Episcopal Church, the commission shall make use of a set of twenty (20) 35mm color slides, taken by the staff of the historic designation advisory board and representing the state of the interior at the time of designation. Copies of this set of slides together with a list describing each slide and a diagram showing the designated interior areas, are on file in the offices of the city clerk, the historic district commission, the historic designation advisory board, and the Burton Historical Collection of the Detroit Public Library. (Ord. No. 365-H, § 1(28A-1-26), 12-12-79) (1) The interior spaces of Trinity Episcopal Church which are hereby made subject to the commission's consideration are those spaces normally open to or seen by the public, inlcuding the nave, transepts, chancel and side aisles. Areas not open to and not ordinarily seen by the public, including sacristies, vesting rooms, basements, upper floor or attic areas, organ chambers, closets, service areas, and the entire interior of the parish hall, are not hereby made subject to commission consideration. Supp. No. 1 390 -II 'I I I I I I I �I I DETROIT ZONING ORDINANCE Brush; thence easterly along said extended alley center line to its intersection with the center line of the north-south alley placed in the north half of that same block; thence northerly along the center line of said north-south alley and continuing along the center line of the north-south alley located west of Beaubien and between Wilkins and Watson to its intersection with the center line of Watson; thence easterly along said center line of Watson to its intersection with the center line of Beaubien; thence northerly along said center line of Beaubien to its intersection with the center line of Mack Avenue; thence westerly along the center line of Mack Avenue to its intersection with the center line of John R.; thence southerly along the center line of John R. to its intersection with the center line of Eliot; thence westerly along said center line of Eliot to its intersection with the center line of Woodward; thence southerly along the center line of Woodward Avenue to its intersection with a line parallel to the southern boundary of Lot 5, Block 5 of the Brush Subdivision of Park Lots 11, 12, and 13(1.1 P. 191 WCR) said line to be located twenty (20) feet south of said southerly boundary of Lot 5 and extended westerly in a straight line to intersect with the center line of Woodward Avenue thence easterly along said line which is twenty (20) feet south of the southern boundary of Lot 5 to its intersection with the center line of the alley running north and southeast of Woodward Avenue; thence southerly along said center line of said alley to its intersection with the center line of Adelaide; thence westerly along the center line of Adelaide to its intersection with the center line of Woodward Avenue; thence southerly along the center line of Woodward Avenue to the point of beginning. Sec. 25-2-76. Brush Park Historic District. (a) An historic district to be known as the Brush Park Historic District is hereby established, in accordance with the provisions of this article. I I I I I I I I I - App. C, § 25-2-76 (b) The boundaries of the Brush Park Historic District are as shown on the map on file in the office of the city clerk, and shall be: Beginning at a point located at the intersection of the center line of Woodward Avenue and the center line of the north service drive of the Fisher Freeway (formerly Duffield Street) and from that point proceeding easterly along said center line of the north service drive of the Fisher Freeway (Duffield Street) [to] its intersection with the center line of Brush; thence north along the center line of Brush to its intersection with that section of the north service drive of the Fisher Freeway also known as Napoleon Street; thence easterly along said center line of the north service drive of the Fisher Freeway (Napoleon Street) to its intersection with the center line of Beaubien; thence northerly along the center line of Beaubien to its intersection with the center line of Winder; thence westerly along the said center line of Winder to its intersection with the center line of Brush; thence northerly along said center line of Brush to its intersection with the center line of Division; thence easterly along said center line of Division to its intersection with the center line of Beaubien; thence northerly along the center line of Beaubien to its intersection with the center line of Brewster; thence westerly along said center line of Brewster to its intersection with the center line of Brush; thence northerly along the center line of Brush to its intersection with the center line of the east-west alley which is located in the interior of the block bounded by Brewster, Brush, Wilkins, and Beaubien, which alley center line is extended in a straight line westerly to intersect with the center line of (c) The design treatment level of the Brush Park Historic District shall be conservation, as provided in section 25-2-2. (d) The defined elements of design, as provided for in section 25-2-2 shall be as follows: Supp. No. 1 391 �App. C, § 25-2-76 DETROIT, MICHIGAN (1) Height. Height varies in the district from one to eleven (11) stories. In the area between Woodward and Brush, the original development was almost exclusively two-and-one-half story houses. Later changes included the construction of apartment buildings among the houses, the majority of which are three (3) stories in height. The tallest building, the former Detroiter Hotel, is located on Woodward Avenue in the commercial strip. All other buildings more than four (4) stories in height are located between Woodward and John R., and generally on or immediately adjacent to buildings on those streets. East of Brush, the original development ranged from one to two-and-one-half stories. Later redevelopment includes apartment buildings not more than four (4) stories tall, most often located on Brush. In the case of the nineteenth century houses located between Woodward and Brush, the two-and-one-half story height implies more height in fe·e t than usual, since ceiling heights in these houses are unusually high. placement than later examples. In later apartments, openings tend to be very regular. II (5) Rhythm of spacing of buildings on "II streets. The area between Woodward and Brush appears to have been developed in a very regular spacing, with fifty-foot lots. This regularity has been disrupted by the demolition of many of the houses, and the vacant land resulting, as well as the occasional combination of lots for larger structures, particularly close to Woodward. East of Brush, smaller lots were used in subdividing, but many buildings stand on more land than one lot, and the parcel sizes are now quite irregular, as is the placement of buildings. (6) Rhythm of entrance and/or porch projections. Most buildings have or had a porch or entrance projection. The variety inherent in Victorian design precludes the establishment of any absolute rhythm, but such projections were often centered. On Woodward, the commercial nature of most buildings and the widening of Woodward has effectively eliminated such projections. (2) Proportion of buildings' front facades. Buildings in the district are usually taller than wide; horizontal proportions exist only in incompatible later buildings, except for row house buildings. (7) Relationship of materials. By far the most prevalent material in the district is common brick; other forms of brick, stone and wood trim are common; wood is used as a structural material only east of Brush. Some later buildings have stucco wall surfaces. Originally, roofs were wood or slate with an occasional example of tile; asphalt replacement roofs are common. (3) Proportion of openings within the facades. Areas of void generally constitute between fifteen (15) per cent and thirty-five (35) per cent of the total facade area, excluding roof. Proportions of the openings themselves are generally taller than wide; in some cases, vertically proportioned units are combined to fill an opening wider than tall. (8) Relationship of textures. The most common relationship of textures in the district is the low relief pattern of mortar joints in brick contrasted to the smoother or rougher surfaces of the stone or wood trim. Slate, wood, or tile roofs contribute particular textural values where they exist, especially in the ( 4) Rhythm of solids to voids in front facades. Victorian structures in the district often display great freedom in the placement of openings in the facades, although older examples are generally more regular in such Supp. No. 1 392 'I I I I I I I I I I �DETROIT ZONING ORDINANCE l I I I I I I I I I I (9) Relationship of colors. Brick red predominates, both in the form of natural color brick and in the form of painted brick. Other natural brick and stone colors are also present. These relate to painted woodwork in various colors, and there is an occasional example of stained woodwork. Roofs of other than asphalt are in natural colors; older slate roofs are often laid in patterns with various colors of slate. Original color schemes for any given building may be determined by professional analysis of the paint layers on the building, and when so determined are always appropriate for that building. (13) Relationship of significant landscape features and surface treatments. The major landscape feature of the district is the vacant land, which creates a feeling that buildings are missing in the district. Some houses have more than the standard fifty-foot lot, and have wide side yards. Individual houses have front lawns often subdivided by walks leading to the entrance; lawns are exceedingly shallow or non/existent in the area between Beaubien and Brush. Side drives are rare, access to garages or coach houses being from the alleys. The closing of Watson and Edmund Place between John R. and Brush has created landscaped malls uncharacteristic to the district. Some walks of stone slabs have survived; others have been replaced in concrete. Sidewalks are characteristically close to the curb. (10) Relationship of architectural detail. On the buildings of the Victorian period, elaborate detail in wood, stone, or sheet metal was common; areas treated include porches, window and door surrounds, cornices, dormers, and other areas. Later buildings are generally simpler, but include less elaborate detail in similar areas. (11) Relationship of roof shapes. Examples I I (12) Walls of continuity. Between Woodward and Brush, the houses originally honored common setbacks which provided for front lawns. Some of the later apartments have not been set back to the same line as the houses amongst ' which they were built, thus disturbing the original line of continuity. On Woodward, the commercial development is typically at the sidewalk, creating a wall of continuity; this is not entirely continuous due to parking lots and some buildings set well back. On John R. and Brush, and east of Brush, buildings are typically placed at or near the sidewalk with little or no front yard. Where buildings are continuous, a wall of continuity is created. case of slates or shingles of other than rectangular shape. of many roof shapes, including pitched gable roofs, hip roofs, mansard roofs, and gambrel roofs are present. Different types are sometimes combined in a single structure, and tower roofs, cupolas, lanterns, belvideres, monitors, conical roofs are used on various Victorian houses. Flat roof areas in the center of hip or mansard roofs are frequent. Later apartment and commercial buildings generally have flat roofs not visible from the ground. The generally tall roofs add height to the houses of the Victorian period. App. C, § 25-2-76 (14) Relationship of open space to struc- tures. There is a large quantity of open space in the area, due to demolition of buildings. The character of this open space is haphazard as it relates to buildings, and indicates the unplanned nature of demolitions due to decline. The feeling created is that buildings are missing and should be present. On Watson and Edmund between John R. and Brush, the streets have been removed and replaced with landscaped malls. The traditional relationship of houses to street has thus become a Supp. No. 1 393 �App. C, § 25-2-76 DETROIT, MICHIGAN (18) Relationship of lot coverage. Older single family houses between Woodward and Brush generally occupy about twenty-five (25) to thirty (30) per cent of the building lot not including coachhouses or garages. Later apartments and commercial buildings often fill a much higher percentage of the lot, sometimes approaching or reaching complete lot coverage. Between Brush and Beaubien, lot coverage for residential structures is generally about forty (40) per cent, with commercial and later apartment buildings again occupying larger percentages of their lots. relationship between houses and landscaped strip open space. (15) Scale of facades and facade elements. In the large houses between John R. and Brush, the scale tends to be large, and the facade elements scaled and disposed to emphasize the large size of the houses. Towers, setbacks, porches and the like divide facades into large elements. On Woodward, the scale ranges from very large, and emphasized by many small window openings, as in the former Detroiter Hotel, and very large, made up of large architectonic elements, such as the churches, down to quite small, with large windows emphasizing the small size, as in some commercial fronts. East of Brush, the scale is smaller and the detail less elaborate, creating a more intimate setting with the buildings closer to the street. Later apartments are large in scale with simple but large elements near the ground and repetitive window openings above, frequently capped by a substantial cornice. (19) Degree of complexity with the facades. The older houses in the district are generally characterized by a high degree of complexity within the facades, with bay windows, towers, porches, window and door hoods, elaborate cornices, and other devices used to decorate the buildings. Newer houses in the northern end of the district and older houses in the southern end tend to be somewhat simpler than high Victorian structures between them; later apartments and commercial buildings tend to more classical decorative elements of a simpler kind. (16) Directional expression of front facades. A substantial majority of the buildings in the district have front facades vertically expressed. Exceptions are some commercial buildings on Woodward, row houses on John R. or Brush, and some duplexes or row houses east of Brush. (20) Orientation, vistas, overviews. Houses are generally oriented to the east-west streets, while apartments and commercial structures are more often oriented to the north-south streets. The construction of the Fisher Freeway has created an artificial public view of the rear yards on Winder between Woodward and Brush. The vacant land in the area, largely the result of demolition, creates long-distance views and views of individual buildings from unusual angles which are foreign to the character of the neighborhood as an intensely developed urban area. Garages and coachhouses are located in the rear of residential properties, and are generally oriented to the alley. (17) Ryhthm of buildings setbacks. Buildings on the north-south streets generally have little or no setback, while older houses on the east-west street between Woodward and Brush have some setback, which varies from street to street, through generally consistent in any one block. Later apartments and commercial structures in that area often ignore the previously established setback. Between Brush and Beaubien, setback is generally very limited, only a few feet, if any, lawn space being provided between sidewalk and building. Supp. No. 1 394 411 II II I I 'I I I I I I ~ I �DETROIT ZONING ORDINANCE I I I I I I I I I I I App. C, § 25-2-77 the Rivard Farm (L 12 P. 348) extended eastward to the center line of Rivard. (21) Symmetric or asymmetric appearance. In the Victorian structures, examples of both symmetry is more characteristic of the earlier houses, while the high Victorian examples are more likely to assemble elements in a romantic, asymmetric composition. Later houses to the north are more often symmetrical, especially when derived from classical precedent. Asymmetrical but balanced compositions are common. Later apartments are generally symmetrical. (c) The design treatment level of the Palms Apartment Historic district shall be rehabilitation, as provided for in section 25-2-2. (d) The defined elements of design, as provided for in section 25-2-2 shall be as follows. Reference may be made to the photograph on file in the office of the city clerk. (1) Height. The building is six (6) stories high, on a basement. (22) General environmental character. The environmental character is of an old urban neighborhood which has undergone, and is undergoing, considerable change. The original development, reflected in the Victorian period houses, has been altered by the provision of more intensive residential development in the early twentieth century, the change in character of Woodward from residential to commercial at about the same time, and a long period of decline. (Ord. No. 369-H, § 1, 1-23-80) (2) Proportion of building's front facade. The building is slightly taller than it is wide. The Jefferson facade is symmetrical; with engaged octagonal towers at the corners and a cornice and balustrade at the top. The main entrance, centered in the facade, is surrounded by limestone ornament. The horizontal water table and stringcourses between every other floor divide the facade into three (3) layers. (3) Proportion of openings within the facade. Windows and doors amount to approximately one-third of the total area of the front facade. Windows are slightly taller than wide. The main entrance is comprised of a large arched opening. Sec. 25-2-77. Palms Apartment Historic District. (a) An historic district to be known as the Palms Apartment Historic District is hereby established, in accordance with the provisions of this article. ( 4) Rhythm of solids to voids in front (b) The boundaries of the Palms Apartment Historic District shall be as shown on the map in the office of the city clerk, and shall be as follows: facade. The engaged octagonal towers at either end of the facade and the projecting central bay contain a heavy concentration of window area. The flat wall surface of each of the two (2) bays flanking the central bay contains two (2) windows per floor. A symmetrical grid pattern is clearly discernable. (1) On the south, the center line of East Jefferson. (2) On the east, the center line of Rivard. (3) On the west, the western boundaries of Lots 4 and 11 of the subdivision of the Rivard Farm (L 12 P. 348) extended southward to the center line of East Jefferson. (5) Rhythm of spacing of buildings on streets. Inapplicable due to single building district. (6) Rhythm of entrance and/or porch projections. Inapplicable due to single building district. (4) On the north, the northern boundaries of Lots 10 and 11 of the subdivision of Supp. No. 2 395 �App. C, I 25-2-77 DETROIT, MICHIGAN (14) Relationship of open space to structure. (7) Relationship of materials. The walls of the building are solid masonry faced with limestone. The windows have wood frames and the main door is iron and glass. The historically significant reinforced concrete floor structures are not visible from the exterior. The front of the building faces onto a small graded front yard; there are no side yards. A tenant parking lot is in the rear of the apartment building. (15) Scale of facades and facade elements. As existing at time of designation. See photograph. (8) Relationship of textures. The randomsized undressed limestone blocks provide a rough-looking surface, in contrast to the smooth limestone ornament and dressed limestone window surrounds and stringcourses. The mortar joints are clearly articulated. (16) Directional expression of front eleva- tion. The two (2) octagonal engaged end towers and the projecting central bay provide vertical expression; the water table, stringcourses and balustrade emphasize the horizontal. A balance between the vertical and the horizontal is achieved. (9) Relationship of color. The light gray color of the limestone facing is the original color of the stone. Most of the wooden window frames are painted (17) Rhythm to building setbacks. Inapplicable due to single building district. light gray in coordination with the (18) Relationship of lot coverages. Inapplicable due to single building district. color of the stone, and the mortar joints. (19) Degree of complexity within the facade. (10) Relationship of architectural details. The facade is composed of several distinct elements as described under "proportion of building's front facade." Ornamental detail is kept to a minimum. Carved limestone classical ornament surrounds the main entrance, a carved panel lies beneath the third-story central bay window, and other than the masonry balustrade above the cornice, the building is quite austere in its lack of detail. (20) Orientation, vistas, overview. The building's primary orientation is toward Jefferson Avenue; its secondary orientation is toward Rivard. The northern, or rear facade, was not meant to be seen and is therefore functional in appearance. (11) Relationship of roof shapes. The roof is flat; and hidden by the balustrade. (12) Walls of continuity. Inapplicable due to single building district. (21) Symmetric or asymmetric appearance. The appearance is symmetrical. (13) Relationship of significant landscape features and surface treatments. The land in the rear has always been associated with the apartment building and is now a tenant parking lot. Large evergreen shrubbery on a slightly graded grass turf front yard flanks the main entrance. A masonry stairway covered by an awning to the sidewalk leads up to the entrance on Jefferson. (22) General environmental character. The building's orientation towards a major thoroughfare, surrounded by other commercial and residential structures of different ages and uses contribute to the urban character and feeling of diversity along East Jefferson Avenue. (Ord. No. 378-H, § 1(28A-l-28), 2-27-80) Supp. No. 2 396 I I I I �DETROIT ZONING ORDINANCE porte-cochere. Red sandstone belt courses divide the building between stories horizontally. The church is longer from gable to gable than it is tall to the gable. The tower emphasizes the vertical three (3) b one. The facade of McCollester Hall is approximately as tall to the top of the gable as it is wide. Sec. 25-2-78. First Unitarian-Universalist Church Historic District. I I I I I I I I I I I (a) An historic district to be known as the First Unitarian-Universalist Church Historic District is hereby established, in accordance with the provisions of this article. (b) The boundaries of the First UnitarianUniversalist Church Historic District shall be as shown on the map in the office of the city clerk, and shall be as follows: (3) Proportion of openings within the facades. In the McAdow House the proportion of openings in the main facade on Cass and the secondary facade along Prentis amounts to approximately twenty-five (25) per cent of the facade area, excepting the roof. All window and door openings are proportionately at least two (2) times taller than they are wide, excepting the second story loggia opening, which is almost square, the second story bay loggia opening, which is wider than it is tall although divided by columns, the first story arched entranceway and the porte-cochere, which are almost as wide as they are tall. All openings in the first story have round heads; single sash plate glass windows with transoms are inserted. Similar square headwindows are on the second floor. Openings in the church amount to approximately fifteen (15) to twenty (20) per cent of the facade area. Large pointed arch window openings in nave aisles are taller than wide; window openings in clerestory are slightly wider than tall but contain three (3) windows with trefoil traGery each. The · window openings in the tower amount to approximately ten (10) per cent of the wall area; they increase in height as they go up. The front facade of McCollester Hall contains approximately twenty (20) per cent wall openings. 1. On the east, the center line of Cass Avenue. 2. On the north, the center line of Forest Avenue. 3. On the south, the center line of Prentis. 4. On the west, the center line of the north-south alley running from Prentis to Forrest west of Cass Avenue. (c) The design treatment level of the First Unitarian-Universalist Church Historic District shall be rehabilitation, as provided for in section 25-2-2. (d) The defined elements of design, as provided for in section 25-2-2 shall be as follows: (1) Height. The Perry McAdow House is two and one-half (2 ½) stories in height, the First Unitarian-Universalist Church is a single story in height, approximating two (2) stories (32 feet) to the eaves and forty (40) feet to the top of the gables: Its three-story tower on the northeast corner of the lot is sixtysix (66) feet high. McCollester Hall is two (2) stories high (25 feet). The cornice lines of the church and McCollester Hall closely correspond in height to the cornice line of the McAdow House. ( 4) Rhythm of solids to voids in front facade. The main facade of the McAdow House is divided into three (3) sections, each fenestrated within itself. The south section, a two-story bay, contains one window in each of its (2) Proportion of buildings' front facades. I 'I App. C, § 25-2-78 The facade of the McAdow House is approximately as tall to the ridge of the roof as it is wide, excluding the Supp. No. 2 397 �l App. C, § 25-2-78 DETROIT, MICHIGAN two (2) through its use of both brick and limestone. three (3) faces on the first story, and is open, divided by corinthian columns, on the second story. Behind this open loggia bay is one window. Voids are placed one directly above the other, resulting in an organized arrangement of solids and voids. The entrance is recessed behind an arched opening on the north side of the front facade . Above this is a loggia with a window in the wall behind. The east facade of the church is divided into bays by spur buttresses; each bay contains one window. Clerestory windows are directly above the nave windows. Buttresses divide the church tower into two (2) bays; each bay contains one window per story above the pointed arched recessed entrance cut in the tower. The front facade of McCollester Hall contains a recessed arched entrance flanked by one window on each side and topped with a horizontal opening with tracery windows inserted. Above this, in the gable, is a single small vertical slitlike window. (9) Relationship of colors. The major color relationship is the red brick and red sandstone with the bedford limestone. The gray slate roof, black carved wooden dormer pediments, and black wooden window trim of the McAdow House provide further contrasts. " II II (10) Relationship of architectural details . The ornamentation on the facade of the McAdow House is derived from the northern renaissance. Most of the detail is in red sandstone or wood, such as the sandstone corinthian columns, stone belt courses, a carved open-latticework parapet, carved modillion cornice, and carved shell-topped pediments over the dormers. The crenelation of the tower, the pointed arches, tracery windows, and spur buttresses, all of limestone, are the gothicizing elements of the church. Limestone buttresses, quoins, and trim ornament McCollester Hall. (5) Rhythm of spacing of buildings on (11) Relationship of roof shapes. The McAdow House has a steep hipped roof with a flat top, projecting chimney stacks and dormers. The church and McCollester Hall have moderately sloped gable roofs. streets. Inapplicable due to single complex district. (6) Rhythm of entrance and/or porch projections. Inapplicable due to single complex district. (12) Walls of continuity. In applicable due to single complex district. (7) Relationship of materials. Major materials of the McAdow House are brick and red sandstone, with a slate door and wooden carved elements. The church is faced with bedford limestone. McCollester Hall is of red brick with limestone trim. The limestone matches the stone facing of the church structure while the red brick corresponds to the color of the McAdow House. (13) Relationship of significant landscape (8) Relationship of textures. The smooth brick and sandstone of the McAdow House contrasts with the pecked and smooth surface of the limestone of the church. McCollester Hall reconciles the features and surface treatments. The McAdow House is set back about thirty (30) feet from the street on its south and east sides behind a landscaped lawn surrounded by a chain-link fence. The east side of the church is also set back about thirty (30) feet to follow the line of the McAdow House. A driveway approaches the porte-cochere from Cass and a walk from the sidewalk to a wide set of stairs leads to the entrance of the McAdow House. The entrance to I I ' I I I Supp. No. 2 398 I I �I I ~ I I I I I I I I I I I I ' DETROIT ZONING ORDINANCE App. C, § 25-2-79 enter the church and the McAdow House. Secondary orientations are Prentis and Forest; McCollester Hall, once entered on Prentis, is now entered off the parking lot on Forest, as is the liturgical west end of the church. The west side of the site is separated from the residences on Forest and Prentis by an alleyway. McCollester Hall is off the par king lot at the northwest corner of the site. (14) Relationship of open space to structure. There is no significant open space other than the landscaped lawns and parking lot mentioned above. (15) Scale of facade and facade elements. The scale of the McAdow House is that of a large residence, with elements as existing at the time of designation within it. The scale of the church is modest, except for the relatively massive tower on the northeast corner. See photograph on file with the Historic Designation Advisory Board. (21) Symmetric or asymmetric appearance. While the McAdow House is asymmetrical in appearance, the total effect is balanced. Elements on one side are offset by the elements on the other side. The church is unsymmetrical, with the tower on one end, and McCollester Hall is symmetrical in composition. (16) Directional expression of front eleva- tion. Verticals, such as chimneys, corinthian columns, and two-story bay, are balanced by horizontal elements, such as belt courses and lintels, in the McAdow House. The directional emphasis of the church is horizontal, with the exception of the three-story tower on the north east corner of the site. The directional emphasis of McCollester Hall is neutral. (22) General environmental character. The First Unitarian-Universalist Church Complex is an important element in its urban mixed-use environment. With commercial uses to the south, Wayne State University to the north, and residences to the west, the Victorian McAdow House, with little exterior alteration and the church and McCollester Hall contribute to the continuum of history in that area. (Ord. No. 417-H, § 1(28A-1-29), 11-26-80) (17) Rhythm of building setbacks. Inapplicable due to single complex district. (18) Relationship of lot coverages. Inapplicable due to single complex district. Sec. 25-2-79. Arden Park-East Boston Historic District. (19) Degree of complexity within the facade. (a) An historic district to be known as the Arden Park-East Boston Historic District is hereby established in accordance with the provisions of this article: The front facade of the McAdow House is arranged in an orderly fashion within the three (3) vertical sections. Many architectural elements-the twostory bay/loggia, corinthian columns, and ornamental carvings and stonework, dormer pediments and modillion cornice-contribute to the complexity of the face. The church facade along Cass is organized into bays by spur buttresses and is re!atively simple, as is the facade of McCollester Hall. (b) This historic district designation is hereby certified as being consistent with the Detroit Master Plan. (c) The boundaries of the Arden Park-East Boston Historic District are as shown on the map on file in the office of the city clerk, and shall be: Beginning at a point at the intersection of the center line of Woodward Avenue and the center line of Belmont; proceeding from that point easterly along the center line of Belmont to its intersection with the center line of John R.; from that (20) Orientation, vistas, overviews. The major orientation of the complex is towards Cass, from which one could Supp.No.a 399 �App. C, § 25-2-79 DETROIT, MICHIGAN the street from the proposed structure may be used. The height of the two (2) adjoining houses shall be added into the total twice, with a divisor of ten (10) used to determine the average. Any new building must have a height of the main roof of at least eighty (80) per cent of the resulting average; in no case shall a new building be taller than the tallest roof height included in the computation. In determining the height of existing structures and proposed structures, the highest point of the main roof shall be used, even where towers, cupolas, or other minor elements may be taller. (ii) The level of the eaves of a proposed new structure having as much or more significance for compatibility as the roof height, an average eave or cornice height shall be determined by the same process as that described above. The proposed new structure shall have a height at the eaves, or cornice, of not less than ninety (90) per cent of the average determined. from existing structures, and in no case shall the eaves or cornice of the proposed structure be lower than the lowest eave or cornice height used in the computation, nor higher than the highest. point of intersection proceeding southerly along the center line of John R. to its intersection with the center line of the east-west alley running between Be,lmont and East Boston; from that point of intersection running easterly along the center line of said alley to its intersection with the center line of Oakland Avenue; from that point of intersection proceeding southerly along the center line of Oakland Avenue to its intersection with the center line of the east-west alley running between Arden Park and Westminster; from that point of intersection proceeding westerly along the center line of said alley (extended westward) to its intersection with the center line of Woodward Avenue; and from that point of intersection proceeding northerly along the center line of Woodward Avenue to the point of beginning. (The property included within these boundaries consists of all lots of MacLaughlin's and Owen's Subdivision of the south one-half of the north one-half and the north one-half of the south one-half of quarter Section 37, 10,000 acre tract, except the southerly 20 acres, L 18 P 28, and even lots, 2 to 26, of Moore Hodges and Warren's Subdivision of the southerly one-half of the northerly onehalf of the northerly one-half of one-quarter Section 37, TTAT, L 14/P 13). (d) The design treatment level of the Arden ParkEast Boston Historic District shall be rehabilitation, as provided for in section 25-2-2. (2) Proportion of buildings' front facades. Proportion varies in the district, depending on style and age; height being established by the standards above, proportion will be established by permitting no proposed building or addition to create a front facade narrower or wider than those existing on the same block. (e) The defined elements of design, as provided for in section 25-2-2 shall be as follows: (1) Height. Virtually all of the houses in the district are two and one-half (2 ½ ) stories in height, meaning they have two (2) full stories with an attic or finished third floor within the roof. Original subdivision restrictions required that no house be less than two (2) stories in height. Additions shall be related in height to the existing structure; new buildings shall meet the following standards: (i) (3) Proportion of openings within the facade. Window openings are virtually always taller than wide; several windows are sometimes grouped into a combination wider than tall. Window openings are always subdivided, the most common window type being double-hung sash, whose area is generally further subdivided by muntins. Leaded glass in windows, transoms, and sidelights are present in the styles derived from Elizabethan and Tudor precedence. Facades have approximately fif- The eight (8) adjoining houses on the same block face, excluding any houses built after 1930 and churches, shall be used to determine an average height. If eight (8) houses are not available on the same block face, then one or more houses as close as possible to being directly across Supp.No.a 400 I I I I I I I I I I �r I ~ I I I I I I I I I I I I I I DETROIT ZONING ORDINANCE teen (15) per cent to thirty-five (35) per cent of their [area] glazed. App. C, § 25-2-79 on buildings with stone and/or brick veneer; wood is used for window trim and other functional trim, as well as for decorative purposes. ( 4) Rhythm of solids to voids in front facades. In buildings derived from classical precedence [precedents], voids are usually arranged in a symmetrical and evenly spaced manner within the facade. In styles influenced by the vernacular English architecture, and other styles, voids are arranged with more freedom into a balanced composition. (8) Relationship of textures. The predominant relationship of textures in the district is that of the low relief pattern of mortar joints in brick or stone contrasted to the smooth surface of wood or stone trim. Sometimes brick and stone are contrasted in the same structures. A stucco or shingled second story sometimes provides a contrast to the first story. Half-timbering on stucco, when it exists, is rough-sawn. Tile and slate roofing create textural interest, whereas asphalt shingles generally do not. (5) Rhythm of spacing of buildings on streets. Although the deed restrictions of the McLaughlin's and Owen's Subdivision required that no building be nearer than ten (10) feet to the west property line of any lot, the spacing between buildings is generally wider than ten (10) feet because houses are generally not located on the east lot line. The spacing of buildings tends to be consistent within blocks, even though lot widths may vary, as most houses are situated at or near the center of the lot, leaving open space on either side. Where buildings are closer to one side, a more spacious side yard exists, or, as in the third block where lots are smaller, space for a side driveway exists. The building restrictions did not apply for garages or other outbuildings erected on the rear sixty (60) feet of any lot in McLaughlin's and Owen's Subdivision. (9) Relationship of colors. Natural brick colors (red, buff, brown, yellow) predominate in wall surfaces. Natural stone colors also exist. Stucco and concrete are usually left in their natural state or are painted in a shade of cream or gray. Roofs are in natural colors (red tile, green, brown, and gray-veined slate) and asphalt shingles are predominantly within this same dark color range. Copper flashing stands out on some roofs. Paint colors generally relate to style; the classically inspired buildings, notably the Colonial and Georgian substyles, have wood painted in the range of white and cream. Doors and shutters are frequently black, dark green, brown, and white. Colors known to have been in use on buildings of similar type in the eighteenth or nineteenth centuries may be considered for suitability on similar buildings. Buildings of English medieval inspiration, most notably neoTudor, generally have painted woodwork and window frames of dark brown, buff, or cream color. Light green is also used. Half-timbering is frequently stained dark brown or painted white, the latter not being the original state. Buildings with shingled second stories are painted or stained brown, dark green, or gray. The original colors of any house, as determined by professional analysis, are always acceptable for that house, and may provide suggestions for similar houses. (6) Rhythm of entrance and/or porch projec- tions. Steps, porches and projections were considered a part of the building and came under the building setback restrictions in McLaughlin's and Owen's Subdivision, although in actuality the porches sometimes varied from the setback line. Entrances and porches in the buildings of classical inspiration are usually centered on the front facade. Other styles exhibit more freedom with the entrance and porch placement. Side and rear porches and enclosed sunrooms are common. (7) Relationship of materials. Buildings are brick or stone or a combination of the two (2) or stucco; the upper stories are also of shingles, cement, and plaster (stucco) with halftimbering. Roofing materials include tile, slate, and asphalt shingles. Stone trim is common (10) Relationship of architectural details. Archi- tectural details generally relate to style. Neo- Supp.No.3 401 �App. C, § 25-2-79 DETROIT, MICHIGAN present virtually without exception. Hedges between properties are common. The American elm is virtually extinct in the district, though once the dominant tree. Replacement trees have been planted; additional trees should be characteristic of the area and the period; American elms would only be a practical choice if disease-resistant. Plantings of new trees should be directed toward the restoration of the former straight-line rows of large trees on the front yards and "tree lawns." Straight single-width side driveways leading from the street to the rear garages are the norm, and are either paved in brick, concrete or asphalt. Where a house was built on more than one lot, as was frequent in the first two (2) blocks off Woodward, landscaped side lots forming a part of the original site plan for the residence exist. Piers and walls form gates on Woodward at the entrance to Arden Park and East Boston Boulevards. The piers at Arden Park are of red brick with masonry cresting; smaller-scaled brick piers at the east entrance to Arden Park at Oakland exist. The gates at the west entrance to East Boston are of limestone. The one hundred twentyfive-foot right-of-way is divided down the center by a grassy median planted with evergreens and deciduous trees. These medians and the wide tree lawns create a pleasant, airy residential urban atmosphere. Street lighting poles on East Boston and Arden Park are mostly of the "OP" type with cast iron bases and wooden poles painted black, although some more modern replacements exist. Poles on Woodward and Oakland are of a more modern type located near the curb. On John R., Brush, and Belmont lamps are on brackets attached to wooden "telephone" poles and are located near the curb. All but one lighting pole on Arden Park and East Boston are located in the medians of the boulevards. Although there is no generally observed pattern of placement of poles on the medians, a pole is usually placed at or near the end of each median island, and the poles are usually placed in an alternation from one side of the median to the other. (14) Relationship of open space to structures. Open space in the district was planned, for Georgian and Colonial revival buildings display classical details, mostly in wood and sometimes in stone. Porches, shutters, window frames, cornices, and dormer windows are frequently treated. Details on Mediterranean style or Italian villa-type houses are often done in stone, brick, tile and sometimes stucco, and include arched windows, door openings, and porches. Buildings of Medieval inspiration tend to have details in the form of carved wood or stone ornament on window frames, door frames, eaves, and are frequently half-timbered. The buildings in the district are rich in architectural details. (11) Relationship of roof shapes. A variety of roof shapes exist, again depending on building style. Shallow hipped roofs with dormers, roofs with triangular gables and steep hipped roofs predominate. A few gambrel roofs exist. Complex arrangements of the gabled and/or the hipped types, with subsidiary or transverse roofs are not unusual; dormers are common. Flat roofs are present only as subsidiary roofs on residential structures and as main roofs over two (2) institutional structures. (12) Walls of continuity. Hedges and fences across side yards at the building setback line contribute to the major wall of continuity. Fences and hedges at the edge of the right-of-way, where they exist, contribute to a minor wall of continuity along the front property line. Where trees in rows on the tree lawns have survived in sufficient numbers and where new ones are planted, minor walls of continuity are created. (13) Relationship of significant landscape features and surface treatments. Characteristic treatment of individual properties is a flat front lawn area in grass turf, often subdivided by a walk leading to the front entrance. Materials for such walks are concrete or brick or a combination of these materials. Some front yards have raised rectangular earthwork terraces upon which the house stands with sloping embankments or brick and/or stone retaining walls at the change of grade. Foundation planting, often of the deciduous type characteristic of the period 1900-1930, are Supp.No.3 402 II II I II -I I I I I I I I I �DETROIT ZONING ORDINANCE I I I I I I I I I App. C, § 25-2-79 from the front lot line, but three (3) houses on the north side are approximately forty (40) feet from the front lot line. Some houses on corner lots in the district appear to be set back very slightly closer to the right-of-way than the rest of the houses on their blocks. On Belmont, the setback of the four (4) buildings is approximately twenty-five (25) feet. The varying designs of the houses, with slight setbacks or porch projections in the facades, cause the houses to relate to the front setback line in different ways. the most part, when the subdivision was platted and the lots on the corner of Woodward Avenue and Arden Park were deeded to the city for use as a park. The Woodward frontage at Boston now contains, on the southeast corner, a church structure, and on the northeast corner, a fenced-in open space relating to the Blessed Sacrament Church to the north and the Dodge House to the east. The medians in the center of the boulevards provide open space unifying the district as a whole. The siting of all houses on their lots create rear yards as well as front yards; where an original or early arrangement of a house and grounds included and still includes landscaped lots which form part of the landscaping plan for the residence, such landscaped lots are significant landscape features. Corner lots are sometimes shielded on the street side by shrubbery and/or fences. (18) Relationship of lot coverage. Lot coverage ranges from forty (40) per cent to ten (10) per cent or less in the case with homes with large yards. Most homes are in the twenty (20) per cent to thirty-five (35) per cent range of lot coverage. (19) Degree of complexity within the facade . The degree of complexity has been determined by what is typical and appropriate for a given style. The classically inspired buildings usually have simple, rectangular facades with varying amounts of ornamentation. Buildings of Medieval inspiration frequently have facades complicated by gables, bays, porches, and occasionally turrets. (15) Scale of facades and facade elements. The scale of the facades varies from block to block and style to style. The first and second blocks off Woodward on both Boston and Arden Park contain houses of a large and substantial appearance; the third block contains structures more modest in scale and generally sited on one lot. Facade elements have been determined by what is appropriate for the style, and the size and complexity of facade elements and details either accentuate or subdue the scale of the facades accordingly. Small one-story wings at the sides, porches, or porte cocheres are common; window sash are usually subdivided by muntins, which affects the apparent scale of the windows within the facades. (20) Orientation, vistas, overviews. All of the buildings in the district are oriented toward the boulevard. Buildings on corner lots may have secondary entrances or semicircular drives on the side street. Garages are always detached, at the rear of the lot and often oriented towards the alley as well as the driveway, or, where a house is sited on a corner lot, towards the side street. The primary vista is created along the wide boulevards by the median. (16) Directional expression of front elevations. While some front elevations emphasize the horizontal, the overall expression of direction is neutral. (21) Symmetric or asymmetric appearance. Classically inspired buildings are generally symmetrical. Other styles, including the Medievally inspired buildings, exhibit more freedom in plan and are generally asymmetrical but balanced compositions. (17) Rhythm of building setbacks. Due to the existence of deed restrictions in McLaughlin's and Owen's Subdivision, the setbacks are generally consistent within each block, with the exception of the block between John R. and Brush on Arden Park Boulevard where most houses are approximately twenty (20) feet (22) General environmental character. The Arden Park-East Boston Historic District, with its boulevards, entered through gates on Wood- Supp.No.a 403 �App. C, § 25-2-79 DETROIT, MICHIGAN ward and divided by a grassy median strip, and its relatively large lots and dignified singlefamily residences, has an urban substantial, yet low density residential character, with one major institutional complex. It exhibits a variety of early twentieth century architectural styles. (Ord. No. 442-H, § 1(28A-1-30), 5-13-81) vision of part of Out Lot 196 of the L. Beaubien Farm, L8/P52; and Lots 21 to 25 of D.M. Ferry's Subdivision of Out Lot 194 and Lot A of T.W. Palmer's Subdivision of Out Lot 196 also the north twenty and seventy-five-hundredths (20.75) feet of Lot 8 of Out Lot 192 of L. Beaubien Farm, L17/P35.) (d) The design treatment level of the East Ferry Avenue Historic District shall be rehabilitation, as provided for in section 25-2-2, for the block between Woodward Avenue and John R. Street, and conservation, as provided for in section 25-2-2 for the blocks between John R. Street and Beaubien. Sec. 25-2-80. East Ferry Avenue Historic District. (a) An historic district to be known as the East Ferry Avenue Historic District is hereby established in accordance with the provisions of this article. (e) The defined elements of design, as provided for in section 25-2-2 shall be as follows: (b) This historic district designation is hereby certified as being consistent with the Detroit Master Plan. (1) Height. All of the buildings in the district are two (2) or two and one-half (2 ½) stories tall. All houses are two and one-half (2 ½ ) stories in height, meaning they have two (2) full stories with an attic or a finished third floor within the roof. The original deed restrictions required that buildings not be less than two (2) stories or greater than three (3) stories in height. (c) The boundaries of the East Ferry Avenue Historic District are as shown on the map on file in the office of the city clerk, and shall be: Beginning at the point located at the intersection of the center line of Woodward Avenue and the southern boundary of Lot 26 of D.M. Ferry's Subdivision of part Lot 41 (L.10/P.4 WCR) extended westward; thence north along the center line of Woodward to the northern boundary of Lot 1 of said subdivision extended west; thence east along the north boundary of said lot continuing along the center line of the east-west alley between East Palmer and East Ferry Avenues to its intersection with the center line of Beaubien; thence south along the center line of Beaubien to its intersection with the east-west alley between East Kirby and East Ferry Avenues; thence west along the center line of said alley and continuing along the southern boundary of Lot 26 along the southern boundary of Lot 26 of the abovementioned subdivision (extended westward) to the point of beginning. (The property included within these boundaries consists of Lots 1 to 26, Plat of D.M. Ferry's Subdivision of Park Lot No. 41 (also showing John R. Street from south line of Park Lot 40 to south line of Palmer Avenue), L10/P4; Lots 1 to 7, Block 27, and Lots 8 to 14, Block 28 of Brush's Subdivision of that part of the Brush Farm lying between the north line of Farnsworth Street and the south line of Harper Avenue, L17/P28; Lots 1 to 5 of Palmer's Subdi- (2) Proportion of building's front facades. Proportion varies in the district, depending on style, size and age of buildings; some Victorian buildings and some later buildings are usually taller than wide, whereas some early twentieth century buildings are wider than tall. The rowhouse (or terrace) building on Ferry at Beaubien is wider than tall. (3) Proportion of openings within the facade. Areas of voids generally constitute between fifteen (15) per cent and thirty-five (35) per cent of the front facade, excluding the roof. Most window openings are taller than wide, although when grouped together some achieve a horizontal effect. Transoms over windows are wider than tall or square. Window openings in gables, turrets, and/or foundations are often square or arched. A great variety of sizes, shapes, and groupings of openings exist in the district. (4) Rhythm of solids to voids in front facades. The Victorian structures, the predominant type in the district, display a great freedom Supp. No. 3 404 I I I I I I I ' I I I I I I I �DETROIT ZONING ORDINANCE tin panels. Wood details and trim are prevalent. Slate, wooden shingles, pan tiles, and Mediterranean tiles are among the original roofing materials; asphalt roofs have since replaced some of the original roofs. in placement of openings within the facades. The buildings of other styles, most notably the neo-Georgian, exhibit a greater regularity. I f I I I I I I I I I I - App. C, § 25-2-80 (5) Rhythm of spacing of buildings on streets. The spacing of buildings has generally been determined by the setback from the side lot lines, which was restricted by the deed restrictions filed with the various subdivisions in the district. No building was permitted to be built nearer than three (3) feet from the side lot lines in D.M. Ferry's Subdivision of Park Lot 41, and not nearer than five (5) feet from the side lot lines in the other subdivisions included within the district. The spacing of buildings tends to be consistent, although the lot widths are narrower east of the east line of D.M. Ferry's Subdivision of Park Lot 41. On larger lots, the building is either placed centrally upon the lot, or closer to one side lot line to create ample space for a driveway. On smaller lots, the building occupies most of the width of the lot, while complying with the side lot setback restrictions. Garages were not restricted by the side lot setback restrictions. The smaller lots usually do not have driveways. (8) Relationship of textures. The most common textural relationship in the Victorian buildings is that of several materials j.1Xtaposed within the same facade to create a variety of rich textural effects. Stone juxtaposed with brick, with recessed, flush or protruding mortar joints, is common. Wood detail produces textural interest when contrasted with masonry and/or brick. Slate roofs (sometimes imbricated) wood, Mediterranean tile or pan tile roofs contribute particular textural qualities. Asphalt shingles generally do not contribute to textural interest. (9) Relationship of colors. Paint colors generally relate to style. Victorian buildings display freedom in use of color; other styles exercise greater restraint, red or yellow natural brick colors, common brick painted red or light gray and natural stone colors (brown, reddish-brown, red, light gray) are predominant on wall surfaces. Brown-stained shingles and wood also exist. Wood trim details and doors are most often painted brown, black, white, cream and gray. Mortar joints in the Victorian buildings are frequently laced with red sandstone or brownstone. Stucco, when it exists, is usually in a natural cream color. Roofs are in natural colors; slate is predominantly gray, gray-green, and black; Mediterranean tile is dark green and pan tiles are usually orange. Asphalt shingles display a variety of colors, most derived from colors of natural materials. Colors known to have been in use on buildings of similar type in the eighteenth and nineteenth centuries may be considered for suitability on similar buildings. Original color schemes for any given building may be determined by a professional paint analysis and when so determined are always appropriate for that building. (6) Rhythm of entrance and/or porch projections. Steps and porches exist on all of the once residential buildings in the district; the setback restriction did not apply to them. The progression of steps and porches lends to the consistency of the streetscape. Positions of porches contribute to the variety of design of the Victorian houses; entrances and porches are frequently placed to one side of the front facade and in some instances wrap around to the side; in those buildings of classical inspiration the entrance and porch are symmetrically arranged on the facade. Rear porches are common. (7) Relationship of materials. The district exhibits a wide variety of building materials characteristic of Victorian architecture. Common brick is prevalent; a variety of stoneslimestone, red sandstone, brownstone, marble-is frequently used in combination with brick. Masonry is sometimes combined with shingles or stucco and, in one instance, with (10) Relationship of architectural details. Archi- tectural details generally relate to style. A preponderance of Victorian architectural de- Supp.No.a 405 �App. C, § 25-2-80 DETROIT, MICHIGAN the second block and nonexistent excepting one on the third block from Woodward, where lots are smaller. Where front lawns are uninterrupted by driveways, a unity to the succession of front lawns is achieved. Matching carriage houses or garages are generally oriented towards the alley. The front lawns of the third block are sometimes graded. Although the district was once almost fully developed, vacant lots, some in use for temporary parking, are now noticeable features of the district and create gaps in the otherwise consistent streetscape. Some sidewalks of stone slab have survived, although most have been replaced in concrete. The alley is paved in brick on the south side of Ferry between Woodward and John R. and asphalt and concrete elsewhere. tails in the Romanesque, Queen Ann, French Renaissance, and shingle style are prevalent in the nineteenth century buildings. Porches, window frames, cornices, dormers, and gables are frequently treated. Neo-Georgian buildings display details in brick or wood. Buildings influenced by the arts and crafts movement have heavy verge boards and other wood elements. Most of the buildings in the district are rich in architectural detail. (11) Relationship of roof shapes. A multiplicity of roof types exists, and frequently within the same building. The predominant forms of roofs are either the hipped or gabled variety, frequently with dormers, sometimes with intersecting gables and conical roofs over towers. The Victorian buildings have roofs of greater freedom and complexity; other buildings have roofs that are less complex. Porches also bear a variety of roof shapes. (14) Relationship of open space to structures. Most vacant land in the district is in use as parking lots. The second block off Woodward contains a large amount of space on which buildings once stood; this vacant land bears no relationship to the structures nearby. Instead, it isolates the individual structure from surrounding buildings. The vacant lot at the northeast corner of Brush and Ferry was never occupied by a building. A spacious front yard to individual buildings was created by the setback restriction. Back yards, where they do exist, are often less spacious when they are occupied by a garage. (12) Walls of continuity. The major wall of continuity is greater by the building facades, with their uniform setbacks within each block. Hedges extending along the front lot lines in the block between Brush and Beaubien contribute to a minor wall of continuity, as do the turn-of-the-century Detroit Public Lighting Department poles. (13) Relationship of significant landscape features and surface treatments. The streetscape consists of an eighty-footright-of-waywith wide tree lawns. Characteristic treatment of individual properties is a flat front lawn area in grass turf subdivided by a straight concrete walk leading to the front entrance and a concrete walk along the side of the building leading to the rear yard. Foundation plantings, of the deciduous and/or evergreen nature, are present. Hedges between properties exist on only the third block off Woodward and the east end of the second block. There is a straight line row of trees on the wide tree lawns. Straight side driveways, primarily in concrete but also in asphalt or brick, leading from the street to the rear garages or carriage houses exist but are few in number. On the first block off Woodward they exist only on the west end; they are most prevalent on (15) Scale of facades and facade elements. The scale of the buildings on the first block and one-half off Woodward is large in relationship to the more modest scale of the houses on the east side of the second block and the third block off Woodward. The elements within the large Victorian buildings reinforce their large scale by dividing the facades into large segments, such as the towers, cupolas, verandas, steep roofs, and projecting gables. Details within those elements may be small scaled. The Hecker house on Woodward is monumental in scale. The neo-Georgian facades are large in scale, with restrained detail within. Buildings influenced at the arts and crafts movement contain heavy elements, such as the vergeboards. Large sections within II I II I I I I I I I I .I Supp.No.3 406 I �DETROIT ZONING ORDINANCE I I I I I I I I I I I App. C, § 25-2-81 house are located at the rear of the properties and are generally oriented to the alley. the facades are frequently deemphasized through the division of windows with leaded glass or wooden divisions. Buildings generally are within normal limits of scale for moderate-to-large single- and two-family residences of the late nineteenth and early twentieth century. (21) Symmetric or asymmetric appearance. The Victorian style buildings generally exhibit an asymmetrical appearance; other styles are unsymmetrical but balanced compositions. Few buildings have totally symmetrical facades. (16) Directional expression of front elevations. The majority of the buildings in the district have vertically expressed front facades. Notable exceptions are the buildings of neoGeorgian style and the rowhouse (terrace) building. (22) General environmental character. The character is of a fairly intact late nineteenth to early twentieth century middle to upper class residential streetscape that has been maintained in residential, institutional, and commercial uses over the years. A co,hesiveness is achieved through uniform setbacks, spacing on lots, and wide tree lawns. The district shows evidence of decline, attributable to the various demands of widely differing uses in the area. (Ord. No. 450-H, § 1(28A-1-32), 7-1-81) (17) Rhythm of building setbacks. Within each block, all buildings built before 1930 have consistent setbacks. (18) Relationship of lot coverage. Lot coverage ranges from approximately fifteen (15) per cent to fifty (50) per cent, most being in the thirty (30) per cent to forty (40) per cent range of lot coverage. Lot coverage is greater in the third block off Woodward, where lots are smaller. Sec. 25-2-81. Indian Village Historic District. The defined elements of design for this district shall be as follows: (19) Degree of complexity within the facade . The degree of complexity has been determined by what is appropriate for a given style. The Victorian buildings exhibit complex massing, a multiplicity of forms, colors, materials, and textures within the facades. The other styles represented in the district are less complex. (1) Height . Virtually all of the houses in the district have two (2) full stories plus attic or finished third floor within the roof; these are generally called "two-and-a-half'' story houses. Additions to existing buildings shall be related to the existing structure; new buildings shall meet the following standards: (20) Orientation, vistas, overviews. Most buildings are oriented towards Ferry Avenue, the east-west thoroughfare. The buildings on the corner lots at Woodward and Ferry face Woodward. Forty East Ferry faced Woodward before the parking garage was constructed in its front yard; now it is entered through its east side. Fifty-four fifty John R. and 5461 Brush face the north-south streets, as does the apartment building at 5521 Beaubien. An unintended view of the rears of buildings to the north on Palmer is obtained as a result of the demolition of buildings on the second block of East Ferry east of Woodward. Wide tree lawns and the uniform building setbacks create a sweeping vista (i) The eight (8) adjoining houses on the same face, excluding any houses built since 1930, churches, schools and commercial structures, shall be used to determine an average height. If eight (8) houses are not available on the same block face, then one or more houses as close as possible to being directly across the street from the proposed structure may be used. On Jefferson Avenue, the five (5) existing houses shall be used. The height of the two (2) adjoining houses shall be added into the total twice, with a divisor of ten (10) (seven (7) on Jefferson Avenue) used to determine the along East Ferry. Garages and carriage Supp.No.a 407 �App. C, § 25-2-81 DETROIT, MICHIGAN voids are usually arranged in a symmetrical and evenly-spaced manner within the facade. In examples of other styles, especially those of neo-Tudor and Victorian substyles, voids are arranged with more freedom, but usually in a balanced composition. average. Any new building must have a height of the main roof of at least eighty (80) per cent of the resulting average; in no case shall a new building be taller than the tallest roof height included in the computation. In determining the height of existing structures and proposed structures, the highest point of the main roof shall be used, even where towers, cupolas, or other minor elements may be higher. (ii) The level of the eaves of a proposed new structure having as much or more significance for compatibility as the room height, an average eave or cornice height shall be determined by the same process as that described above. The proposed new structure shall have a height at the eaves, or cornice, of not less than ninety (90) per cent of the average determined from existing structures, and in no case shall the eaves or cornice of the proposed structure be lower than the lowest eave or cornice height used in the computation, nor higher than the highest. (5) Rhythm of spacing of buildings on streets. The spacing of the buildings is generally determined by the setback from the side lot lines; these tend to be consistent, even though lot width may vary. Because of the existence of several subdivisions and their related subdivision and deed restrictions, the placement of buildings on lots varies from area to area in the district. In the case of very wide properties, two (2) conditions exist. A very wide site may have a house placed centrally upon it, with extensive side yard space; this occurs only with extremely large houses by district standards. A more typical placement of houses of average size for the district is at the side of the wide site, placed normally in relation to one of the adjoining houses. The rest of the property is a side yard on the other side of the house, and the entrance is often oriented toward that side yard. (2) Proportion of buildings' front facades. Proportion varies in the district, depending on age, style, and location in a specific subdivision. Height being established by the standards above, proportion will be established by permitting no proposed building or addition to create a front facade wider or narrower than those existing on the same block. (6) Rhythm of entrance and/or porch projec- tions. In those examples of classical inspiration, entrances and porches, if any, tend to be centered on the front facade. Other examples display more freedom with entrance and porch placement, with some having the main entrance at the side. Porches, often permanently enclosed sun porches, are often placed at the side of the building. (3) Proportion of openings within the facade. Window openings are virtually always taller than wide; several windows are sometimes grouped into a combination wider than tall. Window openings are always subdivided, the most common window type being guillotine sash whose area are generally further sub' . divided by muntins. Facades have approximately fifteen (15) per cent to thirty-five (35) per cent of their area glazed: Sun porches with a very high proportion of glass subdivided by mullions and muntins are common. (7) Relationship of materials. The majority of the buildings are faced with brick, while many are partially or totally stucco. There are some stone buildings; clapboard is rare, and almost never the sole material. Wood shingle is occasionally used as a wall covering, usually at the second floor level, and never as the sole material. Roofing includes slate, tile, and wooden and asphalt shingles. Stone trim is common. Wood is almost universally used for window frames and other functional trim, and is used in many examples for all trim. Because of the existence of several subdivi- (4) Rhythm of solids to voids in front facades. In buildings derived from classical precedents, Supp.No.a 408 I I I I I I -I I I I I I I �DETROIT ZONING ORDINANCE and sometime in stone. Areas commonly, but not always, treated are porches, shutters, window frames, cornices, and dormer windows. Details on Mediterranean style or vernacular buildings are often done in stone, brick, tile, and sometimes in stucco. They include arched windows, door openings, and porches. Buildings of medieval inspiration tend to have details in the form of carved wood or carved stone ornament on window frames, door frames, and eaves. Queen Anne or late Victorian style buildings tend to have details in wood, stone, or molded brick commonly embellishing cornices, window frames and door frames. In general, the various styles are rich in architectural details. sions and their related deed restrictions, the exterior textures and materials may vary from block to block in the district. I I I I I I I I I I I I App. C, § 25-2-81 (8) Relationship of textures. The most common relationship of textures in the district is that of the low-relief pattern of mortar joints in brick contrasted to the smooth surface of wood or stone trim. The use of stucco or concrete, with or without half-timbering, as a contrast to brick surfaces is not unusual. Tile, slate, or wood shingle roofs have particular textural values where they exist. Asphalt shingles, generally, have little textural interest, even in those types which purport to imitate some other variety. (9) Relationship of colors. Natural brick colors (red, yellow, brown, buff) predominate in wall surfaces. Natural stone colors also exist. Where stucco or concrete exists, it is usually left in its natural state, or painted in a shade of cream. Roofs are in natural colors (tile and slate colors, wood colors) and asphalt shingles are predominantly within this same dark color range. Paint colors often relate to style. The classically inspired buildmgs, particularly neo-Georgian, generally have woodwork painted white, cream or in the range of those colors, including "putty." Doors and shutters are frequently dark green or black. Colors known to have been in use on buildings of this type in the eighteenth or early nineteenth centuries on similar buildings may be considered for suitability. Buildings of Medieval inspiration (notably neo-Tudor) generally have painted woodwork and window frames of dark brown or cream color. Halftimbering is almost always stained dark brown. Queen Anne or late Victorian examples may have several paint colors on a single facade. These tend to be dark in tone and frequently of the "earth tone" family. The original colors of any house, as determined by professional analysis, are always acceptable for that house, and may provide suggestions for similar houses. (11) Relationship of roof shapes. Roofs with triangular gables and hip roofs predominate. A few examples of the gambrel-type roof exist. Complex arrangements of the gabled and/or hip types, with subsidiary roofs, are not unusual. Dormers are common. Flat roofs exist primarily on porches and sunrooms, and other minor elements; large hip roofs sometimes have relatively small flat sections in the center. (12) Walls of continuity. The major wall of continuity is created by the buildings, with their uniform setbacks within the blocks. New buildings should contribute to this wall of continuity. Where gaslights are sufficiently numerous, and where trees in rows have survived in sufficient numbers, minor walls of continuity are created. Fences across side lots contribute to the major wall of continuity where placed at the front yard setback line. (13) Relationship of significant landscape features and surface treatment. The typical treatment of individual properties is a flat front lawn area in grass turf, often subdivided by a walk leading to the front entrance, and sometimes with a walk at the side leading to the rear. Materials for such walks are concrete, brick, or stone, or combinations of those materials. Some front yards have rectangular raised earthwork terraces upon which the house stands. These unpaved terraces have sloping embankments or brick and/or stone retaining walls at the change of grade. Foundation (10) Relationship of architectural details. These generally relate to style. Neo-Georgian buildings display classic details, mostly in wood, Supp.No.3 409 �App. C, § 25-2-81 DETROIT, MICHIGAN landscaped lots are significant landscape features. (15) Scale of facades and facade elements. There is a variety in scale from block to block and style to style; most houses have a large and substantial appearance. The size and complexity of facade elements and details either accentuate or subdue the scale of the facades. Facade elements have been determined by what is appropriate for the style. Large wings at the front are atypical, while small wings at the side, usually in the form of sunrooms and sunporches, are common. Window sash are usually subdivided by muntins, which affects the apparent scale of the windows within the facades. plantings, often of a deciduous character, characteristic of the period 1895-1930, are present virtually without exception. Hedges between properties, and ornamental front yard fences or hedges are not uncommon. The American elm is virtually extinct in the district, though once the dominant tree. Replacement trees should be characteristic of the area and period, though only a diseaseresistant American elm would be a practical choice. Plantings of new trees should be directed toward the restoration of the former straight-line rows of large trees on the front yards and "tree lawns." Straight side driveways leading from the street to rear garages exist, but alley-facing garages are common, particularly in the southern portion of the district. Where alley-facing garages are common, the lack of driveways lends a unity to the succession of front lawns. Driveway materials include concrete, brick and gravel. Side lots are not uncommon in the district, and a number of these form a part of the original site plan for the residence. Such side lots are usually landscaped, often fenced at or near the setback line, and very occasionally contain paved areas such as a tennis court. The street right-of-way of eighty (80) feet combined with a pavement width of between twenty-four (24) and twenty-nine (29) feet creates wide "tree lawns" or berm areas, which adds to the generous ambience of the urban landscape of the district. Street pavements are now asphalt; cut stone curbs still exist in portions of the district. Alleys are frequently paved with brick, particularly where alleyfacing garages are common. Fencing ranges widely in type; fencing in public view was generally designed to compliment the style, design material, and date of the residence. (16) Directional expression of front elevations. In general, the expression of direction is neutral. (17) Rhythm of building setbacks. Because of the existence of various subdivisions and their related subdivision and deed restrictions, setbacks vary from area to area within the district, though they are consistent within each block or area. The varying designs of the houses, occasionally with slight setbacks in the facades, cause the houses to relate to the front setback line in different ways; this creates a slight variation in the setback line. Nevertheless, within each block or area a wall of continuity is created. (18) Relationship of lot coverage. Lot coverage ranges from fifty (50) per cent to twelve (12) per cent or less in the case of homes with large yards. Most homes are in the twenty (20) per cent to thirty (30) per cent range of lot coverage. (19) Degree of complexity within the facade. The degree of complexity has been determined by what is typical and appropriate for a given style. The classically inspired buildings usu. ally have simple, rectangular facades with varying amounts of ornamentation. Other styles, such as "Queen Anne" and those of Medieval inspiration, frequently have facades complicat.ed by gables, bays, slight setbacks, porches, and occasionally, turrets. (14) Relationship of open space to structures. Open space in the district occurs in the form of vacant land, a city park, school yards for the Waldorf and Nichols Schools, and side lots. Where an original or early arrangement of a house and grounds included and still includes landscaped lots which form part of the landscaping plan for the residence, such Supp.No.a 410 I II I I I I I I I I I I I J �DETROIT ZONING ORDINANCE f I I I I I I I I I I I I App. C, § 25-2-82 midsection containing the engaged order and windows, and the ornate entablature capping the facade. (20) Orientation, vistas, overviews. While most of the buildings are oriented toward the street, it is not unusual for an entrance to face the side, especially in the case of a landscaped side lot or corner house. The street facade in these cases is well coordinated with the rest of the street facades. Garages are frequently oriented either toward an alley or a side street; almost all garages are detached and at the rear of the lot. In those few cases where pre1930 houses have attached garages, they are at the rear and are entered from the side or rear. The doors of such attached garages are generally not visible from the street. (3) Proportion of openings within the facade. Windows and door openings amount to between twenty-five (25) per cent and thirtythree (33) per cent of the total area of the front facade. Most openings are two (2) times taller than they are wide, with the exception of the storefront openings, which are square. Storefront openings at the southeast are barricaded with temporary signage. (4) Rhythm of solids to voids in front facade. A symmetrical grid pattern is clearly discernible on the Woodward facade. Voids are divided by stone pilasters in the central section of the facade. The five (5) paired-door entrances in the center of the ground floor are also separated by pilasters; the center opening is currently covered. Voids are further pronounced by the recessed moldings surrounding each grouping of voids on the ground floor. Openings on the ground floor of the Parsons Street facade consist of a grouping of three (3) double-door entrances flanked by stone piers and surrounds, a stage door and a window on the west side, and a grouping of four (4) similar entrances on the east side. (21) Symmetric or asymmetric appearance. NeoGeorgian and other classically inspired buildings are generally symmetrical. Other styles, including the neo-Tudor, are generally asymmetrical, but balanced compositions. (22) General environmental character. The Indian Village District, with its long, straight streets, its hierarchy of walls of continuity (lamps, trees, buildings) and its large, dignified homes, has an urban, substantial, low density residential character. (Ord. No. 424-H, § 1(28A-1-14(c)), 1-21-81) Editor's note-Ord. No. 424-H, adopted Jan. 21, 1981, amended Code 1964, § 28A-1-14(c), and has been codified as§ 25-2-81 at the editor's discretion. See the editor's note for § 25-2-3. (5) Rhythm of spacing of buildings on street. Sec. 25-2-82. Orchestra Hall Historic District. Inapplicable due to single building landmark. (6) Rhythm of entrance and/or porch projec- The design treatment level for this landmark shall be rehabilitation as provided for in section 25-2-2, and the defined elements of design for this landmark shall be as follows: tions. Inapplicable due to single building landmark. (1) Height. The main portion of the building is sixty-eight (68) feet in height and is one to four (4) stories high. The concert hall is one undivided space with a balcony. The stage house is eighty (80) feet in height. (7) Relationship of materials. The reinforced concrete structure is faced with brick and stone. The ground floor stone pilasters frame the hollow metal-clad doors with wooden door frames and glass lights. All ornamentation and architectural detail is terra cotta; below the windows are iron balconies. (2) Proportion of building's front facade. The Woodward (east) facade is approximately one and one-half (1 ½) times wider than it is tall. It is divided into three (3) distinct horizontal sections: The ground level, consisting of entrances and storefront openings, the large (8) Relationship of textures. The smoothness of the precast stone on the ground floor is carried up to the central portion of the front facade in the architectural elements, architraves, and entablature. The flat brick of the central section provides a slightly rougher Supp.No.a 411 �App. C, § 25-2-82 DETROIT, MICHIGAN (12) Walls of continuity. Inapplicable due to single building landmark. surface appearance. The Parsons facade exhibits a variety of textured brick patterns. Between the stone foundation and the stone stringcourse every eighth row of brick is recessed. Directly below the stringcourse is a band of Flemish bond brickwork with projecting headers. The brick above the stringcourse is panelled. (13) Relationship of significant landscape features and surface treatment. The east and south facades of the building are directly on the sidewalk. The north of the building faces a vacant lot, where an adjacent building stood. Its rear is on an alley. There are no significant landscape features. (9) Relationship of color. The light gray color of the cast stone stands out against the buff brick. The balconies beneath the windows, door panels, mullions and door and window frames are red-brown in color. Mortar joints between the cast stone blocks are light gray, thus closely matching the color of the stone; mortar between the brick also closely resemhies the color of the buff brick. I (14) Relationship of open space to structure. The building is on a corner lot. It has no front, side or rear yard. (15) Scale of facades and facade elements. The front facade is monumental in scale; facade elements are large and refined architectural detail is confined to these elements. (10) Relationship of architectural details. The (16) Directional expression of front elevation. The front elevation is balanced. The horizontal elements, the entablature and stringcourse between the ground floor and the second floor, are counterbalanced by the verticality of the pilasters and proportions of the entrances and voids. ground floor is utilitarian in appearance, with simple pilasters between the entrances. The upper portion of the facade is separated from the ground story by a band with a fret pattern and paterae. Panels above the windows bear carved swags and garlands. The entablature above the stiffleaf capitals of the six (6) pilasters bears a frieze with wreaths and a dentilled cornice. Capping the entire front facade is an entablature with a frieze containing swags and a cornice with a key pattern. In its center is a shield medallion with garlands; above this is a parapet with a volute to either side. On the Woodward facade, visible patches above the north and south entrances indicate the presence of rods supporting a marquee over the entrances. Chain rods from which the marquee hung project from the pilasters between the windows of the midsection of this facade. On the Parsons (south) facade, scar evidence depicts the precise former location of a canopy over the firestairs; and remnant hanging hardware and ghosting indicates the locations of a marquee over the Parsons' entrances. (17) Rhythm of building setbacks. Inapplicable due to single building landmark. (18) Relationship of lot coverages. Inapplicable due to single building landmark. (19) Degree of complexity within the facade. The facade is composed of three (3) distinct surface elements, as described in "proportion of building's front facade." The classical decorative elements are relegated to architectural elements, such as panels, capitals, and the entablatures. (20) Orientation, vistas, overviews. The building's primary orientation is towards Woodward Avenue, the major thoroughfare in the city. Its secondary orientation is towards Parsons; the Parsons facade is the more functional, with fire stairs. The north facade was intended to abut an adjacent building. The west wall facing the alley is purely functional. (11) Relationship of roof shapes. The roof, not visible from the street, has a slight slope. The stagehouse projects twelve (12) feet above the roofline. (21) Symmetric or asymmetric appearance. The appearance is symmetrical. I I I I I I -I I I Supp.No.a 412 f �DETROIT ZONING ORDINANCE ings exist; at the third level, three (3) small glazed quatre-foils are centered in the ogival arches of a blind arcade; above that, another large pointed-arch window lights the top level of the square tower. In the octagonal drum of the tower above, very tall openings are filled with louvers and end in pointed arches. About halfway up the height of the spire, a series of ogival openings without glazing or other filling occur on the eight (8) sides of the spire. (22) General environmental character. On a major thoroughfare surrounded by commercial strip development of different heights, ages, and uses, Orchestra Hall stands out as a major architectural accomplishment and superlative cultural institution which contributes to the cultural climate in Detroit and the mixed use character of Woodward Avenue. (Ord. No. 432-H, § 1(28A-l-14(b)), 3-25-81) I I I I I I I I I I I App. C, § 25-2-83 Editor's note-Ord. No. 432-H, adopted March 25, 1981, amended the 1964 Code,§ 28A-l-14(b), and has been codified as § 25-2-82 at the editor's discretion. See the editor's note for § 25-2-3. (5) Rhythm of spacing of buildings on streets. Inapplicable due to single building landmark. Sec. 25-2-83. St. Joseph's R.C. Church Historic District. The design treatment level for this landmark shall be rehabilitation as provided for in section 25-2-2, and the defined elements of design shall be as follows: (1) Height. The church is a tall single-story space with a high attic and a tall spire. The main roof ridge is approximately ninety (90) feet from grade, and the spire is approximately one hundred ninety-five (195) feet tall. The side walls are approximately forty-seven (47) feet to the eaves, while the transept and chancel walls are approximately sixty-two (62) feet tall from grade. (6) Rhythm of entrance and/or porch projec- tions. Inapplicable due to single-building landmark. (7) Relationship of materials. The basic material is rock-faced limestone; the foundations, quoins, door and window surrounds, pinnacles, and other stone trim are sandstone. Wood is used for window and door frames, doors, and louvers. Brick occurs only in the chimney. The roof is slate; copper is used for trim on the slate roofs and for the roofs of the aisles on the west side and the northern portion of the east side, as well as for the covering of the crossing spire (fleche). Iron is used for some door hardware and light fixtures, and a large swinging hook on the southeast corner of the building; some door hardware is brass. A frame lean-to at the southwest corner is covered with asphalt sheeting in a stone pattern and roofed with asphalt shingles. (2) Proportion of building's front facade. The facade is wider than tall without the gable; taller than wide with the gable. The division of the facade into three (3) vertical sections, the central section being forward and supporting the tower and spire, establishes an emphatically vertical proportional system. (8) Relationship of textures. The rock-faced coursed ashlar of the walls contrasts with the smoother surface of the limestone arches over the windows and the almost-smooth incised surface of the sandstone quoins. Most of the sandstone trim is smooth except for carved decoration. All wooden trim is smooth surfaced. The chimney displays the usual low-relief character of bricks-and-mortar. The roof surfaces covered with slate are mildly textured; smooth-surfaced copper roofs are textured only by ribs. The asphalt walls of the lean-to are smooth, and the roof barely textured. (3) Proportion of openings within the facade. Openings in the front facade are emphatically taller than wide, with ogival arches. Openings constitute approximately twelve (12) per cent of the facade area. (4) Rhythm of solids to voids in front facade. The front facade is divided into three (3) sections by the projecting central tower section. These three (3) sections each have one large opening at ground level in the form of doorways with ogival arches above flat lintels; each entrance has a large pointed-arch window above. In the tower, further openSupp. No.3 413 �App. C, § 25-2-83 DETROIT, MICHIGAN roof ends in a gable against the rear of the tower. (9) Relationship of colors. Stone colors predominate. The rock-faced local limestone is greywhite and tends to be self-cleaning. The sandstone appears to be beige, but has weathered black over almost its entire surface, creating a black-white contrast. The colors of the roof slates, vary mildly in the grey-black-beige range, while the slate on the spire has blackened. All copper surfaces are verdigris. The front doors are medium brown oak, while the west doors are darker finished wood. Other woodwork is painted a putty-beige. The fake stone of the lean-to is gray; its roof is black. (12) Walls of continuity. Not applicable due to single-building landmark. (13) Relationship of significant landscape features and surface treatments. The area between the church and Jay Street is concrete sidewalk. Between the church and the Orleans and Antietam sidewalks is grass turf with an iron fence at the sidewalk. Against the west wall of the church are deciduous bushes; behind the church on Antietam is a row of horse chestnut trees. To the east is a garden between the church and the rectory, with a cobblestone fountain and a very large horse chestnut tree. As well as other plantings, and a recent statue of St. Joseph on a pedestal backed with plantings behind the iron fence along the Jay Street sidewalk. (10) Relationship of architectural details. Detail on the building is largely carried out in stone or copper, and is elaborate. Detail is generally used to elaborate architectural features such as the doorways, the tops of the buttresses, the top of the main facade, and the tower and spire. The detailing of the crossing spire has been greatly simplified from its original state. Detail includes elaborate door surrounds in sandstone with gables decorated with pinnacles and crockets; "flying buttress" shapes forming the gable of the front facade decorated with trefoils and crockets; pinnacles at the top of each attached buttress; sandstone quoins at each corner and on each buttress; a blind arcade at the third level of the tower; gables, blind arcading, and crocketted pinnacles at the top of the square stage of the tower; pinnacles and flying buttresses masking the transition from square to octagonal tower stages; blind arcading and pinnacles at the top of the octagonal drum of the tower; and elaborate copper decoration, including crockets, on the spire; copper crosses on the two (2) transept roofs and the chancel roof as well as atop the spire; and lettering in the slate of the transept roofs. The original patterning of the slate roof and the original iron roof cresting no longer exist. Window tracery is wood. (14) Relationship of open space to structures. The church nearly fills the available space between Jay and Antietam, and is placed close to Orleans Street. Garden space is next to the church on the east. (15) Scale of facade and facade elements. The facade is monumental in scale, and the facade elements are large, although elements may contain small scaled detail. (16) Directional expression of front elevation. The directional expression of the front elevation is emphatically vertical, due to the height of the building and spire, and the division of the facade into three (3) vertical sections. (17) Rhythm of building setbacks. Inapplicable due to single-building landmark. (18) Relationship of lot coverage. Since the church exists on a portion of a larger property which contains both open space and other buildings, it is impossible to determine lot coverage. (19) Degree of complexity within the facade. The facade, with its vertical sections, its carefully arranged and proportioned openings, and its tower and spire, all richly decorated, is very complex. (11) Relationship of roof shapes. The main roofs are steeply pitched; the transept roofs end in hips, while the chancel roof terminates in a multisurfaced hip. Lower pitched roofs over the aisles of both nave and chancel butt against the lower edge of the main roofs. The nave (20) Orientation, vistas, overviews. The church is oriented towards the north; a secondary Supp.No.a 414 I II I I I I I I I I I I I �DETROIT ZONING ORDINANCE sion of Lots 12, 13, 14, and 15 of E. Robinson's Subdivision of Out Lots 15 and 16 of the Guoin Farm, (L18 P35) to its intersection with the center line of the alley running north-south between the east boundary of Lots 1, 2, and 3 of the aforementioned subdivision and the west boundary of Lot 2 of the subdivision of Lots from 1 to 11 and 16 to 22 inclusive and the private alley in re thereof of E. Robinson's Sub of Out Lots 15 and 16 of the Guoin Farm (L13 P62); from that point of intersection north along said center line of alley to its intersection with the center line of the alley running east-west between the north boundary of Lot 1 and the south boundaries of Lots 2 through 7 of the subdivision cited above as being found at L13 P62; thence westerly along the center line of said alley to its intersection with the center line of the alley running north-south between the east boundaries of Lots 1 and 7 of the subdivision cited above as being found at L13 P62 and the west boundaries of Lots 6 through 13 of Freud and Schulte's Subdivision of Lots 1 through 5 of the Riopelle Farm between Fremont and Farnsworth Streets (L 7 Pl 7); thence proceeding southerly along the center line of said alley (extended southward) to its intersection with the north boundary of Lot 1 of Freud and Schulte's Sub aforementioned; thence eastward along said north boundary of Lot 1; thence southerly along the east boundary (extended southward) of Lot 1 of Freud and Schulte's Subdivision to its intersection with the center line of East Canfield, thence westerly along the center line of West Canfield to the point of beginning. (The property included within these boundaries consists of Lot 1 of the Sub of Lots from 1 to 11 inclusive and 16 to 22 inclusive and private alley in re thereof of E. Robinson's Sub of Out Lots 15 and 16 of Guoin Farm (L13 P62); Lot 4 of Sub of Lots 12, 13, 14, and 15 of E. Robinson's Subdivision of Out Lots 15 and 16 of Guoin Farm (L18 P35); and Lot 1 of Freud and Schulte's Subdivision of the Riopelle Farm lying between Fremont and Farnsworth Streets.) (L 7 Pl 7.) (d) The design treatment level of the Sweetest Heart of Mary Roman Catholic Parish Historic District shall be rehabilitation, as provided for in section 25-2-2. (e) The defined elements of design, as provided for in section 25-2-2 shall be as follows: public entrance faces west from the transept. The chancel facade faces a public street (Antietam) and was meant to be viewed. The church is visible over vacant property from Gratiot and the end of the Fisher Freeway, and the spire is visible from many points for some distance due to its height. I I I I I I I I I App. C, § 25-2-84 (21) Symmetric or asymmetric appearance. The main facade is symmetrical. The chancel facade is generally symmetrical except for details, including the lean-to, at the ground floor level. The sides of the church are asymmetrical. (22) General environmental character. The church's natural setting as an urban ethnic neighborhood church of monumental character has been largely destroyed by urban renewal. Its character now is that of a highly sophisticated Victorian Gothic structure of fine quality, and that of a visible and recognizable landmark from a number of viewing points. (Ord. No. 435-H, § 1(28A-1-14(d)), 4-22-81) Editor's note-Ord. No. 435-H, adopted April 2~, 1981, amended§ 28A-1-14(d) of the 1964 Code, and has been included as § 25-2-83 hereof at the editor's discretion. See the editor's note for § 25-2-3. Sec. 25-2-84. Sweetest Heart of Mary Roman Catholic Parish Historic District. (a) An historic district to be known as the Sweetest Heart of Mary Roman Catholic Parish Historic District is hereby established in accordance with the provisions of this article. (b) This historic district designation is hereby certified as being consistent with the Detroit Master Plan. (c) The boundaries of the Sweetest Heart of Mary Roman Catholic Parish Historic District are as shown on the map on file in the office of the city clerk, and shall be: Beginning at a point of intersection of the center line of East Canfield and Russell, proceeding northerly along the center line of Russell to its intersection with the north boundary (extended westward and eastward) of Lot 4 of the subdiviSupp. No. 3 415 �App. C, § 25-2-84 DETROIT, MICHIGAN (1) Height. Sweetest Heart of Mary Roman Catholic Church is a tall single-story space; its two (2) spires are two hundred seventeen (217) feet high. The old school, facing East Canfield, is two (2) stories tall on a high basement, with a three-story central tower (originally four (4) stories). The sisters' house, three (3) stories tall, is thirty-eight (38) feet in height. The rectory facing Russell is twentysix (26) feet high and is two and one-half (2 ½ ) stories tall. (2) Proportion of buildings ' front facade . The church facade is approximately as wide from side to side as it is to the gable, although the two (2) spires dramatically emphasize the vertical. The front facade of the old school is slightly wider than it is tall to the eaves. The facade of the sisters' house is approximately twice as wide as it is tall to the gables. The facade of the rectory is approximately as wide from gable to gable as it is tall to the peak of the gabled dormer. The church is the predominant building in the parish complex; the other buildings range from two (2) to three (3) stories and are compatible with one another in the proportions of the front elevations. (3) Proportion of openings within the facades . Openings in the main facade of the church constitute approximately ten (10) per cent. The secondary facade, along East Canfield, is heavily fenestrated with large pointedarched window openings. All window and door openings are emphatically taller than wide; the entrance openings are composed of recessed arches; windows are divided by tracery. The old school fronting on Canfield contains approximately twenty-five (25) per cent openings. The sisters' house front facade is composed of approximately fifteen (15) to twenty (20) per cent window and door openings; the front facade of the rectory facing Russell consists of twenty (20) per cent openings. The openings in all of the buildings' front facades are symmetrically arranged. The bottom section is distinguished by its light gray limestone and the top by the red painted brick. The church facade is divided vertically into the central portion and its two (2) flanking bays with towers and spires above. Voids are arranged symmetrically, with the most prominent voids-the central arched entrance, the pointed arched window with six-pointed star motif, and the three (3) lancet windows above in the gable end-located in the central section. Voids in the old schoolhouse are also placed symmetrically within the facade. To each side of the slightly projecting tower pavilion is a pair of narrow sash windows with transoms above. The central bay has an arched opening leading onto a porch; above are two (2) double-hung sash windows with transoms. In the tower are two (2) round-arched sash windows. The sisters' house is composed of symmetrically arranged six-over-six double-hung sash windows, two (2) per bay, with three (3) on the two (2) end bays of the first floor. The window openings are two (2) times taller than they are wide. The fenestration of the rectory includes paired double-hung sash with shared sills on the outer bays and a single double-hung sash window above the entrance on the central bay. The arrangement of openings is symmetrical; a palladian window motif is in the dormer. (5) Rhythm of spacing of buildings on street. Inapplicable due to single complex district. (6) Rhythm of entrance and/or porch projections. Inapplicable due to single complex district. (7) Relationship of materials. The light gray limestone base of the church contrasts with the painted red brick of the central gable and bell towers. The roofs are covered in patterned slate. Tracery, crocketts, pinnacles, and trim are wood. The old school facing Canfield is a brick building with a high limestone basement and stone details. The sisters' home is brick with stone cresting, sills, steps, door hood and spandrels, and window hoods; its roof is slate and the downspouts are copper. The rectory is painted brick with (4) Rhythm of solids to voids in front facade. The main facade of the church is divided horizontally into two (2) distinct sections. Supp.No.a 416 II I I I I I I I I �I I I I II - DETROIT ZONING ORDINANCE App. C, § 25-2-84 shape is echoed not only on the spires and the roof but also on the side buttressing and above all the portals. Lancet windows fenestrate the towers, gables, and the main threeportal facade, and circles dominate the tracery of the tower windows and the pointed-arch windows of the north and south elevations. The six-pointed star motif of the stair:ed glass window above the central portal on the west facade is discernible from the exterior. Architectural detail of the old school is limited to architectural elements, and consists of the stone quoins at the two (2) corners and foliated pillaster capitals, brick banding, and corbelling. The original detailing of the north elevation of the old school is no longer present; at the time of designation this wall was exposed by the demolition of the c. 1902 addition and indicates evidence of plaster walls, paneling, paint, stairs, doors and trim. Detailing on the sisters' house is restrained and confined to the surrounds and spandrels of the central entranceway and the window hoods. The conductor boxes on the copper downspouts contain reliefs. The rectory has the neo-Georgian style window keystones, porch details, stone sills, denticulation, and a palladian window dormer. stone keystones and sills and wooden window frames, porch and dormer. (8) Relationship of textures. The regular pattern of coursed ashlar, in which wide smoothfaced courses alternate with narrow rock-faced courses, comprising the foundations of the church facade contrasts with the smoother painted surface of the brick with plain-cut mortar joints, the slate roofs and the wood elements above. The same can be said of the old school, with its rough stone base and brick facade. The sisters' house has a more rustic appearance due to the color and texture of the brick, thus providing a contrast with other buildings seen from the courtyard. The pressed brick and wood of the rectory provide a smooth texture. (9) Relationship of color. The base of the church and the old school are of light gray stone, which contrasts with the brick, now painted red, of the church and the red brick of the school. Architectural elements and details are in stone and/or of light gray painted wood, and contrast with the gray patterned roofs. Copper flashing on the church and old school provides a bright contrast. The ribs of the church spires are painted a cream color. The ionic portico still remaining of the brick school addition is of light gray masonry. The sisters' house is the only building that departs from the red brick precedent set by the other buildings in its use of orange/brown brick and a light-to-medium gray slate roof with green copper downspouts. The rectory consists of red painted brick and light gray wood trim. (10) Relationship of architectural details. Victorian gothic ecclesiastical architectural details accentuate the church structure. The stone base is topped by a quatrefoil frieze over the main portal and twin buttressed towers surmounted by octagonal spires. Alternating patterns of pinnacles and decorated gables define the bases of the main spires. The gable ornamentation, consisting primarily of serrated lancets, is repeated on the four.( 4) larger gables which make the ends of the nave and transepts; the pointed gable (11) Relationship of roof shapes. The church has a pitched roof with gabled ends; the transept arms from a cross gable. Angled side entrances have gabled ends and gables project between buttresses. The towers are crowned with octagonal spires. The spire over the crossing has been dismantled except for the base. Hipped roofs predominate on the other parish buildings; the old school is covered with a hipped roof, as is its central tower. The sisters' house has a truncated hipped roof over the central block with eyebrow dormers while the end bays have transverse gables. The rectory is covered with a hipped roof with traverse gable roof and a gabled dormer. (12) Walls of continuity. Originally, the arrangement of the five (5) building elevations comprising the parish complex formed in interior courtyard. At the time of designation the east end of the courtyard was open. Supp.No. 3 417 �App. C, § 25-2-84 DETROIT, MICHIGAN (13) Relationship of significant landscape features and surface treatments. The wrought iron fence with concrete pillars sets apart the church complex from the streets. Low bushes are sparsely planted in front of the church and the school. The grass turf lawn of the courtyard is divided by concrete sidewalks and is planted primarily with evergreens. Evergreens are also planted on the landscaped lawn in front of the rectory. Of the schoolhouse addition, only the ionic portico, which was the dominant feature of the west facade of this classically inspired building, remains. (17) (18) (19) (14) Relationship of open space to structure. Open space to the sidewalk exists in front of the church and the rectory, on Russell, and to the south of the church and old school, on East Canfield. To the east of the school is an open field, created by urban renewal clearance, as was the area to the north of the complex and rectory. An internal courtyard space open to Russell Street and now open to the east is created by the siting of the four (4) freestanding buildings, which have grass turf and/or concrete walks between them. (20) (15) Scale of facade and facade elements. The scale of Sweetest Heart of Mary Church is monumental. Its tripartite compound pointedarched portal, spires, and tall elongated windows contribute to this overall effect, as do the more moderately sized details within the composition. The modest scale of the facade of the old school facing East Canfield is articulated with large forceful elements, such as the central projecting tower, the projecting front facade with curved sides, and the entrance porch. Ornamentation is on a small scale. The scale of the facade of the sisters' house is substantial, with restrained and small elements within. The rectory is on the scale of a residence of moderate size. Elements within are small and refined in detail. phatically horizontal, with two (2) vertical elements, the transverse gables, at either end. The rectory presents a directionally balanced composition. Rhythm of building setbacks. The setbacks of buildings from the street do not relate to each other. See site plan at end of ordinance [not reproduced herein]. Relationship of lot coverages. The buildings occupy the perimeter of the site; a central courtyard was created by this arrangement of buildings. Degree of complexity within the facade. The facade of the church is symmetrical yet complex in its use of an extensive gothic vocabulary. The facade of the old school is complex, due to its massing and projections, although ornamentation is minimal. The sisters' house is symmetrical and straightforward in its arrangement of windows, dormers and end gables, as is the rectory. Orientation, vistas, overviews. The complex of buildings is oriented toward the west, or Russell. The church and the rectory front on Russell; the courtyard is entered into between these _buildings. The secondary orientation is towards East Canfield (the south), to which the old school faces. The sisters' house is entered through the courtyard. The church, and its spires in particular, provide a landmark from all directions at a distance. II I I I I I I I (21) Symmetrical or asymmetrical appearance. All buildings in the parish complex are intended to appear symmetrical, although the facade of the rectory is slightly asymmetrical. (22) General environmental character. The Sweetest Heart of Mary Roman Catholic Parish is a very visible special use element in a primarily residential redevelopment area. As one of the major focal points in the Forest Park Community, it is a visible reminder of the historic ethnic community ties. It remains one of Detroit's most striking examples of late gothic revival church architecture in an ethnic urban neighborhood. (16) Directional expression of front elevation. The directional expression of the church is emphatically vertical, and emphasized by the twin spires. Likewise, the vertical aspect of the old school is emphasized by its central projecting tower. The sisters' home is em- (f) In accordance with section 25-2-5, the historic district commission is hereby authorized to consider Supp. No. 3 418 I I I �I I I I II II I DETROIT ZONING ORDINANCE (v) Any other factor, including aesthetic, which the commission deems to be pertinent. interior features in certain portions of Sweetest Heart of Mary Roman Catholic Church, located within the Sweetest Heart of Mary Roman Catholic Parish Historic District, and permits shall be required for such interior work in those portions of Sweetest Heart of Mary Roman Catholic Church as provided for in section 25-2-18 through 25-2-27, as if such interior work were exterior work. (3) As a guide in considering proposals affecting the interior of Sweetest Heart of Mary Roman Catholic Church, the commission shall make use of a set of thirty-seven (37) 35mm color slides, taken by the staff of the historic designation advisory board on July 10, 1981, and representing the state of the interior as of that date. Copies of this set of slides, together with a list describing each slide and a diagram showing the designated interior areas, are on file in the offices of the city clerk, in the historic district commission, the historic designation advisory board, and the Burton Historical Collection of the Detroit Public Library. (Ord. No. 473-H, § 1(28A-1-31), 9-23-81) (1) The interior spaces of Sweetest Heart of Mary Roman Catholic Church which are hereby made subject to the commission's consideration are those spaces normally open to or seen by the public, including the narthex, nave, choir loft, chancel and side altars. Areas not open to and not ordinarily seen by the public, including sacristies, vesting rooms, basement and attic areas, closets, service areas, and the entire interior of the rectory, schoolhouse, and sisters' house, are not hereby made subject to commission consideration. Editor's note-Ord. No. 473-H, § 1, adopted Sept. 23, 1981, added§ 28A-1-31 to the 1964 Code; the editor has included this material as § 25-2-84 hereof. (2) In considering proposals for the alteration, demolition, partial demolition, removal, or addition to any or all of the architectural features and permanent furniture within the designated areas of Sweetest Heart of Mary Roman Catholic Church, the commission shall use the following criteria: (i) App. C, § 25-2-85 Sec. 25-2-85. Detroit Cornice and Slate Building Historic District. The design treatment level for this landmark shall be rehabilitation as provided for in section 25-2-2, and the defined elements of design for this landmark shall be as follows: Subsections (d)(l) through (22), as applicable; (1) Height. The building is three (3) stories tall and is forty-four (44) feet in height. (ii) The architectural or historical significance of the existing or proposed structure, feature, permanent furniture, or furnishings traditionally associated with the building, and its relationship to the architectural and historical value of the Sweetest Heart of Mary Roman Catholic Parish Historic District; (2) Proportion of building's front facade. The building is as tall to its cornice line as it is wide. The symmetrical facade is composed of three (3) bays; the central bay is slightly narrower than the flanking bays. The central bay culminates in a raised shallow pediment. (iii) The purpose of the designated spaces within Sweetest Heart of Mary Roman Catholic Church and the needs of its owners, provided, however, that such considerations shall not bind the commission to permit any alteration solely on the basis of use; (3) (iv) The provisions of section 25-2-22 of the chapter; Supp.No.4 419 Proportion of openings within the facade. The double-hung sash windows on the upper two (2) stories of the front facade of the building are approximately twice as tall as they are wide, and they are slightly shorter on the third story and slightly narrower in the central bay. All are in pairs. The storefront openings on the ground floor are al- �App. C, § 25-2-85 DETROIT, MICHIGAN most square; the central bay is composed of two (2) nine-foot long windows with metal panels below. Voids represent approximately forty (40) per cent of the surface area of the front facade. The south facade is composed of regularly spaced segmentally arched window openings with single pane fixed glass that are two (2) times as tall as they are wide, an original service door opening on the second story, and two (2) large segmentally arched doors on the first story, now bricked up. On the east end of the south elevation is a second and a third story doublehung sash window. The rear elevation is fenestrated on the upper two (2) stories; the north elevation is not fenestrated, and there is a single contemporary hollow metal door in the center of the elevation at grade. (4) feet. Denticulation and other architectural detail create a light textural appearance. The major textural relationship of the three (3) secondary elevations is that of low relief mortar joints in brick. (9) (10) Relationship of architectural details. The front facade consists of a combination of classical and Victorian details. Beneath the first story cornice line is denticulation and a bead-and-reel molding; within the upper architraves of the second story windows is an egg-and-dart molding; and within the third story upper architrave is a diamondpointed rustification pattern. Fascia embellishment in the entablature consist of an interlocking ((S" pattern, then a highly stylized palmette frieze above, and then a stylized anthemion frieze. Pilaster capitals are of a stylized Corinthian order. Quoins exist where the galvanized steel turns the corner to the north side on the first story. The galvanized steel panels, friezes, and tympanums bear delicate adamesque festoons, swags, palmettos and garlands. Window surrounds with exaggerated classical detailing and the heavy knob finial at each upper corner of the building are Victorian in detail and spirit. The name of the original occupant, the Detroit Cornice and Slate Co., is pressed into the steel in the central raised panel below the shallow pediment. On the peak of the shallow scrolled pediment is a metal replacement of the original three-foothigh, one-hundred-fifty-pound zinc eagle with a six-foot wing span. On the south elevation is the original hoist beam above the second story service door. Cavity wall vent grills exist between the second and third stories of both the north and south elevation. Rhythm of solids to voids in front facade. A symmetrical grid pattern is clearly discernible on the front facade. Voids are slightly smaller in size with successive stories and narrower in the central bay. A grid pattern is also discernible on the south elevation. (5) Rhythm of spacing of buildings on streets. Inapplicable due to single building landmark. (6) Rhythm of entrance and/or porch projections. Inapplicable due to single building landmark. (7) Relationship of materials. The solids of the front facade and the east nine and threefourth (9¾) feet of the south elevation are of pressed galvanized steel, while the two (2) sides and rear are brick. Window frames, door frames, doors and divisions in transom windows are wood; storefront panels are metal. All glass was originally clear, and the storefront windows remain glazed with clear glass. The watertable is stone; sills on the south elevation are sandstone. (8) Relationship of textures. The galvanized steel was pressed and hammered to replicate the fixture of stone. The ground floor piers resemble rustification; small particles of silica sand added to the paint contribute to the stone-like quality. Above the first story are engaged piers with horizontally incised lines that imitate hand tooling. The upper two (2) stories have an overall smooth ef- Relationship of color. The galvanized steel is painted a light gray-beige color in imitation of stone. All wood trim and doors on the ground floor of the front elevation are medium gray. Brick on the two (2) sides and rear of the building is orange in color. Window trim on the south elevation is brown. (11) Relationship of roof shapes. The slightly pitched roof is not visible from the street; the two (2) roof-top air conditioning units Supp. No. 4 420 I I I I I I I I I I �I I I DETROIT ZONING ORDINANCE App. C, § 25-2-86 (19) Degree of complexity within the facade. The facade is composed of three (3) bays with the major motif atop the central bay. Ornamentation appears quite extensively on the facade and is profuse. It is relegated to architectural elements such as tympanums, panels, column capitals and bases, and the pediment. are visible and there is one short chimney each on the north and south elevations. (12) Walls of continuity. Inapplicable due to single building landmark. (13) Relationship of significant landscape features and surface treatments. The Detroit Cornice and Slate Building fronts on the public sidewalk. On the south side of the building is a brick alley. The entire block on which the building stands is now vacant land, either in parking use or as a small landscaped lawn to the north of the building. Formerly, another building abutted the Cornice and Slate Building on the north, and another building stood to the south of the alley. Buildings on Lafayette obscured the west wall of the building from the street. An ''O.P."-type street light is on the sidewalk near the alley. (20) Orientation, vistas, overviews. The building's primary orientation is towards St. Antoine; the next obvious facade is the south elevation. (21) Symmetric or asymmetric appearance. The appearance is symmetrical. (22) General environmental character. The Detroit Cornice and Slate Building, now housing a restaurant and offices above, contributes to the commercial activity and appearance of the area between Greektown and Renaissance Center, and serves as a reminder of the former commercial-industrial character of that part of downtown. The building provides a strong urban contrast with the Blue Cross-Blue Shield Building to the east across the street, and contributes significantly to the atmosphere of the general Greektown area. (Ord. No. 491-H, § 1, (14) Relationship of open space to structure. The structure is surrounded by open space to its north, west, and south, although the entire block was formerly occupied by structures. The public right-of-way to the east and the paved brick alley to the west formerly constituted the only publicly visible open space adjacent to the structure. 28A-1-14(e), 3-3-82) Editor's note-Ord. No. 491-H, adopted March 3, 1982, amended § 28A-1-14(e) of the 1964 Code, and has been included as § 25-2-85 hereof at the editor's discretion. See the editor's note for § 25-2-3 . (15) Scale of facade and facade elements. The scale of the Detroit Cornice and Slate Building is that of a relatively small-sized commercial structure, with moderately sized architectural elements and small-scale architectural details within. The facade and facade elements appear today as they appeared at the time of construction. Sec. 25-2-86. St. John's-St. Luke Evangelical Church Historic District. (a) An historic district. to be "known as the St. John's-St. Luke Evangelical Church Historic District is hereby established in accordance with the provisions of this article. (16) Directional expression of front elevation. Al- though the front elevation is as tall as it is wide, verticality is emphasized by the slender piers rising through the three (3) stories, the small columns flanking the wjndows, and the raised pediment and eagle on top. (b} Thjs histo:d c district designation is hereby certified as being consistent with the Detroit Master Plan (c) The houndaries of the St. John's-St. Luke Evangelical ChLrrch Historic District are as shown on the map on file in the office of the city clerk, and shall be: on the southwest, the center line of Russell; on the northwest and west. the center line of Service; on the north, the northerly bound- (17) Rhythm of building setbacks. Inapplicable due to single building landmark. (18) Relationship of lot coverages. Inapplicable due to single building landmark. Supp.No.4 421 �App. C, § 25-2-86 DETROIT, MICHIGAN vation of the school is comprised of not more than twenty-five (25) per cent openings; the original two-over-two double hung wood sash windows are present. Approximately thirty (30) per cent of the front facade of the parish house is made up of openings. ary of Lot 13 (extended west) of Fraser's Subdivision of part of the Guoin Farm; on the northeast, the northeast boundary of Lot 22 (extended southeast) of Fraser's Subdivision of part of the Guoin Farm; and on the southeast, the center line of the vacated Chestnut Street. (These boundaries include Lots 13, 22, 23, 24, 25, 26, 27 of Fraser's Subdivision of part of the Guoin Fram (Ll/P30). (4) (d) The design treatment level of the St. John'sSt. Luke Evangelical Church Historic District shall be rehabilitation, as provided for in section 25-2-2. (e) The defined elements of design, as provided for in section 25-2-2, shall be as follows: (1) Height. The church is a single tall story; its tallest point is the southwest tower, approximately fifty-five (55) feet tall. The attached school is three (3) stories tall with additional height in the mansard roof. The parish house is two and one-half (2½) stories tall. (2) Proportion of buildings front facades. The Russell facade of the church is taller than wide, the height being emphasized by the vertically proportioned nave and towers. On the southeast elevation along the parking lot and the northwest elevation along Service, the church is longer than tall, although the horizontal is visually equalized by the verticality of the transept arms and corner towers. The southeast elevation of the attached school is taller than wide, the vertical being emphasized by the two (2) gables. The northeast elevation of the school is approximately two (2) times wider than tall, excepting the roof. The front facade of the parish house is taller than wide to its front gable. (3) Proportion of openings within the facades. No significant openings in the church, school and front facade of the parish house are wider than tall. Openings in the church are most often subdivided by tracery, louvres, or with more than one emphatically vertical element combined. The area of the openings in the Russell Street facade of the church comprise approximately fifteen (15) per cent of the surface; the northeast ele- Supp. No. 4 422 Rhythm of solids to voids in front facades. In the Russell Street facade of the church, the rhythm of voids in the solid is created by the formal arrangement of windows and entrances. A large tracery window is centered in the front facade above the projecting front entrance porch. A pointed arched transom set with stained glass in elaborate tracery rests above the entrance door. In the second stage of the tower on the south side of the facade is a pair of lancet windows situated above the double pointed arch entrance in the first stage of the tower; a blind spherical triangular opening is centered in the third state; and a louvred tracery window shields the bell chamber in the fourth stage. Pointed arch windows of the side aisles on the southeast elevation of the church are in pairs of two (2) per bay; the four (4) bays of the clerestory contain a coupled window with a Tudor arch each. In the transept arms are two (2) lancet windows below a large squat ogee arch in elaborate tracery. In the connector between the church and the school is a staircase reflected on the exterior by the irregular and ascending windows of the first and second stories. The third story contains four (4) regularly spaced lancet windows, the two (2) center ones being of shorter height. Windows on the southeast and northwest elevation of the school are formally arranged in groups of three (3) within the two (2) bays, with one triangular window in each of the two (2) frontal gables. The northeast elevation of the school has double-hung sash windows arranged regularly one above the other. The southern portion of the front facade of the parsonage is brought forward with a recessed entrance porch on the north side and a single window on the south. A triple window is centered at the second floor level. The gable above contains a small window I I I I I I I I I �I I ll Iii - DETROIT ZONING ORDINANCE of the towers. Wooden window trim is either gray or beige; tracery is a beige putty color. Orange brick is exposed by deteriorating formstone in various places. Some of the gray sandstone has blackened with age. Doors are generally painted in brown wood tones. The door in the connector between the church and school is painted g.--ay. The aged reddish-orange brick of the school contrasts with the gray stone foundations, gray window trim, gray coping, and black roof. Traces of paint exist on the brick and stone. The parish house is painted gray; the ornamental and window trim is gray, the wooden steps are gray, and the foundations are gray stone. with a Tudor arch. The recessed chamfered wing on the north has one window placed directly above the other on each face. (5) Rhythm of spacing of buildings on streets. Inapplicable due to single complex district. (6) Rhythm of entrance and/or porch projections. Inapplicable due to single complex district. App. C, § 25-2-86 (7) Relationship of materials. The northwest and southeast elevations of the church are covered in formstone, an ashlar patterned, rock-faced concrete covering; the original brick surface has become exposed in some areas. The Russell Street facade is covered wfrh perma-stone. The original slate roof is now covered with asphalt; original iron coping remains. Finials at gable peaks are metal. Sills, string courses, and corbels along the gables are sandstone. Window trim, elaborate tracery, and doors are wood. The two (2) towers have copper roofs. Foundations of the school and church are limestone; the attached school building is brick with wood trim, has the original galvanized iron cornice, and a tooled sandstone watertable. Its roof is asphalt and there is an integral gutter system. The parish house is brick with wooden trim and a slate roof. (10) Relationship of architectural details. Details of the church and school are architectonic in character and in keeping with the gothic style. Decorative corbelling trims the gables, voussoirs accentuate openings and sills, belt courses are pronounced, and finials crown the peaks of gables. Window treatment is one of the most ornamental features of the church and school; elaborate tracery exists in the church windows, wooden clerestory frames are treated decoratively, and the arrangements of lights in the southeast and north west elevations of the school is decorative. The decorative brick corbelling of the school mimics the corbelling of the church and contrasts with the more utilitarian northeast elevation of the school, which displays corner pilasters and pilasters setting off the entrance bay. The parish house is austere in ornament; a molded brick frame extends around the second story triple window, a string course extends around the building, and a gable window bears a Tudor arch. The recessed wing has a chamfered corner with brackets at the roofline. (8) Relationship of textures. The church contrasts rock-faced formstone and perma-stone and in some places exposed scored brick with the smoother surfaces of sandstone trim, dressed sandstone watertables, wooden window trim and tracery, and a smooth asphalt roof. Copper roofing on the towers also provides textural contrast. Contrast to the brick surface of the school is provided by the rockfaced ashlar foundations, dressed sandstone watertable course and sills, wooden window frames, and raised brick corbelling. Textural interest is added to the painted brick surface of the parish house by the raised stone belt courses and raised brick window enframement as well as the wooden trim. (11) Relationship of roof shapes. The church has a steeply pitched gable roof with transept arms towards the altar end and roofed side aisles resulting in a clerestory above. A connecting addition with a hip roof joins the church and school. The roof of the school is a mansard. Roofs on the parish house (9) Relationship of colors. The gray-beige of the formstone and perma-stone surface of the church contrasts with the black roof and is highlighted by the green copper roofs Supp.No.4 423 �App. C, § 25-2-86 DETROIT, MICHIGAN northwest elevations of the school are horizontal with neutralizing vertical elements, while the northeast end is neutral. The parish house is neutral in directional expression; verticality is emphasized by the frontal gable but the chamfered wing balances the composition. result in complex relationships; a pitched roof with a frontal gable is intersected by a hipped roof with a transverse gable. (12) Walls of continuity. Inapplicable due to single complex district. (13) Relationship of significant landscape features and surface treatments. The church sits directly on the wide sidewalks facing Russell. Foundation plantings and grass are present on the southeast side of the church and school between the building and the large asphalt parking lot. The parking lot abuts the building on its northeast end with no plated buffer. A concrete block wall with courses of yellow brick alternating every two (2) blocks runs along the periphery of the parking lot on the northeast and southeast sides. On the northwest side of the church facing Service is a narrow grassy area between the sidewalk and the building. The sidewalk between the parking lot and church has a brownstone curb, as does the curb on Service Street. The parish house on Service has a small grassy lawn with minor plantings between it and the church. (17) Rhythm of building setbacks. Inapplicable due to single complex district. (18) Relationship of lot coverage. Inapplicable due to single complex district. (19) Degree of complexity within the facades. The placement and articulation of elements within the facades of the church, school and parish house are not complex, although the arrangement of masses and roofs of the parish house are complex. (20) Orientation, vistas, overviews. The church is oriented towards Russell Street; the school is entered through its southeast side. The parish house is oriented towards Service. Due to the build-up of the frontage on Gratiot, the church can only be seen adequately from the northerly approach on Gratiot. The high wall partly blocks the view from Antietam, although glimpses of the corner tower can be had. (14) Relationship of open space t:o structures. Buildings either sit directly on wide sidewalks or the large parking lot or are separated by small planted strips of grass. The Service Street side of the district appears more closedin due to the density and height of buildings along Gratiot, while the parking lot side with the green buffer result in a more spacious appearance on the southeast side facing Antietam. (21) Symmetric or asymmetric appearance. The Russell Street church facade is symmetrical in design with the exception of the two (2) corner towers. The northeast end of the school is asymmetrical although balanced, and the parish house is asymmetrical although balanced. (22) General environmental character. The church, school and parish house form a cohesive unit markedly different in character from the commercial, industrial and residential uses around them. Although the church complex is located off one of Detroit's major arteries it is partially hidden behind the built-up Gratiot Avenue frontage. The setting is very urban in character. (e) In accordance with section 25-2-5, the historic district commission is hereby authorized to consider interior features in certain portions of (15) Scale of facades and facade elements. The scale of the church appears monumental due to the vertical emphasis and the visually dominant tower, although it is not an exceptionally large building. Elements within the facade are in keeping with the scafo and style of the church. The parish houSE! is small in scale and simple in detail; th school does not dominate on its own. (16) Directional expression of front elevatiom The directional expression of the church i emphatically vertical. The southwest anc.. Supp.No.4 424 II I •I I I I I I I �I I I DETROIT ZONING ORDINANCE the St. John's-St. Luke Evangelical Church located in the St. John's-St. Luke Evangelical Church Historic District, and permits shall be required for such interior work in those portions of the St. John's-St. Luke Evangelical Church as provided for in sections 25-2-18 through 25-2-27, as if such work were exterior work. (iv) The provisions of section 25-2-22 of this chapter; (v) Any other factor, including aesthetic, which the commission deems to be pertinent. (3) (1) The interior spaces of the St. John's-St. Luke Evangelical Church which are hereby made subject to the commissioner's consideration are those spaces normally open to or seen by the public, including the nave, narthex, transepts, chancel, galleries and side aisles. Areas not open to and not ordinarily seen by the public, including sacristies, vesting rooms, basements, upper floors or attic areas, organ chambers, closets, service areas, and the entire interiors of the parish house and school, are not hereby made subject to commission consideration. Areas made subject to commission consideration are shown on the floor plan on file in the office of the city clerk, in the office of the historic designation advisory board, and in the office of the historic district commission. (ii) (iii) As a guide in considering proposals affecting the designated interior spaces of the St. John's-St. Luke Evangelical Church, the commission shall make use of a set of slides, taken by the staff of the historic designation advisory board prior to the effective date of this section and representing the state of those interior spaces as of the date of designation, copies of this set of slides, together with a list describing each slide and a diagram showing the relationship of the slides to the designated interior spaces, are on file in the offices of the city clerk, the historic designation advisory board, the historic district commission, and the Burton Historical Collection of the Detroit Public Library. (Ord. No. 507-H, § 1 (28A-1-34), 6-9-82) Editor's note-Ord. No. 507-H , § 1, adopted June 9, 1982, added § 28A-1 -34 to the 1964 Code; the editor has included this material as § 25-2-86 hereof. (2) In considering proposals for the alteration, demolition, partial demolition, removal, or addition to any or all of the architectural features and permanent furnishings within the designated areas of the interior of the St. John's-St. Luke Evangelical Church, the commission shall use the following criteria: (i) App. C, § 25-2-87 Sec. 25-2-87. Trowbridge House Historic District. (a) A historic district to be known as the Trowbridge House Historic District is hereby established in accordance with the provisions of this article. Subsections (dXl) through (22) as applicable; The architectural or historical significance of the existing or proposed structure, feature, permanent furnishing, or fixture, and its relationship to the architectural and historical value of the St. John's-St. Luke Evangelical Church Historic District; The purpose of the designated spaces within the St. John's-St. Luke Evangelical Church and the needs of its owners; provided, however, that such considerations shall not bind the commission to permit any work solely on the basis of such considerations; (b) This historic district designation is hereby certified as being consistent with the Detroit Master Plan. (c) The boundaries of the Trowbridge House Historic District are as shown on the map on file in the office of the city clerk and shall be: The westerly part of Lot 4 south of Jefferson Avenue of the subdivisions of the Mullett Farm described as beginning at a point on the south side of Jefferson Avenue, which point is 118.84 feet on a course of south sixty (60) degrees west from a point where the east line of said Mullett Farm intersects the south line of Jefferson Avenue and running thence south twenty-nine (29) degrees thirty-five (35) min- Supp.No.4 425 �App. C, § 25-2-87 DETROIT, MICHIGAN tains a centrally placed pair of attic windows. A bay window on the second story over the entranc~ (eastern) bay contains one window on each of its three (3) faces. Both sidelights and the transom of the entrance contain four (4) panes of glass. utes east 90.03 feet to a point thence south twentysix (26) degrees five (5) minutes east on a line parallel with said easterly line of said farm 110.24 feet to the northerly line of Woodbridge Street, thence south sixty (60) degrees west along said line of said Woodbridge Street 53.50 feet to a point, thence north twenty-six (26) degrees five (5) minutes west parallel to the easterly line of said farm 200.48 feet to the south line of Jefferson Avenue, thence north sixty (60) degrees east along said line of said avenue 4 7 .96 feet to the place of beginning; also including that part of Jefferson A venue 120 feet wide being the south half of Jefferson Avenue adjacent to the above described property. (L20353/P7 02; L60312/P324) (e) The defined elements of design, as provided for in section 25-2-2, shall be as follows: (1) Height. The Trowbridge House is two and one-half (2½) stories tall, or thirty (30) feet six (6) inches to the apex of the gable. (2) Proportion of building's front facade. The facade is slightly taller than wide, including the pedimented gable; it measures twenty-seven (27) feet in width. (4) Rhythm of spacing of buildings on streets. Inapplicable due to single building district. (6) Rhythm of entrance and/or porch projections. Inapplicable due to single building district. (7) Relationship of materials. The facade is entirely sheathed in wood; nineteenth century flush boarding has been replaced recently. Stairs leading to the front door and the shutters are also wood. Foundations are coursed Trenton limestone, and contrast with the smooth surface of the facade, when visible. The roof is asphalt. Brick chimneys protrude from the western side. The cornice and brackets surmounting the bay window on the second story are pressed metal, resembling wood, as is pressed metal sheeting in the gables, resembling shingles. On the east side of the building, where two (2) bays of the house were removed in the late nineteenth century, the exterior wall is brick. (d) The design treatment level of the Trowbridge House Historic District shall be rehabilitation, as provided for in section 25-2-2. (3) (5) (8) Relationship of textures. The wood sheathing creates a smooth texture; the coursed ashlar foundation is rough by contrast. The asphalt roof does not create textural interest. Proportion of openings within the facade. Openings constitute twenty (20) per cent of the front facade, including the window openings in the pedimented gable. All door and window openings on the front facade are considerably taller than wide, excepting the transom lights over the door, which are placed horizontally. The windows in the gable are grouped in a combination wider than tall. First and second floor windows in the two (2) western bays have six-oversix sash; the bay window and the windows in the pedimented gable have one-over-one sash. (9) Relationship of color. The front facade of the Trowbridge House is painted white, as is the trim. Dark green shutters provide contrast. The floor of the wood porch and steps to it are painted gray. Asphalt shingles on the roof are presently brown. The original colors of the house, as determined by professional analysis, are always acceptable. The foundations are also painted gray. (10) Relationship of architectural details. Most of the detail is in wood; some, presumably added in the mid-to-late 1880's, is pressed metal. Pedimented window heads on the first story and cornice window heads on the second story, thin cornerboards, raking cornices, and the three-paneled shutters are in the Federal vocabulary, as is the entrance, Rhythm of solids to voids in front facade. The facade is composed of three (3) bays; the easternmost being the entrance bay. The fenestration of the other two (2) bays is formally arranged, with one window directly above the other. The pedimented gable con- Supp.No.4 426 I I I I I I I I I I I �I I DETROIT ZONING ORDINANCE I I I II II (18) Relationship of lot coverages. Inapplicable due to single building district. which is surrounded by sidelights and transom. Much later detail is "colonial revival" and blends well with the original material. The porch and bay window are supported by square Doric columns. The gable surmounting the bay window on the second story is pressed metal; its cornice and brackets are also pressed metal. (19) Degree of complexity within the facade. The facade of the Trowbridge House is complex in that it is a Federal-style building with Victorian modifications. However, it is relatively straight-forward in composit· on; it is comprised of three (3) bays, the eastern bay consisting of the entrance and a three-sided bay window above. The western two (2) bays are identical to each other. (11) Relationship of roof shapes. The main roof is a pitched roof with gables facing the sides; a transverse gable results in a front pediment. The roofs on the additions to the rear appear flat. (20) (12) Walls of continuity. Inapplicable due to single building district. Orientation, vistas, overviews. The building's primary orientation is towards East Jefferson Avenue; it backs on Woodbridge Street. (21) Symmetric or asymmetric appearance. While the facade is not symmetrical, it results in a balanced composition. (13) Relationship of significant /,andscape features and surface treatments. Concrete steps lead from the public sidewalk up the graded lawn to the straight concrete front walk. Neglected foundation plantings are present along the berm and the house. (22) General environmental character. The Trow- bridge House, the oldest known building in the city is the westernmost of four (4) extant nineteenth century residences between Rivard and Riopelle Streets on the south side of East Jefferson Avenue, a major eastwest thoroughfare. Close to downtown on what is now a narrow lot close to the public right-of-way, the house adds to the urban character of the area. A mixture of residential apartments, commercial businesses, and institutional buildings exist in the immediate vicinity, creating a diversity and continuity of history, to which the Trowbridge House contributes considerably. (Ord. No. 486-H, § 1 (28A-1-37), 2-17-82) (14) Re/,ationship of open space to structure. Open space exists to the front, west and "tear of the building. The house faces onto a small graded front lawn; there is approximately twenty-two (22) feet between the Trowbridge House and the building to its west. The house is very close to the building to the east, touching it at one point. (15) App. C, § 25-2-88 Scale of facade and facade elements. As existing at time of designation, see photograph on file in the office of the city clerk. The facade is modest in size, due to the fact that two (2) bays were removed from its east side in the late nineteenth century. Facade elements are in scale with a building of its period. Editor's note-Ord. No. 486-H, § 1, adopted Feb. 17, 1982, added § 28A-1-37 to the 1964 Code; the editor has designated these provisions as § 25-2-87 hereof. Sec. 25-2-88. Trumbull Avenue Presbyterian Church Historic District. (a) An historic district to be known as the Trumbull Avenue Presbyterian Church Historic District is hereby established in accordance with the provisions of this article. (16) Directional expression of front facade. Due to the elongated windows and central pediment, the directional expression of the front facade is vertical. Before the removal of the eastern two (2) bays and substantial alterations in the late nineteenth century, the directional expression was horizontal or neutral. (b) This historic district designation is hereby certified as being consistent with the Detroit Master Plan. (c) The boundaries of the Trumbull Avenue Presbyterian Church Historic District are as shown (17) Rhythm of building setbacks. Inapplicable due to single building district. Supp.No., 427 �App. C, § 25-2-88 DETROIT, MICHIGAN the large window is a lancet window. Entrance enclosures contain an ogee arched doorway on each of the two (2) sides. The corner tower has regularly spaced window openings in the first and second stages; the belfry has an open arcade. At the junction between the activities center and the church the arrangement of openings reflects the ascending staircase inside. The large bank of windows is emphasized on the facade of the church-house on Brainard. on the map on file in the office of the city clerk, and shall be: On the northwest, the center line of Brainard; on the northeast, the center line of the alley between Lincoln Avenue and Trumbull; on the southeast, the line parallel to and 27 .50 feet south of the southerly line of Lot 31 of Block 98 of the Woodbridge Farm; and on the southwest, the center line of Trumbull. (The boundaries include the north 27.50 feet of Lot 30, Lots 31 and 32 of Hodges Brothers Sub of Out Lots 98, 99, 102 and 103, Woodbridge Farm, Ll/P308). (d) The design treatment level of the Trumbull Avenue Presbyterian Church Historic District shall be rehabilitation, as provided for in section 25-2-2. (e) The defined elements of design, as provided for in section 25-2-2, shall be as follows: (2) Proportion of buildings' front facades. The church facade facing Trumbull is wider than tall including the entrance enclosures and towers, although it is emphatically vertical in appearance. The Brainard facade of the activities center is taller than wide proportionately. Proportion of openings within the facade. All openings of the church are taller than wide. Some are subdivided by tracery, and emphatically vertical openings are sometimes combined. Most of the openings on the Brainard facade of the activities center are taller than wide, with the exception of the gable opening which is wider than tall but contains three (3) windows that are taller than wide within. The area of the openings is approximately twenty-five (25) per cent. (4) Rhythm of solids to voids in front facades. In the church facade, the rhythm of voids in the solids is created by the formal placement of the windows. A large tracery window is centered in each facade of the church, with a blind arcade in the gable above. Between the wall buttresses on each side of Rhythm of spacing of buildings on street. Inapplicable due to single complex district. (6) Rhythm of entrance and/or porch projections. Inapplicable due to single complex district. (7) Relationship of materials. The major material is brick. Limestone is the foundation material and sandstone is used for the banding, watercourse and other trim. Window trim and tracery are of wood, as are the doors. Glass is a major material of the exterior. Sheet metal covers the spires of the tower, turrets and pinnacles. The roofs of the church and activities building are covered with asphalt shingles. (1) Height. The church is a tall single story; its interior has a second-level gallery around three (3) sides. The tower at the northwest corner of the facade is in four (4) stages. The church house/activities center is three · (3) stories and a basement. (3) (5) (8) Relationship of textures. The brick of the church has flush mortar joints; it contrasts with the rock-faced coursed ashlar foundations and the smooth and/or carved character of the sandstone trim. Mortar joints of the activities building are slightly recessed between the molded textured brick. Wood provides minor textural interest as used in the tracery and window trim. The ribbing of the metal pinnacle and turret tops and replicated shingles on the tower spire provide textural interest, whereas asphalt shingles of the roof generally do not. Glass provides textural interest in both the activities building and church. (9) Relationship of cowrs. The smooth sandstone banding, sills, and watercourse, now painted gray, provide contrast to the orange-red brick of the church and brownish-orange brick of the activities center. The foundations of the church have been painted dark red; wood has been painted yellow. The roof is charcoal gray. Supp.No.4 428 I I I I I I I I I I I �I I I I II II DETROIT ZONING ORDINANCE App. C, § 25-2-88 (10) Relatwnship of architectural details. Details on the buildings are mostly architectonic in character. The stone banding, ogee arches, tower, turrets, pinnacles and arcading in combination are Venetian gothic in style. Decorative iron finials top the tower, turrets, and pinnacles. Window tracery is elaborate. (16) Directwnal expresswn of front elevatwn. The directional expression of the church and activities building are emphatically vertical. (17) Rhythm of building setbacks. Inapplicable due to single complex district. (18) Relationship of lot coverages. Both buildings occupy nearly all of their origi 1al lots. (11) Relationship of roof shapes. The church has a transverse gable roof; the steeply-pitched roofs intersect in the center. The activities center has a pitched roof with a frontal gable. The tower has a four-sided spire, as do the pinnacles, and the turrets have polygonal spires. (19) Degree of complexity within the facade. The church and activities center facades are simple in their number of elements and their arrangement. The combination of elements in the four-stage tower are moderately complex. Between the church and activities center is an enclosure which has complex arrangement of fenestration, with windows reflecting an ascending staircase on the interior and a bay window above. (12) Walls of continuity. Inapplicable due to single complex district. (13) Relatwnship of significant landscape features and surface treatments. The buildings are placed directly on the concrete sidewalk on Brainard and Trumbull and on the alley between Trumbull and Lincoln. To the southeast, comprising part of the church property, is a grassy vacant lot, which creates a garden for the church. The alley behind the activities center is paved in concrete over the original brick. (14) Relationship of open space to structure. The buildings nearly fill their building lots. The vacant lot on the southeast side of the church is the only open space associated with the church. An alley between Trumbull and Lincoln runs behind the activities building. (15) (20) Orientatwn, vistas, overviews. The church is situated on the southeast corner of Brainard and Trumbull, where the corner tower is flanked by two (2) entrances, one on Trumbull and one on Brainard. The building is an important element in the streetscape of Trumbull, Brainard, and Grand River. Because of the irregularly shaped intersection created by Trumbull and Grand River, a diagonal roadway, a large open space in which the church is a prominent feature is created. On the west side of Trumbull, across from the church, is Scripps Park, a large fenced-in grassy recreational space. Scale of facades and facade elements. The church building is moderately large, although the windows in the arms of the Greek cross are very large in scale and contribute to the sense of monumentality of the church. Its location, with a tower on the corner and two (2) nearly identical major facades visible, also contributes to its sense of monumentality. There are small-scale elements in the church facade such as the pinnacles and carved column capitals. The facade of the activities building appears large due to the large bank of windows. Supp.No.4 429 (21) Symmetric or asymmetric appearance. The church facade on Trumbull is symmetrical, with the exception of the corners. On the northwest corner is a tower; on the southwest corner is a turret. The central bay of the activities center on Brainard is symmetrical, although the entrance wing and east wing result in a asymmetrical facade. (22) General environmental character. The church and attached activities center form a unit markedly different in character from the commercial and residential uses around them. Its setting is emphatically urban. Scripps Park is across Trumbull Avenue to the north and the Woodbridge Neighborhood Historic �DETROIT, MICHIGAN App. C, § 25-2-88 with the center line of the east service drive of the John C. Lodge Freeway; thence southerly along the center line of said east service drive to its intersection with the center line of the east-west alley between Seward and Virginia Park; thence easterly along the center line of the said eastwest alley between Seward and Virginia Park to its intersection with the center line of Third Avenue; thence southerly along said center line of Third Avenue to its intersection with the center line of Seward; thence west along said center line of Seward to its intersection with a line drawn parallel to and 13 feet west of the western boundary of Lot 14, Block 7, of Beck's Subdivision of part of quarter sections 55 and 56, 10,000-acre tract (L4/)P59); thence southerly along said line to its intersection with the center line of the eastwest alley lying between Seward and Delaware; thence westerly along the center line of said alley to its intersection with western boundary of Lot 38 (extended northward) of Block 4 of Henry Weber's Subdivision of part of quarter sections 55 and 56, 10,000-acre tract (L2/P40); thence southerly along said western boundary of Lot 38 extended southward to its intersection with the center line of Delaware; thence easterly along the center line of Delaware to its intersection with the center line of Third Avenue; thence southerly along the center line of Third Avenue to its intersection with the center line of Lothrop; thence easterly along the center line of Lothrop to the point of the beginning. (These boundaries include: Peerless Addition No. 1 of part of quarter section 56, 'ITAT (L18/P38), Lots 1-14 and 79-92; Peerless Addition No. 2 of part of quarter section 56, TI'AT (L18/P39), Lots 15-30 and 63-78; Peerless Addition No. 3 of part of quarter section 56, TTAT (L18/P40), Lots 31-41 and 52-62; Leggett's Sub of part of Henry Weber's Sub of part of sections 55 and 56, 'ITAT (L21/P53), Lots 22-32 and part of Lot 21 and Lots 65-75 and west 30 feet of Lot 76; Stone, Todd and Company's Sub of Lots 1, 2, and 3 of center part of quarter sections 55 and 56, TIAT, and Lots 41, 42, 43 and 44 of Henry Weber's Sub of quarter sections 55 and 56 TTAT (L18/P99), Lots 5-18 and Lots 25-70; Lothrop and Duffield's Sub of part of quarter sections 55 and 56, TIAT (L17/P22), Lots 70-85, 110-125, and 28-37 and west 45 feet of 27; Beck's Sub of part of quarter sections 55 and 56, 'ITAT (L4JP59), District extends northerly on both sides of Trumbull, contributing to the historic atmosphere of the area. (Ord. No. 522-H, § 1 (28A-1-40), 10-29-82) Editor's note-Ord. No. 522-H, § 1, adopted Oct. 29, 1982, added § 28A-1-0 to the 1964 Code; the editor has numbered those provisions as § 25-2-88 hereof. Sec. 25-2-89. New Center District. Area Historic (a) An historic district to be known as the New Center Area Historic District is hereby established in accordance with the provisions of this article. (b) This historic district designation is hereby certified as being consistent with the Detroit Master Plan. (c) The boundaries of the New Center Area Historic District are as shown on the map on file in the office of the city clerk, and shall be: Beginning at the intersection of the center lines of Lothrop and Second Avenue and proceeding northerly along the center line of Second Avenue to its intersection with the center line of Bethune; thence westerly along the center line of Bethune to its intersection with the center line of Bethune Court to its intersection with the center line of Delaware; thence easterly along the center line of Delaware to its intersection with the center line of Second; thence southerly along said center line of Second Avenue to its intersection with the center line of the east-west alley between Delaware and Pallister; thence easterly along said east-west alley to its intersection with the center line of the north-south alley between Woodward and Second; thence northerly along the center line of said north-south alley to its intersection with the southern boundary of Lot 92 of Peerless Addition No. 1 of part of quarter section 56 of the 10,000-acre tract (L18/P38) extended westward; thence easterly along the southern boundary of said Lot 92, extended eastward, to its intersection with the center line of Woodward Avenue; thence northerly along the center line of Woodward Avenue to its intersection with the center line of the east-west alley between Virginia Park and Euclid, extended eastward, this being the same as the northern boundary of Lot 1 the aforementioned Peerless Addition No. 1, extended eastward; thence westerly along the center line of said east-west alley to its intersection Supp.No.-' 430 I •I I I I I I I �I I I I II DETROIT ZONING ORDINANCE Block 2, Lots 5-10 and vacated Beck Street; Block 3, Lots 4-9 and vacated Beck Street, Block 4, Lots 1-6 and vacated Otto inclusive, Block 5, Lots 1-6 and vacated Otto inclusive, Block 6, Lots 1-7 and east 16.5 feet of Lot 8; and Block 7, Lots 14-24 and east 13 [feet ofl Lot 13; Henry Weber's Sub of Lots 5-7 and 9, part of Leggett and Miller's Sub of part of sections 55 and 56, TrAT, (L2/P40), Lots 5, 6 and east 40 feet of Lot 7 and Lots 38, 39, and the west 30 feet of Lot 40; and Schmidt's Sub of part of quarter sections 55 and 56, TrAT (L19/P66), Lots 1-16). ii. (d) The design treatment level of the New Center Area Historic District shall be rehabilitation, as provided for in section 25-2-2. (e) The defined elements of design, as provided for in section 25-2-2, shall be as follows: (1) Height All houses that were originally singleor two-family have two (2) full stories plus an attic or finished third floor within the roof; these are generally called ''two-and-a half-story" houses. The few terraces in the district are two (2) or two and one-half (2½) stories tall. Apartment buildings range in height from three (3) to ten (10) stories; the majority are four (4) stories tall. Additions to existing buildings shall be related to the existing structure; new building in New Center Commons (Delaware, Pallister and Bethune) and on Virginia Park shall meet the following standards: i. The six (6) adjoining structures on the same face, excluding churches and commercial structures, shall be used to determine an average height. If six (6) structures are not available on the same block face, then one or more structures as close as possible to being directly across the street from the proposed structure may be used. The height of the two (2) adjoining houses shall be added into the total twice, with a divisor of eight (8) used to determine the average. Any new building must have a height of the main roof of at least eighty (80) per cent of the resulting average; in no case shall a new building be taller than the tallest roof height included in Supp.No.4 431 App. C, § 25-2-89 the computation. In determining the height of existing structures and proposed structures, the highest point of the main roof shall be used, even where towers, or other minor elements may be higher. The level of the eaves of a proposed new structure having as much or more significance for compatibility as the roof height, an average eave or cornice height shall be determined by the same process as that described above. The proposed new structure shall have a height at the eaves, or cornice, of not less than ninety (90) per cent of the average determined from existing structures, and in no case shall eaves or cornice of the proposed structure be lower than the lowest eave or cornice height used in the computation, nor higher than the highest. (2) Proportion of buildings front facades. Proportion varies in the district, depending on use, style, and size of buildings. While singlefamily dwellings may appear taller than wide or wider than tall, the overall appearance is neutral. Terraces or rowhouse buildings are wider than tall; apartment buildings appear taller than wide although some are wider than tall due to projecting and receding wall surfaces that emphasize the vertical. (3) Proportion of openings within the facades. Areas of voids generally constitute between fifteen (15) per cent and thirty-five (35) per cent of the front facade, excluding the roof. Most window openings are taller than wide, but are frequently grouped into combinations wider than tall. Where there are transom windows above doors they are wider than tall; a few round windows exist on upper stories or attics. A great variety of sizes, shapes, and groupings of openings exist in the district. (4) Rhythm of solids to voids in front facades. Queen Anne and arts-and-crafts style buildings display freedom in the arrangement of openings within the facades, but usually �I App. C, § 25-2-89 DETROIT, MICHIGAN apartment buildings to have limestone or concrete high basements or first stories and stone ornamental detail and trim. result in a balanced composition. In buildings derived from classical precedents, voids are usually arranged in a symmetrical and evenly spaced manner within the facade. (5) (8) Relationship of textures. The most common relationship of textures in the district is that of the low-relief pattern of mortar joints in brick contrasted to the smooth surface of wood trim and masonry sills. The brick is sometimes textured. Also common is the contrast in textures created by the juxtaposition of different materials used for the first and second stories; frequently a brick first story is contrasted with a stucco or wood sheathed second story. Half-timbering adds textural interest to the stucco where it exists on neo-Tudor houses. In apartment buildings, stone, either rough cut or smooth and/or cut to appear like rustification at the basement and/or first story level contrasts with the main material, brick. Slate and tile roofs contribute to the textural interest, whereas asphalt shingles generally do not. Rhythm of spacing of buildings on streets. The spacing of buildings has generally been determined by the setback from the side lot lines. The spacing of buildings tends to be consistent, except where vacant lots occur. On Virginia Park where lots are approximately fifty (50) feet wide, some buildings are placed closer to one side lot line, creating room for a side driveway. On smaller lots in the district, the buildings occupy most of the width of their lots, while complying with the side lot setback restrictions. (6) Rhythm of entrance and/or porch projections. Steps and porches exist on all of the single and multiple unit two-and-one-half-story dwellings in the district; the progression of porches lends to the consistency of the streetscape. Entrances and porches are either placed centrally on the facade, as is usually the case with classically inspired buildings, or are placed to one side of the front facade, and the porch sometimes wraps around to the side. Rear porches are common on single-family residences; few side porches exist due to narrow lot sizes. On Virginia Park there is an occasional porte cochere. (9) Relationship of colors. Paint colors generally relate to style. Natural brick colors (red, brown, yellow, orange, buff) predominate in wall surfaces. Natural stone colors also exist. Stucco and concrete are usually left in their natural state or are painted in a shade of cream; half-timbering is frequently stained or painted brown or brownish-red. Classically inspired buildings, particularly neo-Georgian and colonial revival, frequently have wood trim painted white, cream, or in a range of these colors. Where shutters exist they are either dark green, black, or an~ other appropriate dark color. Colors known to have been in use on buildings of this type in the eighteenth or nineteenth centuries on similar buildings may be considered for suitability. Buildings of medieval and/or arts-and-crafts inspiration generally have painted wood trim of dark brown; black and red is also present. Queen Anne and late Victorian style houses may have several colors painted on the same facade. Storm windows are sometimes a different color from the window frames and sash; window (7) Relationship of materials. The district exhibits a wide variety of building materials characteristic of single and multiple unit residential buildings dating from the last decade of the nineteenth century and first quarter of the twentieth century. The majority of buildings are faced with brick; a brick veneer first story and a stucco, clapboard, or wood shingle second story is not unusual. All-stone, all-stucco, and all-wood buildings exist but are few in number. Later replacement siding is uncommon in the district; when it does exist, much of side changes the original visual relationship of the siding to the building. Stone sills and wood trim are common. Roofing includes slate, tile, and asphalt shingles. It is common for Supp.No.4 432 I I I I I I I I I I I I �I I DETROIT ZONING ORDINANCE I slightly graded front lawn area in grass turf subdivided by a concrete or brick walk leading to the front entrance; a side walk sometimes leads to the rear. On sufficiently graded lots, steps lead up the earthwork terraces to the front steps. Some straight side driveways, primarily in concrete but a few in brick, leading from the street to the rear garages exist on Virginia Park, Bethune, and Lothrop. Where front lawns are uninterrupted by driveways, a unity to the succession of front lawns is achieved. Foundation plantings of an evergreen and deciduous character are present on individual lawns. Hedges between properties along the side lot lines are common; properties on corner lots frequently have hedges along the northsouth street. Trees are evenly spaced on the tree lawn; on Pallister where the tree lawn has been widened, trees are planted close to the public side walk and upright lighting standards are evenly spaced near the brick paving of the street. Public sidewalks throughout the district are concrete; brownstone and some bluestone curbs remain on Delaware between Woodward and Second, Virginia Park and Seward. Virginia Park is paved in brick; traffic off Woodward enters and exits through a horseshoe with wrought iron gates and brick piers with stone cresting and foundations. A grassy turf, hedges, and young trees are planted inside the court created by the horseshoe. Newer gates at the entrances of other blocks are of the same materials. Side and rear yard wooden fences, either painted brown or left in a natural state, exist throughout New Center Commons. Side yard fences generally do not extend beyond the face line of the front porch, except where they fence in side lots or corner properties. Fencing in public view through the district, the fluted designed to compliment the style, design, material, and date of the residence. Pallister between Second and Third Streets is a pedestrian street; it is paved in brick with concrete around its perimeter. Street furniture and upright iron light standards are placed at regular intervals. Ornamental poles (O.P.-type, Detroit Public Light- sash are most often the same color as the window frames, with a few exceptions. Colors used on trim of apartment buildings are frequently brown, gray, black or green. The original color scheme of any building, as determined by professional analysis, is always acceptable for the building, and may provide suggestions for similar buildings. Roofs are in natural colors; slate is predominantly gray, gray green and black; tile is green or red. Asphalt shingles display a variety of colors, most derived from colors of natural materials (tile, slate and wood colors). (10) App. C, § 25-2-89 Relationship of architectural details. Architectural details generally relate to style. Porches, window frames, cornices, dormers and gables are frequently treated. NeoGeorgian and colonial revival buildings display classic details in wood; buildings influenced by the arts-and-crafts movement have wood details such as half-timbering, heavy vergeboards, and other wood elements. The vernacular "four-square" buildings usually show restraint in detail. In g~neral, the houses on Virginia Park are more ornate than those in the rest of the district. Some of the apartment buildings display carved stone ornament set in panels, string courses, spandrels and cornices. (11) Relationship of roof shapes. A multiplicity of roof types exist, and frequently within the same building. Predominant forms are hip and gabled, frequently punctured with dormers. A few buildings have engaged towers or bays with conical roofs. Other buildings have less complex roofs, appropriate to their architectural style. (12) Walls of continuity. The major wall of continuity is created by the building facades when their setbacks are uniform within each block face. Where lighting poles and trees exist in sufficient numbers they contribute to a minor wall of continuity along the tree lawns. (13) Relationship of significant l,andscape features and surface treatments. The typical treatment of individual properties is a flat or Supp. No. 4 433 �App. C, § 25-2-89 DETROIT, MICHIGAN of the facades. Houses on Virginia Park are large in scale compared with the rest of the district. The elements within the facades of Queen Anne and some colonial revival buildings emphasize their size by dividing the facades into large segments, such as towers, projecting gables, and bays. N eo-Georgian facades have restrained, small-scale detail within. Buildings influenced by the artsand-crafts movement contain heavy elements, such as vergeboards and large brackets. Apartment buildings usually contain smallscaled elements within moderate to large scale facades. Buildings generally are within normal limits of scale for moderate singleand multiple-family residences of the late nineteenth and early twentieth century. ing) are located on Delaware between Woodward and Second, Virginia Park and Seward. On Second Boulevard and Third Avenue, where they run throughout the district, are fluted steel lighting standards with craneneck pendants (Union Manufacturing Company No. 4700). Alleys are paved in either asphalt or.concrete, the exception being the alley north of Delaware east of Second, which is brick. Parking areas off the alleys next to the alley-facing garages in New Center Commons are also either asphalt or concrete. Alleys are entered and exited on Bethune Court; they do not have outlets on Third Avenue. Bethune Court, Bethune Street, and the alleys have tall, modern light standards. Ornamental light posts on Pallister Commons are Union Metal Manufacturing No. SP87 4-Yl. (16) Directional expression of front elevations. Although some houses appear wider than tall and some appear taller than wide, the overall directional expression is neutral. Apartment buildings are expressed vertically, terraces (rowhouses) are horizontal. The Church of Christ, Scientist, is expressed horizontally. (14) Relationship of open space to structures. Vacant land in the New Center Historic District is located immediately west of Bethune Court, where it provides a small buffer from the street at the corners of Bethune Court and Pallister. Open space on Pallister is provided by the brick-paved pedestrian mall and widened tree lawns. There is also ample vacant land adjacent to the Virginia Park gates at the corners of Woodward and Virginia Park. Where buildings have been demolished, vacant land exists, usually in the form of parking lots. This condition prevails primarily in the block of Virginia Park between the Lodge Service Drive and Third Avenue, and on Lothrop. Backyards as well as front yards exist on all single- and doublefamily residential properties; backyards to houses on Bethune, Pallister and Delaware tend to be relatively small due to the placement of one and one-half (1 ½) or two and one-half (2½) car garages and adjoining paved parking area off the alley. (17) Rhythm of building setbacks. Setbacks vary from area to area within the district, though they are usually consistent within each block or streetface in compliance with deed restrictions. The varying designs of the houses, occasionally with slight setbacks in the facades, cause the houses to relate to the front setback line. (18) Relationship of lot coverage. Lot coverage of single-family dwelling ranges from approximately twenty (20) per cent to fortyfive (45) per cent, most being in the twentyfive (25) per cent to thirty-five (35) per cent range of lot coverage. Lot coverage of multiunit apartment buildings range from fifty (50) per cent to ninety (90) per cent of their lots, most being in the upper end of this range. (15) Scale of facades and facade elements. There is a variety in scale from street to street and style to style; most houses have a small to moderate appearance and apartment buildings have a moderate appearance. The size and complexity of facade elements and details either accentuate or subdue the scale (19) Degree of complexity within the facade. The degree of complexity has been determined by what is appropriate for a given style. The late Victorian buildings exhibit complex massing and multiplicity of forms, col- Supp.No., 434 I I I I I i I I I �I I DETROIT ZONING ORDINANCE inspired, are generally asymmetrical but result in balanced compositions. Front facades of apartment buildings are symmetrical in appearance. ors and textures. Other styles in the district are less complex. The classically inspired buildings usually have simple, rectangular facades with varying amounts of ornamentation. I II II II II II App. C, § 25-2-89 (22) General environmental character. The character of the New Center Historic District is that of late nineteenth century and early twentieth century residences on straight east-west streets. A cohesiveness is attained by entrance gates, uniform setbacks, spacing on lots, buried utilities, and, on Pallister, spacious tree lawns, street furniture, and brick paving. Overall, the district has an urban, low to moderate density, revitalized residential character with small-scale commercial usage on its southern periphery and on Second from Virginia Park to Delaware. (Ord. No. 530-H, § 1 (28A-1-41), 11-17-82) (20) Orientatwn, vistas, overviews. Single-family houses and apartment buildings are generally oriented towards the east-west streets. The majority of terrace buildings are oriented toward Third Avenue. The majority of the garages are oriented towards the alleys; where driveways exist, garages are frequently oriented towards both the street and the alley. All garages are detached and at the rear of the lot. A dramatic view of the General Motors Building and Fisher Building can be seen just south of the district. (21) Symmetric or asymmetric appearance. NeoGeorgian and other classically inspired buildings are generally symmetrical. Other styles including Queen Anne and arts-and-crafts Editor's note-Ord. No. 530-H, § 1, adopted Nov. 17, 1982, added § 28A-1-41 to the 1964 Code; the editor has included these provisions as § 25-2-89 hereof. [The next page is 497] Supp.No.4 435 �I I I COMPARATIVE TABLE HISTORIC LANDMARK AND DISTRICT PROVISIONS This is a numerical listing of the ordinances of the city and sections of the old Code as contained in Appendix C. I 19"Code Section 28A -1-1 I I I 28A-1 -2 28A - l -~ 28A-l -4 28A-1 -5 28A-1-6 -II Ordinance Number 268-H 295-H 299-H :l04-H 311-H 328-H 336-H 342-H 352-H 365-H 369-H 378-H 417-H 424-H 432-H 435-H 442-H 450-H 473-H 486-H 491-H 507-H 522-H 530-H II II II (II II Propoaed New Code Seetlon• 1964 Code Section Propoaed New Code Seetlon• 25-2-1 , 25-2-41 25-2-43 25-2-2 25-2-4 25-2-3425-2-40 25-2-5025-2-57 25-2-1825-2-27 28A-1-7 28A-1 -8 28A-1-9 28A-1-10 28A -1-ll 28A-1-12 28A-1-13 28.A-1 -14 28A-1-15 28A -1-1628A-l -18 25-2-5 25-2-6 25-2-10 25-2-7 25-2-9 25-2-58 25-2-11 25-2-3 25-2-8 25-2-6525-2-67 Adoption Date Section 1 1(28A- l -19) 1(28A-l-20) 1(28A-l-21) 1(28A-1-22) 1 1 (28A-1-23) 1(28A-1-24) 1(28A-1-25) 1(28A-l-26) 1(28A-1-27) 1(28A-l-28) 1(28A-1-29) 1(28A-l-14(c}) 1(28A-1-14(b)) 1(28A-1-14(d)) 1(28A-1-30) 1(28A-1-32) 1(28A-1-31 ) 1(28A-1-37) 1(28A-1-14(e)) 1(28A-1-34) 1(28A-1-40) 1(28A-1-41) 7-19-78 12- 6-78 1-10-79 1-31 -79 2-21 -79 5-30-79 7-18-79 9-19-79 11- 7-79 12-12-79 1-23-80 2-27-80 11-26-80 1-21-81 3-25-81 4-22-81 5-13-81 7- 1-81 9-23-81 2-17-82 3. 3-82 6- 9-82 10-29-82 11-17-82 Section this Code 25-2-4(8) 25-2-68 25-2-69 25-2-70 25-2-71 25-2-69(e) 25-2-72 25-2-73 25-2-74 25-2-75 25-2-76 25-2-77 25-2-78 25-2-81 25-2-82 25-2-83 25-2-79 25-2-80 2.5-2-84 25-2-87 25-2-85 25-2-86 25-2-88 25-2-89 [The next page is 507] •Editor's note-The new Code hat not been adopted at thi• time. Supp. No. 4 497 �I I I COMPARATIVE TABLE MICHIGAN PUBLIC ACTS This is a chronological listing of the Public Acts of Michigan as contained in Appendix A of this volume. I I Year Act. No. 1921 207 1941 306 1945 1947 267 272 1952 1967 1968 1973 1976 1978 97 225 202 204 145 396 28 186 638 1979 180 1977 Disposition 125.581125.591 125.584 125.585 125.588 125.583a 125.585 125.590 125.585 125.591 125.585 125.585 125.584 125.583b 125.583b 125.585a 125.581125.583& 125.584, 125.585 125.587 125.592 125.585 [The next page ia 517) 507 �I I I I I I ' " COMPARATIVE TABLE ZONING ORDINANCES This is a numerical listing of the ordinances of the city used herein. The amendatory ordinances are identified with the sections which are flush with the left margin. In some cases the amendment may apply only to one of the subsections contained within a given section; however, the amendment will be identified with the preceding section which is flush with the left margin. Year Ordinance No. Adoption Date Section 1968 394-G 11-26-68 1 395-G 11-26-68 1 404-G 2-11-69 1 407-G 2-18-69 1 413-G 3- 4-69 1 416-G 3-26-69 1 419-G 4- 1-69 1 420-G 4- 1-69 1 422-G 4- 8-69 1 423-G 4-15-69 1 426-G 4-22-69 1 427-G 4-29-69 1 439-G 6-10-69 1 440-G 6-17-69 1 441-G 6-17-69 1 446-G 6-26-69 1 1969 517 Section thia Code Art. xv, Map. No. 1 Art. XV, Map No. 25 Art. XV, Map No. 69 32.0042 40.1500 44.0200 45.0800 47.0100 47.0201 48.0200 67.0200 70.0500 80.0500 100.0500 Art. XV, Map No. 55 Art. XV, Map No. 31 Art. XV, Map No. 1 Art. XV, Map No. 50 Art. XV, Map No. 6 Art. XV, Map No. 25 Art. XV, Map No. 40 Art. XV, Map No. 12 Art. XV, Map No. 4 Art. XV, Map No. 28 Art. XV, Map No. 39 45.0300 60.0100 62.0300 62.0400 93.0300 93.0700 94.0100 94.0300 94.0700 �DETROIT, MICHIGAN Year 1970 Ordinance No. Adoption Date Section 453-G 7- 8-69 1 455-G 7-29-69 1 456-G 8- 5-69 1 457-G 8-12-69 1 458-G 8-26-69 1 460-G 9- 9-69 1 462-G 9- 9-69 1 464-G 9-23-69 1 465-G 9-23-69 1 468-G 10•14-69 1 470-G 10-21-69 1 472-G 11- 5-69 1 473-G 11- 5-69 1 475-G 11-25-69 1 476-G 11-25-69 1 477-G 11-25-69 1 478-G 12- 9-69 1 479-G 12-16-69 1 481-G 12-16-69 1 483-G 12-30-69 1 485-G 1-30-70 1 486-G 1-31-70 1 518 Section this Code 95.0300 96.0300 100.0500 101.0700 102.0300 103.0300 105.0300 110.0100 113.0100 113.0200 116.0300 116.0500 119.0300 Art. XV, Map No. 1 Art. XV, Map No. 49 Art. XV, Map No. 52 Art. XV, Map No. 56 Art. XV, Map No. 49 Art. XV, Map No. 17 Art. XV, Map No. 3 Art. XV, Map No. 54 Art. XV, Map No. 29 Art. XV, Map No. 50 Art. XV, Map No. 57 Art. XV, Map No. 78 Art. XV, Map No. 3 Art. XV, Map No. 36 Art. XV, Map No. 18 Art. XV, Map No. 19 Art. XV, Map No. 71 Art. XV, Map No. 5 Art. XV, Map No. 4 Art. XV, Map No. 42 Art. XV, Map No. 45 Art. XV, Map No. 46 I I I i i - �I I I I I I - COMPARATIVE TABLE-ZONING ORDINANCES Year Ordinance No. Adoption Date Section 490-G 2- 3-70 1 492-G 2-10-70 1 502-G 5- 5-70 1 503-G 5- 5-70 1 504-G 5- 5-70 1 505-G 5- 5-70 1 509-G 5-19-70 1 515-G 6-16-70 1 516-G 6-23-70 1 517-G 6-23-70 1 520-G 7-21-71 1 522-G 8-18-70 1 525-G 8-25-70 1 528-G 534-G 9- 8-70 10- 6-70 1 1 537-G 10-13-70 1 543-G 10-20-70 1 544-G 545-G 10-27-70 10-27-70 1 1 550-G 11- 4-70 1 557-G 12-22-70 1 558-G 12-22-70 1 560-G -...· 1- 5-71 1 563-G 1- 9-71 1 564-G 1-19-71 1 566-G 1-26-71 1 519 Section thi• Code Art. XV, Map No. 80.0400 80.0500 Art. XV, Map No. Art. XV, Map No. Art. XV, Map No. Art. XV, Map No. Art. XV, Map No. 32.0058 45.0800 80.0500 96.0100 Art. XV, Map No. Art. XV, Map No. 64.0700 65.0100 Art. XV, Map No. Art. XV, Map No. 62.0400 93.0100 94.0100 95.0100 96.0100 113.0100 Art. XV, Map No. Art. xv, Map No. Map No. 69.0000 82.0500 96.000 96.0100 Art. XV, Map No. Art. XV, Map No. Art. XV, Map No. Art. XV, Map No. Art. XV, Map No. Art. XV, Map No. Art. XV, Map No. Map No. 71 59 61 64 66 71 13 12 56 75 37 15 15A 47 39 42 71 46 30 57 59 �DETROIT, MICHIGAN ()rdblance No. Year 1972 Seedo• Adoption Date t)daC.. Seetioa 567-G 2- 2-71 1 570-G 2-16-71 1 574-G 3- 2-'11 1 576-G 3-30-71 1 578-G 3-30-71 1 581-G 4- 6-71 1 584-G 4-20-71 1 585-G 4-27-71 1 590-G 5-18-71 1 595-G 6- 8-71 1 596-G 6- 8-71 1 597-G 6- 8-71 1 598-G 6-22-71 1 603-G 8- 3-71 1 604-G 8- 3-71 1 606-G 8-10-71 1 607-G 8-10-71 1 608-G 611-G 8-17-71 8-24-71 1 1 612-G 8-24-71 1 613-G 9- 7-71 1 614-G 9- 7-71 1 620-G 9-21-71 1 621-G 9-21-71 1 625-G 628-G 10-21-71 10-19-71 1 1 635-G 12- 7-71 1 645-G 1-11-72 1 520 Art. X ,. Map No. 74 Art. XV, Map No. 12 Art. xv, Map No. 46 Art. xv, Map No. 8 Art. xv, Map No. 46 Art. XV, Map No. 54 Art. XV, Map No. 42 Art. xv, MapNo.6 Art. xv. Map No. 63 Art. XV, Map No. 44 Art. XV, Map No. 73 Art. xv, Map No. 60 Art. xv, Map No. 45 Art. xv, Map No. 29 Art. xv, Map No. 32 Map No. 33 Art. XV, Map No. 5 Art. XV, Map No. 67 42.0300 Art. xv, Map No. 44 Art. xv, Map No. 43 Map No. 45 Art. XV, Map No. 56 Art. XV, Map No. 68 Art. XV, Map No. 23 Art. XV, Map No. 2 64.0700 Art. xv, Map No. 57 Map No. 59Map No. 68 Art. XV, Map No. 74 Art. XV, Map No. 53 II II I I I I I I I I I • �I I I I I I I I -II "-II COMPARATIVE TABLE-ZONING ORDINANCES Year O.rdinance No. Adoption Date Section 649-G 1-18-72 1 650-G 1-25-72 1 651-G 1-25-72 1 652-G 1-25-72 1 653-G 2- 1-72 1 655-G 2- 1-72 1 656-G 2- 8-72 1 1 657-G 660-G 2-22-72 1 661-G 2-22-72 1 670-G 3-14-72 1 673-G 3-21-72 1 675-G 3-28-72 1 677-G 4- 4-72 1 679-G 4-18-72 1 685-G 5- 2-72 1 691-G 5-30-72 1 692-G 5-30-72 1 693-G 5-30-72 1 696-G 6-13-72 1 697-G 6-13-72 1 700-G 6-22-72 1 711-G 7-18-72 1 713-G 7-21-72 1 714-G 7-28-72 1 717-G 8- 8-72 1 521 Section this Code Art. XV, Map No. 50 Art. XV, Map No. 6 Art. XV, Map No. 28 Map No. 30 Art. XV, Map No. 65 Art. XV, Map No. 3 Art. XV, Map No. 43 Art. XV, Map No. 71 Art. XV, Map No. 12 Art. XV, Map No. 74 Art. xv, Map No. 10 Art. XV, Map No. 35 Art. xv, Map No. 1 Art. XV, Map No. 92 Art. XV, Map No. 69 93.0100 94.0100 95.0100 118.0200 119.0100 Art. XV, Map No. 2 Art. XV, Map No. 54 Art. XV, Map No. 39 Art. xv, Map No. 5 Map No. 7 Art. XV, Map No. 31 Art. XV, Map No. 3 Art. XV, Map No. 74 Art. XV, Map No. 4 Art. XV, Map No. 7 Art. XV, Map No. 53 Art. XV, Map No. 8 �II DETROIT, MICHIGAN Year \ 1973 Adoption Date Section Section this Code 725-G 8-29-72 1 Art. XV, 726-G 9- 5-72 1 727-G 9- 5-72 1 Art. XV, 728-G 9-12-72 1 Art. XV, 729-G 9-19-72 1 Art. XV, 731-G 9-26-72 1 Art. XV, 732-G 9-26-72 1 Art. XV, 734-G 10- 3-72 1 Art. XV, 735-G 10- 3-72 1 Art. XV, 737-G 10-10-72 1 Art. XV, 739-G 10-12-72 1 Art. XV, 742-G 10-24-72 1 Ordinance No. Map No. 39 42.0500 42.0600 93.0300 94.0100 94.0300 Map No. 64 Map No. 60 Map No. 52 Map No. 51 Map No. 2 Map No. 44 Map no. 11 Map No. 52 Map No. 31 32.007 32.0023 66.0000 66.0100 94.0300 95.0300 102.0100 Art. XV, 762-G 10-31-72 1 763-G 10-31-72 1 764-G 10-31-72 1 769-G 11- 8-72 1 770-G 11- 8-72 1 771-G 11- 8-72 1 775-G 11-21-72 1 Map No. 6 Art. XV, Map No. 7 777-G 12- 1-72 1 Art. XV, 778-G 12- 5-72 1 787-G 1- 5-73 1 Art. XV, 789-G 1-16-73 1 Map No. 46 Art. XV, Map No. 30 522 Map No. 56 Art. XV, Map No. 47 118.0300 118.0500 118.0600 119.0300 119.0500 119.0600 Art. XV, Map No. 57 Art. XV, Map No. 5 Art. XV, Map No. 78 Art. XV, Map No. 44 I I 'I I I I I I I I I l �I I I COMPARATIVE TABLE-ZONING ORDINANCES Year Ordinance No. Adoption Date Section this Code Section 804-G :1- 6-7:l 1 807-G :l- 6-73 1 I I I I -II II II II II 1974 8:l:l-G 6-26-73 8:14-G 6-26-73 1 8:17-G 7- 3-73 1 842-G 8- 7-73 1 84:l-G 8-14-73 1 84fi-G 8-21-73 1 8fi0-G 9- 4-73 1 8M-G 10- 2-73 1 858-G 10-23-73 1 862-G 11-20-73 1 86:l-G 11-20-73 1 864-G 11-20-73 1 865-G 11-27-73 1 870-G 885-G 12-11-73 12-12-74 1 1 889-G 4-10-74 1 891-G 4-23-74 1 893-G 898-G 4-23-74 5- 7-74 1 1 523 Art. XV, Map No. 4 32.0079 42.0700 47.0100 92.0300 93.0100 93.0300 94.0100 94.0300 95.0100 95.0300 96.0100 96.0300 113.0100 Art. XV, Map No. 5 140.0900 140.1100 Art. XV, Map No. 7 Map No. 9 Map No. 46 Map No. 48 Art. XV, Map No. 27 82.0100 82.0200 Art. XV, Map No. 6 Art. XV, Map No. 3 Art. XV, Map No. 50 32.007 62.0400 54.0100 92.0300 140.0100 140.0700 40.0500 43.0100 Art. XV, Map No. 15 Map No. 15A 32.007 Art. XV, Map No. 25 Art. XV, Map No. 27 66.0100 101.0300 102.0300 104.0000 113.0100 Art. XV, Map No. 45 �II -■ DETROIT, MICHIGAN Year 1975 Ordinance No. Adoption Date Section this Code Section 899-G 5- 7-74 1 900-G 5- 7-74 1 902-G 5 -21 -74 1 907-G 6-18-74 1 916-G 6-25-74 1 Art. XV, Map No. 43 Art. XV, Map No. 44 Art. xv, Map No. 6 Art. XV, Map No. 31 32.0026 32.0029 60.0000 60.0100 60.0200 62.0300 62.0400 63.0100 64.0100 65.0300 65.0400 65.0500 65.0600 65.0700 65.0800 66.0100 66.0200 67.0200 67.0300 67.0400 67.0500 Art. XV, Map No. 46 Art. XV, Map No. 38 Art. XV, Map No. 31 922-G 1- 2-74 1 1-H 7-24-74 1 :l-H 8-16-74 1 6-H 8-H 9-11-74 10- 9-74 1 1 13-H 12- 9-74 1 14-H 12-18-74 1 17-H 1-10-75 1 22-H 2-25-75 1 58-H 9-10-75 1 61-H 10- 1-75 1 67-H 10- 8-75 1 524 40.1600 Art. XV, Map No. 61 Map No. 64 Art. XV, Map No. 4 ArL XV, Map No. 39 Art. XV, Map No. 2 Art. XV, Map No. 11 Map No. 12 Art. XV, Map No. 3 Art. XV, Map No. 11 140.0000 140.0100 140.0200 140.0300 140.0400 140.0500 I .. I I I I I I I I I - �I I I COMPARATIVE TABLE-ZONING ORDINANCES Year I I I -II -II 1976 1977 Ordinance No. Adoption Date Section 70-H 10-15-75 1 74-H 12-12-75 1 79-H 86-H 12-17-75 2-25-76 1 1 108-H 109-H 4-14-76 4-16-76 1 1 112-H 1 l:l-H 4-30-76 5- 5-76 1 1 122-H 6- 9-76 1 149-H 9-22-76 1 lfil-H 9-24-76 1 152-H 9-29-76 1 156-H 10-13-76 1 159-H 10-18-76 1 164-H 11-10-76 1 167-H 11-24-76 1 169-H 12- 8-76 1 174-H 189-H 12-15-76 6- 2-77 1 1 197-H 7-27-77 1 215-H 11-23-77 1 221-H 12-14-77 1 222-H 228-H 12-28-77 12-14-77 1 1 525 Section thia Code 140.0600 140.0700 140.0800 140.0900 140.1000 140.1100 Art. XV, Map No. 64 Art. XV, Map No. 76 62.0400 Art. XV, Map No. 43 62.0400 32.0097 62.0400 62.0400 Art. XV, Map No. 65 Map No. 67 Art. XV, Map No. 73 Art. XV, Map No. 65 Art. XV, Map No. 70 Art. XV, Map No. 1 Map No. 3 120.0000 120.0100 120.0200 Art. XV, Map No. 77 Map No. 78 Art. XV, Map No. 16 Art. XV, Map No. 30 62.0100 62.0700 62.0400 Art. XV, Map No. 77 Map No. 78 Art. XV, Map No. 2 32.0045 47.0100 92.0300 93.0100 95.0100 96.0100 Art. XV, Map No. 52 130.0400 92.0300 92.0600 �DETROIT, MICHIGAN Year 1978 1979 Ordinance No. Adoption Date Section 234-H 2-22-78 1 243-H 4-12-78 1 249-H 5-22-78 1 251-H 261-H 5-24-78 6- 7-78 1 1 274-H 8- 2-78 1 279-H 10- 4-78 1 281-H 283-H 10-18-78 11- 1-78 1 1 31:l-H 2-28-79 1 322-H 4-11-79 1 326-H 5-23-79 1 3:H-H 6-27-79 1 a:13-H 7-11-79 1 :134-H 7-11-79 1 344-H 9-26-79 1 :145-H 9-27-79 1 350-H 10-10-79 1 :151-H 10-17-79 1 355-H 11-14-79 1 :158-H 12- 5-79 1 526 Section this Code 93.0100 93.0300 93.0400 93.0500 93.0700 94.0000 94.0100 94.0300 94.0600 94.0700 32.0098 105.0300 Art. XV, Map No. 48 Art. XV, Map No. 2 32.0042 Art. XV, Map No. 7 Art. XV, Map No. 65 95.0325 Rpld 95.0179C 62.0402 115.0000 (115.0100, 115.0200, 115.0900, 115.1000) Art. XV, Map No. 31 32.0007, 32.0071, 62.0402 Art. XV, Map No. 58 Art. XV, Map No. 73 Art. XV, Map No. 29 Art. XV, Map No. 30 Art. XV, Map No. 37 Art. XV, Map No. 27 32.0033 32.0068 32.0075 45.0807 47.0115 Rpld 32.0100 Art. XV, Map No. 29 Art. XV, Map No. 44 Art. XV, Map No. 7 I I I I I I I I I I ' ~ �I I COMPARATIVE TABLE-WNING ORDINANCES I Year r· 1980 I I I I I I -II 1981 II II "Ill II Number Adoption Date :\66-H 12-12-79 1 :no-H 1-30-80 1 :n1-H 1-:J0-80 1 :t72-H 1-:l0-80 :l7fl-H 1-30-80 384-H 3-12-80 1 392-H 394-H 5-21-80 6- 4-80 1 1 399-H 7-23-80 1 403-H 9-17-80 1 409-H 11- 5-80 1 419-H 12-10-80 1 422-H 1-14-81 1 430-H 3-11-81 1 431-H 3-18-81 1 433-H 4- 1-81 1 434-H 4-15-81 1 443-H 5-20-81 1 444-H 5-27-81 1 446-H 5-27-81 1 448-H 6-24-81 1 Ordinance Supp. No. 4- 62'1 Section Section tlllaCode Map No. 46 Art. XV, Map No. 7 Art. XV, Map No. 73 Art. XV, Map No. 75 Map No. 76 Art. XV, Map No. 75 Art. XV, Map No. 77 Map No. 78 92.0340 93.0120 93.0370 94.0140 94.0370 95.0140 96.0370 101.0300 102.0300 103.0300 105.0305 113.0lOOA 119.0300 42.0800 Art. xv, Map. No. 29 Art. xv, Map. No. 39 Art. xv, Map. No. 39 Art. xv, Map. No. 44 Art. xv, Map. No. 72 Art. XV, Map No. 50 Art. XV, Map No. 31 Art.XV, Map No.19 Art. XV, MapNo.66 Art.XV, Map No.14 Art. XV, Map No. 77 Art. XV, Map No. 41 Art. xv, MapNo.2 Art. XV, Map No. 77 �II I II DETROIT, MICHIGAN Adoption Date Section 449-H 7- 1-81 1 451-H 7- 8-81 1 456-H 7-15-81 1 457-H 7-15-81 1 461-H 8- 5-81 1 463-H 8- 5-81 1 474-H 10-21-81 1 484-H 487-H 2-10-82 2-19-82 1 1 Ordinance Year 1982 Number 498-H 508-H 512-H 514-H 518-H 520-H 526-H 529-H 533-H 4-28-82 6-23-82 9-15-82 9-22-82 10-13-82 10-20-82 10-20-82 11-10-82 12-15-82 1 1 1 1 1 1 1 1 1 Section this Code 32.0043A 49.0000 (49.0100-49.1000), 62.0402(0), 63.1900, 63.2000 Art.XV, MapNo.56 Art.XV, MapNo.65 Art. XV, MapNo.4 Art.XV, Map No. 73 Art. XV, Map Nos. 2,4 Art.XV, Map No. 33 Art. XV, Map No. 77 32.0013, 47.0108, 92.0302, 93.0302, 94.0302, 95.0302, 96.0302, 101.0100, 102.0100, 103.0100, 104.0100, 112.0100, 113.0100, 114.0303, 119.0300 Art. XV, Map No. 7 Art. XV, Map No. 11 Art. XV, Map No. 11 32.0023 Art. XV, Map No. 50 Art. XV, Map No. 3 Art. XV, Map No. 4 Art. XV, Map No. 42 Art. XV, Map No. 68 'I I I I I I I 1 1 I ·1 l ~ ·1 I [The next page is 54 7] Supp. No. 4, 528 �r I ZONING INDEX A ABANDONED DRIVE-IN RAN'l'S, FAST-FOOD RAN'l'S, ETC. I I I I I I I I ' -II ADULT Defined .... . ....................... . RESTAURESTAU- G.enerally .......................... . Food and food establishments. See also that title ABANDONED MOTOR VEHICLE FILLING AND SERVICE STATIONS Gell'erally .......................... . Motor vehicle filling and service stations. See also that title ABANDONMENT PD Planned development district. See also that title Abandonment of particular projects, etc........................... . ACCESS Prohibited means of access ADULT BOOKSTORES, ADULT MOTION PICTURE THEATERS, ETC. (Regulated Uses) Conditions and guarantees ........... . Damaged regulated uses Reconstruction of ................. . Definitions ......................... . Denial of application for regulated use, effect of ............... . ........ . Generally .......................... . Procedure for establishing, granting, etc ............................. . Revocation of grant ................. . Section 42.0700 42.0500 ADULT FOSTER CARE FACILITY Defined ............................ . 110.0500 63.1500 32.0002 ACCESSORY USE Defined ............................ . 32.0004 AIRPORTS Aviation commission Defined .......................... . Definitions ......................... . Special regulations near airports or heliports Appeals .......................... . Definitions ....................... . Designation of area ............... . General provisions ................ . Height of buildings or other structures ..... .. ........... . . . New or existing hazards to air navigation Marking or lighting of ........... . Permitted projections within any flight obstruction area ......... . Uses permitted ................... . ACTS Zoning enabling act, App. A to zoning code. See: Zoning Enabling Act ADDITION Defined ............................ . 32.0007 66.0200 66.0500 32.0007 66.0300 66.0000 66.0100 66.0400 32.0007 ADVERTISING Signs .............................. 130.0100 et seq. Signs. See that title 40.1000 ACCESSORY BUILDING Certificates of occupancy for buildings accessory to dwellings ........... . Defined ............................ . Section 32.0006 ADMINISTRATION Administrative and enforcement provi sions . . . . . . . . . . . . . . . . . . . . . . . . . . . . 63.0000 Amendments ........................ 64.0100 et seq. Amendments to zoning ordinance. See that title Board of zoning appeals .............. 62.0100 et seq. Board of zoning appeals. See that title City planning commission .......... . . 60.0000 et seq. City planning commission. See that title Community and economic development department . . . . . . . . . . . . . . . . . . . . . . 60.0200 Fees . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 68.0000 Industrial review committee .......... 67.0100 et seq. Industrial review committee. See that title Permitted with approval uses ......... 65.0100 et seq. Permitted with approval uses. See that title Regulated uses . . . . . . . . . . . . . . . . . . . . . . 66.0000 et seq. Regulated uses. See that title Violations and penalties . . . . . . . . . . . . . . 69.0000 ALCOHOLIC BEVERAGES Substance abuse service facility ...... . ALCOHOLIC BEVERAGES (Beer, intoxicating liquor, etc.) Regulated uses (establishments for sale of beer or intoxicating liquor for consumption on the premises) Conditions and guarantees ......... . Damaged regulated uses Reconstruction of .......... .. ... . Denial of application for regulated use, effect of ...... . ... . _. ...... . Generally ................... . ... . . Procedure for establishing, granti~g, etc . ....... . ................. . . Revocation of grant ............ . .. . Supp. No. 4 547 32.0014 32.0008 48.0800 48.0200 48.0300 48.0100 48.0500 · 48.0700 48.0600 48.0400 32.0097 66.0200 66.0500 66.0300 66.0000 66.0100 66.0400 �II DETROIT, MICHIGAN ALLEY Bulk regulations. See also that title Alley as part of lot . . . . ............ . Defined ............................ . ALTERATIO NS Defined ............................ . Fees for applications for ............. . AMENDMENTS TO ZONING ORDINANCE Action by council ................... . Authority .......................... . Duties of city planning commission re . Fees for application for amendments .. Initiation of amendment ............. . Modifications to ordinance Conditions on .................... . Duties of board of zoning appeals .. . Petition for amendment ............. . Processing of petitions ............ . Public hearing required ............. . Notice of hearing ................. . Section 45.0400 32.0010 32.0012 68.0000 64.0700 64.0100 60.0100 68.0000 64.0200 40.1600 62.0402 64.0300 64.0400 64.0500 64.0600 APPEALS Board of zoning appeals .............. 62.0100 et seq. Board of zoning appeals. See that title Zoning enabling act. See also that title Board of appeals, § 125.585 et seq. of App. A APPROVAL USE PERMITS Receiving applications for ........... . 60.0200 APPROVAL USES Permitted with approval uses ......... 65.0100 et seq. Permitted with approval uses. See that title ARCADES Definitions ......................... . 32.0013 ART STUDIOS Permitted home occupations ......... . 32.0046 ASSESSMENTS Development improvement area, special assessments ..................... . 140.0000 AUTO WRECKING YARDS Definition of "junk yard" to include ... 32.0054 AVIATION COMMISSION Defined ........... . ........ . ....... . 32.0014 AWNINGS Signs on awnings ............ . .. . ... . Signs. See also that title B Bl RESTRICTED BUSINESS DISTRICTS Building bulk limitations ............ . Height limitations ........... . . . .... . Lot size requirements . . . ......... . . , . Permitted with approval uses . . . .. . . . . Supp. No. 4 130.0207 91.0600 91.0700 91.0400 91.0300 Bl RESTRICTED BUSINESS DISTRICTS-Cont'd. Section Requirements for business districts generally . ........... . .. . .... . ...... 90.0100 et seq. Business districts. See that title 130.0400 Signs in certain districts ............. . Signs. See also that title 91.0800 Site regulations ..................... . 91.0100 Uses permitted as a matter of right ... . 91.0500 Yard requirements ....... . ....... . .. . B2 LOCAL BUSINESS AND RESIDEN TIAL DISTRICT 92.0600 Building bulk limitations ............ . 92.0700 Height limitations .................. . 92.0400 Lot size requirements ............... . 92.0300 Permitted with approval uses ........ . Requirements for business districts generally ........ . ................. . 90.0100 et seq. Business districts. See that title 130.0400 Signs in certain districts ............. . Signs. See also that title 92.0100 Uses permitted as a matter of right ... . 92.0500 Yard requirements .................. . B3 SHOPPING DISTRICT 93.0700 Height limitations .................. . 93.0400 Lot size requirements ............ . .. . 93.0300 Permitted with approval uses ........ . Requirements for business districts generally . ... .. ..................... 90.0100 et seq. Business districts. See that title 130.0500 Signs in certain districts ............. . Signs. See also that title 93.0100 Uses permitted as a matter of right ... . 93.0500 Yard requirements .................. . B4 GENERAL BUSINESS DISTRICT 94.0600 Building bulk limitations ............ . 94.0700 Height limitations .................. . 94.0400 Lot size requirements ............... . 94.0300 Permitted with approval uses ........ . Requirements for business districts generally . ........ . ........ . .. . ..... 90.0100 et seq. Business districts. See that title 130.0500 Signs in certain districts ............. . Signs. See also that title 94.0100 Uses permitted as a matter of right ... . 94.0500 Yard requirements .................. . B5 MAJOR BUSINESS DISTRICT 95.0600 Building bulk limitations . ........... . 95.0400 Lot size requirements ....... . ....... . 95.0300 Permitted with approval uses ........ . Requirements for business districts generally . . .. . .......... .... ...... . . 90.0100 et seq. Business districts. See that title 130.0500 Signs in certain districts ...... . .. .... . Signs. See also that title 95.0100 Uses permitted as a matter of right ... . 95.0500 Yard requirements .................. . II II II I I I I I I I 1 ] �I I I I I I I I I ZONING INDEX Section 86 GENERAL SERVICES DISTRICT 96.0700 Height limitations .................. . 96.0400 Lot size requirements ... . ........... . Permitted with approval uses ........ . 96.0300 Requirements for business districts generally .. .. . .. .. . ..... ... . . .... .. . 90.0100 et seq. Business districts. See that title 130.0500 Signs in certain districts ........... .. . Signs. See also that title 96.0100 Uses permitted as a matter of right ... . Yard requirements .................. . 96.0500 BOUNDARIES-Cont'd. Maps, location and boundaries set forth on zoning district maps . . .. .. .... . BUILDING PERMITS. See: Permits BUILDINGS Accessory buildings Certificates of occupancy for buildings accessory to dwellings .......... . Corner-lot requirements .......... . . Defined .. . ....... . ..... .. ........ . Height ............... .. .... . ... .. . Location ....... . ............... . . . Percentage of required yard occupied and required setbacks ...... . ... . Time of construction .............. . Addition Defined .......................... . Alteration Defined .. ...................... . . . Bl Restricted business district Building bulk limitations .......... . B2 Local business and residential district Building bulk limitations ... .. ..... . B4 General business district Building bulk limitations . . ........ . M5 Major business district Building bulk limitations .. . . . ..... . Business districts generally Building bulk limitations . . ..... . .. . Corner-lot requirements ........ ... .. . Defined .................... . . . ..... . Erected Defined ............ . .......... . . . . Flood hazard areas, development in .. Flood hazard areas. See also that title Height of buildings ................. . Defined ......... . ............. . .. . Height requirements, limitations. See also that title Location ................... . ..... . . . New use of buildings Permits for ..... . . ... ........... . . . Non-conforming buildings, structures BEER. See: Alcoholic Beverages BILLIARD HALLS. See: Pool or Billiard Halls (Regulated Uses) BLOCK Defined ..... . ...... . ............... . 32.0016 BOARD GRANTS Existing on the effective date of zoning ordinance, etc ................... . 46.0000 BOARD OF ZONING APPEALS Appeals from the board . ........... . . Appeals to board .. . . . .............. . Stay of proceedings ............... . Board, defined ..................... . Composition, membership ..... . ..... . Denial of appeal, effect of ........... . Effective date ...................... . Established ........................ . Fees for applications for appeals ..... . Industrial review committee. See also that title Committee shall serve in advisory capacity to board .............. . Limitations on power ............... . Concurring vote required .......... . Meetings ............ . .............. . Officers ......... .. ................. . Personnel .......................... . Powers and duties .................. . Administrative review ............. . Limitations on power . ............. . Concurring vote required ........ . Special exceptions and modifications Variances .... . ... . ............... . Procedures . . . . . . . . . . . . ........... .. . Records ............................ . Revocation ......................... . 62.0900 62.0300 62.0302 32.0018 62.0101 62.0500 62.0800 62.0100 68.0000 67.0400 62.0700 62.0701 62.0201 62.0102 62.0101 62.0400 62.0401 62.0700 62.0701 62.0402 62.0403 62.0203 62.0202 62.0600 71.0000 63.1500 44.0500 32.0002 44.0400 44.0200 44.0300 44.0100 32.0006 32.0012 91.0600 92.0600 94.0600 95.0600 90.0600 44.0500 32.0020 32.0038 49.0000 44.0400 32.0022 44.0200 63.0600 and uses ... . ...... ... .. . . . ... . ... 50.0000 et seq. Non-conforming buildings, structures and uses. See that title Percentage of required yard occupied and required setbacks . .. . .. . .... . Permitted uses without buildings . .... . Principal building Defined ..... . ................ . ... . Location of ........ . ............. . . Number of buildings on a zoning-lot . R3 Low density residential district Building bulk and recreational space requirements . .. . ... . .... . . .... . R4 Thoroughfare residential district Building bulk and recreational space requirements .. ... . .... ....... . . BOOKSTORES Adult bookstores, adult motion picture theaters, etc. See that title BOUNDARIES Flood hazard areas, boundaries ....... . ... . Flood hazard areas. See also that title Generally ..... .. ......... . ......... . Location of district boundaries Community and economic development department determining ... Section 49.0200 40.0400 60.0200(d) Supp.No.a 44.0300 40.0900 32.0072 43.0200 43.0100 83.0600 84.0600 549 ----- - �DETROIT, MICHIGAN BUILDINGS-Cont'd. R5 Medium density residential district Building bulk and recreational space requirements .................. . R6 High density residential district Building bulk and recreational space requirements .................. . Residential districts Building bulk, yard and recreational space requirements ............ . SDl Special development dist rict Building bulk and recreational space requirements .................. . SD2 Special development district Building bulk and recreational space requirements .................. . Story Defined .......................... . Story, half Defined .......................... . Structure, defined .............. . Unlawfully existing buildings ........ . Zoning enabling act. See also that title Regulation of buildings, § 125.582 of App. A BULK REGULATIONS Alley as part of lot ............... . Continued conformity with bulk regulations ........................... . Division of zoning-lot ............... . Height regulations, exceptions t o ..... . Location of required yards ........... . Maximum street width .............. . Park as part of street ............... . PC Public center district ............ . PCA Restr icted central business district .... . .......... . ......... . Projections into a required yard ...... . R3 Low density residential district ... . Residential districts generally ........ . Separate ownership of dwelling units .. Side yard reduction for offsets ....... . Street as part of required yard ....... . TM Transitional -industrial district ... . BULLETINS Institutional bulletin ................ . Defined .......................... . Signs. See also that title BUSINESS DISTRICTS-Cont'd. Section Section B4 General business district .......... 94.0lOO et seq. B4 General business district. See that title B5 Major business district ........... 95.0100 et seq. B5 Major business district. See that title B6 General services district .... . ..... 96.0100 et seq. B6 General services district. See that title 90.0600 Building bulk limitations ............ . General requirements ............... . 90.0000 Height requirements ................ . 90.0700 Lot size requirements ............... . 90.0400 Off-street parking and loading requirements .......................... . 90.1000 Permitted with approval uses ........ . 90.0300 Signs .............................. . 90.0900 Uses permitted as a matter of right ... . 90.0100 Yard requirements .................. . 90.0500 85.0500 86.0600 80.0600 118.0600 119.0600 32.0090 32.0092 32.0096 40.0300 BUSINESS SIGN Defined . . .......................... . Signs. See also that title 130.0103(b) CABARETS (Regulated Uses) Conditions and guarantees ........... . Damaged regulated uses Reconstruction of ................. . Defined .... . ............ . Denial of application for regulated use, effect of . . .............. . Generally .......................... . Procedure for establishing, granting, etc ....................... . Revocation of grant ................. . Topless dancers, go-go dancers, exotic dancers, strippers, male or female impersonators, etc. Cabaret defined to include ......... . 45.0100 45.0200 45.0900 45.0700 45.1000 45.1100 112.0300 113.0300 45.0800 83.0600 80.0600 45.0300 45.0600 45.0500 114.0600 CANOPIES Signs on marquees and canopies Signs. See also that title CARRY -OUT RESTAURANT Abandoned , vacated or converted Defined ........................... . Food and food es tablishments. See also that title 130.0203 32.0052 BUSINESS DISTRICTS Bl Restricted business district ........ 91.0100 et seq. B 1 Restricted business district. See that title B2 Local business and residential district ... . . . . . ... .. .. . ............ 92.0100 et seq. B2 Local business and residential district. See that title B3 Shopping district ................. 93.0100 et seq. B3 Shopping district. See that title CERTIFICATES OF OCCUPANCY Application for certificates ........... . Building permit necessitates certificates Buildings accessory to dwellings Certificates for ................. . . . Certificates for existing uses ......... . Certificates include zoning ........... . Certificates required .............. . Existing uses, certificates for ......... . Supp.No.3 550 II I I I I C 45.0400 ( 66.0200 66.0500 32.0023 66.0300 66.0000 66.0100 66.0400 32.0023 130.0208 I I I 1 42.0700 32.0079(8 ) 1 63.1600 63.0800 63.1500 63.1100 63.1000 63.0900 63.1100 l �I I I I I I I I I ZONING INDEX CERTIFICATES OF oceUPANCYCont'd. Fees for certificates ................. . Flood hazard areas, certificate of occupancy; obtaining ........... ........ .... .. . Flood hazard areas. See also that title Permits. See also that title Records of certificates ............... . Review ............................ . Temporary certificates ....... . CHANGE OF OCCUPANCY Defined ............................ . CHARITABLE USES Temporary permits for ... CHARTS Community and economic development department preparing charts ..... . Duties of city planning commission re charts .......................... . Summary district charts ............. . See also Appendix B to the Zoning Ordinance Section 63.1800 49.0303 63.1400 63.0300 63.1200 32.0024 CONDITIONAL USES Conditional uses existing on effective date of this ordinance, etc . ... . ... . 46.0000 CONFLICTS Conflicting regulations ..... ......... . 40.0200 60.01 OO(a) 40.1400 CHURCH MEETINGS Temporary permits for ............. . . 6G.0200(c) CIRCUIT COURTS Zoning enabling act. See also that title Review by circuit court, § 125.590 of App.A CLASSIFICATIONS OF ZONING DISTRICTS Reference to zoning district classifications In other codes and ordinances ...... . 67.0400 60.0200 63.1300 CLASSIFICATION Maintaining map or maps showing current zoning classification .. .... . 32.0026 60.0200 81.0200 82.0200 CHRISTMAS TREES Temporary permits for the sale of ..... CITY PLANNING COMMISSION Designated as zoning commission, establishing policies, rules and regulations, etc ...................... . Duties and staff .................... . 64.0200 COMPATIBILITY REQUIREMENTS Rl Single-family residential district .. . R2 Two-family residential district .... . 42.0800 CITY COUNCIL Amendments to zoning ordinance. See also that title Action by council .... ........... .. . Initiation of amendment by council .. Council, defined . ................... . Defined ........... . ................ . Section 60.0200(c) CHILDREN Facilities for the care, boarding or teaching of children . . ........... . CIRCUSES, CARNIVALS, ETC. Temporary permits for ........ . COMMUNITY AND ECONOMIC DEVELOPMENT DEPARTMENT Amendments to zoning ordinance. See also that title Initiation of amendment ........... . Definition of "commission" "city plan commission", etc ................ . Duties ............................. . Industrial review committee. See also that title Committee shall serve in advisory capacity to department ... . .... . CONGESTED AREAS Zoning enabling act. See also that title Regulation of congested areas, § 125.583 of App. A COUNCIL. See: City Council COURTS Zoning enabling act. See also that title Review by circuit court, appeals to supreme court, § 125.890 of App. A CUSTOM DRESSMAKING Permitted home occupation ... .. ..... . 60.0200(c) 64.0700 64.0200 32.0030 32.0029 32.0046 D DANCES Cabaret defined to include topless dancing, exotic dancing, etc. . . . . . . . . . . . 32.0023 Cabarets. See also that title Taxi dance halls (Regulated Uses) .... 66.0000 et seq. Taxi dance halls (Regulated Uses). See that title DEFINITIONS Airport definitions . . . . . . . . . . . . . . . . . . . 32.0008 Enumeration ........................ 32.0002 et seq. Historic land marks and districts Ordinance for the preservation of; definitions, § 25-2-2 of App. C Sign definitions. . . . . . . . . . . . . . . . . . . . . . 130.0100 60.0000 60.0100 60.0200(0 DENSITY PD Planned development district . . . . . 110.0202 R3 Low density residential district .. .. 83.0100 et seq. R3 Low density residential district. See that title 40.1300 Supp.No.3 551 �DETROIT, MICHIGAN DENSITY-Cont'd. Section R5 Medium denaity residential diatrict ............................ 84.0100 et seq. RS Medium density residential district. See that title R6 High density residential district ... 86.0100 et seq. R6 High density residential district. See that title DEPARTMENTS AND OTHER AGENCIES OF CITY Board of zoning appeals ......... .. . .. 62.0100 et seq. Board of zoning appeals. See that title City planning commission ......... . .. 60.0000 et seq. City planning commission. See that title Community and economic development department . . . . . . . . . . . . . . . . . . . . . . 60.0200 Community and economic development department. See that title Department of buildings and safety engineering ... ... ............. . . . 63.0100 Historic designation advisory board § 25-2-34 et seq. of App. C Historic land marks and districts. See that title Historic district commission § 25-2-40 et seq. of App. C Historic land marks and districts. See that title 60.0200(h), Industrial review committee ... . ......... . 67.0100 et seq. Industrial review committee. See that title DEVELOPMENT IMPROVEMENT AREA Established, special assessments for, petitions, etc . ....... .......... .. . DEVELOPMENT PERMITS Flood hazard areas, required in ........... . Flood hazard areas. See also that title DISTRICT BOUNDARIES Determining location of by community and economic development department . . . . . . . . . . . . . . . . . . . . . . . . . . . . DRIVE-IN RESTAURANT Abandoned, vacated or converted ......... . Defined .................... .. ..... ... . . Food and food establishments. See also that title 42.0700 32.0079(D) 32.0046 DRIVEWAY Defined ............................ . Prohibited means of access .......... . 32.0033 40.1000 DRUGS Substance ahuse service facility Defined ... . . . ..... . :l2.0097 DUST Industrial review committee's duties and functions re 67.0400 DWELLING UNITS Bulk regulations. See also that title Separate ownership of dwelling units 45.0300 I I I I I E ECONOMIC DEVELOPMENT Community and economic development department Duties ...................... .... . . 60.0200 EFFICIENCY UNIT Dermed ....... ..................... . 32.0036 ELECTIONS Voting place ... . ... . ............... . 140.0000 ELEVATION Flood hazard areas, specific base flood elevation standards ..................... . 49.0300 42.0400 49.0500 EMISSIONS OF SMOKE, DUST, ETC. Industrial review committee's duties and functions re ................ . 67.0400 ENABLING ACT Zoning enabling act, App. A to zoning code. See: Zoning Enabling Act 67 .0400 60.0200(d) DISTRICTS. See: Zoning Districts DOUBLE-FACE SIGNS. See: Signs DRAINAGE Flood hazard reduction, general standards for re drainage ......... .. ............ . Section DWELLING Defined ............ . .. . ............ . DIRECTIONAL SIGNS. See: Signs DIRT Industrial review committee's duties and functions re . . . . . . . . . . . . . . . . . DRESSMAKING, CUSTOM Permitted home occupations ......... .... . 49.0405 Supp.No.3 552 ENFORCEMENT Enforcement of ordinance generally 63.0100 ERECTED Defined ............................ . 32.0038 ESTABLISHED GRADE Defined ...... ... .... .......... .... . . 32.0040 EXCEPTIONS TO PROVISIONS Conditions on ...................... . 40.1600 ' �ZONING INDEX J I EXEMPTIONS Generally ............. . ....... . .. . . . EXOTIC DANCING Cabaret defined to include topless dancing, exotic dancing, etc . .......... . Cabarets. See also that title I I I I I Section 42.0100 32.0023 F FAMILY Defined . .......... .. .. . ..... • •••• •• • FAST-FOOD RESTAURANT Abandoned, vacated or converted .... . Defined ........ . ................... . Food and f<K><i establishments. See also that title 32.0042 42.0700 32.0079(C) FEES Generally .......................... . 68.0000 FENCES, WALLS, ETC. Pl Open parking district Protective walls ............... . ... . Wall signs, defined .................. . Signs. See also that title 111.0800 130.0104(e) FIELD INSPECTIONS Community and economic development department conducting .......... . Duties of city planning commission ... . 60.0200 60.0lOO(a) FILLING STATIONS. See: Motor Vehicle Filling and Service Stations FLASHING SIGN Defined ............................ . Signs. See also that title FLOOD HAZARD AREAS Administrative duties re floodplain management ................ . ... . ........ . Conflicting provisions ................... . Definitions ........................... . Development permit Applications, information ...... . . . .... . Building permit, obtaining ............. . Certificate of occupancy, obtaining .... . . Conditions for issuance ............... . Required ........... . ...... . .... . ... . Disputes Mapping ................. . ......... . Resolving . .......................... . Flood hazard reduction Adequate drainage, providing ......... . Development proposals, review of ..... . Division of land into parcels or lots ..... . Flood hazard data, utilizing .... . ...... . Rouge River flood elevations at selected points ......................... . General standards for ............... . . . 130.0104(b) 63.1900 49.0203 32.0043A 63.2000 49.0301 49.0303 49.0302 49.0300 FLOOD HAZARD AREAS-Cont'd. New construction and substantial improvements ........................... . Public utilities and facilities ........... . Sanitary sewage systems, design and construction ....................... . Water course, flood-carrying capacity of .. Water supply systems, design and construction ....................... . Floodplain management, administrative duties Floodway protection standards ........... . Historic structures, exemption of ......... . Intent ............................ . .... . Liability, disclaimer of ..... . ........... . Mobile homes, standards for ............. . Modifications Granting ........................... . New construction or substantial improvements Areas of shallow flooding, standards for .. Specific base-flood elevation standards .. Overlay areas, delineation of . . ........... . Disputes as to location of boundaries ... . Shallow flooding, standards for areas of ... . Standards, specific ................... . . . FLOOR AREA RATIO Defined ................... .......... . FOOD AND FOOD ESTABLISHMENTS Abandoned, vacated or converted restaurants ........................ . Carry-out restaurants Abandoned, vacated or converted ... . Defined .......................... . Drive-in restaurants Abandoned, vacated or converted ... . Defined ...................... . ... . Fast-food restaurants Abandoned, vacated or converted ... . Defined .......................... . Restaurants, defined ................ . FOSTER CARE FACILITIES Adult foster care facility Defined .......................... . Section 49.0401 49.0404 49.0403 49.0408 49.0402 63.1900 49.0800 49.0900 49.0100 49.1000 49.0600 62.0402(0) 49.0700 49.501 49.0200 49.0202 49.0700 49.0500 32.0044 42.0700 42.0700 32.0079(8) 42.0700 32.0079(0) 42.0700 32.0079(C) 32.0079 32.0007 FRONT YARDS. See: Yards G 49.0204 49.0202 49.0405 49.0406 49.0407 49.0409 GARAGES Parking garage, private Defined .......................... . 32.0068 GLARE Industrial review committee's duties and functiona re ........... . .... . 67.0400 GO-GO DANCERS Cabaret defined to include topless dancing, go-go dancing, etc. . . ...... . . . Cabarets. See alao that title 49.0409 49.0400 Supp. No. 4 553 32.0023 �DETROIT, MICHIGAN GOVERNMENTAL SERVICE AGENCY Defined ......... . .......... . ....... . Section 32.0045 GRADES Established grades Defined .......................... . 32.0040 GROUND SIGNS Defined ............................ . Signs. See also that title HEIGHT REQUIREMENTS, LIMITATIONS-Cont'd. Industrial districts generally ......... . M 1 Limited industrial district ....... . M2 Restricted industrial diatrict ..... . M3 General industrial district ........ . M4 Intensive industrial district ...... . MS Special industrial district ........ . Rl Single-family residential district .. . R2 Two-family residential district .... . Residential districts generally ........ . Signs. See also that title Signs, general height limits . ......... . TM Transitional-industrial district ... . Wl Waterfront- industrial district . .. . 130.0104(e) H H HISTORIC DISTRICTS Generally .......................... . Historic land marks and districts. See also that title 70.0500 HELIPAD, HELIPORT, ETC. Airport definitions ............. . Special regulations near ............. . Airports. See that title HEARINGS Amendments to zoning ordinance. See also that title Public hearings required, notice of hearings, etc. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 64.0500 et seq. Board of zoning appeals. See also that title Hearings on appeals, procedure ..... 62.0200 et seq . Community and economic development department Duties re board hearings . . . . . . . . 60.0200(b) Development improvement area Petitions, hearings on, . . . . . . . . . . 140.0000 Regulated uses, hearings on petitions for . . 66.0100 et seq. Regulated uses. See also that title Zoning enabling act. See also that title Board of appeals, hearings, § 125.585 of App. A Ordinances, enactment; public hearings, § 125.584 of App. A HEAT Industrial review committee's duties and functions re ................ . HEIGHT REQUIREMENTS, LIMITATIONS Accessory buildings. See also that title Height of accessory buildings ...... . Airports or heliports, special regulations near. See also: Airports Height of buildings or other structures .... . .. .. .. ... ... . . . . B 1 Restricted business district ..... .. . B2 Local business and residential diatrict ........... .. .............. . B3 Shopping diatrict .............. . . . B4 General business district ......... . B6 General services diatrict .......... . Bulk regulations. See also that title Exceptions to height regulations . . .. . Business districts generally .......... . Exceptions to height regulations HISTORIC LAND MARKS AND DISTRICTS (Ordinance for the preservation of-Appendix C) (Note-Section citations refer to section numbers of Code. See the Editor's note for App. C) Board Historic designation advisory board . See within this title that subject Budgeting, subject of ............ . ... . Commission Historic district comm1ss1on. See within this title that subject Definitions ......................... . Designation of area as historic district Withdrawal of designation ......... . Districts designated Arden Park-East Boston Historic District Beritmeyer-Tobin Building Historic District ........ . .............. . Berry Subdivision Historic District .. Brush Park Historic District ....... . Campbell Symington House Historic District ....................... . Church of Our Savior-Leesville Historic District .................. . Detroit Cornice Slate Building Historic District ....... . .............. . East Ferry Avenue Historic District ..... . Engine House No. 11 Historic District First Unitarian-Universalist Church His~~i-c District ..................... . . _.. Indian Village Historic District Mackenzie House Historic Dist~i~i · · · · · · · New Center Area Historic District ·. · .' .· : : Orchestra Hall Historic District ....... . Palms Apartment Historic District ..... . Scarab Club Historic District St. Albertus Historic District .. : : : : : : : : : : 67.0400 44.0400 48.0500 91.0700 92.0700 93.0700 9'.0700 96.0700 45.0900 90.0700 45.0900 Supp. No. 4, 564 Section 100.0700 101.0700 102.0700 103.0700 104.0700 105.0700 81.0700 82.0700 80.0700 130.0201 114.0600 116.0700 32.0008 48.0000 25-2-9 25-2 -2 25-2-8 25-2-79 25-2-70 25-2-66 25-2-76 25-2-71 25-2-85 25-2-80 25-2-65 25-2-78 25-2-81 25-2-67 25-2-89 25-2-82 25-2-77 25-2-72 25-2-69 I I I I �I I I I I I ZONING INDEX HISTORIC LAND MARKS AND DISTRICTS-Cont'd. St. John's-St. Luke Evangelical Church Historic District ..... . ... . ..... . St. Joseph's R.C. Church Historic District Sweetest Heart of Mary Roman Catholic Parish Historic District ........... . Trinity Episcopal Church Historic District ....................... . Trinity Lutheran Church Historic District ....................... . Trowbridge House Historic District ... . Trumbull Avenue Presbyterian Church Historic District ............ . .. . Turkel-Benbow House Historic District .......................... • Withdrawal of designation ......... . Effects of projects on districts ....... . Enforcement of provisions . . ........ . Enumeration of districts and landmarks ... . Establishment ...................... . Finances Appropriations, annual budget, etc ... Flood hazard areas, exemptions for historic structures .......................... H Historic districts .. Historic designation advisory board Ad hoc members . . .......... . Composition ..... . Establishment ..... . Meetings .................... . Potential districts, listing of ........ . Removal of appointed members .... . Reports and hearings ...... . Staff and assistance .. . Terms .......................... . Vacancies, filling ..... ............. . Historic district commission Appeal of decisions .... . Composition ......... .... . Enforcement of provisions ......... . Established .................... . Meetings by other departments and agencies Participation in ......... ... ..... . Section 25-2-86 25-2-83 25-2-84 25-2-75 25-2-74 25-2-87 25-2-88 25-2-73 25-2-8 25-2-7 ?.fi-?.-10 25-2-3 25-2-4 25-2-9 49.0900 70.0500 25-2-36 25- 2-35 25-2-34 25-2-40 25 -2-43 25 -2-38 25-2-42 25 -2-41 25-2-37 25-2-39 25-2-58 25-2-51 25-2-10 25-2-50 HISTORIC LAND MARKS AND DISTRICTS-Cont'd. Powers and duties ................ . Removal of members .............. . Staff ............................. . Terms of members ................ . Vacancies, filling .................. . Work permit. See within this title that subject Interior features Consideration of .................. . Ordinance for the preservation of .... . Ordinary repairs permitted .......... . Permits Work permits. See within this title that subject Purpose ............................ . Repairs Ordinary repairs permitted ........ . Severability of provisions ............ . Withdrawal of designation ........... . Work permit Application for . .... .............. . Review of applications in proposed districts for informational purposes ....................... . Denial ........................... . Emergency issuance ............... . Exterior appearance Conditions required to perform work affecting .................... . Historic district commission Approval forwarded to building department ................. . Considerations for approval by ... . Determinations of . . ............ . Public hearing . Required ..... . Section 25-2-55 25-2-53 25-2-57 25-2-52 25-2-54 25-2-5 40.1500 25-2-6 25-2-1 25-2-6 25-2-11 25-2-8 25-2-19 25-2-27 25-2-26 25-2-21 25-2-22 25-2-25 25-2-20 25-2-24 25-2-23 25-2-18 HOME OCCUPATION Defined .................... . . 32.0046 HOMES, CENTERS OR SCHOOLS Facilities for the care, boarding or teaching children ................ . 42.0800 25-2-56 Supp. No. 4, 554.1 �I f I I I I I I I ZONING INDEX HOTELS, MOTELS (Regulated Uses) Application for, granting, etc . ........ . Conditions and guarantees ........... . Damaged regulated uses Reconstruction of ............... . . . Definition of " hotel" ........... .. ... . Definition of "motel" ............... . Denial of application for regulated use, effect of ........... . ............ . Generally ................... . ...... . Procedure .......................... . Revocation of grant ...... . .......... . HOUSE TRAILER Defined ............................ . INDUSTRIAL REVIEW COMMITTEE-- Section Cont'd. Created ....... . .................... . Defined ............ . ...... .. .. .... . . Duties and functions ... . ... . ........ . Meetings, records and procedures .... . Officers ........ . .. . ... .. ........ .. . . Personnel of committee ........ .. ... . 66.0100 66.0200 66.0500 32.0048 32.0062 66.0300 66.0000 66.0100 66.0400 INGRESS AND EGRESS Pl Open parking district ......... . .. . 111.0500 INSTITUTIONAL BULLETIN Defined ...................... . ..... . 32.0052 INVESTIGATIONS Duties of city planning commission .. . . 130.0103(d) ILLUMINATED SIGNS Defined ......................... . .. . Signs. See also that title 130.0104(c) IMPROVEMENTS Development improvement area ...... . Zoning enabling act. See also that title Provisions re improvements, § 125.584e of App. A 60.0lOO(a) J JUNK YARD Defined ............................ . 32.0054 L LANDMARKS Historic land marks and districts, App. C Historic land marks and districts. See that title Ordinance for the preservation of ... . 140.0000 INDUSTRIAL DISTRICTS General requirements . . . . . . . . . . . . . . . . 100.0000 Height requirements . . . . . . . . . . . . . . . . . 100.0700 Lot size requirements . . . . . . . . . . . . . . . . 100.0400 Ml Limited industrial district . . . . . . . 101.0100 et seq. Ml Limited industrial district. See that title M2 Restricted industrial district . . . . . 102.0100 et seq. M2 Restricted industrial district. See that title M3 General industrial district ....... 103.0100 et seq. M3 General industrial district. See that title M4 Intensive industrial district . . . . . . 104.0100 et seq. M4 Intensive industrial district. See · that title M5 Special industrial district ........ 105.0100 et seq. M 5 Special industrial district. See that title Off-street parking and loading requirements .......................... . 100.1000 Permitted with approval uses ........ . 100.0300 S igns ................... . ..... . .... . 100.0900 Uses permitted as a matter of right ... . 100.0100 Yard requirements . . ................ . 100.0500 INDUSTRIAL REVIEW COMMITTEE Chairman .......................... . 67.0100 32.0028 67.0400 67.0500 67.0300 67.0200 INTOXICATING LIQUOR. See: Alcoholic Beverages 32.0050 IDENTIFICATION SIGNS Defined ............................ . Signs. See also that title Section LIGHTING Pl Open parking district Lighting requirements ......... . . .. . Signs, illumination of. See: Signs Illuminated signs, defined ... . ... . . . Signs in Bl, B2, SDI and SD2 districts ........ ... .. . ..... . .. . Signs in B3, B4, B5, B6, Wl, Ml, M2, M3, M4 and M5 districts .. ..... . Signs in Rl, R2, R3, R4, R5 and R6 districts ....... . ..... . ..... . .. . Signs in TM district ... . ........... . 40.1500 111.1000 130.0104(c) 130.0405 130.0505 130.0305 130.0705 LOADING Utt-street parking and loading facilities ........ .. .. ..... .... . ... .. .. 47.0100 et seq. Off-street parking and loading facilities. See that title LODGING HOUSES Public lodging house Defined . ..... . ..... . .... . ..... . .. . LOTS Accessory buildings, corner-lot requirements ........... . ............ . . . B 1 Restricted business district Lot size requirements ........... : .. 60.0200(h) 555 32.0076 44.0500 91.0400 �DETROIT, MICHIGAN LOTS-Cont'd. B2 Local business and residential district Lot size requirements ............. . B3 Shopping district Lot size requirements ..... . ....... . B4 General business district Lot size requirements . . .... . ...... . B5 Major business district Lot size requirements .... . ... . .... . B6 General services district Lot size requirements ........ . .. . . . Bulk regulations. See also that title Alley as part of lot ... . . . .......... . Division of zoning-lot ....... . ...... . Business districts generally Lot size requirements . . ........... . Defined ..................... . ...... . Industrial districts generally ......... . Ml Limited industrial district Lot size requirements ............. . Number of buildings on a zoning-lot .. . Rl Single-family residential district Lot coverage ...................... . Lot size requirements ............. . R2 Two-family residential district Lot coverage . . ............ . . . ..... . Lot size requirements . ....... . .. .. . R3 Low density residential district Lot coverage ............. . ....... . . Lot size requirements . . .... .. ..... . R4 Thoroughfare residential district Lot coverage .................... . . . Lot size requirements ....... . ..... . R5 Medium density residential district Lot coverage . ....... . ............. . Lot size requirements ..... . ....... . R6 High density residential district Lot coverage ............ . ......... . Lot size requirements . . . ...... . ... . Residential districts Lot coverage requirements ......... . Lot size requirements . .. . ......... . SDI Special development district Lot coverage . . . .......... . ... . .... . Lot size requirements ... ... .. . . . .. . SD2 Special development district Lot coverage . ..................... . Lot size requirements .... . ........ . Summary district charts for minimum lot size, etc. See Appendix B to the Detroit Zoning Code Ml LIMITED INDUSTRIAL DISTRICTCont'd. Section Requirements for industrial districts generally .. . . . ................ . . 100.0100 et seq. Industrial districts. See that title 130.0500 Signs in certain districts ............. . Signs. See also that title 101.0100 Uses permitted as a matter of right ... . 101.0500 Yard requirements .................. . Section 92.0400 93.0400 94.0400 95.0400 M2 RESTRICTED INDUSTRIAL DISTRICT 102.0700 Height limitations .................. . Permitted with approval uses ........ . 102.0300 Requirements for industrial districts generally ......... . ............. 100.0100 et seq. Industrial districts. See that title Signs in certain districts ............. . 130.0500 Signs. See also that title Uses permitted as a matter of right .... 102.0100 96.0400 45.0400 45.0200 90.0400 32.0056 100.0400 101.0400 43.0100 M3 GENERAL INDUSTRIAL DISTRICT Height limitations .................. . 103.0700 Permitted with approval uses ........ . 103.0300 Requirements for industrial districts generally .. . . . ............... . .. 100.0100 et seq. Industrial districts. See that title Signs in certain districts ............. . 130.0500 Signs. See also that title Uses permitted as a matter of right .... 103.0100 81.0800 81.0400 82.0800 82.0400 83.0800 83.0400 M4 INTENSIVE INDUSTRIAL DISTRICT Height limitations ....... . .. . ....... . 104.0700 Permitted with approval uses ........ . 104.0300 Requirements for industrial districts generally . . . .. .. . . .... .. ........ 100.0100 et seq. Industrial districts. See that title Signs in certain districts . . . . . . . . . . . . . . 130.0500 Signs. See also that title Uses permitted as a matter of right .... 104.0100 84.0800 84.0400 85.0800 85.0400 86.0800 86.0400 M5 SPECIAL INDUSTRIAL DISTRICT Height limitations 105.0700 Permitted with ap~r~~~"i 105.0300 Requirements for industrial districts generally . .. .. . ..... . ... . ..... . . 100.0100 et seq. Industrial districts. See that title Signs in certain districts . . . . . . . . . . . . . . 130.0500 Signs. See also that title Uses permitted as a matter of right .... 105.0100 80.0800 80.0400 -~~~s-:: ::::::: 118.0800 118.0400 119.0800 119.0400 MACHINERY AND EQUIPMENT Proposed industry, duties and functions of industrial review committee .. . . M Ml LIMITED INDUSTRIAL DISTRICT Height limitations . ... . ... . ... .... .. . Lot size requirements . . . . . . ...... . .. . Permitted with approval uses . . .. . . .. . MAPS Community and economic development department preparing maps ... . . . . Duties of city planning commission re maps ... . ... .. ............. . .... . 101.0700 101.0400 101.0300 556 67.0400 60.0200 60.0lOO(a) I I I I �I I I I I I I ZONING INDEX Section MAPS-Cont•d. Flood hazard areas, flood plain management. See also: Flood Hazard Areas Administrative duties re records and maps 63.1900 et seq. 71.0000 Generally .......................... . Zoning maps generally, Art. XV MARQUEES Signs on marquees .................. . Signs. See also that title 130.0208 MASTER PLAN Defined ............................ . 32.0060 MEDICINES Substance abuse service facility Defined .... . ..................... . 32.0097 MEETINGS Board of zoning appeals. See also that title Meetings, records, etc . ............. . 62.0200 MILLINERY Permitted home occupations ......... . 32.0046 MINIMUM REGULATIONS Generally .......................... . 40.0100 MOBILE HOMES. See also: Trailers Flood hazard areas, mobile home standards Flood hazard reduction, general standards for placement of prefabricated buildings and mobile homes ..................... . 49.0600 49.0400 MODIFICATIONS Flood hazard areas, modifications ....... . 62.0402(0) MODIFICATIONS TO ORDINANCE Amendments to zoning ordinance. See also that title Conditions on ...................... . Duties of board of zoning appeals .... . 40.1600 62.0402 NOXIOUS GAS Industrial review committee's duties and functions re ................ . MOTELS. See: Hotels, Motels (Regulated Uses) MOTOR VEHICLE FILLING AND SERVICE STATIONS Abandoned, vacated or converted .... . Construction of ..................... . MOTOR VEHICLES Placing of motor vehicles on land or premises Enforcement of provisions ......... . Private passenger vehicle Defined ....... . .................. . Recreational equipment Defined .......................... . N NOISE Industrial review committee's duties and functions re . . . . . ........... . NON-CONFORMING BUILDINGS, STRUCTURES AND USES Acquisition of non-conforming buildings, structures or uses .... . ..... . Alterations or enlargement of Non-conforming buildings or structures occupied by non-conforming uses ..... . .. . ................. . Change of use Change of tenancy or ownership .... . Effective change of use ..... . ...... . Uses conducted in the open ........ . Uses within buildings ............. . Community and economic development department Maintaining record of non-conforming uses ..... . ... . ........ . Continuance of non-conforming buildings, structures and uses .. . ... . .. . Expansion of non-conforming uses ... . Exceptions ....................... . Non-conforming use of land ........ . Non-conforming uses within buildings or structures .............. . Purpose ........................ . ... . Restoration or repair Damaged non-conforming buildings or structures occupied by nonconforming uses ......... . ..... . Structures not conforming to specification requirements ............... . Alteration, conversion, modification or repair of such structures .. . .. . Termination of use Non-conforming advertising signs .. . Non-conforming uses of land ....... . Vacancies .............. . ......... . Zoning enabling act. See also that title Non-conforming uses and structures, § 125.583a of App. A 42.0500 42.0600 Section 58.0000 56.0000 53.0400 53.0300 53.0200 53.0100 60.0200(e) 61.0000 55.0000 55.0300 55.0200 55.0100 50.0000 57.0000 54.0000 54.0100 52.0200 52.0100 52.0300 67.0400 NUISANCES Zoning enabling act. See also that title Violation nuisance per se; abatement, § 125.587 of App. A 0 63.0100 32.0075 32.0077 67.0400 OCCUPANCY Certificates of occupancy. See that title Change of occupancy Defined ..... . ................ .. .. . 32.0024 OCCUPATIONS Home occupations Defined . ............ . ............ . 32.0046 Supp. No.3 557 11111 �I DETROIT, MICHIGAN ODOR Industrial review committee's duties and functions re ................ . OFF-STREET PARKING AND LOADING REQUIREMENTS Business districts generally .......... . Industrial districts generally . . ....... . Off-street loading and unloading requirements ..................... . Off-street parking requirements ...... . PD Planned development district .... . PR Parks and recreation district ..... . Residential districts generally ........ . SDI Special development district .... . SD2 Special development district .... . TM Transitional-industrial district ... . WI Waterfront-industrial district .... . ORDINANCES (Generally) Preservation of historic land marks and districts Ordinance for ..................... . Historic land marks and districts (Appendix C). See also that title Zoning enabling act. See also that title Enactment of ordinances, public hearings on, etc., § 125.584 et seq. of App.A Section 67.0400 90.1000 100.1000 47.0200 47.0100 110.0202 115.1000 80.1000 118.1000 119.1000 114.1000 116.1000 OVERLAY AREAS Flood hazard overlay areas, delineation of .. Flood hazard areas. See also that title 40.1500 I 49.0200 I p OFFICERS AND EMPLOYEES Chairman of the industrial review committee ...................... . 60.0200(h) OPEN SPACE Defined ............................ . 32.0064 ORDINANCE (Zoning Ordinance) Administration ............... . Administration. See that title Amendments to zoning ordinance. See that title Conflicting regulations .............. . Definitions ......................... . Effective date Conditional uses, special approval uses, etc., existing on effective date of ordinance .............. . Exemptions ............ .. .......... . Intent and purpose, Art. I Interpretation ........... .. ......... . Invalidity Provisions held invalid ............ . Application of provisions held invalid ....................... . Modifications to ordinance Conditions on .................... . Duties of board of zoning appeals .. . Ordinance not a permit ............. . Other codes and ordinances References to zoning district classifications in ..................... . Regulations are minimum ........... . Rules for construction of articles and section numbers ................. . Rules for construction of language .... . Separability ........................ . Short title, Art. II Variances, exceptions, modifications Conditions on ................... . Violations and penalties . ........... . Section 63.0000 40.0200 32.0000 Pl OPEN PARKING DISTRICT Ingress and egress .................. . Lighting ........................... . Modifications ...................... . Parking or storage area, surface of .... . Permitted with approval uses ........ . Protective walls .................... . Signs in certain districts ............. . Signs. See also that title Use limitations ..................... . Uses permitted as a matter of right ... . Yard requirements .................. . Yard treatment ..................... . PARKING Defined ............................ . Enforcement of provisions ..... . Off-street parking and loading facilities .... 46.0000 42.0100 Section 111.0500 111.1000 111.1100 111.0900 111.0300 111.0800 130.0800 111.0400 111.0100 111.0600 111.0700 32.0066 63.0100 47.0100 et seq. Off-street parking and loading facilities. See that title Pl Open parking district ............ 111.0100 et seq. Pl Open parking district. See that title 40.0000 41.0100 41.0200 40.1600 62.0402 40.1200 40.1300 40.0100 PARKING GARAGE, PRIVATE Defined ............. . .............. . 32.0068 PARKING STRUCTURE Defined ............................ . 32.0070 PARKS Bulk regulations. See also that title Park as part of street .............. . 45.1100 PAWNSHOPS, SECONDHAND STORES, ETC. (Regulated Uses) Application for, granting, etc .. ....... . Conditions and auarantees Damaged regula;ed uses · · · · · · · · · · · · Reconstruction of Definition of secondh~~d ~~~;~~ : : : : : : : Denial of application for regulated use, effect of ........................ . 30.0000 31.0000 41.0000 40.1600 69.0000 Supp.No.a 558 66.0100 66.0200 66.0500 32.0084 66.0300 I ' �I I I I I I I ZONING INDEX PAWNSHOPS, SECONDHAND STORES, ETC.-Cont'd. Generally ...... . . . ............... . . . Procedure . . ........................ . Revocation of grant ..... .. . PC PUBLIC CENTER DISTRICT Bulk limitations .. Department review ...... . .......... . Signs in certain districts ...... . .. . ... . Signs. See also that title Uses permitted as a matter of right .... PCA RESTRICTED CENTRAL BUSINESS DISTRICT BuJk limitations ......... . ... . Department review ..... . ... . Signs in .. . ......... . ... . Signs. See also that title Uses permitted as a matter of right .... PD PLANNED DEVELOPMENT DISTRICT Department policy ............ . . . ... . Modification of improved pJan .. . .... . Procedure ......... . ...... . ....... . Regulations ........................ . Signs in certain districts ............. . Signs. See aJso that title Site plan and development .......... . Uses permitted . . . . . . . . . . . . . . . . . . .. . Yards, density, off-street parking and loading and other requirements .... PENALTIES Violations and penalties ............. . PERMITS Applications for building permits Applications to be accompanied by a plat, etc . ................ . Approval of temporary permits by community and economic development department ............... . Approval use permits Receiving applications for by community and economic development department . . . . .... . .......... . Certificates of occupancy Building permits necessitates certificates ..... ... .... . ............ . Certificates of occupancy. See also that title Christmas trees Temporary permits for the sale of Christmas trees ......... . ... . . . Effective date Permit.a issued prior to effective date Fees for permits ............. . . . ... . . Final inspection .. .. . . .... . .. . . .. .. . . PERMITS-Cont'd. Flood hazard areas, development permits Flood hazard areas. See also that title Historic land marks and districts. See also that title Work permits, § 25-2-18 et seq. of App. C New use of buildings, permits for .... . Ordinance not a permit ............. . Permits required .... . .............. . Permitted with approval or regulated use permit ................ . ... . . . Review of permit ................... . Termination of permit .............. . Section 66.0000 66.0100 66.0400 112.0300 112.0200 130.0800 112.0100 113.0300 113.0200 130.0600 113.0100 110.0300 110.0400 110.0100 110.0200 130.0800 110.0203 110.0201 110.0202 69.0000 63.0400 60.0200(c) 60.0200 63.0800 PERMITTED USES Airports or heliports, special regulations near . See also: Airports Uses permitted ............... . B 1 Restricted business district ... . B2 Local business and residential district ....... . B3 Shopping district .......... . B4 General business district ......... . B5 Major business district ......... . B6 General services district .......... . Business districts generally .......... . Industrial districts generally ......... . Ml Limited industrial district ..... .. . M2 Restricted industrial district .. ... . M3 General industrial district ...... . . . M4 Intensive industrial district ..... . . M5 Special industrial district ........ . Pl Open parking district ............ . PC Public center district ............ . PCA Restricted central business district PD Planned development district .... . Permitted uses without buildings . .... . PR Parks and recreation district ..... . Rl Single-family residential district .. . R2 Two-family residential district .. . . . R3 Low density residential district ... . R4 Thorough(are residential district .. . R5 Medium density residential district ... . R6 High density residential district . .. . Residential districts ........ . ........ . SDl Special development district SD2 Special development district .... . SD3 Special development district . ... . TM Transitional-industrial district ... . Wl Waterfront-industrial district .. .. . PERMITTED WITH APPROVAL USES Applications for permits ............. . Bl Restricted business district ... .. .. . B2 Local business and residential district ....................... . ... . B3 Shopping district ............. .. . . B4 General business district ... . ... .. . 63.1300 40.0600 16.1800 63.1700 Supp.No.3 559 Section 49.0300 63.0600 40.1200 63.0700 40.0800 63.0200 40.0700 48.0400 91.0100 92.0100 93.0100 94.0100 95.0100 96.0100 90.0100 100.0100 101.0100 102.0100 103.0100 104.0100 105.0100 111.0100 112.0200 113.0100 110.0201 40.0900 115.0100 81.0100 82.0100 83.0100 84.0100 85.0100 86.0100 80.0100 118.0100 119.0100 120.0100 114.0100 116.0100 60.0200 91.0300 92.0300 93.0300 94.0300 �DETROIT, MICHIGAN PERMITTED WITH APPROVAL USESCont'd. B5 Major business district ........... . B6 General services district .......... . Business districts ge~erally .......... . Conditions, guarantees and modifications ........................... . Damaged permitted with approval uses Reconstruction of ................. . Denial, effect of .................... . Fees for applications for ............. . Industrial d istricts generally ......... . Initiation of application ............. . Ml Limited industrial district ....... . M 2 Restricted industrial district ..... . M 3 General industrial district ........ . M4 Intensive industrial district ...... . M 5 Special industrial district ........ . Pl Open parking district ............ . Procedure .......................... . Purpose ............................ . RI Single-family residential district .. . R2 Two-family residential district .... . R3 Low den&ity residential district ... . R4 Thoroughfare residential district R5 Medium density residential district ... . R6 High density residential district . .. . Residential districts ................. . Revocation ......................... . SDl Special development district .... . SD2 Special development district .... . Standards .......................... . TM Transitional-industrial district ... . WI Waterfront-industrial district POOL OR BILLIARD HALLS (Regulated Uses) Application for, granting, etc . ........ . Conditions and guarantees ........... . Damaged regulated uses Reconstruction of ................. . Denial of application for regulated use, effect of ........................ . Generally .......................... . Procedure .......................... . Revocation of grant ................. . Section 95.0300 96.0300 90.0300 65.0500 65.0800 65.0600 68.0000 100.0300 65.0200 101.0300 102.0300 103.0300 104.0300 105.0300 111 .0300 65.0300 65.0100 81.0300 82.0300 83.0300 84.0300 85.0300 86.0300 80.0300 65.0700 118.0300 119.0300 65.0400 114.0300 116.0300 PR PARKS AND RECREATION DISTRICT Community and economic development department review .............. . Off-street parking .................. . Signs .............................. . Uses permitted as a matter of right ... . PREFABRICATED BUILDINGS Flood hazard reduction, general standards for placement of prefabricated buildings and mobile homes ..................... . Flood hazard areas. See also that title Defined ............................ . PRESERVATION Preservation of historic land marks and districts Ordinance for ..................... . Historic land marks and districts (Appendix C). See also that title 66.0500 66.0300 66.0000 66.0100 66.0400 115.0200 115.1000 115.0900 115.0100 49.0400 32.0071 40.1500 PRINCIPAL BUILDINGS. See: Buildings PRINCIPAL USE Defined .... . .................... . 32.0074 PRIVATE PASSENGER VEHICLE Defined ......................... 32.0075 PROFESSIONALS Office for recognized professional Permitted home occupations ..... 32.0046 PROJECTING SIGNS D~fined ............................. Signs. See also that title PLANNED UNIT DEVELOPMENT Zoning enabling act. See also that title Provisions re planned unit development, § 125.584b of App. A PLANNING COMMISSION. See: City Planning Commission POLICE OFFICERS Enforcement of provisions ........... . Supp. No. 3 66.0100 66.0200 PRE-RELEASE ADJUSTMENT CENTER PETITIONS Amendments to zoning ordinance. See also that title Petitions for amendments, processing of petitions, etc...... . . . . . . . . . . . . . . . . . . 64.0300 et seq. Development improvement area, petition requirements . . . . . . . . . . . . . . . . 140.0000 Regulated uses, petitions for .......... 66.0100 et seq. Regulated uses. See also that title Signs, petitions re height limits . . . . . . . 130.020l(e) Signs. See also that title PLATS, PLA 'M'ING Applications for building permits Applications shall be accompanied by a pla~ etc .................... . Section 63.0400 63.0100 560 130.0104(d ) PROJECTIONS Airports or heliports, special regulations near. See also: Airports Permitted projections within any flight obstruction area .. Bulk regulations. See also that ~iti~ · · · Projections into a required yard ..... 45.0800 PROPERTY OWNERS Notification of . . . . ................. . 40.1100 48.0600 I I I I �I r I I I I I I I I ZONING INDEX PUBLIC LODGING HOUSES (Regulated Uses) Application for, granting, etc. ........ . Conditions and guarantees . . ......... . Damaged regulated uses Reconstruction of ................. . Defined ............................ . Denial of application for regulated use, effect of ....... .. ............... . Generally ........................ . . . Procedure ........................ . . . Revocation of grant ................. . R Rl SINGLE-FAMILY RESIDENTIAL DISTRICT Compatibility requirements .......... . Height limitations .................. . Lot coverage ..... . ................. . Lot size requirements ........... . ... . Summary district charts, App. B Permitted with approval uses ........ . Requirements generally for residential districts ....... . ....... . ........ . Residential districts. See that title Signs in certain districts ............. . Signs. See also that title Summary district charts, App. B Uses permitted as a matter of right .... Summary district charts, App. B Yard requirements ... . . . ......... . .. . R2 TWO-ft"'AMIL Y RESIDENTIAL DISTRICT Compatibility requirements .......... . Height limitations .................. . Lot coverage .............. . ........ . Lot size requirements ........... . ... . Summary district charts, App. B Permitted with approval uses ........ . Requirements for residential districts generally ............................... . Residential districts. See that title Signs in certain districts ............. . Signs. See also that title Summary district charts, App. B Uses permitted as a matter of right ... . Yard requirements .................. . Summary district chart..;;, App. B Ra LOW DENSITY RESIDENTIAL DIS TRICT Building bulk and recreational space requirements ................... . Lot coverage ....... . ............... . Lot size requirement..;; ............... . Summary district charts, App. B Permitted with approval uses ........ . Requirements for residential disfricts generally ............... . ............... . Residential districts. See that title R3 LOW DENSITY RESIDENTIAL DISTRICT-Cont'd. Signs in certain districts ............. . Signs. See also that title Summary district charts, App. B Uses permitted as a matter of right ... . Yard requirements .................. . Summary district charts, App. B Section 66.0100 66.0200 66.0500 32.0076 66.0300 66.0000 66.0100 66.0400 Section 130.0300 83.0100 83.0500 R4 THOROUGHFARE RESIDENTIAL DISTRICT Building bulk and recreational space requirements ................... . 84.0600 Lot coverage .................. ... .. . 84.0800 Lot size requirements ............... . 84.0400 Summary district charts, App. B Permitted with approval uses ........ . 84.0300 Requirements for residential districts generally .................... . .......... . 80.0100 et seq. Residential districts. See that title Signs in certain districts . .. .......... . 130.0300 Signs. See also that title Summary district charts, App. B Uses permitted as a matter of right .. . . 84.0100 Yard requirements .................. . 84.0500 Summary district charts, App. 8 81.0200 81.0700 81.0800 81.0400 81.0300 80.0000 130.0300 R5 MEDIUM DENSITY RESIDENTIAL DISTRICT Building bulk and recreational space requirements ................... . Lot coverage ....................... . Lot size requirements ............... . Summary district charts, App. B Permitted with approval uses . ..... .. . Requirements for residential districts generally ...... . ........................ . Residential districts. See that title Signs in certain districts ............. . Signs. See also that title Summary district charts, App. B Uses permitted as a matter of right ... . Yard requirements .................. . Summary district charts, App. B 81.0100 81.0500 82.0200 82.0700 82.0800 82.0400 82.0300 80.0100 et seq. 130.0300 HIGH DENSITY RESIDENTIAL DISTRICT Building bulk and recreational space requirements ................... . Lot coverage . . . .................... . Lot size requirements ............... . Permitted with approval uses . . ...... . Requirements for residential districts generally . .............. . .... . .... . ..... . Residential districts. See that title Signs in certain districts ................. . Signs. See also that title Summary district charts, App. B Uses permitted as a matter of right ... . Yard requirements ........... . ...... . 85.0600 85.0800 85.0400 85.0300 80.0100 et seq. 130.0300 85.0100 85.0500 R6 82.0100 82.0500 83.0600 83.0800 83.0400 83.0300 80.0100 et seq. Supp.No.a 561 86.0600 86.0800 86.0400 86.0300 80.0100 et seq. 130.0300 86.0100 86.0500 �I I DETROIT, MICHIGAN REAL ESTATE SIGNS. See: Signs Section REAR YARDS. See: Yards RECORDATIONS Duties of community and economic development department 60.0200(g) RECREATION PR Parks and recreation district . . . . . 115.0100 et seq. PR Parks and recreation district. See that title RECREATIONAL EQUIPMENT Defined ............................ . 32.0077 RECREATIONAL SPACE RATIO Defined ............................ . 32.0078 RECREATIONAL SPACE REQUIREMENTS R:l Low density residential district ... . R4 Thoroughfare resident ial district ..... . R5 Medium density residential district ... . R6 High density residential district ... . Residential districts generally ........ . SDl Special development district SD2 Special development district REGULATED USES Applications for regulated uses Duties of community and economic development department ....... . Board of zoning appeals, duties re .... . Conditions and guarantees ........... . Damaged regulated uses Reconstruction of ................. . Denial of application for regulated use, effect of ........................ . Fees for applications for ............. . Generally .......................... . Procedure for establishing, granting, etc . ...................... . Revocation of grant ..... . ........... . 83.0600 84.0600 85.0600 86.0600 80.0600 RESIDENTIAL DISTRICTS- Cont'd. Section R3 Low density residential district .... 83.0100 et seq. R3 Low density residential district. See that title R4 Thoroughfare residential district .. 84.0100 et seq . R4 Thoroughfare residential district. See that title R5 Medium density residential district 80.0100 et seq. RS Medium density residential district. See that title R6 High density residential district ... 86.0100 et seq. R6 High density residential district. See that title Recreational space requirements ..... . 80.0600 Signs .............................. . 80.0900 Uses permitted as a matter of right ... . 80.0100 Yard and recreational space requirement ........................... . 80.0600 Yard requirements . . ................ . 80.0500 I RESTAURANTS. See: Food and Food Establishments REVIVAL MEETINGS Temporary permits for .............. . 118.0600 119.0600 60.0200(c) ROOF SIGNS. See: Signs 60.0200 62.0401 66.0200 66.0500 66.0300 68.0000 66.0000 ROOMING HOUSE Defined ...................... . 32.0080 ROOMING UNIT Defined .......... . ................. . 32.0082 ROUGE RIVER Flood hazard areas Flood elevations at selected points Floodway protection standards for 49.0409 49.0800 s 66.0100 66.0400 SDl SPECIAL DEVELOPMENT DISTRICT Building bulk and recreational space requirement ............. . Lot coverage ................. · · · · · · · Lot size requirements ......... · · · · · · · Off-street parking and loading ~~~~i-r~~ ments ... Permitted with appr~>~~-1-~~~s· · · · · · · · · · Signs in certain districts ' ········· Signs. See also that titie.... · · · . · · · · · RESIDENTIAL DISTRICTS Building bulk, yard and recreational space requirements .............. . 80.0600 Enumeration of districts ............. . 70.0100 General requirements ............... . 80.0000 Height requirements ................ . 80.0700 Lot coverage requirements ........... . 80.0800 Lot size requirements ............... . 80.0400 Off-street parking and loading requirements ........................... 80.1000 Permitted with approval uses . . . . . . . . . 80.0300 Rl Single-family residential district ... 81.0100 et seq. Rl Single-family residential district. See that title R2 Two-family residential district 82.0100 et seq. R2 Two-family residential district. See that title Supp.No.3 562 118.0600 118.0800 118.0400 118.1000 118.0300 130.0400 Uses permitted as a matter of right .... Uses permitted subject to department review of site plan ............... . Yard requirements ................... 118.0200 118.0500 SD2 SPECIAL DEVELOPMENT DISTRICT Building_ hulk and recreational space requirements .... 119.0600 118.0100 I I I I I I �ZONING INDEX SD2 I I I I I I I I I I I I SPECIAL DEVELOPMENT TRICT- Cont'd. DIS- Lot coverage . . . . . . . . . . . . . . . . . . . . . . . . Lot size requirements ............. . . . Off-street parking and loading requirement ........................... . Permitted with approval uses ........ . Signs in certain districts ............. . Signs. See also that title Uses permitted as a matter of right ... . Yard requirements .................. . SIDE YARDS. See: Yards Section SIGNS Advertising sign 130.0103(a) Defined .............. . ........... . Area and number 130.0202 Directional signs . ................. . 130.0203 Institutional bulletin .............. . 130.0204 Real estate sign .. . ................ . Area of signs 130.0102 Defined ....................... . .. . Signs in Bl, B2, SDI and SD2 130.0402 districts ...................... . Signs in Rl, R2, R3, R4, R5 and R6 130.0302 districts ...................... . Awnings, signs on .. . ............. . 130.0207 130.0400 Bl, B2, SDl and SD2 districts, signs in . .. . Area of signs .................... . . 130.0402 Illumination of signs . . . ......... . . 130.0405 Permitted signs ................... . 130.0401 Projection of signs ................ . 130.0404 B3, B4, B5, B6, Wl, Ml , M2, M3, M4 and M5 districts, signs in ....... . . 130.0500 Illumination of signs .............. . 130.0505 Permitted signs ............ . ...... . 130.0501 Projection of signs ................ . 130.0504 Business districts generally .......... . 90.0900 Business sign Defined . . . . . . . . . . . . . . . . . . . . . . . . . . . 130.0103(b) Height limits . . . . . . . . . . . . . . . . . . . . . . 130.0201 (b) Definitions ....................... 32.0088, 130.0100 Directional signs . . . . . . . . . . . . . . . . . . . . . 130.0202 Defined . . . . . . . . . . . . . . . . . . . . . . . . . . . 130.0103(c) Double-face signs . . . . . . . . . . . . . . . . . . . . 130.0206 Defined . . . . . . . . . . . . . . . . . . . . . . . . . . . 130.0104(a) Flashing sign 130.0104(b) Defined .......................... . Freestanding signs 130.0201(a) Height limits ..................... . 130.0200 General regulations , ................ . Ground signs 130.0104(e) Defined .......................... . 130.020l(a) Height limits ... . ................. . 130.0201 Height limits ....................... . 130.0202 Directional signs ..... . ..... . ...... . 130.0201 Generally .................. . ..... . 130.0203 Institutional bulletin .............. . 130.0204 Real estate signs ......... . ........ . Signs in RI, R2, R3, R4, R5 and R6 130.0303 districts ...................... . Identification sign 130.0103(d) Defined ........................ . . . 130.020l(b) Height limits ........... . . .. ...... . Illuminated sign 130.0104(c) Defined ............... . .......... . Illumination of signs Signs in Bl, B2, SDl and SD2 130.0405 districts ......... . ....... . .... . 119.1000 119.0300 130.0400 119.0100 119.0500 120.0200 120.0100 SANITARY SEWAGE SYSTEM Flood hazard reduction, general standards for re sanitary sewage systems ........... . 49.0403 SEAL Official seal of board of zoning appeals . ... Official seal of community and economic development department ...... . SIDEWALKS. See: Streets and Sidewalks 119.0800 119.0400 8D3 SPECIAL DEVELOPMENT DISTRICT Community and economic development department review .............. . Uses permitted as a matter of right ... . 62.0400 60.0200(i) SECONDHAND STORES. See: Pawn shops, Secondhand Stores, Etc. (Regu lated Uses) SEPARABILITY Generally ....................... . .. . 41.0000 SERVICE STATIONS. See: Motor Vehicle Filling and Service Stations Sl-~TBACKS Accessory buildings. See also that title Percentage of required yard occupied and required setback ....... . .. . 44.0300 SHALLOW FLOODING Flood hazard areas, standards for areas of shallow flooding ................... . 49.0700 SHOESHINE Uses) Section PARLORS (Regulated Application for, granting, etc ......... . Conditions and guarantees ........... . Damaged regulated uses Reconstruction of ................. . Defined ...................... . . . Denial of application for regulated use, effect of ........................ . Generally .......................... . Procedure .......................... . Revocation of grant ................. . SHOPPING B3 Shopping district . . . . . . . . . . . . . . . . . . . . B:1 Shopping district. See that title Section 66.0100 66.0200 66.0500 32.0086 66.0300 66.0000 66.0100 66.0400 93.0100 et seq. Supp.No.3 563 �DETROIT, MICHIGAN SIGNS-Cont'd. Section Signs in 83, 84, 85, B6, Wl, Ml, M2, 130.0505 M3, M4 and M5 districts ....... . Signs in Rl, R2, R3, R4, R5 and R6 130.0305 districts ...................... . 130.0705 Sign in TM districts ............... . 100.0900 Industrial districts generally ......... . 130.0203 Institutional bulletin ................ . 130.0103(e) Defined ........... . ............ • .. Major categories 130.0103 Defined ..................... ••••·• 130.0208 Marquees and canopies, signs on ..... . Non-conforming advertising signs 52.0200 Termination of use ................ . 130.0800 PC , PD and Pl districts, signs in ..... . 130.0801 Permitted signs ................... . 130.0600 PCA districts, signs in ............... . 130.0601 Permitted signs .................. • . 130.0604 Projection of signs ................ . Permitted signs Signs in Bl, B2, SDl and SD2 130.0401 districts .................... • •. Signs in B3, B4, 85, B6, Wl , Ml, M2, 130.0501 M3, M4 and M5 districts ....... . 130.0801 Signs in PC, PD and Pl districts ... . 130.0601 Signs in PCA district .............. . Signs in Rl, R2, R3, R4, R5 and R6 130.0301 districts ................... . .. . 130.0701 Signs in TM district ............... . 115.0900 PR Parks and recreation district ..... . Projection of signs 130.0104(d) Definition of "projecting sign" ..... . 130.020l(d) Height limits of projecting signs .... . Signs in Bl, 82, SDl and SD2 130.0404 districts ...................... • Signs in 83, 84, 85, B6, Wl, Ml, M2, 130.0504 M3, M4 and M5 districts ....... . 130.0604 Signs in PCA district .............. . Signs in Rl, R2, R3, R4, R5 and R6 130.0304 districts ..................... . . 130.0704 Signs in TM district ............... . Rl , R2, R3, R4, R5 and R6 districts, 130.0300 signs in ........................ . 130.0302 Area of signs ..................... . 130.0303 Height of signs ................... . 130.0305 Illumination of signs .............. . 130.0301 Permitted signs ................... . 130.0304 Projection of signs ................ . 130.0204 Real estate signs ................... • • 130.0103(0 Defined .................. •••••·•·· 80.0900 Residential districts generally ...... • . • 130.0205 Roof signs ...................... • • • • 130.0104(e) Defined ....................... ••.• 130.0206 Double-face signs ................. • 130.0201(c) Height limits ................ · · · · · · 130.0000 Sign regulations generally ........... . 130.0101 Signs, defined ............... • • • • • • · · Structural types 130.0104 Defined ..................... •••··· SIGNS-Cont'd. Section 114.0900, 130.0700 TM Transitional-industrial district 130.0705 Illumination of signs .............. . 130.0704 Projection of signs ................ . 130.0701 Permitted signs ................... . 116.0900 WI Waterfront-industrial district .... . Wall signs Defined .......................... . SITE PLANS Approval of site plans Existing on the effective date of ordinance ..................... . PD Planned development district .... . Site plan of proposed industry Duties of industrial review committee re ..... ·.............. ••••••·•·· Zoning enabling act. See also that title Site plan, inclusions, § 125.584d of App. A 130.0104(e) 46.0000 110.0203 67.0400 SITES Bl Restricted business district ....... . 91.0800 SMOKE Industrial review committee's duties and functions re ................ . 67.0400 SPECIAL APPROVAL USES Existing on the effective date of this ordinance, etc . .................. . 46.0000 SPECIAL DISTRICTS Pl Open parking district ............ 111 .0100 et seq. Pl Open parking district. See that title PC Public center district ............ 112.0100 et seq. PC Public center district. See that title PCA Restricted central business district . . . . 113.0100 et seq. PCA Restricted central business district. See that title PD Planned development district . . . . 110.0100 et seq. PD Planned development district. See that title SDI Special development district . . . . 118.0100 et seq. SDI Special development district. See that title SD2 Special development district .... 119.0100 et seq. SD2 Special development district. See that title SD:1 Special development district .... 120.0100 et seq. SDa Special development district. See that title TM Transitional -industrial district ... 114.0100 et seq. TM Transitional-industrial district. See that title Wl Waterfront-industrial district .... 116.0100 et seq. WI Waterfront-industrial district. See that title SPECIAL EXCEPTIONS Board of zoning appeals' duties re ..... I I I I I ] 62.0402 Supp.No. a - �ZONING INDEX I I I I I I I I SPECIFIC USES Regulations for specific uses ......... . Section 42.0000 STORAGE Enforcement of provisions ... . ....... . 63.0100 STORY Defined .. . ......................... . 32.0090 STORY, HALF Defined ..... . ...................... . 32.0092 STREETS AND SIDEWALKS Alleys Bulk regulations. See also that title Alley as part of lot .............. . Defined .......................... . Bulk regulations. See also that title Maximum street width ............ . Park as part of street ............. . . Street as part of required yard ..... . Definition of "street" .......... . . . .. . STRIPPERS Cabaret defined to include topless dancing, strippers, etc . ............... . Cabarets. See also that title STRUCTURE Defined ............................ . SUBDIVISIONS Flood hazard reduction, review of development proposals ......................... . Flood hazard areas. See also that title SUBSTANCE ABUSE SERVICE FACILITY Defined ............................ . TAXI DANCE HALLS (Regulated Uses) Application for, granting, etc. ........ . Conditions and guarantees ........... . Damaged regulated uses Reconstruction of ................. . Denial of application for regulated use, effect of ........................ . Generally .......................... . Procedure .......................... . Revocation of grant ............. . ... . 45.0400 32.0010 45.1000 45.1100 45.0500 32.0094 66.0300 66.0000 fl6.0100 U>.0400 Tl•:MPORARY PERMITS Approval ........................... . Sale of Christmas trees Temporary permits for ............ . 63.1300 TEMPORARY USES Permitted .......................... . 42.0300 60.0200(c) THOROUGHFARES R4 Thoroughfares residential district .. 84.0100 et seq. R4 Thoroughfare residential district. See that title 32.0023 TM TRANSITIONAL-INDUSTRIAL DISTRICT Bulk and height limitations ....... . .. . 114.0600 Off-street parking and loading requirements .. . . . . . . . . . . . . . . . . . . . . . . . . . 114.1000 Permitted with approval uses . . . . . . . . . 114.0300 Signs in ......................... 114.0900, 130.0700 Signs. See also that title Uses permitted as a matter of right ... . 113.0100 Yard requirements .......... . ....... . 114.0500 32.0096 49.0406 32.0097 TOPLESS DANCERS Cabaret defined to include topless dancing, etc ....... . ................ . . Cabarets. See also that title SUPREME COURT Zoning enabling act. See also that title Appeals to supreme court, § 125.590 of App.A 60.0200 60.0lOO(a) 1' TAILORING, SRWING OF FABRIC, 1<:TC. Permitted home occupations ......... . Supp.No.a 66.0500 THEATERS Adult bookstores, adult motion picture theaters, etc. See that title SUMMARY DISTRICT CHARTS Charts of minimum lot size, minimum yard requirements, etc., of specific districts. See Appendix B to the Detroit Zoning Code SUHVi-:vs Community and economic development department conducting .......... . Duties of city planning commission re surveys ......................... . Section 66.0100 66.0200 32.0046 565 32.0023 TOWNHOUSE Defined ..... . ............. . ........ . 32.0098 TOXIC SUBSTANCE DISPOSAL FACILITY Defined ....... .. ..... . .... . ... . .... . 32.0099 TRAILER COACHES Regulations for specific uses .. .. ... . . . 42.0200 TRAILERS House trailer Defined .......................... . !l2.0050 TREES Sale of Christmas trees Temporary permits for ........ . ... . 6!l.1300 TUTORING Permitted home occupations ......... . 32.0046 �DETROIT. MICHIGAN w u USES, ACCESSORY Defined ................ . ....... . ... . Section 32.0004 USES, CONDITIONAL. See: Conditional Uses USES, GENERALLY Uses to conform to regulations ....... . 40.0500 USES, NON-CONFORMING. See: Non conforming Buildings, Structures and Uses USl4.:;S, PERMITTED. See: Permitted Uses WALKWAYS Prohibited means of access USES, PERMITTED WITH APPROVAL USES. See: Permitted With Approval Uses USES, PRINCIPAL Defined .......... . .......... . ...... . USES, REGULATED. Uses Wl WATERFRONT-INDUSTRIAL DISTRICT Section 116.0700 Height limitations ................. . . Off-street parking and loading requirements . . . . . . . . . . . . . . . . . . . . . . . . . . . 116.1000 Permitted with approval uses . . . . . . . . . 116.0300 Signs ............. . .............. 116.0900, 130.0500 Signs. See also that title Uses permitted as a matter of right . . . . 116.0100 Uses permitted subject to approval of the division of air pollution control 116.0200 116.0500 Yard requirements .................. . 32.0074 WALL SIGNS Defined ......... . Signs. See also that title 40.1000 130.0104(e) WALLS. See: Fences, Walls, Etc. See: Regulated WATER SUPPLY SYSTEMS Flood hazard reduction, general standards for design and construction to prevent infiltration of flood waters into system USES, SPECIAL APPROVAL. See: Special Approval Uses USES, SPECIFIC Regulations for specific uses ...... .. . . 42.0000 USES, TEMPORARY Permitted .......................... . 42.0300 UTILITIES Flood hazard reduction Public utilities and facilities, general standards for design, construction, location 49.0404 V VARIANCES Board of zoning appeals, duties re variances .. .. ................. - • • Conditions on ..... ... ...... . ....... . 62.0403 40.1600 VEHICLES. See: Motor Vehicles VIRHATION Industrial review committee's duties and functions re .... . .. . .. . ..... . VIOLATIONS Violations and penalties generally .... . Zoning enabling act. See also that title Violation nuisance per se; abatement, § 125.587 of App. A VOTING PLACF....", Generally . ... . ... . .... . ..... . . . - - . . - 67.0400 69.0000 42.0400 49.0402 y YARDS (Front yards, side yards, rear yards) Accessory buildings. See also that title Percentage of required yard occupied ... . BI Restricted business districts ...... . B2 Local business and residential district . . ............ . ............ . B3 Shopping district ......... . ...... . B4 General business district ......... . B5 Major business district ........... . B6 General services district .. ........ . Bulk regulations. See also that title Location of required yard ....... . .. . Projections into a required yard .... . Side yard reduction for offsets ..... . Street as part of required yards .... . Business districts generally . . ........ . Defined ................... . ........ . Industrial districts generally ......... . Ml Limited industrial district ....... . Pl Open parking district Yard requirements . ............... . Yard treatment ................... . PD Planned development district .... . RI Single-family residential district . . . R2 Two-family residential district .... . R3 Low density residential district ... . Supp.No.a 566 44.0300 91.0500 92.0500 93.0500 94.0500 95.0500 96.0500 45.0700 45.0800 45.0600 45.0500 90.0500 32.0102 100.0500 101.0500 111.0600 111.0700 110.0202 81.0500 82.0500 83.0500 I I I I I I I I �I I I I I II II ZONING INDEX Section YARDS-Cont'd. R4 Thoroughfare residential district . . . R5 Medium density residential district ... . R6 High density residential district . . . . Residential districts generally . .. .. . .. . Building hulk, yard and recreational space requirement.-. .. . . .. . ... . . . SDI Special development district ... . . SD2 Special development district .... . Summary district charts for minimum yard requirement..,, etc. See Appendix H to the Detroit Zoning Code TM Transitional-industrial district ... . WI Waterfront-industrial district ZONING ENABLING ACT-Cont'd. 84.0500 85.0500 86.0500 80.0500 Appeals to supreme court .... .. . . ... . Authority to zone .................. . . Board of appeals Conduct of business at public meetings; compliance with open meetings act .................. . .... . Membership, appointment, terms of office .... . .................... . Right to appeal; vote .. . .. . .. . ..... . Buildings, regulation of ...... . ....... . Circuit court..-. Review by ........................ . Conflicting laws; governing law .. ..... . Congested areas, regulation of ....... . Declaration of necessity ..... . ....... . Effect of zoning ordinance or decision . Governing law .......... . .......... . . Improvements . . . ......... . Nonconforming uses and structures . .. . Nuisance Violation nuisance per se; abatement Ordinances Enactment .. Requirements and standards of decision specified in ordinances Specifications of; extent of stand ards, request, compliance, ap proval Special land uses; ordinances, inclusions ... Pla nned unit development . ..... . .... . Regulation by local bodies ......... . . . Regulation of buildings .... . ....... . . . Regulation of congested areas .... . ... . Review by circuit courts ...... . . . . . .. . Actions for review; proper and necessary parties, etc . ............... . Site plan , inclusions . .. ..... .. ..... . . . Special land uses; ordinances, inclu sions .................. . . . ..... . State licensed residential facility defined . . . . . . . ....... . Supreme court Appeals to .......... . ......... .. . . Use of land and structures . . .... . .... . Violation nuisance per se; abatement 80.0600 118.0500 119.0500 114.0500 116.0500 '/, ZONING COMMISSION City planning commission . . . ... . 60.0000 et seq. City planning commission. See that title ZONING DISTRICTS Business districts. See also specific business districts Enumeration of business districts ... . Establishment of districts . .......... . H Historic districts Ordinance for the preservation of historic land marks and districts . Historic land marks and ' districts, App. C Historic land marks and districts. See that title Industrial districts. See also specific industrial districts Enumeration of industrial districts .. Maps ................. . ..... . References to zoning district classifications References in other codes and ordinances ... . .... . ............. . Residential district.-.. See also specific residential district..., Enumeration of residential districts .. Similar districts ..... . ........ . ... . . . Special districts. See also specific special district..-. Enumeration of special district ..... . Summary district charts .... . ... . . ... . See also Appendix B to the Detroit Zoning Code 70.0200 70.0000 70.0500 40.1500 70.0300 71.0000 40.1300 70.0100 40.1301 70.0400 40.1400 ZONING- LOT. See: Lots ZONING MAPS. See: Maps ZONING ENABLING ACT (Appendix A) (Note- Section citations refer to sections contained in appendix A to the Detroit Zoning Code) ZONING ORDINANCE. See: Ordinance Supp.No.a 567 Section 125.590 125.582 125.585a 125.585 125.585 125.582 125.590 125.586 125.583 125.589 125.592 125.586 125.584e 125.583a 125.587 125.584 125.584c 125.584a 125.584b 125.581 125.582 125.583 125.590 125.591 125.584d 125.584a 125.583b 125.590 125.581 125.587 � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Wyckoff Planning and Zoning Collection Creator An entity primarily responsible for making the resource Planning & Zoning Center (Lansing, Mich.) (Organization) Wyckoff, Mark A. Description An account of the resource Municipal master plans and zoning ordinances from across the state of Michigan, spanning from the 1960s to the early 2020s. The bulk of the collection was compiled by urban planner Mark Wyckoff over the course of his career as the founder and principal planner of the Planning and Zoning Center in Lansing, Michigan. Some additions have been made to the collection by municipalities since it was transferred to Grand Valley State University. Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1960/2023 Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Subject The topic of the resource Michigan Comprehensive plan publications Master plan reports Zoning--Michigan Zoning--Maps Maps Land use--planning Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Identifier An unambiguous reference to the resource within a given context RHC-240 Format The file format, physical medium, or dimensions of the resource application/pdf Type The nature or genre of the resource Text Language A language of the resource eng Text A resource consisting primarily of words for reading. Examples include books, letters, dissertations, poems, newspapers, articles, archives of mailing lists. Note that facsimiles or images of texts are still of the genre Text. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context Detroit_Zoning-Ordinance_1990 Creator An entity primarily responsible for making the resource Buildings and Safety Engineering Department, City of Detroit, Wayne County, Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1990-05 Title A name given to the resource Official Zoning Ordinance Description An account of the resource The Official Zoning Ordinance for the City of Detroit was prepared by the Buildings and Safety Engineering Department originally in 1980 and with updates through May 1990. Subject The topic of the resource Zoning--Michigan Detroit, Michigan Wayne County (Mich.) Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Type The nature or genre of the resource Text Format The file format, physical medium, or dimensions of the resource application/pdf Language A language of the resource eng Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/2be872144791a7bae480631a46134518.pdf 548d5f91b47bc98c95fa6f04b2f15a01 PDF Text Text 2020.Regional Development Forecast: - Population, Households and Employment for Cities, Villages, Townships and Detroit Subcommunities c:::::::J D DD D ,----17 L__J DDD •r--ior, D r-7 V'" '----' J [7 ""U •••on c:::Jc!JD DD•• • DDDDD~U • DDDDD •• DDDDC' DODD~ •-DODD -•• ll [7 CJ DD DV April 1996 - SEA£OG ... Planning For The Future Today Southeast Michigan Council Of Governments �SEAfCOG ... Planning For The Future Today SEMCOG is a regional planning partnership, accountable to member local gover~m~n_ts in Southeast Michigan. Its primary missions are 1) planning on issues that extend beyond individual government boundaries and 2) intergovernmental relations in cooperation with local government, as well as state and federal agencies. The SEMCOG partnership strengthens efficient and effective local government, supporting local planning through its technical, data and intergovernmental resources. SEMCOG's membership includes cities, villages, townships, counties, intermediate school districts and community colleges in Livingston, Macomb, Monroe, Oakland, St.Clair, Washtenaw and Wayne Counties. SEMCOG's principal planning activities include adoption of region-wide plans and policies in the area of transportation, community and economic development, water and air quality and other environmental concerns as well as public safety and land use. SEMCOG also maintains the region's most extensive planning database, for demographic, transportation, infrastructure and development, both economic and physical. It is a depository for U.S. Census data as well as the great volume of data generated in various planning activities for more than 35 years. SEMCOG implements direct services through RideShare, the region's car/vanpool matching service; the Center for Joint Public Services, a resource for cooperative intergovernmental arrangements and the SEMCOG library's local ordinance files and governmental problem-solving service. Three principal sources of revenue support SEMCOG programs: federal grants and contracts, state grants and contracts and membership fees. All SEMCOG policy decisions are made by local elected officials, insuring that regional policies reflect the interests of member communities. There are two policy-making bodies: the General Assembly and an Executive Committee, with each member community represented on the General Assembly. SEMCOG's deliberative process includes broad-based representation from local government and the busine~s community as well as environmental organizations and other special interest groups. They funct10~ together in technical advisory councils for transportation, environment, community and economic development, data analysis and education. 0 Printed at SEMCOG on recycled paper �2020 Regional Development Forecast: Population, Households and Employment for Cities, Villages, Townships and Detroit Subcommunities April 1996 Preparation of this document was financed in part through grants from the U.S. Department of Transportation Federal Transit Administration and Federal Highway Administration through the Michigan Department of Transportation, and local membership contributions. Prepared by SEMCOG, The Southeast Michigan Council of Governments 660 Plaza Drive, Suite 1900 Detroit, MI 48226 313/961-4266 • Fax 313/961-4869 http://www.semcog.org e-mail thomas@semcog.org �Table of Contents Executive Summary .............................................................. .............................. ................ ...... 1 Introduction/Methods ................................................................................................................ 3 Regional Forecast Results ........................................................................................................ 5 Jobs ............................................................................................................................... 5 Households ................................................................................................................... 9 Population .. ............................. ............................ .. ................... ......................... .......... 12 Appendix A - Definitions .......................................................................................................... 17 Appendix 8 - Regional Forecast Totals ................................................................................... 18 Appendix C - City, Village and Township Forecasts ............................................................... 19 Appendix D - Detroit Subcommunity Forecasts .................................................................... 101 �Seven County Region HOUY COHOCTlOH CONWAY - F-0 HCMEti ..,__ ICll00 P<Jl'NAM ~ ~ oon,, ll'NOOH D&NIElD OCEOIA - - .,_ ROBE ~ H<R1lNoO OIIO>'ElAM> ~ ll'IAHDOH - """71'1NCE -11 ..-- -· - SYlVAH - SHAROt4 -8 WN'ICHESTEII -,ofWAT91 ~ ·-· «-TBt - - LOHOOH ... ~ IJ DI.N&~ -~ ~ ~ 11M - ....... c»t>OAO ~ ~e ORION - �Executive Summary Introduction SEMCOG's new 2020 Regional Development Forecast (RDF) has been revised following review by local communities of the draft numbers, and has been adopted by SEMCOG's Executive Committee and General Assembly. The RDF provides projections for the total region, for cities, villages and townships, as well as for small areas within municipalities. Starting with base year 1990 data, the forecast represents the projected numbers of people, households and jobs in fiveyear intervals through 2020. In addition, it includes households by income and by presence of children and jobs by type of industry. The community review process included meetings in each of SEMCOG's seven counties and the City of Detroit. These were held in early December 1995. Review comments were used to revise the draft forecast. Following committee review, the completed 2020 Regional Development Forecast was adopted by the Executive Committee on February 23, 1996, and by the General Assembly on March 21 , 1996. Methods The Regional Development Forecast takes three major steps to generate small area numbers. The first step uses an economic and demographic model to generate Regional Forecast Totals. These set the overall regional growth expectations for population, households and jobs at fiveyear intervals from 1990 through the year 2020. Next, the DRAM/EMPAL (Disaggregated Residential Allocation Model/Employment Allocation) model uses these Regional Forecast Totals to produce forecasts for 174 areas called "forecast districts." Finally, the district numbers are allocated to 1,442 small areas called "analysis zones." Zones, in turn, can be summed to equal cities, villages, townships and counties. Methodology used in RDF takes advantage of established, well-tested computer models used in many large metropolitan areas across the United States. Small area data from the 1980 and 1990 censuses, the Michigan Employment Security Commission and other sources through early 1995 are used to represent economic and demographic trends. Data on existing land development, infrastructure and local plans indicate capacity for future growth. SEMCOG has had the input and review of a committee of local planners and economic and demographic experts during the RDF process. The agency's most recent forecast was very accurate (within a few percentage points) at the county and region levels when compared to the subsequent census. Municipal and analysis zone forecasts have been reasonably accurate. The new 2020 RDF is expected to provide an even better view of future small area change. Summary of Forecast Results The adopted Regional Forecast Totals show strong growth in both population (up 13 percent regionwide) and jobs (up 18 percent) from 1990 through 2020. The basis of this growth is a diversifying economy led by growth in services, together with the region's traditional solid economic foundation in manufacturing (although a continued push for efficiency will shrink totals of manufacturing jobs). The region can look forward to a positive economic future. The two most significant trends in the forecast are the aging of our region's population and the continued outward spread of households and jobs. The aging population will result in more households without children (up 37 percent regionwide, 1990 to 2020) and fewer households with children (down 5 percent). With the forecasted 22 percent growth in households, the region will need to build over 400,000 new housing units between 1990 and 2020. 1 �Over the next 25 years, the region's growth will continue to spread out - for both job locations and residences. Job growth will be strong in western Wayne County, the Ann Arbor area, the western and northern Oakland County suburbs, in central Macomb County and in Livingston County. Detroit's historic employment losses will moderate with significant gains in some areas of the city. Growth in service jobs (up 39 percent regionwide) will lead the gains in high growth areas of Southeast Michigan. On the household side, the largest amount of growth will occur in the communities on the borders of the built-up, urbanized area of the region, with additional strong growth areas in the townships surrounding Ann Arbor, in central and eastern Livingston County, across northern Oakland and Macomb counties and into St. Clair County. Population also changes as existing households change. Because of a continued decline in household size (down from 2.66 to 2.47 persons per household for the entire region), many older suburbs will continue to add households yet will lose some population. Use of the RDF SEMCOG's forecast provides a basis for its Regional Transportation Plan and other regional planning work. Local units of government can use these projections in their infrastructure and master planning. Businesses and other organizations need this type of detailed portrayal of the future to understand their clients' needs. 2 �Introduction/Methods Introduction Over its 28-year history SEMCOG has produced an update of the Regional Development Forecast (RDF) approximately every five years. This 2020 RDF takes advantage of data from the 1990 census and more recent development and job data to extend SEMCOG's forecast to the year 2020. By providing small area detail, the forecast gives a 25-year view of the future of Southeast Michigan that satisfies these objectives: • provides a base for SEMCOG's long range regional planning, • links future changes in the region to past trends and to the most current data on locations of residential development and economic activity, • provides SEMCOG's member local governments with an essential component of their comprehensive planning and • satisfies planning requirements of the federal lntermodal Surface Transportation Efficiency Act (ISTEA) of 1991. Methods In order to have an accurate view of the future for communities and for small areas within communities, a forecast requires that the larger context of growth and change be set for the entire metropolitan area. SEMCOG's 2020 Regional Development Forecast uses a three-step process to determine the future growth of the entire Southeast Michigan metropolitan area and then allocate that growth to sub-areas of the region, as shown in Figure 1. Figure 1 Regional Development Forecast Process c:::lc:=:JC DDQ •• •Cl •DDCSmallDD DDDDD~U • •••• rArean[] ~~VP' •c:::u=:::10 DODD D IT • c::JcJDDDD Regional Forecast Totals DD • fl 3 �The first step in the process is developing a set of Regional Forecast Totals. Appendix B contains the complete set of numbers on future population, households and jobs at five-year intervals to 2020 that were adopted by SEMCOG's General Assembly in February 1995. SEMCOG and the RDF Subcommittee of the DataCenter Advisory Council derived the regional totals from work done at the Institute of Labor and Industrial Relations of the University of Michigan using the REMI model (Regional Economic Models, Inc.). REMI is a computer model that considers local areas as economic units competing for labor, income and future population with other areas of the United States. SEMCOG evaluated and modified REMI results based on current data and other national forecasts of the region. With the context for overall regional growth established, step two is examining household and economic interactions within the region. SEMCOG used the DRAM/EMPAL (Disaggregated Resi• dential Allocation Model/Employment Allocation) model system to do this. DRAM/EMPAL is a well-tested method that is now being applied in many of the largest metropolitan areas across the country. It considers each of 174 forecast "districts" as a market area competing with the rest of Southeast Michigan for future people and jobs. Each district's characteristics are considered and recent job and household changes in the district are linked to all other districts by use of interdistrict travel times. Data considered by the models are summarized below. Summary of Data Inputs DRAM/EM PAL for 174 districts Zonal Allocation Program for 1,442 analysis zones Regional totals of jobs (8 types) and households (8 types), all forecast years For each district: jobs (8 types) and households (8 types), all forecast years Jobs in base year Jobs 5 years previous Households (20 types) in base year Households (20 types) 5 and 10 years previous Household type-housing unit structure type in base year Households in base year Households 5 years previous Population in base year Land by vacant developable or type of use Job-land use relationship in base year Land holding capacity - from vacant developable land, local plans and densities Travel times to all other districts, all forecast years Population from Households for 1,442 analysis zones Regional totals of population, all forecast years Households ( 20 types), all forecast years Persons per household in base year Wit~in each of the 174 districts, new development can be accommodated where suitable laodis ava,labl~. ~onal allocation is the third step in the RDF process. The zonal allocation program (ZAP) di st nbutes district forecasts to 1,442 analysis zones. ZAP uses land "supply" data and ;ecent tre nd s to accomplish this step. Population is then derived from households. zone t~:e~::n~re summed to provide forecast numbers for each city, village, township and county in 4 �The review, revision and adoption process for RDF brought together SEMCOG staff, local planners, economists and demographic experts to review methods and draft results. Community review used a series of meetings, one in each county, to discuss and solicit suggested modification to the draft forecast. SEMCOG researched concerns raised in comments and modified the forecast as appropriate. Final approval by SEMCOG's General Assembly in March 1996 followed recommendation by the DataCenter Advisory Council and Executive Committee. Providing an accurate view of future small area change in Southeast Michigan is the overall goal of the Regional Development Forecast. The data, methods and review process are all designed to produce this result. SEMCOG's most recent forecast (RDF, Version '89) was accurate at the regional and county levels to within a few percentage points when measu.-ed against the 1990 census. Small area accuracy was within reasonable limits. In 2020 RDF, improved small area data and newly applied computer models should produce even better results. Regional Forecast Results Future Jobs Southeast Michigan's economic future is solid, as shown in the Regional Forecast Totals (see Appendix 8). The REMI economic model that was the source of these totals indicates strong, broad-based economic growth over the next several decades. Job gains will be 18 percent, with a total of 2.9 million jobs by 2020. Because of the aging population, however, as described below, from 2010 to 2020 there will be little change in total numbers of jobs. Figure 2 shows forecast job growth and also shows jobs as a percentage of working age adults. Figure 2 Employment Change 1990 - 2020 87% 88% l..ru~---:--::-::;85:o/c~o=~rw;;~~;;;;;;;;;;;---7 t of working Age Population Jobs as a Percen 88 1: 84 B 80 ~ D. en C .2 :E 2000 2010 2020 The region's economy will continue to diversify as employment in service industries grows. Figure 3 shows the eight industrial classes forecast by SEMCOG along with changes in jobs from 1990 to 2020. 5 �Figure 3 Change in Jobs by Industrial Class 1990- 2020 1.2 1.0 .8 ,n C .2 ·-:e .6 .4 .2 0 Ag. Manuf. Nat. Res. Who esale TCU 1990 Retail Services 2020 While the region's manufacturing job totals will shrink by 15 percent over the 30-year forecast, this represents a continuing process of cost cutting and efficiency in goods production. The region'~ share of U.S. motor vehicle production has remained around 20 percent for the past several decades. Manufacturing jobs were 24 percent of all jobs in Southeast Michigan in 1990 as compared to 17 percent in the U.S. overall. The biggest gains, 39 percent, are in services, which include a wide range of activities, from job~ in beauty shops and other personal services to business services and health care workers. Retail (which includes restaurant jobs) and financial services are other major segments of the econom~ that will show gains. 6 �Change in Jobs by County 1990- 2020 1990 1995 2010 2005 2000 2015 2020 Change Percent Number 39,300 46,700 55,100 63,300 69,400 70,900 71,900 32,600 83.0% Macomb 333,700 361 ,400 386,200 403,700 410,600 409,700 407,700 74,000 22.2% Monroe 50,400 55,600 60,700 64,600 66,500 66,800 67,200 16,800 33.3% Oakland 681 ,000 745,300 806,100 856,200 883,400 885,300 887,800 206,800 30.4% St.Clair 55,700 60,600 64,700 69,400 72,500 73,500 74,400 18,700 33.6% Washtenaw 213,900 228,300 242,800 252,800 258,200 259,000 260,200 46,300 21 .6% Wayne Detroit Balance Wayne 976,200 412,500 563,700 979,200 383,700 595,500 999,700 1,015,000 357,300 368,900 630,800 657,700 1,016,200 348,200 668,000 1,010,200 1,004,500 341,700 337,400 667,100 668,500 28,300 -75,100 103,400 2.9% -18.2% 18.3% 2,350,200 2,477,000 2,615,200 2,725,000 2,776,700 2,775,200 2,773,700 423,500 18.0% Livingston Region Note: Due to rounding, individual values may not equal totals. Within Southeast Michigan, job locations will continue the historic pattern of outward growth. The two tables show forecast jobs by county and the top 1O growth communities in the region. Oakland, Out-Wayne, Macomb and Washtenaw counties each will gain substantial numbers of jobs. The largest percentage gains, however, are in Livingston County. Ranked by community, the biggest gainers are the Oakland County suburbs Auburn Hills, Troy and Rochester Hills, plus Ann Arbor and Livonia. Top 10 Job Growth Communities Employment Change 1990 2020 Number Percent 22,200 62,000 39,800 179.3% Ann Arbor 113,300 134,700 21,400 18.9% Troy 104,500 125,000 20,500 19.6% Rochester Hills 18,700 36,700 18,000 96.3% Livonia 93,100 110,200 17,100 18.4% Canton Twp 14,200 30,600 16,400 115.5% Waterford Twp 23,100 39,300 16,200 70.1% Sterling Heights 55,800 70,800 15,000 26.9% Novi 22,200 36,700 14,500 65.3% Clinton Twp 25,700 40,200 14,500 56.4% Auburn Hills 7 �Figure 4 shows that areas of strongest job growth are generally in the northern and western suburbs. Moderate job gains are forecast for many of the more rural townships just beyond these areas. Job losses are most pronounced in the traditional centers of manufacturing employment, such as Detroit, Pontiac and Warren . Detroit's historically large losses are expected to continue moderating, as redevelopment accelerates during the forecast period. Figure 4 Change in Employment 1990- 2020 D Decrease, More than 1,000 Loss QI]] Small Change, 1,000 Loss to 1,000 Gain ,~1111 Moderate Increase, 1,001 to 5,000 Gain 8 Large Increase, More than 5,000 Gain �Future Households Several factors combine to produce the substantial growth in households, 22 percent, indicated by 2020 RDF. Strong economic growth will keep population growing in the region. As shown in Figure 5, households with children will actually decline by five percent from 1990 to 2020, while households without children will increase over 36 percent. These childless households will include many single adults, both young and elderly, but also many more "empty nesters" as baby boomers (people born between 1946 and 1965) age beyond the child raising years. Figure 5 Household Change 1980- 2020 2.0 ti) C .2 :e 1.5 1.0 .5 0 1980 1990 2000 2020 2010 Figure 6 Average Persons Per Household 1960 - 2020 · 4.0 3.5 3.0 2.59 2.5 2.0 1960 2.52 2.47 1970 1980 1990 2000 2010 2020 9 �L The forecasted drop in household size continues a huge demographic shift in how people live, one that has been ongoing through much of the industrial period in the history of our society. The steady decline in household size will continue through 2020, with the regional average at 2.47 persons per household by that time. By county and by community, household growth trends reflect gains and losses in job concentra• tions, changing access to these concentrations, and a general tendency of an outward spread of lower density residential development. The tables show household growth by county and list the highest growth communities in the region. Change in Households by County 1990- 2020 Change Number Percent 1990 1995 2000 2005 2010 2015 2020 38,900 46,000 52,800 59,500 66,400 73,300 79,400 40,500 104.1% Macomb 265,000 285,600 300,800 316,000 332,100 347,100 359,900 94,800 35.8% Monroe 46,500 50,000 52,900 55,400 58,000 61,100 63,800 17,200 37.1% Oakland 410,500 440,000 461,600 483,500 506,100 530,500 551,800 141,300 34.4% St. Clair 52,900 57,700 61,400 64,800 68,300 72,300 75,800 22,900 43.3% Washtenaw 104,500 112,600 118,600 124,600 130,900 138,000 144,600 40,100 38.3" Wayne Detroit Balance Wayne 780,400 374,100 406,500 781,300 360,500 420,800 TT9,100 349,300 430,100 TTS,400 339,900 438,700 TT9,100 332,500 446,900 782,800 327,200 455,900 788,000 322,800 465,500 7,800 -51,200 59,000 1.0% ·13.7" 14.5% 1,698,800 1,773,100 1,827,400 1,882,300 1,941,300 2,005,400 2,063,600 364,700 21.5°4 Livingston Region Note: Due to rounding, individual values may not equal totals. High Growth Communities Households MACOMB TWP Change 1990 2020 Number Percent 7,400 27,200 19,800 267.6% NOVI 12,700 31,600 18,900 148.8% SHELBY TWP 16,800 34,900 18,100 107.7% CANTON TWP 19,500 34,100 14,600 74.9% CLINTON TWP 32,500 44,700 12,200 37.5% 6,800 17,300 10,500 154.4% STERLING HEIGHTS 40,800 50,700 9,900 24.3% TROY 26,200 35,400 9,200 35.1% ROCHESTER HILLS 22,300 31,400 9,100 40.8% FARMINGTON HILLS 29,300 38,000 8,700 29.7% PITTSFIELD TWP Aas discudssed above' the strongest growth in jobs is forecast for western Wayne County the Ann ArbOr rea an central Oakland and M b • ' eneral ·ob . acorn counties. As Figure 7 shows, household growth follows th~se 9 J patterns, but is more spread out, reflecting both land availability and commuting behavior. 10 �Figure 7 Change in Households 1990 - 2020 D Decrease, More than 500 Loss Small Change, 500 Loss to 500 Gain - Moderate Increase, 501 to 2,000 Gain Large Increase, More than 2,000 Gain 11 �Future Population r Southeast Michigan's population has rebounded, beginAfter almost tw~ decades of stag~a io;, been aining at a rate of 1/2 percent per year. Relying ning in 1988. Smee the~, th ~ r~g,on as my p;ople will continue to choose to live in Southeast on the strength _of o~r d1vers1fyh1~gfecono t ~t 13 percent over 30 years, reaching 5.2 million in Michigan. Reg1onw1de growt is orecas year 2020. Figure 8 Population Change 1980- 2020 18 16 14 12% 11% rento1 po ~etv . 5 'leat5 pu\at1on ... C ftfte o1~ Cl) 12 6 0 ~et ~ Cl) 0. 10 8 6.0 4.6 4.8 5.0 2000 2010 5.2 ~ 4.0 .2 :i 2.0 1980 1990 2020 Within that steady increase in total population, big shifts are occurring in ~~e structure a~: geographic location. As Figure 8 shows, the population over 65 years of age w1I! increase ge percent in 1990 to 17 percent in 2020. Figure 9 shows how dramatic the shift will be for eac ~ . 5 group. Despite overall population growth, there are decreases in all age groups _up to 8 10 One principal effect will be on the labor force - no growth in numbers of workers in the 2 in 2020 period. The biggest increase is for the age group that will be composed of baby bo?mers 59 2020, those aged 55 - 74. Because of people living longer, the 75+ age group will also mcrea strongly, by 59 percent. In response to these changes, communities will need to provide more services for empty nest~: and the elderly - zoning for retirement and care-giving housing, elderly transportation and rec ational opportunities. frr 6~o 12 �Figure 9 Percent Change in Population by Age 1990- 2020 100 +81% 80 .,. 60 C Cl) ...u Cl> Q. 40 20 0 -20 0-4 5-15 16-17 18-24 25-34 35-44 45-54 55-64 65-74 75+ Age Group The table shows county population change numbers. The growth shown in these figures parallels that of households. Change in Population by County 1990 - 2020 Change 1990 1995 2000 2005 2010 2015 2020 Number Percent Livingston 115,600 135,600 154,100 170,900 187,700 204,900 219,700 104,100 90.1% Macomb 717,400 754,500 775,900 802,300 832,500 860,900 884,200 166,800 23.3% 146,700 150,700 154,900 160,200 164,800 31,200 23.4% 1,192,200 1,232,200 1,272,200 1,319,000 1,359,900 276,300 25.5% Monroe Oakland 133,600 141,400 1,083,600 1,150,900 St. Clair 145,600 158,900 167,500 175,100 182,800 191,500 199,200 53,600 36.8% Washtenaw 282,900 300,500 313,100 325,600 340,300 357,400 373,400 90,500 32.0% Wayne Detroit Balance Wayne 2,111,700 1,028,000 1,083,700 2,094,000 992,300 1,101,700 2,055,000 2,020,700 952,000 916,000 1,103,000 1,104,700 1,992,300 884,300 1,108,000 1,973,100 1,961,400 858,600 837,300 1,114,500 1,124,100 -150,300 -190,700 40,400 -7.1% -18.6% 3.7% Region 4,590,500 4,735,700 4,804,400 4,877,400 4,962,600 5,067,100 5,162,400 571,900 12.5% Note: Due to rounding, individual values may not equal totals. 13 �Figure 10 Change in Population 1990 - 2020 D Decrease, More than 1,000 Loss Small Change, 1,000 Loss to 1,000 Gain - Moderate Increase 1,001 to 5,000 Gain Large Increase, More than 5,000 Gain As Figure 10 shows, the areas with declines in population include both urban core cities such~~ 8 Detroit and Pontiac, which are losing households, but also the suburbs built in the 195os .11 196Os. These are communities with many households that have "aged in place" and th0 Ywi have many empty nesters and elderly in year 2020. 14 �When viewed by community and small areas, population change in many suburban communities brings up the question, "How can my community be gaining households (and housing units) yet losing population?" This apparent paradox is explained by the changing composition of households. With five percent fewer households with children and many more single adults in 2020, there will not be as many people in a given number of housing units. On the growth side, in contrast, the areas rapidly growing in households are also rapidly growing in population. Because many families move to new housing when young children are added to the household, some of these growth communities will experience a net increase in household size. The table shows population change in the 15 largest communities in the region. While Detroit and Warren work to achieve stable populations in the future, communities such as Clinton Township and Canton Township will be challenged to provide schools and other services for their burgeoning populations. Population Change in 15 Largest Communities Change Population Detroit Warren Sterling Heights Ann Arbor Livonia Dearborn Clinton Twp Westland Southfield Farmington Hills Troy Pontiac Taylor St. Clair Shores Waterford Twp 1990 2020 Number Percent 1,028,000 144,900 117,800 111,800 837,300 133,200 125,800 122,300 96,300 92,700 -190,700 -11,700 8,000 10,500 -4,500 3,400 15,000 6,800 -1,700 8.0% -2.2% 72,900 71,200 70,800 100,700 91,500 74,000 83,400 89,100 62,700 61,300 -18.6% -8.1% 6.8% 9.4% -4.5% 3.8% 17.5% 8,700 16,200 -8,500 -9,500 11.6% 22.2% -11.9% -13.4% 68,100 66,700 63,900 74,600 -4,200 7,900 -6.2% 11.8% 100,800 89,300 85,800 84,700 75,700 74,700 15 �Appendix A - Definitions Population . • h · ·t . . · Total population includes all residents of the commun!ty, whet~~-r they reside in ousmg um s or ~n ~rou~ quarters (nursing homes, college dormitories, correctional fac1ht1es, etc.) Group quarters populat10 in se lected communities having federal or state group quarters facilities h~s been updated to 1995 and all other 1995 group quarters populations have been adjusted, so that the region's total 1995 group quarters population is the same as the 1990 total. No further changes are made beyond 1995. Households . Total households equal the total number of occupied housing units. The household with ~~1ldren group 1s those households with one or more persons under 18 years of age. A household not contam1~g any person under 18 is in the households without children group. Note that the 1990 total households figure 1s b~sed on sample Census data and may differ slightly from the 100 percent count total. Also note that neither population nor household numbers have been adjusted to reflect 1990 Census undercount. Household income quartiles consist of four income classes. Each class contains 1/4 of the re~ion's total households. Households are arranged in order of income, lowest to highest. In terms of 1989 income, as reported in the 1990 Census, the quartile boundaries are as follows: Quartile 1 Less than $16,717 Quartile 2 $16,717 to $34,302 Quartile 3 $34,303 to $55,585 Quartile 4 More than $55,585 Because future dollar values of income quartiles cannot be projected accurately, forecast households are simply reported as numbers of households by quartile, with no dollar value specified. Persons Per Household Persons per household is an average, calculated by dividing household population by total households. Employment "Total employment'' measures the number of jobs, both full-time and part-time, located in the community. This includes self-employed proprietors. These jobs may be held by community residents or by nonresidents who commute into the community. Employment is broken down into four types: manufacturing, retail trade, services and all other. These types, called "industrial classes," describe the predominant purpose and major product or service of the business, agency or governmental department for which the employed person works. Note that although manufacturing jobs occur mainly in plants and factories, they can also be found in warehouses, research facilities and office buildings. "Retail trade" jobs occur mainly in stores, shops and eating and drinking places, but also occur in warehouses and office buildings. "Services" is a very diverse class, including such establishments as hotels and motels, repair shops, barber and beauty shops, hospitals, schools from nursery to university, business service firms and offices of health practitioners, consultants, architects, engineers and lawyers. The "all other" group includes agriculture, transportation/communications/utilities, wholesale trade, finance/insurance/real estate and public administration. Note that construction jobs and military are not included in RDF employment. Communities Communities are defined as of January 1, 1990, as recognized by the 1990 Census, with two kinds of exceptions. First, township "islands" are included within the surrounding city or village, and very minor differences may occur because of differences between analysis zone boundaries and communities. Second, boundarie_s were updated to 1995 for two pairs of communities, Dexter/Scio Township, and South Lyon/Lyon Township, where there were sizable annexations between 1990 and 1995 that impacted the communities' vacant land acreage. The table gives numbers by both 1990 and 1995 boundaries. In addition, the 1990 numbers for all communities do not reflect corrections made by the Census Bureau after the sample data were ~eleased. The forecast requires sample data detail and this is unavailable in the Cens~s Bureau corrections. The one exception was South Lyon/Lyon Township, where there was a major err?r in the 1990 censu_s ~ata. Staff used the official revised totals issued by the Census Bureau and 1 estimated the charactenst,cs of the households involved in the change. 16 J �Appendix B - Regional Forecast Totals Table 1 Employment by Industrial Class Southeast Michigan 1990 - 2020 Industrial Class 1990 Agri., & Nat. Res. 1995 2000 2005 2010 2015 2020 Change 1990-2020 Number Percent 30,423 31,945 32,602 33,117 34,092 34,646 35,065 4,642 15.3% Manufacturing 486,644 482,618 468,658 466,926 461,554 439,838 415,270 71,374 -14.7% Trans., Commun. & Utilities 124,287 117,000 120,002 123,867 126,736 127,795 127,044 2,757 2.2% Wholesale Trade 121,200 128,294 134,006 143,085 149,036 149,024 147,741 26,541 21.9% Retail Trade 441,167 464,100 476,751 499,946 507,785 502,250 496,965 55,798 12.6% 193,410 201,221 210,717 217,649 221,054 47,932 27.7% 1,119,829 1,184,915 1,213,458 1,229,487 1,255,449 350,557 38.7% 74,235 5,733 8.4% 2,774,868 2,772,824 422,586 18.0% Finan., Insur. & Real Estate 173,122 183,004 Services 904,892 1,001,811 68,502 68,070 Total Employment 2,350,238 2,476,840 Public Adminstration 70,621 72,582 2,614,310 2,723,699 2,775,959 69,052 74,179 Table 2 Households by Income Quartile and Whether Children in Household Southeast Michigan 1990 - 2020 Income Quartile and Whether Children Present Without Children 1990 1995 2000 2005 2010 2015 2020 Change 1990-2020 Number Percent Quartile 1 300,929 310,722 327,201 345,782 364,210 382,099 398,727 97,799 32.5% Quartile 2 290,430 305,344 319,145 336,907 356,194 374,393 388,958 98,528 33.9% Quartile 3 245,792 265,916 281,705 300,621 318,955 332,956 342,373 96,581 39.3% Quartile 4 240,783 261,877 281,864 304,352 323,695 335,410 341,998 101,214 42.0% Total W/O Children 1,077,934 1,143,859 1,209,915 1,287,663 1,363,054 1,424,857 1,472,056 394,122 36.6% -5.3% With Children Quartile 1 123,755 132,545 129,645 124,801 121,104 119,252 117,159 -6,596 Quartile 2 134,292 137,924 137,701 133,676 129,120 126,958 126,928 -7,364 -5.5% Quartile 3 178,935 177,352 175,141 169,962 166,358 168,395 173,513 -5,421 -3.0% Quartile 4 183,903 181,391 174,982 166,232 161,619 165,941 173,888 -10,015 -5.4% 620,885 629,212 617,469 594,672 578,201 580,547 591,488 -29,397 -4.7% 1,698,819 1,773,070 1,827,384 1,882,335 1,941,255 2,005,404 2,063,544 364,725 21.5% Total With Children Total Households 17 �Table 3 Total Population, Household Population, Group Quarters Population, Population by Age Group and Persons Per Household Southeast Michigan 1990 - 2020 1990 1995 2000 2005 2010 2015 2020 Change 1990-2020 Number Percent 4,590,468 4,735,738 4,804,389 4,STT,433 4,962,603 5,067,093 5,162,405 571,937 12.5% Household Pop. 4,521,180 4,666,450 4,735,101 4,808,145 4,893,315 4,997,805 5,093,117 571,937 12.7% Group Quarters Pop. 69,288 69,288 69,288 69,288 0 0.0% Total Population 69,288 69,288 69,288 Population by Age Group Oto 4 347,129 324,152 303,933 296,189 301,068 308,866 309,509 -37,620 -10.8% 5 to 15 704,564 739,089 732,016 690,907 666,167 670,206 689,278 -15,286 -2.2% 16 & 17 131,538 132,062 133,379 140,043 132,225 126,587 126,301 -5,237 -4.0% 18 to 24 485,781 464,554 455,606 478,609 485,113 463,706 448,659 -37, 122 -7.6% 25 to 34 807,887 717,674 664,449 649,149 657,011 697,514 702,850 -105,037 -13.0% 653,264 646,942 662,474 -48,015 -6.8% 35 to 44 710,489 794,760 783,069 697,555 45 to 54 474,827 586,480 688,308 761,670 753,935 674,225 634,303 159,476 33.6% 55 to 64 394,960 394,7TT 450,456 550,441 648,757 719,900 713,406 318,446 80.6% 65 to 74 323,062 343,563 324,055 323,266 373,492 458,861 541,531 218,469 67.6% 75 & Older 210,231 238,627 269,118 289,604 291,571 300,286 334,094 123,863 58.9% 2.66 2.63 2.59 2.55 2.52 2.49 2.47 -0.19 -7.3% Persons Per Household 18 �Appendix C Regional Development Forecast, Full MCD Report LIVINGSTON COUNTY BRIGHTON Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration 1990 1995 2000 2005 2010 2015 2020 5,990 2,472 942 1,530 518 677 596 681 2.42 5,389 46 652 42 117 2,768 192 1,519 53 6,690 2,746 1,028 1,718 553 675 584 934 2.44 6,384 51 577 46 183 3,053 255 2,173 46 7,241 3,008 1,050 1,958 591 668 555 1,194 2.41 7,307 36 566 70 194 3,309 352 2,727 53 7,424 3,166 973 2,193 630 653 499 1,384 2.34 8,134 32 566 84 203 3,530 454 3,202 7,409 3,261 854 2,407 658 626 434 1,543 2.27 8,802 32 555 106 204 3,683 537 3,620 65 7,390 3,354 757 2,597 678 608 383 1,685 2.20 8,880 28 502 120 189 3,547 576 3,852 66 7,365 3,433 678 2,755 680 596 348 1,809 2.15 8,917 27 452 113 173 3,411 599 4,077 65 BRIGHTON TWP Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration 1990 1995 2000 2005 2010 2015 2020 14,541 4,575 2,222 2,353 347 627 1,351 2,250 3.18 6,030 209 1,489 206 389 1,309 861 1,217 350 15,689 5,021 2,266 2,755 296 651 1,569 2,505 3.12 7,076 243 1,730 248 475 1,391 1,047 1,589 353 17,151 5,621 2,317 3,304 277 723 1,865 2,756 3.05 7,688 178 1,694 298 497 1,500 1,196 1,935 390 18,160 6,123 2,254 3,869 306 818 2,144 2,855 2.97 8,394 146 1,699 369 523 1,631 1,358 2,237 431 19,177 6,661 2,192 4,469 368 932 2,389 2,972 2.88 8,976 133 1,678 411 540 1,737 1,520 2,508 449 20,230 7,229 2,213 5,016 473 1,068 2,585 3,103 2.80 9,040 119 1,524 431 504 1,719 1,633 2,655 455 20,983 7,720 2,249 5,471 630 1,205 2,688 3,197 2.72 9,024 112 1,381 420 466 1,697 1,699 2,797 452 COHOCTAH TWP Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration 63 1990 1995 2000 2005 2010 2015 2020 2,693 842 425 417 120 160 315 247 3.20 235 91 29 3,161 985 491 494 118 161 383 323 3.21 236 91 19 0 58 30 0 38 0 3,606 1,131 546 585 121 165 448 397 3.19 288 98 19 3 47 53 10 57 4,005 1,271 579 692 132 174 502 463 3.15 333 99 21 5 42 77 13 74 2 4,387 1,411 605 806 141 188 543 539 3.11 361 98 22 7 31 98 14 88 3 4,783 1,555 646 909 150 206 584 615 3.08 374 93 21 9 30 112 14 92 3 5,061 1,661 677 984 155 222 611 673 3.05 378 88 20 11 26 122 12 96 3 63 20 0 31 0 Change 1,375 961 -264 1,225 162 -81 -248 1, 1:~0 -.28 3,528 -19 -200 71 56 643 407 2,558 12 Percent 23.0 38.9 -28.0 80.1 31 .3 -12.0 -41.6 165.6 -11 .5 65.5 -41.3 -30.7 169.0 47.9 23.2 212.0 168.4 22.6 Change 6,442 3,145 27 3,118 283 578 1,337 947 -.46 2,994 -97 -108 214 77 388 838 1,580 102 Percent 44.3 68.7 1.2 132.5 81 .6 92.2 99.0 42.1 -14.5 49.7 -46.4 -7.3 103.9 19.8 29.6 97.3 129.8 29.1 Change 2,368 819 252 567 35 62 296 426 -.15 143 -3 -9 10 -37 102 12 65 3 Percent 87.9 97.3 59.3 136.0 29.2 38.8 94.0 172.5 -4.7 60.9 -3.3 -31.0 1,000.0 -58.7 510.0 n/a 209.7 n/a 19 �., CONWAY TWP 1990 1995 2000 2005 2010 2015 2020 Change Percent Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration 1,818 559 247 312 74 155 167 163 3.25 141 91 10 3 7 15 0 15 0 2,227 701 275 426 76 185 211 229 3.18 141 92 13 3 8 7 0 18 0 2,576 828 293 535 78 207 253 290 3.11 240 98 14 5 13 19 9 82 0 2,935 955 312 643 86 224 297 348 3.07 319 98 15 7 19 31 13 135 3,307 1,080 340 740 93 236 337 414 3.06 379 97 16 9 24 43 14 174 2 3,781 1,225 401 824 101 248 387 489 3.09 404 93 17 11 23 55 15 188 2 4,323 1,379 490 889 108 257 445 569 3.13 432 90 18 13 24 68 16 201 2 2,505 137.8 146.7 98.4 184.9 45.9 65.8 166.5 249.1 -3.6 206.4 -1.1 80.0 333.3 242.9 353.3 DEERFIELD TWP Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration 1990 1995 2000 2005 2010 2015 2020 Change Percent 3,000 963 431 532 136 183 361 283 3.12 100 42 0 1 25 18 0 14 0 3,566 1,148 481 667 115 184 470 379 3.11 98 44 0 1 16 20 0 17 0 4,057 1,322 501 821 95 178 570 479 3.07 248 45 18 3 21 28 8 125 0 4,538 1,498 500 998 90 177 641 590 3.03 387 44 35 6 27 36 12 226 4,937 1,652 480 1,172 83 172 695 702 2.99 500 45 5,205 1,769 455 1,314 77 166 732 794 2.94 545 43 52 11 34 48 15 338 4 5,370 1,856 426 1,430 72 160 758 866 2.89 582 41 53 13 36 52 15 367 5 2,370 893 -5 79.0 92.7 -1.2 168.8 -47.1 -12.6 110.0 206.0 -7.1 482.0 -2.4 FOWLERVILLE Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration 1990 1995 2000 2005 2010 2015 2 ,648 973 379 594 262 393 228 90 2 .72 806 38 52 4 31 283 79 319 0 2020 Change Percent 2,734 1,009 380 629 231 422 261 95 2.71 1,219 40 120 8 24 456 57 514 0 2,882 1,072 384 688 211 454 299 108 2.69 1,296 19 115 7 18 520 14 603 0 2,981 1,125 370 755 203 472 330 120 2.65 1,446 10 123 6 15 593 9 690 0 3,092 1,180 359 821 194 485 357 144 2.62 1,600 13 120 6 13 665 9 773 3,132 1,214 343 871 183 3,134 1,234 327 907 173 486 261 -52 313 488 484 376 167 2.58 1,677 13 109 5 10 693 7 839 1 387 190 2.54 1,736 12 99 4 91 159 100 581 18.4 26.8 -13.7 52.7 -34.0 23.2 69.7 111 .1 -6.7 115.4 -68.4 90.4 .0 -74.2 149.8 -93.7 182.1 1 n/8 20 48 9 31 43 15 306 3 8 707 5 900 820 243 577 34 102 278 406 -.12 291 -1 8 10 17 53 16 186 2 898 -64 -23 397 583 -.22 482 -1 53 12 11 34 15 353 5 -89 -.18 930 -26 47 0 -23 424 -74 n/a 1,240.0 n/a n/a 1,200.0 44.0 188.9 n/a 2,521.4 n/a �•----------------- GENOA TWP Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration 1990 1995 2000 2005 2010 2015 2020 10,790 3,692 1,562 2,130 430 719 972 1,571 2.92 4,082 88 343 160 318 757 104 2,302 10 12,769 4,525 1,649 2,876 394 866 1,173 2,092 2.82 5,127 95 380 177 333 1,642 170 2,321 9 14,854 5,338 1,792 3,546 371 985 1,357 2,625 2.78 6,147 107 423 224 361 1,963 206 2,773 90 16,924 6,175 1,897 4,278 387 1,084 1,600 3,104 2.74 7,096 137 496 276 402 2,302 240 3,090 153 18,862 6,957 2,011 4,946 408 1,155 1,772 3,622 2.71 7,820 167 562 312 423 2,589 265 3,316 186 20,401 7,593 2,146 5,447 431 1,203 1,891 4,068 2.69 8,000 172 575 318 397 2,706 275 3,357 200 21,549 8,087 2,275 5,812 455 1,230 1,960 4,442 2.66 8,113 170 573 316 360 2,784 280 3,424 206 GREEN OAK TWP Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration 1990 1995 2000 2005 2010 2015 2020 11,604 3,893 1,573 2,320 433 836 1,229 1,395 2.98 4,005 18 1,886 238 643 209 7 981 23 14,000 4,744 1,883 2,861 423 1,086 1,420 1,815 2 95 3,617 15 1,226 313 681 224 2 1,122 34 16,011 5,471 2,112 3,359 440 1,316 1,554 2,161 2.93 4,330 61 1,202 368 714 292 74 1,580 39 18,089 6,234 2,307 3,927 496 1,570 1,681 2,487 2.90 5,060 94 1,211 496 758 366 150 1,938 47 20,573 7,132 2,567 4,565 555 1,828 1,839 2,910 2.88 5,598 117 1,203 563 795 450 208 2,214 48 23,243 8,071 2,931 5,140 594 2,068 2,024 3,385 2.88 5,709 131 1,102 588 754 522 231 2,332 49 25,586 8,879 3,310 5,569 600 2,254 2,201 3,824 2.88 5,803 139 1,006 625 709 581 249 2,446 48 HAMBURG TWP Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration 1990 1995 2000 2005 2010 2015 2020 13,077 4,438 1,842 2,596 445 886 1,289 1,818 2.95 1,331 26 541 36 35 378 14 265 36 16,587 5,588 2,344 3,244 452 999 1,557 2,580 2.97 1,454 27 590 43 35 446 18 264 31 19,440 6,547 2,712 3,835 452 1,064 1,725 3,306 2.97 1,812 101 593 135 94 513 32 310 34 22,517 7,635 3,024 4,611 489 1,170 1,930 4,046 2.95 2,146 149 613 160 160 630 47 350 37 25,390 8,667 3,303 5,364 515 1,258 2,114 4,780 2.93 2,464 161 623 243 222 734 61 382 38 28,227 9,689 3,659 6,030 533 1,344 2,336 5,476 2.91 2,657 167 589 305 284 802 74 397 39 30,677 10,571 4,026 6,545 531 1,413 2,573 6,054 2.90 2,811 168 556 354 338 859 87 411 38 Change 10,759 4,395 713 3,682 25 511 988 2,871 -.26 4,031 82 230 156 42 2,027 176 1,122 196 Percent 99.7 119.0 45.6 172.9 5.8 71.1 101.6 182.7 -8.8 98.8 93.2 67.1 97.5 13.2 267.8 169.2 48.7 1,960.0 Change 13,982 4,986 1,737 3,249 167 1,418 972 2,429 1,798 121 -880 387 66 372 242 1,465 25 Percent 120.5 128.1 110.4 140.0 38.6 169.6 79.1 174.1 -3.3 44.9 672.2 -46.7 162.6 10.3 178.0 3,457.1 149.3 108.7 Change 17,600 6,133 2,184 3,949 86 527 1,284 4,236 -.04 1,480 142 15 318 303 481 73 146 2 Percent 134.6 138.2 118.6 152.1 19.3 59.5 99.6 233.0 -1.5 111.2 546.2 2.8 883.3 865.7 127.2 521 .4 55.1 5.6 -.10 �HANDY TWP Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration HARTLAND TWP Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration HOWELL Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration 22 1990 2,840 907 468 439 148 222 301 236 3.13 744 71 248 29 23 70 15 288 0 1995 3,807 1,178 621 557 149 227 413 389 3.23 890 71 268 34 20 83 6 408 0 2000 4,686 1,428 745 683 146 222 511 549 3.28 1.156 75 264 39 27 115 18 618 0 2005 5,512 1,675 845 830 153 221 590 711 3.29 1,498 79 282 42 38 230 25 800 2 2010 6,273 1,919 927 992 161 227 646 885 3.27 1,751 84 284 43 48 308 27 949 8 2015 7,072 2,186 1,031 1,155 175 245 709 1,057 3.24 1,844 85 266 40 46 340 29 1,027 11 2020 7,813 2,447 1,139 1,308 193 272 TT3 1,209 3.19 1,930 88 249 35 45 366 31 1,102 14 Change 4,973 1,540 671 869 45 50 472 973 .06 1,186 17 1 6 22 296 16 814 14 Percent 175.1 169.8 143.4 197.9 30.4 22.5 156.8 412.3 2.0 159.4 23.9 .4 20.7 95.7 422.9 106.7 282.6 rv'a 1990 6,860 2,211 1,022 1,189 198 398 715 900 3.10 1,430 149 15 3 36 448 21 758 0 1995 7,926 2,619 1,097 1,522 184 478 866 1,091 3.03 1,936 166 48 11 79 456 33 1,143 0 2000 8,990 3,036 1,151 1,885 172 554 989 1,32, 2.96 2,235 178 61 13 99 461 24 1,399 0 2005 9,909 3,444 1,136 2,308 194 643 1,062 1,545 2.88 2,617 185 102 17 124 500 33 1,655 1 2010 10,859 3,870 1,123 2,747 218 730 1,131 1,791 2.81 2,969 198 136 25 149 517 43 1,897 4 2015 11 ,838 4,302 1,153 3,149 247 815 1,227 2,013 2.75 3,163 198 162 31 154 53 2,on 4 2020 12,700 4,685 1,203 3,482 279 888 1,328 2,190 2.71 3,329 198 179 35 154 452 60 2,247 4 Change 5,840 2,474 181 2,293 81 490 613 1,290 -.39 1,899 49 164 32 118 4 39 1,489 4 Percent 85.1 111.9 17.7 192.9 40.9 123.1 85.7 143.3 -12.6 132.8 32.9 1,093.3 1,066.7 327.8 .9 185.7 196.4 rv'a 1990 8,261 3,298 1,111 2,187 790 1,078 788 642 2.50 10,341 12 1,883 246 86 1,786 2,089 3,646 593 1995 9,415 3,759 1,227 2,532 765 1,286 846 862 2.50 11,998 23 2,423 253 128 1,713 2,176 4,567 715 2000 10,345 4,171 1,268 2,903 741 1,483 860 1,087 2.48 13,361 45 2,682 290 139 1,930 2,347 5,109 819 2005 10,622 4,418 1,120 3,298 737 1,609 845 1,227 2.40 14,640 52 2,923 323 150 2,158 2,482 5,622 930 2010 10,592 4,562 917 3,645 724 1,702 780 1,356 2.32 15,545 51 3,090 332 149 2,384 2,506 5,996 1,037 2015 10,368 4,648 709 3,939 711 1,792 694 1,451 2.23 15,505 44 2,954 307 131 2,468 2,408 6,075 1,118 2020 10,Q78 4,699 524 4,175 706 1,875 601 1,517 2.14 15,363 38 2,768 270 113 2,521 2,299 6,201 1,153 Change 1,817 1,401 -587 1,988 -84 797 -187 875 -.36 5,022 26 885 24 27 735 210 2,555 560 Percent 22.0 42.5 -52.8 90.9 -10.6 73.9 -23.7 136.3 -14.4 48.6 216.7 47.0 9.8 31.4 41.2 10.1 70.1 94.4 484 �-------------------HOWELL TWP 1990 1995 2000 2005 2010 7,835 2,610 1,071 1,539 187 458 784 1,181 3.00 5,342 157 1,364 124 153 2,214 40 1,209 81 2015 2020 9,313 3,142 1,260 1,882 230 516 899 1,497 2.96 5,466 158 1,328 142 154 2,317 55 1,224 88 10,761 3,660 1,473 2,187 272 564 1,008 1,816 2.94 5,551 163 1,272 158 157 2,392 69 1,249 91 Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration 4,298 1,336 657 679 120 271 477 468 3.22 1,695 237 831 42 92 283 14 185 11 5,036 1,588 760 828 118 312 550 608 3.17 2,705 258 1,044 71 120 615 9 563 25 5,800 1,856 867 989 125 361 614 756 3.13 3,828 191 1,159 86 126 1,247 18 955 46 6,679 2,183 955 1,228 151 407 696 929 3.06 4,778 158 1,271 104 141 1,875 28 1,133 68 IOSCOTWP Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration 1990 1995 2000 2005 2010 2015 2020 3,843 1,203 545 658 71 248 370 514 3.19 510 105 10 29 40 171 29 112 14 4,547 1,428 645 783 84 265 424 655 3.18 555 114 11 36 44 180 41 114 15 5,203 1,637 751 886 97 275 478 787 3.18 589 114 12 42 48 189 52 116 16 MARION TWP Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min , Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration 1,567 495 246 249 45 142 175 133 3.17 131 77 9 0 14 19 1 10 1 2,186 681 341 340 48 182 241 210 3.21 145 84 8 0 19 21 0 11 2 2,719 845 414 431 50 207 294 294 3.22 296 90 8 9 26 83 9 66 5 3,232 1,006 474 532 59 228 329 390 3.21 446 98 9 18 33 154 18 104 12 1990 1995 2000 2005 2010 2015 2020 8,055 2,702 1,070 1,632 275 389 652 1,386 2.98 1,349 174 158 54 83 240 25 562 53 9,776 3,340 1,256 2,084 353 502 794 1,691 2.93 1,587 185 198 84 108 305 43 599 65 12,102 4,165 1,579 2,586 432 660 1,021 2,052 2.91 1,795 201 234 121 136 361 66 606 70 14,432 4,980 1,946 3,034 495 826 1,285 2,374 2.90 1,999 217 268 157 167 413 89 616 72 4,893 1,526 738 788 145 228 461 692 3.21 604 177 51 7 47 77 0 242 3 5,838 1,862 840 1,022 169 264 503 926 3.14 759 177 101 13 49 109 0 296 14 6,836 2,232 951 1,281 209 312 557 1,154 3.06 1,084 177 125 31 63 168 11 476 33 Change 6,463 2,324 816 1,508 152 293 531 1,348 -.28 3,856 -74 441 116 65 2,109 55 1,064 80 Percent 150.4 174.0 124.2 222.1 126.7 108.1 111 .3 288.0 -8.6 227.5 -'31 .2 53.1 276.2 70.7 745.2 392.9 575.1 727.3 Change 3,636 1,142 505 637 52 133 303 654 .01 458 37 3 42 34 170 51 106 15 Percent 232.0 230.7 205.3 255.8 115.6 93.7 173.1 491 .7 .4 349.6 48.1 33.3 n/a 242.9 894.7 5,100.0 1,060.0 1,500.0 Change 9,539 3,454 1,208 2,246 350 598 824 1,682 -.31 1,395 40 217 150 120 336 89 374 69 Percent 195.0 226.3 163.7 285.0 241.4 262.3 178.7 243.1 -9.6 231 .0 22.6 425.5 2,142.9 255.3 436.4 n/a 154.5 2,300.0 23 > �11 OCEOLA TWP Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration PINCKNEY Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration PUTNAM TWP Total Population Total Households With Childreh Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration 24 1990 1995 2000 2005 2010 2015 2020 4,773 1,500 703 797 197 374 400 529 3.18 500 189 29 2 82 33 13 151 5,812 1,845 822 1,023 186 438 464 757 3.15 590 194 35 3 80 76 25 174 6,710 2,158 906 1,252 171 485 518 984 3.11 735 225 53 18 91 99 35 208 7,364 2,425 917 1,508 163 505 568 1,189 3.04 822 204 69 30 102 123 7,843 2,656 887 1,769 154 507 592 1,403 2.95 871 176 82 41 109 145 51 8,027 2,803 827 1,976 141 8,017 44 19 21 21 20 2010 1,893 632 276 356 137 72 209 214 3.00 483 6 14 6 11 301 2015 1,928 666 265 401 148 72 213 233 2.89 470 2020 1,951 697 254 443 158 73 216 250 2.80 459 8 Change 6 1990 1,603 514 270 244 113 114 154 133 3.12 273 1995 1,694 534 285 249 111 95 174 154 3.17 339 0 0 32 15 4 2000 1,802 570 296 274 113 83 197 177 3.16 394 2 10 2005 1,850 599 288 311 125 75 205 194 3.09 458 4 12 5 5 4 257 8 295 3 5 7 0 3 54 56 253 3 224 48 109 157 863 117 92 51 109 164 88 95 113 128 0 137 0 0 1 1 7 12 7 10 7 12 283 9 139 13 267 11 142 1 1990 1995 2000 4,586 1,506 677 829 212 310 512 472 3.05 976 2005 5,137 1,699 720 979 194 262 632 611 3.02 1,366 2010 5,693 1,904 765 1,139 179 235 758 732 2.99 1,800 2015 2020 6,174 2,094 6,509 2,240 767 1,473 183 235 6,788 6,998 2,365 765 1,600 182 2,465 909 913 2.91 970 970 2.87 2,397 2,386 2,390 3 49 37 2 79 35 767 4 28 28 46 23 186 58 978 19 42 25 58 33 368 69 1,177 28 779 1,315 184 231 843 836 2.95 2,246 48 1,343 -67 98 192 1,168 -.41 363 -72 63 49 27 131 43 102 249 1 147 597 1,571 2.86 870 143 89 751 2,140 130 472 592 1,697 2.77 248 236 14 3 0 494 2,891 Change 3,244 1,391 243 767 1,698 180 255 1,025 1,005 2.84 50 51 40 41 27 62 46 580 82 1,353 46 28 62 54 27 59 58 574 55 59 599 84 1,466 53 78 1,491 59 25 551 69 1,527 63 348 183 -16 199 45 -41 62 117 -.32 186 8 -22 4 13 120 8 54 Change 2,412 959 90 869 -32 -55 513 533 -.21 1,414 38 -24 18 57 472 34 760 59 Percent 68.0 92,7 6.8 168,5 ·34.0 26.2 48.0 220,8 -12.9 72,6 -38.1 217.2 2,450.0 32.9 397.0 330.8 67.5 2,000.0 Percent 21.7 35.6 -5.9 81.6 39.8 -36,0 40.3 88.0 -10.2 68,f n/a -68.8 133,3 n/a 81.6 266,7 61.4 n/8 - Percent 52,6 63,7 13,3 104,8 -15,1 -17,7 100.2 112.9 -6.8 144,9 1,266,7 -49,0 48,6 2,850,0 597,5 97,1 99,f 1,475,0 �TYRONE TWP Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration 1990 1995 2000 2005 2010 2015 2020 6,854 2,215 1,011 1,204 228 342 799 846 3.09 298 159 10 8 26 37 2 56 0 8,002 2,634 1,097 1,537 249 357 1,072 956 3.04 355 178 21 8 30 43 2 73 0 9,097 3,068 1,143 1,925 277 367 1,366 1,058 2.97 568 183 10,053 3,491 1,130 2,361 351 388 1,587 1,165 2.88 787 185 88 25 57 71 31 327 3 11,047 3,935 1,121 2,814 416 411 1,802 1,306 2.81 987 190 125 34 70 92 12,067 4,381 1,163 3,218 476 439 2,014 1,452 2.75 1,103 188 152 43 80 112 51 468 9 12,960 UNADILLA TWP Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration 1990 1995 2000 2005 2010 2015 2020 2,949 978 398 580 123 298 328 229 3.02 185 33 27 3 0 36 5 81 0 3,282 1,092 412 680 91 306 415 280 3.01 265 34 3,565 1,195 416 779 68 302 506 319 2.98 326 38 20 10 5 115 12 3,830 1,296 407 889 63 306 569 358 2.96 399 4,121 1,404 404 1,000 60 315 627 402 2.94 4,433 1,518 424 1,094 60 324 680 434 45 444 46 4,713 1,620 456 1,164 61 332 719 508 2.91 453 25 19 26 21 16 156 27 18 157 31 143 144 9 9 LIVINGSTON COUNTY Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration 24 6 0 90 6 105 0 48 17 42 52 21 204 124 2 43 22 14 10 147 18 138 7 42 427 7 14 157 23 143 8 454 2.92 4,777 1,228 3,549 527 468 2,194 1,588 2.71 1,203 186 173 50 88 131 59 505 11 45 26 23 1990 1995 2000 2005 2010 2015 2020 115,645 38,893 16,924 21,969 5,084 8,413 11,618 13,778 2.97 39,296 1,756 8,186 1,071 2,036 8,772 3,455 12,935 1,085 135,558 45,958 19,019 26,939 4,922 9,436 13,804 17,796 2.95 46,700 1,911 8,670 1,288 2,361 10,885 3,865 16,469 1,251 154,061 52,801 20,629 32,172 4,887 10,371 15,796 21,747 2.92 55,139 1,989 9,099 1,689 2,614 13,092 170,853 59,515 21,337 38,178 5,274 11 ,344 17,570 25,327 2.87 63,355 2,041 9,742 2,103 2,941 15,569 5,087 24,000 1,872 187,725 66,372 22,005 44,367 5,679 12,287 19,124 29,282 2.83 69,376 2,111 10,183 2,465 3,188 17,235 5,538 26,564 2,092 204,875 73,303 23,372 49,931 6,106 13,264 20,746 33,187 2.79 70,887 2,083 9,752 2,653 3,165 17,636 5,711 27,663 219,674 79,378 24,950 54,428 6,502 14,121 22,190 36,565 2.77 71,925 2,062 9,232 2,752 3,111 17,884 5,788 28,821 2,275 4,468 20,641 1,547 2,224 Change 6,106 2,562 217 2,345 299 126 1,395 742 -.38 905 27 163 42 62 94 57 449 11 Change 1,764 642 58 584 -62 34 391 279 -.11 268 12 -1 20 18 121 26 63 9 Change 104,029 40,485 8,026 32,459 1,418 5,708 10,572 22,787 -.21 32,629 306 1,046 1,681 1,075 9,112 2,333 15,886 1,190 Percent 89.1 115.7 21.5 194.8 131.1 36.8 174.6 87.7 -12.3 303.7 17.0 1,630.0 525.0 238.5 254.1 2,850.0 801.8 n/a Percent 59.8 65.6 14.6 100.7 -50.4 11.4 119.2 121.8 -3.5 144.9 36.4 -3.7 666.7 n/a 336.1 520.0 77.8 n/a Percent 90.0 104.1 47.4 147.7 27.9 67.8 91 .0 165.4 -6.9 83.0 17.4 12.8 157.0 52.8 103.9 67.5 122.8 109.7 25 �It MACOMB COUNTY ARMADA 1990 1995 2000 2005 2010 2015 2020 Change Percen1 Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration 1,548 502 246 256 84 109 170 139 3.08 985 21 149 3 7 250 16 513 26 1,620 519 255 264 68 108 182 161 3.12 1,028 48 216 5 9 243 15 466 26 1,673 528 264 264 54 102 194 1,718 540 262 278 45 97 201 197 3.18 1,196 4 251 8 11 290 1,757 552 1,784 565 255 310 1,801 576 250 326 31 253 74 4 70 -53 -41 16.l 14.1 1.6 27.l -63 1 ·37,6 16.! 100.1 ARMADA TWP Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration BRUCE TWP Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration 26 178 3.17 1,112 19 234 8 10 265 259 293 38 88 203 223 3.18 1,265 4 274 8 12 298 8 12 514 11 566 601 50 55 60 34 78 202 251 3.16 1,293 4 282 8 13 295 4 622 65 68 198 28 279 3 .13 140 .04 u 1,304 2 32,4 68 319 -19 129 5 6 39 -12 129 42 25.1 161.! 278 8 13 289 4 642 ·90! 86.I 166.1 85,1 15.I -m 1990 1995 2000 2005 2010 2015 2020 Change Perce~ 2,943 874 438 436 115 171 269 319 3.37 339 128 56 4 16 18 0 116 3,671 1,069 533 536 119 172 356 422 3.43 576 134 220 6 20 21 0 174 4,079 1,177 572 605 117 157 419 4,604 5,131 1,461 678 783 117 5,663 1,609 6,115 1,741 107,8 749 820 3,172 867 382 485 1112 -1 -23 •,! -13! 144.o 151.1 41 484 3.47 734 135 275 22 28 28 11 1,319 622 697 118 151 493 557 3.49 867 130 299 30 36 46 20 144 557 643 3.51 934 114 328 39 43 860 115 144 614 736 3.52 979 100 346 921 114 148 658 821 3.51 812 1951 .29.1 56 1,001 90 353 59 51 60 38 38 38 NI 50 48 35 42 530A 1,375.1 2181 233.l 223 282 51 29 293 307 191 12 24 37 300 41 164.1 43 42 4,200.1 2010 2015 2020 1990 1995 2000 2005 4,193 1,328 628 700 178 298 349 503 3.16 1,575 55 920 46 30 235 7 282 5,668 1,807 846 961 6,426 7,429 8,413 9 ,359 10,100 2,099 927 1,172 2,469 1,050 1,419 2,843 1,177 3,230 1,295 1,935 223 415 503 666 3.14 2,146 40 1,326 62 43 306 25 344 247 516 611 725 3.06 2,575 48 1,524 105 65 344 32 423 273 307 857 878 801 2.96 3,271 3,571 1,368 2,203 402 1,127 0 34 0 389 502 .15 662 -38 297 55 99.2 684 742 770 3.01 2,949 63 1,663 115 94 409 53 493 59 1,666 75 1,845 127 117 432 71 519 85 351 1,014 1,042 823 2.90 3,444 83 1,926 150 130 441 88 533 93 1,210 832 2 .83 3,495 88 --- Change~ 5,907 2,243 740 1,503 224 829 861 329 -.33 1,920 33 1,918 164 138 444 99 998 118 108 209 92 547 97 265 97 140, 168.! 111.1 214.1 125.I 218.! 246,1 65,l .10,i 121.! so.i 108l 256! 3&',i ~.! ~., 1,31',l r/1 �CENTER LINE Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration 1990 1995 2000 2005 2010 2015 2020 9,026 3,919 962 2,957 1,497 1,097 852 473 2.30 7,067 33 2,664 127 775 1,214 471 1,728 55 8,679 3,927 933 2,994 1,596 1,212 776 343 2.21 8,939 46 3,569 298 965 1,310 352 2,317 82 8,337 3,927 877 3,050 1,694 1,289 695 249 2.12 10,000 49 3,667 329 1,075 1,270 305 3,200 105 8,214 3,985 823 3,162 1,809 1,336 627 213 2.06 10,561 48 3,716 376 1,183 1,255 283 3,584 116 8,096 4,038 770 3,268 1,896 1,393 566 183 2.00 10,794 47 3,672 431 1,246 1,172 251 3,849 126 8,092 4,125 760 3,365 1,993 1,452 519 161 1.96 10,743 47 3,468 483 1,250 1,085 227 4,048 135 8,080 4,195 765 3,430 2,078 1,495 479 143 1.93 10,627 47 3,233 514 1,237 1,019 209 4,228 140 CHESTERFIELD TWP Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration 1990 1995 2000 2005 2010 2015 2020 25,905 8,903 4,025 4,878 1,085 2,144 3,187 2,487 2.91 7,993 76 4,443 192 296 912 668 1,224 182 28,678 9,987 4,292 5,695 1,111 2,301 3,682 2,893 2.87 9,087 86 4,405 231 361 1,677 426 1,675 226 33,733 12,026 4,824 7,202 1,302 2,723 4,503 3,498 2.81 10,332 124 4,067 310 420 2,257 363 2,476 315 35,151 12,770 4,717 8,053 1,435 2,801 4,748 3,786 2.75 11,876 160 4,090 389 494 2,915 349 3,130 349 36,508 13,514 4,610 8,904 1,567 2,883 4,941 4,123 2.70 13,413 193 4,591 446 545 3,442 315 3,499 382 37,960 14,290 4,640 9,650 1,713 2,987 5,146 4,444 2.66 14,347 229 4,807 481 567 3,791 290 3,770 412 39,138 14,950 4,727 10,223 1,851 3,081 5,309 4,709 2.62 14,819 257 4,730 501 575 4,051 270 4,016 419 CLINTON TWP Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration 1990 1995 2000 2005 2010 2015 2020 85,848 32,471 11,651 20,820 5,534 8,480 9,535 8,922 2.64 25,682 300 3,768 731 930 6,509 2,134 10,518 792 93,831 36,890 11,573 25,317 6,429 10,124 10,700 9,637 2.54 29,916 392 4,559 626 935 7,958 2,764 11,631 1,051 96,836 39,279 11,023 28,256 7,139 11,183 11,142 9,815 2.47 33,690 443 5,162 619 968 8,956 3,186 13,242 1,114 100,213 41,687 10,464 31,223 8,039 12,357 11,521 9,770 2.40 36,692 476 5,485 621 1,074 9,917 3,468 14,474 1,177 103,517 44,121 10,032 34,089 9,077 13,631 11,866 9,547 2.35 38,594 510 5,836 600 1,120 10,545 3,789 14,960 1,234 101,726 44,278 9,463 34,815 9,598 14,124 11,655 8,901 2.30 39,514 538 5,835 574 1,117 10,832 4,054 15,277 1,287 100,727 44,640 9,204 35,436 10,099 14,560 11,524 8,457 2.26 40,206 560 5,760 546 1,102 11,024 4,225 15,693 1,296 Change -946 276 -197 473 581 398 -373 -330 -.38 3,560 14 569 387 462 -195 -262 2,500 85 Percent -10.5 7.0 -20.5 16.0 38.8 36.3 -43.8 -69.8 -16.4 50.4 42.4 21.4 304.7 59.6 -16.1 -55.6 144.7 154.5 Change 13,233 6,047 702 5,345 766 937 2,122 2,222 -.29 6,826 181 287 309 279 3,139 -398 2,792 237 Percent 51.1 67.9 17.4 109.6 70.6 43.7 66.6 89.3 -10.0 85.4 238.2 6.5 ~60.9 94.3 344.2 -59.6 228.1 130.2 Change 14,879 12,169 -2,447 14,616 4,565 6,080 1,989 -465 -.39 14,524 260 1,992 -185 172 4,515 2,091 5,175 504 Percent 17.3 37.5 -21.0 70.2 82.5 71.7 20.9 -5.2 -14.7 56.6 86.7 52.9 -25.3 18.5 69.4 98.0 49.2 63.6 27 �2000 2005 2010 2015 2020 35,001 13,492 4,251 9,241 2,850 4,328 4,186 2,128 2.59 10,335 82 810 318 484 3,2n 805 4,325 234 34,527 13,512 4,098 9,414 2,883 4,532 4,227 1,870 2.56 10,925 83 839 348 542 3,190 900 4,746 277 34,417 13,548 3,975 9,573 3,002 4,556 4,167 1,823 2.54 11,404 89 937 359 607 3,169 957 4,991 295 34,041 13,561 3,802 9,759 3,114 4,625 4,112 1,710 2.51 11 ,523 93 964 365 657 3,069 1,036 5,009 330 34,116 13,753 3 ,777 9,976 3,255 34,264 4,741 4,845 4,123 1,634 4,150 1,578 2.48 2.45 11 ,420 96 939 361 672 2,913 1,094 4,982 363 11 ,333 98 898 352 676 2 ,792 1,128 5,012 3TT 1990 1995 2000 2005 2010 2015 2020 13,899 5,176 1,895 3,281 1,162 1,255 1,500 1,259 2.69 10,510 94 5,361 158 725 1,425 302 2,311 134 15,087 5,796 1,922 3,874 1,356 1,386 1,622 1,432 2.60 12,729 78 6,499 169 896 1,638 266 3,050 133 15,135 6,005 1,765 4,240 1,482 1,424 1,611 1,488 2.52 13,927 73 6,775 183 1,009 1,745 254 3,749 139 14,986 6,183 1,556 4,627 1,638 1,536 14,514 6,211 1,363 4,848 1,799 1,600 1,495 1,317 2.34 14,316 78 6,434 180 1,177 14,211 6,275 1,253 5,022 1,949 1,661 1,434 1,231 2.26 14,098 6,392 1,199 5,193 2,098 1,720 GROSSE POINTE SHORES (PT)1990 1995 Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration 2000 2005 111 49 9 40 0 13 19 17 2.27 59 0 13 0 0 0 0 46 0 107 49 EASTPOINTE Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration FRASER Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration 28 1990 35,283 13,447 4,329 9,118 2,896 4,001 4,072 2,478 2.62 9,608 86 781 296 397 3,203 687 3,999 159 105 48 5 43 0 12 14 22 2.19 55 0 13 0 0 0 0 42 0 1995 1,588 13,964 3,812 10,152 3,391 1,401 80 6,061 173 1,195 1,813 229 1,173 2.21 13,635 82 5,654 165 1,193 1,779 220 4,325 4,419 128 123 2010 2015 2020 106 49 120 57 119 58 118 59 8 8 41 0 15 19 15 2.18 69 0 13 0 0 0 0 56 0 41 0 16 20 13 2.16 70 0 13 0 0 0 0 57 0 9 48 9 49 20 23 13 2.11 73 0 13 2 21 24 11 2.05 73 0 13 1,421 2.42 14,321 76 6,606 185 1,114 1,856 252 4,095 137 1,848 239 4,229 131 14,004 9 50 3 23 24 9 2.00 73 0 13 Change Percent -1,019 517 -517 1,034 495 844 78 -900 -.17 1,725 12 117 56 279 -411 441 1,013 218 ·2.! 31 ·11.! lU 17.1 2U u ·36.J ~.I m w m jij,! 70 ) -1!! 64.1 251 137,1 Change Percent 199 1,216 -696 1,912 936 465 -99 -86 -.48 3,125 -12 293 7 468 354 -82 2,108 -11 1.4 23! •36.1 58.J 00.1 37.I -6.o -6.1 .17.! 29.1 .12.i 5.1 ti 64.6 24J .27,2 912 ~.i ---- Change~ 13 11 4 1 3 11 10 -13 -.19 18 0 0 12,4 22.9 ao.o 16,3 ,0 91,1 71,4 ,59,1 .8,6 32.1 ,0 ~a ~a ~a 0 57 0 0 57 0 0 57 0 0 15 0 ,0 35.1 ,0 �HARRISON TWP Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration LENOX TWP Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration MACOMB TWP Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration 1990 1995 2000 2005 2010 2015 2020 Change Percent 24,685 9,950 3,124 6,826 1,679 2,687 2,806 2,778 2.48 5,334 59 1,457 234 374 856 167 1,498 689 25,883 10,648 3,072 7,576 1,720 2,852 3,052 3,024 2.43 6,318 40 1,879 26,105 10,930 2,914 8,016 1,759 2,886 3,155 3,130 2.39 7,434 43 2,188 231 329 1,090 252 2,516 785 26,533 11,297 2,742 8,555 1,880 2,919 3,277 3,221 2.35 8,172 55 2,227 243 347 1,248 308 2,921 823 27,111 11,680 2,638 9,042 1,974 2,989 3,394 3,323 2.32 8,562 60 2,243 244 348 1,350 320 3,142 855 27,805 12,106 2,636 9,470 2,081 3,090 3,523 3,412 2.30 8,897 64 2,312 241 337 1,408 330 3,317 28,341 12,454 2,675 9,779 2,180 3,176 3,628 3,470 2.28 9,087 68 2,299 235 325 1,449 333 3,481 897 3,656 2,504 -449 2,953 501 489 822 692 -.21 3,753 9 842 -49 593 166 1,983 208 14.8 25.2 -14.4 43.3 29.8 18.2 29.3 24.9 -8.3 70.4 15.3 57.8 .4 -13.1 69.3 99.4 132.4 30.2 218 342 978 204 1,942 715 888 1990 1995 2000 2005 2010 2015 2020 Change Percent 3,069 984 443 541 163 247 306 268 3.12 477 126 66 81 13 106 4 78 3 5,456 1,331 637 694 184 294 456 397 4.10 871 129 50 83 25 122 4 108 350 5,960 1,507 669 838 162 302 548 495 3.95 1,280 148 184 120 41 142 19 216 410 6,710 1,747 735 1,012 138 312 656 641 3.84 1,598 155 216 116 58 244 34 308 467 7,451 1,984 794 1,190 117 311 742 814 3.76 1,749 140 252 115 73 258 8,256 2,231 892 1,339 103 313 813 1,002 3.70 1,861 126 279 127 82 262 63 338 584 8,984 2,451 1,002 1,449 97 315 1,175 3.67 1,920 117 293 130 88 264 65 349 614 5,915 1,467 559 908 -66 68 558 907 .55 1,443 -9 227 49 75 158 61 271 611 192.7 149.1 126.2 167.8 -40.5 27.5 182.4 338.4 17.5 302.5 -7.1 343.9 60.5 576.9 149.1 1,525.0 347.4 20,366.7 1990 1995 2000 2005 2010 2015 2020 Change Percent 38,969 12,354 6,200 6,154 998 2,219 3,918 5,219 3.15 3,128 47 620 149 94 224 44 1,949 1 49,484 15,580 7,832 7,748 1,179 2,682 4,981 6,738 3.18 4,210 63 793 167 137 290 65 2,684 11 61,600 19,221 9,917 9,304 1,349 3,182 6,126 8,564 3.20 5,254 68 954 179 163 354 91 3,430 15 74,969 23,243 12,467 10,776 1,523 3,703 7,409 10,608 3.23 6,187 72 1,054 185 181 405 118 4,151 21 87,988 27,162 15,153 12,009 1,683 4,181 8,678 12,620 3.24 7,030 75 1,110 186 193 447 143 4,851 25 65,274 19,808 11,438 8,370 933 2,646 6,287 9,942 .15 5,255 43 707 30 162 193 120 3,975 25 287.4 269.4 307.9 230.0 124.4 172.4 262.9 371.2 4.9 296.1 134.4 175.4 19.2 522.6 76.0 521 .7 453.8 n/a 22,714 7,354 3,715 3,639 750 1,535 2,391 2,678 3.09 1,775 32 403 156 31 254 23 876 0 32,579 10,272 5,335 4,937 898 1,967 3,318 4,089 3.17 2,327 37 502 136 64 232 31 1,325 0 48 327 536 864 �MEMPHIS PART Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration MT CLEMENS Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration NEW BALTIMORE Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration 30 1990 896 317 146 171 80 127 69 41 2.83 211 0 74 0 3 31 18 67 18 1995 2000 2005 2010 2015 2020 Change 943 335 151 184 1,030 366 159 207 49 187 59 71 2.81 1,111 395 162 233 36 207 59 93 2.81 534 3 302 5 2 75 18 93 36 1,218 1,339 461 1,463 189 214 276 17 567 173 68 105 -63 188 61 79 206 2.99 10 165 .16 393 5 266 13 2 47 64 158 60 53 2.81 436 0 252 0 0 62 19 74 29 488 2 280 3 68 18 83 33 428 171 257 27 213 64 124 2.85 581 4 333 8 3 78 17 272 20 206 71 164 2.90 602 5 345 11 4 78 98 15 101 40 43 490 604 5 340 13 5 78 14 rva 359.5 rva 66.1 151.! Percanl •7,! 2000 2005 2010 2015 2020 Change 17,056 7,325 1,529 5,796 2,688 2,230 1,379 1,028 2.33 29,846 203 4,873 841 423 4,901 1,223 15,178 16,885 7,355 1,458 5,897 2,810 2,248 1,331 966 2.30 29,231 205 4,802 747 382 4,828 1,096 14,965 16,915 -1,439 311 -616 927 670 227 -265 -321 -.29 3,038 5 129 2,204 2,206 16,984 7,613 1,450 6,163 3,090 2,333 1,295 895 2.23 27,575 206 4,225 599 306 4,499 921 14,643 2,176 1990 1995 2000 2005 2010 2015 2020 5,798 2,265 802 1,463 560 553 576 576 2.56 2,809 113 382 91 60 816 162 1,112 73 6,437 2,477 864 1,613 525 584 671 697 2.60 3,257 142 409 116 74 803 169 1,454 90 7,545 2,891 963 1,928 539 631 846 875 2.61 3,491 136 411 131 83 895 141 1,595 99 8,021 3,049 986 2,063 518 633 946 952 2.63 3,775 124 419 151 93 996 135 1,748 109 8,487 3,205 1,013 2,192 480 651 1,053 1,021 2.65 4,109 105 471 169 103 1,107 8,963 3,368 1,070 2,298 440 675 1,174 1,079 2.66 9,362 3,507 1,133 2,374 399 696 1,295 1,117 2.67 4,600 59 496 195 110 118 5.! 186.3 55.1 150.0 17,685 7,343 1,776 5,567 2,559 2,198 1,440 1,146 2.41 29,731 225 4,996 932 445 4,754 1,354 14,790 2,235 1,917 119 14.5 402.4 •22.2 1995 80 498 187 108 1,219 104 2,075 129 48.0 -4 18,066 7,328 1,936 5,392 2,473 2,163 1,504 1,188 2.47 27,869 238 4,894 991 510 4,626 1,492 13,091 2,027 4,400 61.4 ·78.8 37 27 1990 1,442 6,035 2,953 2,292 1,308 924 2.26 28,278 206 4,523 665 338 4,646 998 14,690 2,212 54.o 46.8 104 45 18,423 7,302 2,066 5,236 2,420 2,106 1,560 1,216 2.52 24,537 201 4,096 1,064 593 4,048 1,707 11,153 1,675 1,4n Percen1 63.l 1,301 91 2,217 131 4.l •29.! 17.1 27.1 10.i -17.0 ,26.4 .1u 12.4 2.5 3.1 -465 -43,1 -287 451 -786 3,490 501 -48,l 11.1 ,46,0 31.3 29,9 --- Change~ 3,564 atl 1 242 '331 911 -161 143 719 541 11 . 1,791 -54 114 104 50 485 -71 1,105 58 54·1 41.3 62·3 -28,8 2~·9 124,8 93.9 4,1 638 78 -4 , 29,! 114.~ 83~ 59A -43,i 99A 79,! �NEW HAVEN Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration RAY TWP Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration RICHMOND Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration 1995 2000 2005 2010 2015 2020 2,331 770 401 369 251 225 199 95 3.03 587 2 282 6 35 21 12 201 28 2,829 921 468 453 251 238 270 162 3.07 710 2 410 6 16 32 11 224 9 2,960 957 462 495 202 213 310 232 3.09 917 6 512 21 27 38 15 263 35 3,180 1,031 455 576 162 189 351 329 3.08 1,037 10 553 24 36 51 18 301 44 3,368 1,097 447 650 130 157 369 441 3.07 1,136 12 608 27 43 54 19 319 54 3,566 1,169 453 716 107 132 374 556 3.05 1,186 14 630 31 46 55 21 330 59 3,741 1,233 468 765 90 115 366 662 3.03 1,200 15 623 34 48 56 21 341 62 1990 1995 2000 2005 2010 2015 2020 4,613 1,429 675 754 321 117 392 599 3.23 943 104 91 204 8 42 27 363 104 5,078 1,556 783 773 392 127 409 628 3.26 959 92 105 165 12 47 35 381 122 5,556 1,687 5,994 1,808 1,021 787 453 204 461 690 3.32 979 74 126 127 18 55 42 399 138 1990 3,234 1,052 433 619 157 151 308 436 3.07 545 104 43 78 0 22 19 220 59 3,798 1,203 520 683 190 135 353 525 3.16 672 110 59 177 0 22 19 229 56 4,154 1,305 581 724 251 117 368 569 3.18 870 108 78 248 4 27 19 301 85 1990 1995 2000 2005 2010 2015 2020 5,241 1,902 734 1,168 373 423 478 628 2.76 2,852 18 72 81 46 1,333 110 1,103 89 5,850 2,097 803 1,294 368 426 521 782 2.79 3,173 33 93 82 58 1,481 109 1,217 100 6,536 2,306 887 1,419 356 415 565 970 2.83 3,336 41 116 84 69 1,540 85 1,289 112 7,257 2,519 994 1,525 333 398 619 1,169 2.88 3,397 47 136 95 77 1,534 52 1,334 122 7,906 2,708 1,100 1,608 303 377 674 1,354 2.92 3,458 52 151 101 82 1,514 54 1,376 128 4,141 1,540 574 966 380 400 400 360 2.69 2,038 5 53 23 24 1,098 106 678 51 4,725 1,720 675 1,045 376 413 443 488 2.75 2,553 12 39 58 37 1,216 121 998 72 904 783 439 155 434 659 3.29 984 81 117 155 15 51 43 390 132 Change 1,410 463 67 396 -161 -110 167 567 .01 613 13 341 28 13 35 9 140 34 Percent 60.5 60.1 16.7 107.3 -64.1 -48.9 83.9 596.8 .2 104.4 650.0 120.9 466.7 37.1 166.7 75.0 69.7 121.4 Change 2,760 756 588 168 296 53 153 254 .24 434 -30 83 49 18 33 23 179 79 Percent 85.3 71 .9 135.8 27.1 188.5 35.1 49.7 58.3 7.8 79.6 -28.8 193.0 62.8 n/a 150.0 121.1 81 .4 133.9 Change 3,765 1,168 526 642 -77 -23 274 994 .23 1,420 47 98 78 58 416 -52 698 77 Percent 90.9 75.8 91 .6 66.5 -20.3 -5.8 68.5 276.1 8.6 69.7 940.0 184.9 339.1 241.7 37.9 -49.1 102.9 151 .0 �RICHMOND TWP Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration 1990 2,528 753 352 401 102 156 258 237 3.36 766 ROMEO Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration 1990 3,520 71 207 6 27 128 101 219 493 834 388 343 2010 3,574 1,007 1,088 410 678 75 142 335 402 605 80 149 401 3TT 3.33 3.31 1,004 63 297 1,111 57 323 427 3.28 1,151 50 358 72 43 183 63 55 2000 3,084 926 395 531 86 152 102 90 234 22 353 179 11 7 1,327 2005 3,329 1995 2,918 866 397 469 94 160 313 299 3.37 871 70 249 58 36 166 1995 3,828 1,466 530 936 460 2000 3,913 1,541 517 1,024 513 331 346 374 52 71 227 32 59 284 299 40 309 318 43 45 2010 4,067 1,741 432 1,309 647 307 495 292 2015 4,145 1,845 396 1,449 715 296 521 2020 4,203 1,936 368 1,568 313 333 2.34 2.25 4,702 20 2,039 2.17 4,758 22 31 2005 3,997 1,641 476 1,165 578 322 264 2.61 3,520 8 13 12 14 597 1,532 1,666 27 250 360 1,797 66 55 1,105 236 1,220 259 1,257 118 3.26 1,159 40 81 253 272 99 mi ·2! 3.27 1,158 44 375 56 68 229 34 62 2.65 2,461 17 534 228 431 266 2.54 3,849 225 326 485 481 Change Pnt 53 396 2 70 137 2020 4,073 1,249 464 785 64 133 518 219 343 108 444 2015 3,837 1,173 434 739 467 274 2.44 4,211 4,540 17 1,973 TT3 288 542 2,013 31 35 281 311 402 52 1,348 418 39 1,432 1,487 46 341 410 26 1,540 286 315 343 360 42 330 416 25 1,545 496 &,] 112 3U 384 -38 -23 260 297 -.10 393 -31 167 46 44 99 -69 99 38 W ~ ~13 ·14 100.I 513 -ll.1 001 7~1 163.\ m ,M,) 451 5421 Change Perffli 683 609 -125 734 385 -55 199 80 -.48 2,297 14 1,416 44 233 138 -73 283 242 1~.I 45.! •2!1 8M 99.1 .1 ao 68.i 31.I ,181 93.l m.i 2372 2,200.1 215.1 50.1 .73,1 22! 205,1 FRlCO>SS~EVVILILiLEE_ _ _ _11G199ciro;----:;1~9~95;-----:2::o:-.:-oo=----20_0_5___2_0_10_ _ _ 20_1_5___2_0_2_0_-=c-=-ha-n-=ge~~ Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration 32 51,412 19,533 6,611 12,922 4,518 6,043 5,686 3 ,286 2 25 ,~:; 179 6,055 1,051 1,1 43 a,472 1,128 6,997 302 51,066 20,221 6,055 14,166 4,875 61640 5,722 21984 25 ~·:; 210 6,137 49,757 48,892 20 ,508 201776 1~:~~: 5,212 1:::~~ 5,665 7 ,037 5,585 7,269 5,303 2 •674 2 ·43 25 •:~ 2,539 2.35 25,~~: 5,851 846 953 8 ,976 979 5,921 928 11040 91035 1, 020 , 6 333 894 958 81996 990 434 ·:~ 6 7 -~~: ~:~~~ 4,359 16,753 6,114 7,568 :~:!:: :~:::: 5,039 2,391 2.28 25,207 4,116 17,542 6,577 7 909 • 4,887 2,285 2.22 24,447 4,748 2, 184 2.18 23,793 233 5,684 774 905 8,743 959 243 5,334 707 839 8,384 940 250 4,962 649 785 8,085 914 7,:~ 7,::~ 7,:~! 3,967 18,016 6,924 8,127 -3,550 2,450 _ 44 216 5,094 2,406 2,084 -938 12 · 1, \ -.4 1 34 · \ 1 -1,093 -40 2 358 • 387 · 214 · !!! ~.! 12.! 4M 39.i 63.l 34.i , ,16,, .33.! 1, .1 ,6,1 39,1 .18.I .38.~ .31.l 4,i .19.~ 7,6 1(6.1 �1990 48,655 16,840 6,515 10,325 1,740 3,474 5,056 6,570 2.89 12,086 333 3,524 346 389 2,837 1,050 3,439 168 1995 57,337 20,750 6,751 13,999 2,189 4,436 6,512 7,613 2.76 13,392 374 3,409 368 426 3,237 1,221 4,171 186 2000 64,642 24,240 6,635 17,605 2,630 5,307 7,905 8,398 2.67 15,214 393 3,400 490 502 3,582 1,522 5,095 230 2005 72,213 27,749 6,480 21,269 3,247 6,208 9,218 9,076 2.60 17,332 408 3,615 636 613 3,999 1,805 5,970 286 2010 80,016 31,255 6,563 24,692 3,890 7,118 10,552 9,695 2.56 18,887 434 3,741 750 702 4,226 2,081 6,615 338 2015 85,637 33,968 6,714 27,254 4,457 7,866 11,609 10,036 2.52 19,843 453 3,674 832 754 4,313 2,310 7,121 386 2020 86,495 34,863 6,653 28,210 4,788 8,192 12,023 9,860 2.48 20,378 468 3,529 869 776 4,358 2,444 7,518 416 Change Percent 37,840 18,023 138 17,885 3,048 4,718 6,967 3,290 -.41 8,292 135 5 523 387 1,521 1,394 4,079 248 77.8 107.0 2.1 173.2 175.2 135.8 137.8 50.1 -14.1 68.S 40.5 .1 151 .2 99.5 53.6 132.8 118.6 147.6 1990 117,810 40,839 16,432 24,407 5,119 8,625 12,724 14,371 2.88 55,757 348 21,782 1,973 1,583 14,204 2,310 12,535 1,022 1995 118,655 42,631 14,946 27,685 5,871 9,254 12,841 14,665 2.78 62,149 414 22,783 2,232 2,226 15,553 2,562 15,348 1,031 2000 119,283 44,183 13,773 30,410 6,703 9,771 12,980 14,729 2.70 68,200 456 22,920 2,587 2,880 16,801 2,996 18,451 1,109 2005 120,126 45,582 12,683 32,899 7,559 10,410 13,117 14,496 2.64 71,184 492 22,045 2,861 3,426 17,590 3,235 20,416 1,119 2010 121,270 47,078 11,953 35,125 8,534 11,118 13,353 14,073 2.58 72,062 513 21,080 3,030 3,918 17,581 3,444 21,385 1,111 2015 123,413 48,858 11,793 37,065 9,513 11,833 13,662 13,850 2.53 71,525 534 19,598 3,131 4,236 17,179 3,608 22,130 1,109 2020 125,783 50,703 11,885 38,818 10,480 12,501 13,978 13,744 2.48 70,762 550 18,103 3,148 4,436 16,815 3,696 22,927 1,087 Change Percent Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration 7,973 9,864 -4,547 14,411 5,361 3,876 1,254 -627 -.40 15,005 202 -3,679 1,175 2,853 2,611 1,386 10,392 65 6.8 24.2 -27.7 59.0 104.7 44.9 9.9 -4.4 -14.0 26.9 58.0 -16.9 59.6 180.2 18.4 60.0 82.9 6.4 ST. CLAIR SHORES Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration 1990 68,107 27,224 7,344 19,880 4,895 7,709 8,112 6,508 2.50 19,943 195 2,617 598 879 5,156 1,191 8,922 385 1995 66,548 27,360 6,563 20,797 4,882 8,540 8,167 5,771 2.43 21,349 204 2,605 283 983 6,052 1,354 9,449 419 2000 65,277 27,413 5,970 21,443 4,998 8,897 8,241 5,277 2.38 22,780 212 2,547 236 1,082 6,550 1,488 10,216 449 2005 64,522 27,419 5,550 21,869 5,316 9,007 8,083 5,013 2.35 24,024 226 2,664 190 1,214 7,085 1,594 10,599 452 2010 64,139 27,559 5,260 22,299 5,559 9,231 7,988 4,781 2.33 24,529 236 2,641 192 1,312 7,454 1,748 10,475 471 2015 63,953 27,808 5,169 22,639 5,811 9,475 7,940 4,582 2.30 24,530 242 2,506 191 1,345 7,586 1,876 10,299 485 2020 63,862 28,080 5,180 22,900 6,051 9,682 7,920 4,427 2.27 24,528 248 2,349 188 1,357 7,663 1,964 10,273 486 Change Percent -4,245 856 -2,164 3,020 1,156 1,973 -192 -2,081 -.23 4,585 53 -268 -410 478 2,507 773 1,351 101 -6.2 3.1 -29.5 15.2 23.6 25.6 -2.4 -32.0 -9.1 23.0 27.2 -10.2 -68.6 54.4 48.6 64.9 15.1 26.2 SHELBY TWP Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration STERLING HEIGHTS �1995 UTICA 1990 Total Population Total Households With Children Without Children 5,081 1,882 776 1,106 5,105 1,911 747 396 568 510 408 2.70 5,633 78 716 Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration 269 124 2,057 506 1,831 52 2000 2005 2010 2015 2020 Change Percent 5,021 5,115 2,070 34 188 .7 10.0 5,061 1,926 5,057 1,956 5,050 1,989 2,017 646 1,310 590 1,399 544 543 -233 -30.0 1,164 702 1,224 1,473 1,527 421 38.1 392 404 448 507 569 621 225 533 490 496 2.67 488 444 401 326 470 564 2.63 7,041 84 631 425 762 2.49 292 831 -242 -218 423 56.8 -42.6 -42.7 639 2.59 376 705 2.54 360 326 2.47 -.23 103.7 -8.5 7,691 82 634 7,982 85 618 8,110 89 574 8,330 92 2,697 14 47.9 17.9 537 -179 -25.0 302 106 2,964 670 312 329 78 60 22.3 95 3,103 317 81 3,145 -37.1 3,170 -46 1,113 704 738 783 277 2,852 2,976 3,068 3,235 1,404 76.7 106 54 103.8 6,329 84 674 268 127 2,446 587 2,084 59 276 110 2,677 632 2,558 73 81 89 98 54.1 54.7 1990 1995 2000 2005 2010 2015 2020 Change Percent Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing 144,864 54,621 16,363 38,258 10,814 15,371 15,660 12,776 2.65 107,387 670 41,673 141,428 55,492 14,516 40,976 11,695 16,566 15,878 11,353 2.55 106,056 747 36,842 137,328 55,710 12,939 42,771 135,038 133,597 133,287 133,190 -11,674 55,978 11,876 44,102 13,344 17,647 56,493 11,081 45,412 57,492 10,736 3,886 -5,756 46,756 58,507 10,607 47,900 -8.1 7.1 14,986 18,812 19,382 2.47 15,424 9,563 2.41 105,498 786 32,145 104,899 813 28,953 102,123 15,095 8,599 2.32 98,301 856 25,940 889 22,784 TCU Wholesale Trade Retail Trade FIRE Services Pub Administration 2,533 5,429 16,632 3,657 31,908 4,885 2,854 5,530 17,260 3,404 35,628 3,297 5,450 17,187 3,410 39,811 3,643 5,538 17,419 3,900 5,429 5,154 20,183 4,041 4,892 17,148 16,529 3,492 41,929 3,543 42,510 3,564 42,758 3,791 3,412 3,112 2,797 WARREN WASHINGTON TWP Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration 34 12,441 17,274 15,773 10,222 14,126 18,162 15,182 9,023 2.36 15,790 9,642 4,976 4,011 15,053 -607 8,282 2.28 95,324 -4,494 -.38 912 -12,063 242 -21,490 1,508 -631 -3.8 3,539 2,600 43,328 2,428 -118 11,420 -2,457 35.8 -50.3 2015 25,781 2020 Change Perce__!11 28,435 17,053 149.8 7,146 1,549 186.7 93.4 258.0 1995 2000 2005 2010 17,028 19,779 22,723 5,084 1,985 3,099 6,141 2,154 3,987 7,335 2,319 5,016 8,588 468 957 1,532 2,127 2.86 2,719 55 9,869 2,850 7,019 10,973 2,529 6,059 507 1,193 608 1,505 731 1,812 876 2,130 1,022 5,597 607 1,724 1,927 2,514 2.77 2,412 2,357 2,865 2.70 2,796 3,262 3,601 3,679 2,599 3,249 2,216 2.65 3,683 110 1,126 2.61 3,860 2.59 4,422 4,993 219 5,422 5,655 253 275 1,507 266 63 1,000 118 921 1,716 322 109 388 1,647 475 1,189 188 1,263 830 60 577 29 885 62 796 32 79 3,207 7,766 -.38 323 1,040 256 1,091 331 3,419 218 1,147 446 183 471 271 1,123 99 119 130 1,153 136 576 107 150 -51.6 16,001 14,547 175 1,300 -14.2 -11.2 36.1 59.5 -9.9 1990 724 143 22 46.0 26.1 -3.9 -35.2 -537 4,023 11,382 3,827 1,658 2,169 415 688 1,080 1,644 2.97 2,236 57 569 92 22 -35.2 25.2 181 1,290 538 205 1,301 -3.2 146.3 250.6 240,6 134,8 -12.9 152.9 382.5 201.6 484.8 831.8 56.7 451.7 99.8 369.0 �MACOMB COUNTY Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration 1990 1995 2000 2005 2010 2015 2020 717,400 265,048 92,427 172,621 47,378 68,575 77,992 71,103 2.71 333,723 3,374 102,751 10,160 14,013 71,606 16,605 104,301 10,913 754,494 285,552 90,762 194,790 51,359 76,295 84,004 73,894 2.64 361,350 3,787 105,066 10,651 15,396 79,483 17,101 118,566 11,300 775,875 300,745 87,306 213,439 55,304 81,567 88,208 75,666 2.58 386,158 4,044 102,550 11,985 16,525 83,962 18,336 136,754 12,002 802,349 315,943 84,665 231,278 60,494 86,210 91,464 77,775 2.54 403,706 4,285 99,809 12,810 18,068 89,028 19,426 148,129 12,151 832,477 332,093 83,985 248,108 65,734 91,393 94,919 80,047 2.51 410,574 4,484 97,383 13,371 18,998 90,638 20,400 152,978 12,322 860,899 347,132 86,000 261,132 70,583 96,004 98,271 82,274 2.48 409,647 4,639 92,102 13,752 19,169 89,956 21,186 156,319 12,524 884,222 359,878 89,244 270,634 74,892 99,695 101,046 84,245 2.46 407,633 4,752 86,266 13,790 19,102 89,152 21,606 160,502 12,463 Change 166,822 94,830 -3, 183 98,013 27,514 31,120 23,054 13,142 -.25 73,910 1,378 -1 5,485 3,630 5,089 17,546 5,001 56,201 1,550 Percent 23.3 35.8 -3.4 56.8 58.1 45.4 29.6 18.5 -9.2 22.1 40.8 -16.0 35.7 36.3 24.5 30.1 53.9 14.2 Change 1,332 527 151 376 -32 230 301 28 -.11 1,216 -50 257 119 6 351 -22 547 8 Percent 28.3 33.2 22.1 41.5 -12.7 66.1 54.7 6.4 -3.7 53.5 -6.2 46.5 540.9 23.1 177.3 -44.0 88.4 400.0 Change 10,569 4,904 453 4,451 865 1,273 1,448 1,318 -.30 4,638 155 676 295 -67 1,114 305 2,099 61 Percent 44.5 60.9 12.9 97.8 68.2 64.4 57.1 58.1 -10.2 110.3 106.9 101 .7 368.8 -17.0 91.2 172.3 140.3 244.0 1 MONROE COUNTY ASH TWP Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration BEDFORD TWP Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration 1990 1995 2000 2005 2010 2015 2020 4,710 1,589 682 907 252 348 550 439 2.96 2,272 802 553 22 26 198 50 619 2 4,981 1,694 707 987 246 378 622 448 2.94 2,679 842 685 62 29 258 29 773 1 5,205 1,784 724 1,060 238 410 686 450 2.92 2,899 799 737 76 32 336 27 888 4 5,393 1,862 732 1,130 228 457 731 446 2.90 3,173 744 825 92 38 443 29 995 7 5,589 1,943 745 1,198 221 499 773 450 2.88 3,374 759 864 111 36 498 28 1,069 9 5,825 2,035 784 1,251 219 541 817 458 2.86 3,447 756 846 127 33 528 28 1,119 10 6,042 2,116 833 1,283 220 578 851 467 2.86 3,488 752 810 141 32 549 28 1,166 10 1990 1995 2000 2005 2010 2015 2020 23,748 8,054 3,503 4,551 1,268 1,978 2,538 2,270 2.95 4,204 145 665 80 395 1,221 177 1,496 25 26,229 9,052 3,718 5,334 1,383 2,228 2,858 2,583 2.90 5,134 167 899 74 344 1,477 250 1,897 26 28,106 9,906 3,792 6,114 1,515 2,436 3,124 2,831 2.84 6,318 196 1,061 140 329 1,759 319 2,468 46 29,680 10,676 3,748 6,928 1,654 2,650 3,349 3,023 2.78 7,366 212 1,249 200 345 2,019 365 2,907 69 31,185 11,436 3,709 7,727 1,809 2,852 3,552 3,223 2.73 8,074 247 1,347 261 349 2,191 416 3,187 76 32,876 12,252 3,809 8,443 1,976 3,067 3,784 3,425 2.68 8,506 277 1,361 323 336 2,277 456 3,393 83 34,317 12,958 3,956 9,002 2,133 3,251 3,986 3,588 2.65 8,842 300 1,341 375 328 2,335 482 3,595 86 35 �BERLIN TWP Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration CARLETON 1990 1995 2000 2005 2010 2015 2020 Change Percent 4,635 1,587 671 916 292 344 519 432 2.92 1,212 128 20 70 8 677 22 282 5 4,964 1,707 694 1,013 302 341 590 474 2.91 1,344 137 7 65 9 776 16 327 7 5,205 1,810 696 1,114 308 342 662 498 2.88 1,628 142 16 99 13 887 19 437 15 5,394 1,899 680 1,219 309 362 716 512 5,606 1,993 676 1,317 309 5,860 6,085 1,450 2,099 2,192 733 605 62 309 1,459 304 543 12 420 827 455 111 877 358 124 -.14 1,248 31.3 38.1 9.2 59.3 4.1 32.3 69.0 28.7 -5.0 103.0 27.3 140.0 318.6 212.5 82.3 45.5 118.1 900.0 2.84 1,937 145 30 148 19 1,020 23 528 24 387 770 527 2.81 2,172 151 37 202 24 1,130 26 568 34 700 1,399 543 2.79 2,336 157 556 2.78 2,460 163 35 43 48 28 253 25 1,191 30 592 293 25 1,234 32 615 50 223 17 557 10 333 45 45 1990 1995 2000 2005 2010 2015 Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration 2020 Change 2,770 982 467 515 262 278 333 109 2.82 248 0 25 6 0 105 45 51 16 2,869 1,045 461 584 317 266 348 114 2.75 300 0 35 5 0 130 52 60 18 2,874 1,088 431 657 376 247 349 116 2.64 333 2 40 10 3 146 46 66 20 2,840 1,128 383 745 445 227 334 122 2.52 382 4 47 19 6 164 47 72 23 2,795 1,169 332 837 522 206 311 130 2.39 418 6 51 29 9 182 40 75 26 2,763 1,215 290 925 599 190 286 140 2.27 440 9 52 2,728 1,257 254 1,003 671 176 260 150 2.17 451 11 52 44 11 201 20 79 33 -42 275 -213 DUNDEE Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration 1990 1995 2000 2005 2,664 1,088 374 714 323 295 320 150 2.45 1,372 6 226 10 42 558 66 448 16 2010 2,810 1,159 380 779 306 307 395 151 2.42 1,431 6 299 14 29 533 43 493 14 2015 2,916 1,212 376 836 282 315 465 150 2.41 1,489 10 303 18 31 521 47 544 15 3,032 1,261 374 887 271 325 511 154 2.40 1,655 14 338 24 35 574 54 599 17 3,160 1,313 384 929 275 333 543 162 2.41 1,750 18 357 41 36 573 57 649 19 3,305 1,370 409 961 286 341 567 176 2.41 1,768 22 342 49 35 553 61 685 21 36 38 11 193 30 n 30 488 409 -102 -73 41 -.65 203 11 27 38 11 96 -25 Percent -1.5 28.0 -45.6 94.8 156.1 -36.7 -21.9 37.6 -23.1 81.9 n/a 108.0 633.3 n/a 28 91.4 -55.6 54.9 17 106.3 2020 Change Perce~ 3,450 1,422 786 334 67 267 -25 52 262 45 -.02 405 20 96 46 -9 29.5 30.7 17.9 37.4 -7.7 17,6 441 981 298 347 582 195 2.43 1,777 26 322 56 33 534 64 720 22 81.9 30.0 -.9 29.5 333.3 42.5 460.0 -21.4 -24 -4.3 -2 272 6 -3.0 60.7 37.5 �DUNDEE TWP Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration 1990 1995 2000 2005 2010 2015 2020 2,712 877 385 492 127 215 281 254 3.09 627 69 411 27 26 31 9 47 7 2,890 927 412 515 3,070 977 437 540 150 189 320 318 3.14 3,209 1,020 447 573 161 187 329 343 3.15 896 76 551 43 47 25 23 117 14 3,342 1,066 454 612 167 189 340 370 3.14 925 80 551 55 52 26 3,480 1,117 469 648 176 193 350 398 3.12 916 3,599 1,163 84 88 491 76 44 25 23 130 17 144 198 297 288 3.12 782 69 538 25 36 21 18 66 9 840 73 549 31 41 22 20 93 11 524 67 50 25 24 24 122 15 126 16 488 675 185 197 359 422 3.09 894 1990 1995 2000 2005 2010 2015 2020 Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration 4,492 1,528 648 880 345 390 400 393 2.94 1,080 38 9 172 42 152 11 652 4 4,816 1,629 686 943 350 441 403 435 2.96 1,311 45 16 170 33 205 20 818 4 5,048 1,718 693 1,025 364 487 404 463 2.94 1,465 41 28 169 36 232 27 927 5 5,261 1,799 696 1,103 380 529 416 474 2.92 1,596 36 41 147 40 263 31 1,031 7 5,467 1,881 701 1,180 399 563 435 484 2.91 1,710 35 48 125 43 285 36 1,130 8 5,689 1,970 726 1,244 419 590 467 494 2.89 1,780 36 54 97 46 293 41 1,204 9 5,881 2,047 759 1,288 437 606 505 499 2.87 1,840 36 58 71 46 299 45 1,276 9 ESTRAL BEACH Total Population Total Households 1990 1995 2000 2005 2010 2015 2020 430 149 72 77 30 44 45 30 2.89 26 0 0 0 0 0 0 26 0 476 161 81 80 27 45 57 32 2.96 26 0 0 0 0 0 0 26 0 485 162 83 79 22 42 67 31 2.99 28 0 0 0 0 0 0 28 0 499 166 85 81 19 40 76 31 3.01 30 0 0 0 0 0 0 30 0 506 169 84 85 16 38 84 31 2.99 32 0 0 0 0 0 0 32 0 513 173 514 176 83 93 14 34 97 31 2.92 34 0 0 0 0 0 0 34 0 ERIE TWP With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration 84 89 15 36 91 31 2.97 33 0 0 0 0 0 0 33 0 83 10 Percent 32.7 32.6 26.8 37.2 45.7 -8.4 27.8 66.1 .1 42.6 27.5 19.5 181.5 69.2 -19.4 155.6 176.6 142.9 Change 1,389 519 111 408 92 216 105 106 -.07 760 -2 49 -101 4 147 34 624 5 Percent 30.9 34.0 17.1 46.4 26.7 55.4 26.2 27.0 -2.3 70.4 -5.3 544.4 -58.7 9.5 96.7 309.1 95.7 125.0 Change 84 27 Percent 19.5 18.1 15.3 20.8 -53.3 -22.7 115.6 3.3 1.2 30.8 .0 .0 .0 .0 .0 .0 30.8 .0 Change 887 286 103 183 58 -18 78 168 .00 267 19 80 49 18 -6 14 11 16 -16 -10 52 1 .03 8 0 0 0 0 0 0 8 0 37 �• EXETER TWP Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration 1990 1995 2000 2005 2010 2015 2020 Change 2,756 861 419 442 174 209 220 258 3.20 160 64 0 20 21 37 0 4 14 2,998 932 445 487 162 220 262 288 3.22 205 67 0 23 21 57 0 11 26 3,176 991 451 540 151 221 309 310 3.20 294 69 2 28 17 80 4 60 34 3,318 1,043 442 601 138 219 356 330 3.18 391 70 8 37 19 110 8 95 44 3,460 1,097 3,632 1,159 440 719 114 205 3,TT8 1,214 450 764 106 198 516 394 3.11 525 80 1,022 353 31 322 -68 -11 296 136 -.09 365 16 18 FRENCHTOWN TWP Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration 1990 1995 2000 2005 2010 2015 2020 Change 17,960 6,414 2,630 3,784 1,482 2,006 1,787 1,139 2.80 9,866 105 240 1,004 126 2,489 629 5,240 33 18,872 6,972 2,624 4,348 1,456 2,387 1,970 1,159 2.71 11,091 84 536 930 120 2,290 449 6,619 63 19,710 7,525 2,594 4,931 1,478 2,744 2,139 1,164 2.62 12,357 87 669 948 135 2,294 418 7,730 76 20,366 7,988 2,513 5,475 1,550 2,969 2,291 1,178 2.55 13,266 99 765 937 159 2,440 405 8,375 86 21 ,086 8,459 2.475 5,984 1,657 · ' 3,159 2,429 1,214 2.49 13,705 97 813 899 174 2,422 373 8,834 93 21 ,967 8 ,980 2,530 6,450 1,793 3,339 2,572 1,276 2.45 13,792 95 837 842 178 2,328 342 9,072 98 22,751 9,440 2,621 6,819 1,923 3,473 2,700 1,344 4,791 3,026 -9 3,035 441 1,467 913 205 -.39 4,044 -12 594 -220 52 -239 -311 4,112 IDA TWP Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration 1990 1995 2000 2005 2010 2015 2020 Change 4,554 1,442 698 744 216 310 507 409 3.16 680 113 12 6 26 93 12 406 12 4,750 1,535 683 852 208 322 566 439 3.09 790 112 9 15 31 82 12 516 13 4,908 1,631 654 977 203 335 641 452 3.01 900 118 13 19 36 82 13 605 5,017 1,711 612 1,099 209 357 702 443 2.93 1,026 123 18 29 43 89 15 693 16 5,142 1,798 577 1,221 217 384 768 429 2.86 1,120 129 23 41 47 91 16 755 5,297 1,894 568 1,326 230 413 832 419 2.80 1,193 135 30 52 48 92 16 801 19 5,418 1,978 566 1,412 247 439 887 405 2.74 1,255 139 36 61 48 91 16 844 20 864 38 14 I 434 663 125 212 408 352 3.15 440 73 11 46 17 125 12 102 54 18 464 376 3.13 483 n 15 55 15 134 16 107 64 18 63 15 141 20 112 76 2.41 13,910 93 834 784 178 2,250 318 9,352 101 43 -6 104 20 108 62 68 536 -132 668 31 129 380 -4 -.42 575 26 24 55 22 -2 4 438 8 Percent 37.1 41.0 7.4 72.9 -39.1 -5.3 134.5 52.7 -2.8 228.1 25.0 n/a 215.0 -28.6 281.1 rva 2,700.0 442.9 Percent 26.7 47.2 -.3 80.2 29.8 73.1 51.1 18.0 -13.9 41.0 -11.4 247.5 -21.9 41.3 -9.6 -49.4 78.5 206.1 Percent 19.0 37.2 -18.9 89.8 14.4 41.6 75.0 -1 .0 -13.3 84.6 23.0 200.0 916.7 84,6 -2.2 33,3 107.9 66.7 �1990 1995 2000 2005 2010 2015 2020 Change Percent Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration 4,985 1,575 759 816 241 457 506 371 3.17 372 4 14 3 9 168 23 132 19 5,235 1,683 781 902 220 531 555 377 3.11 340 2 16 3 11 140 25 136 7 5,384 1,776 5,481 1,859 749 1,110 212 667 625 355 2.95 655 4 34 20 14 156 23 391 13 5,560 1,943 716 1,227 218 732 649 344 2.86 693 5 39 28 15 159 22 411 14 5,658 2,038 692 1,346 227 803 671 337 2.78 716 6 44 37 15 158 21 420 15 5,722 2,123 669 1,454 236 870 686 331 2.70 739 7 49 45 15 157 20 431 15 737 548 -90 638 -5 413 180 -40 -.47 367 3 35 6 -11 -3 299 -4 14.8 34.8 -11.9 78.2 -2.1 90.4 35.6 -10.8 -14.8 98.7 75.0 250.0 1,400.0 66.7 -6.5 -13.0 226.5 -21.1 LONDON TWP 1990 1995 2000 2005 2010 2015 2020 Change Percent 2,982 1,040 302 738 78 231 399 332 2.87 249 115 10 22 6 11 13 62 10 3,011 1,076 271 805 69 226 430 351 2.80 271 115 11 33 9 12 13 67 11 3,071 1,116 257 859 64 220 461 371 2.75 292 112 14 44 13 13 13 71 12 3,128 1,151 250 901 61 216 487 387 2.72 308 110 17 51 16 14 13 75 12 213 231 -160 391 -92 -12 193 142 -.45 185 21 15 49 16 5 0 73 6 7.3 25.1 -39.0 76.7 -60.1 -5.3 65.6 58.0 -14.2 150.4 23.6 750.0 2,450.0 n/a 55.6 .0 3,650.0 100.0 LASALLE TWP 778 998 210 605 594 367 3.03 599 3 28 12 13 144 24 365 10 42 Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration 2,915 920 410 510 153 228 294 245 3.17 123 89 2 2 0 9 13 2 6 2,950 969 373 596 118 235 329 287 3.04 157 117 4 6 0 9 13 2 6 2,946 1,005 330 675 92 237 365 311 2.93 200 116 7 9 3 10 13 34 8 LUNA PIER 1990 1995 2000 2005 2010 2015 2020 Change Percent 1,571 556 252 304 155 171 166 64 2.83 302 1,579 569 241 328 149 182 178 60 2.78 302 2 2 149 5 94 7 30 13 1,572 582 225 357 146 197 183 56 2.70 284 2 3 118 6 100 8 33 14 1,555 596 209 387 144 216 183 53 2.61 254 2 4 80 7 102 9 35 15 1,526 608 192 416 144 236 178 50 2.51 222 2 5 43 7 102 10 37 16 19 82 -58 140 -27 75 52 -18 -.36 -59 2 5 -146 4 27 6 37 6 1.3 15.6 -23.2 50.7 -15.8 46.6 41.3 -26.5 -12.4 -21.0 n/a n/a -77.2 133.3 36.0 150.0 n/a 60.0 Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration 1,507 526 250 276 171 161 126 68 2.87 281 0 0 189 3 75 4 0 10 1,549 541 255 286 163 165 146 67 2.86 287 0 0 191 3 77 5 0 11 175 4 85 6 18 12 39 �MAYBEE Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration 1990 1995 2000 2005 2010 2015 2020 Change Percent 500 155 93 62 23 53 51 28 3.23 52 6 0 0 9 12 0 25 0 496 156 92 64 16 53 54 33 3.18 52 6 0 0 2 17 0 27 0 493 159 88 71 11 51 59 38 3.10 63 6 0 0 2 19 0 35 484 161 81 80 8 49 63 41 3.01 73 6 0 475 163 75 88 7 45 68 43 2.91 467 165 71 94 7 41 72 45 2.83 80 6 0 2 0 24 0 44 461 167 68 99 8 37 76 2.76 6 0 2 0 25 0 45 -39 12 -25 37 -15 -16 25 18 -.47 30 0 0 2 -9 13 0 20 -7.8 7.7 -26.9 59.7 -65.2 -30.2 49.0 64.3 -14.4 57.7 .0 .0 .0 -100.0 108.3 .0 80.0 4 4 4 n/a MILAN PART Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration 1990 1995 2000 2005 2010 2015 2020 Change Percent 980 372 150 222 82 154 75 61 2.63 1,962 0 1,886 0 4 4 10 0 58 1,416 510 236 274 98 202 114 96 2.78 2,021 0 1,949 0 2 8 9 0 53 1,706 604 281 323 115 212 148 129 2.82 2,093 7 1,980 6 10 11 11 7 61 1,999 695 311 384 133 207 184 171 2.88 2,166 14 2,007 12 18 14 14 14 73 2,281 788 335 453 153 213 214 208 2.89 2,204 21 2,010 18 26 17 16 15 81 2,637 891 383 508 167 213 255 256 2.96 2,140 29 1,910 24 2,970 980 437 543 173 214 293 300 3.03 2,045 36 1,785 30 42 24 18 17 93 1,990 608 287 321 91 60 218 239 .40 83 36 -101 30 203.1 163.4 191.3 144.6 111.0 39.0 290.7 391.8 15.0 4.2 38 950.0 500.0 80.0 MILAN TWP Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration 1990 1995 2000 2005 2010 2015 2020 . Change Percent 1,659 573 237 336 104 144 180 145 2.90 174 110 31 6 6 7 0 14 0 1,636 582 214 368 98 136 198 150 2.81 179 109 33 1 13 7 0 16 1,628 579 210 369 89 128 212 150 2.81 187 108 33 1,627 580 210 370 88 139 205 148 2.81 199 108 4 11 7 0 35 1,586 581 198 383 98 149 189 145 2.73 194 107 30 7 6 7 1,554 582 193 389 107 151 181 143 2.67 191 106 28 8 4 7 -105 9 -44 53 11 7 0 27 1,610 580 203 377 91 144 198 147 2.78 198 108 32 6 9 7 0 36 0 0 0 37 0 38 24 0 0 0 0 0 0 -6.3 1.6 -18.6 15.8 2.9 4.9 .6 -1 .4 -7.8 9.8 -3.6 -9.7 33.3 -33.3 .0 .0 171.4 .0 40 2 21 0 41 2 34 n 6 0 2 0 23 0 43 3 34 21 17 16 89 46 82 20 8 17 35 3 7 1 -2 -.23 17 -4 -3 2 -2 0 n/a -5.4 n/a n/a 60.3 �MONROE Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration MONROE TWP Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration PETERSBURG Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration 1990 1995 2000 2005 2010 2015 2020 Change Percent 23,152 8,560 3,334 5,226 2,766 2,235 2,050 1,509 2.70 16,894 40 4,412 1,741 528 3,513 626 5,324 710 23,516 8,742 3,431 5,311 3,036 2,195 2,018 1,493 2.69 17,222 47 4,447 1,219 553 3,330 483 6,415 728 23,421 8,827 3,379 5,448 3,250 2,165 1,969 1,443 2.65 17,195 52 4,006 983 553 3,067 407 7,389 23,081 8,885 3,175 5,710 3,357 2,240 1,925 1,363 2.60 16,696 59 3,488 886 566 2,946 22,929 9,234 2,920 6,314 3,677 2,405 1,902 1,250 2.48 15,199 64 2,634 852 533 2,395 247 7,609 738 7,629 774 22,831 9,003 2,987 6,016 3,502 2,315 1,899 1,287 2.54 16,009 62 3,077 842 562 2,674 290 7,682 820 23,086 9,469 2,900 6,569 3,840 2,486 1,915 1,228 2.44 14,694 65 2,287 903 506 2,194 217 7,613 909 -66 909 -434 1,343 1,074 251 -135 -281 -.27 -2,200 25 -2,125 -838 -22 -1,319 -409 2,289 199 -.3 10.6 -13.0 25.7 38.8 11.2 -6.6 -18.6 -9.9 -13.0 62 .5 -48.2 -48.1 -4.2 -37.5 -65.3 43.0 28.0 1990 1995 2000 2005 2010 2015 2020 Change Percent 14,965 6,208 1,695 4,513 1,675 1,961 1,359 1,213 2.41 9,634 82 1,031 486 208 1,447 338 5,783 259 15,470 6,509 1,729 4,780 1,727 2,114 1,419 1,249 2.38 9,717 83 1,015 459 208 1,405 318 5,961 268 3,561 2,068 -24 2,092 412 833 392 431 -.30 3,152 9 428 -262 99 233 -82 2,610 117 29.9 46.6 -1.4 77.8 31 .3 65.0 38.2 52.7 -11.4 48.0 12.2 72.9 -36.3 90.8 19.9 -20.5 77.9 77.5 348 865 11,909 4,441 1,753 2,688 1,315 1,281 1,027 818 2.68 6,565 74 587 721 109 1,172 400 3,351 151 12,881 4,900 1,824 3,076 1,394 1,441 1,118 947 2.63 7,536 59 738 552 147 1,356 417 4,109 158 13,418 5,242 1,795 3,447 1,455 1,583 1,178 1,026 2.56 8,561 63 859 534 164 1,416 395 4,942 188 13,908 5,556 1,733 3,823 1,537 1,686 1,236 1,097 2.50 9,226 78 963 532 192 1,507 387 5,347 220 14,381 5,864 1,685 4,179 1,611 1,806 1,289 1,158 2.45 9,550 81 1,011 515 206 1,502 361 5,632 242 1990 1995 2000 2005 2010 2015 2020 Change Percent 1,214 469 109 360 52 80 199 138 2.59 85 3 11 3 3 26 17 18 4 1,206 482 90 392 45 69 201 167 2.50 88 4 12 4 4 25 16 19 4 1,191 490 76 414 40 57 198 195 2.43 89 5 12 4 5 24 15 20 4 -10 71 -114 185 -63 -63 67 130 -.44 4 5 0 3 5 -11 -1 7 -4 -.8 16.9 -60.0 80.8 -61.2 -52.5 51.1 200.0 -15.2 4.7 n/a .0 300.0 n/a -31.4 -6.3 53.8 -50.0 1,201 419 190 229 103 120 131 65 2.87 85 0 12 1 0 35 16 13 8 1,230 433 182 251 94 111 153 75 2.84 74 0 13 1 0 25 16 15 4 1,233 446 162 284 79 102 177 88 2.76 78 1 14 2 24 16 16 4 1,224 457 135 322 63 93 191 110 2.68 83 2 12 3 2 26 17 17 4 41 �RAISINVILLE TWP Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration 1990 1995 2000 2005 2010 2015 2020 4,631 1,471 707 764 178 333 447 513 3.15 562 271 40 36 14 4 7 187 3 4,805 1,555 719 836 194 345 431 585 3.09 651 280 79 38 16 6 14 202 16 4,974 1,652 719 933 223 384 405 640 3.01 742 280 83 46 24 9 15 264 21 5,045 1,731 679 1,052 246 5,186 1,817 662 1,155 260 5,436 1,994 646 434 468 5,323 1,911 651 1,260 267 513 364 687 2.91 849 282 89 65 30 13 18 323 29 341 748 2.85 917 286 94 84 38 16 19 347 33 SOUTH ROCKWOOD Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration 1990 1995 2000 2005 2010 2015 2020 1,221 409 180 229 73 95 110 131 2.99 150 0 87 3 0 1 3 50 6 1,308 441 185 256 78 99 108 156 2.97 199 0 100 3 0 25 3 61 7 1,376 470 185 285 85 101 104 180 2.93 244 2 113 5 2 32 5 76 9 1,428 495 178 317 91 103 99 202 2.88 294 3 131 8 4 41 7 89 11 1,483 521 172 . 349 96 105 96 224 2.85 325 4 138 12 6 47 9 96 13 1,551 551 172 379 100 108 98 245 2.81 340 6 135 15 6 52 11 100 15 1,611 SUMMERFIELD TWP Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration 42 328 803 2.79 969 284 97 102 46 20 20 364 36 1,348 267 556 325 846 2.73 1,009 280 99 116 54 23 19 381 37 5n 175 402 102 111 103 261 2.79 345 7 128 17 6 54 13 104 16 1990 1995 2000 2005 2010 3,076 998 461 537 171 228 318 281 3.08 390 55 9 41 8 51 0 225 2015 3,228 1,073 436 637 146 203 398 326 3.01 505 72 10 61 33 71 0 258 0 2020 3,290 1,137 392 745 134 173 475 355 2.89 578 76 12 71 34 70 1 314 0 3,327 1,195 338 857 129 150 544 372 2.78 668 79 14 88 39 78 2 368 0 3,386 1,256 295 961 127 131 616 382 2.70 722 82 16 104 39 79 3 399 0 3,476 1,324 273 1,051 125 119 693 387 2.63 769 84 21 123 38 77 4 422 0 3,561 1,383 264 1,119 126 112 757 388 2.57 809 85 25 139 35 76 5 444 0 Change 805 523 -61 584 89 223 -122 333 -.42 447 9 59 80 40 19 12 194 34 Change 390 168 -5 173 29 16 -7 130 -.19 195 7 41 14 6 53 10 54 10 Change 485 385 -197 582 -45 -116 439 107 -.51 419 30 16 98 27 25 5 219 -1 Percent 17.4 35.6 -8.6 76.4 50.0 67.0 -27.3 64.9 -13.4 79.5 3.3 147.5 222.2 285.7 475.0 171.4 103.7 1,133.3 Percent 31.9 41.1 -2.8 75.5 39.7 16.8 -6.4 99.2 -6.5 130.0 n/a 47.1 466.7 n/a 5,300.0 333.3 108.0 166.7 Percent 15.8 38.6 -42.7 108.4 -26.3 -50.9 138.1 38.1 -16.5 107.4 54.5 177.8 239.0 337.5 49.0 n/a 97.3 -100.0 �. WHITEFORD TWP Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration MONROE COUNTY Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration 1990 1995 2000 2005 2010 2015 2020 Change Percent 4,433 1,523 580 943 322 332 480 389 2.91 1,007 231 189 48 87 78 0 370 4 4,544 1,584 568 1,016 363 274 516 431 2.87 1,225 261 272 46 100 93 0 433 20 4,558 1,615 550 1,065 4,558 1,651 518 1,133 459 176 553 463 2.76 1,396 208 360 40 79 117 8 554 30 4,539 1,685 4,529 1,724 471 1,253 558 122 557 487 2.63 1,438 168 361 35 58 129 16 636 35 4,509 1,759 76 236 -122 358 271 -220 73 112 -.35 -78 150 -17 -40 55 20 300 32 1.7 15.5 -21.0 38.0 84.2 -66.3 15.2 28.8 -11.9 41.9 -33.8 79.4 -35.4 -46.0 70.5 n/a 81.1 800.0 406 217 539 453 2.82 1,309 240 312 42 85 102 4 499 25 488 1,197 510 144 557 474 2.69 1,446 190 375 39 70 126 12 601 33 458 1,301 593 112 553 501 2.56 1,429 153 339 31 47 133 20 670 36 422 1990 1995 2000 2005 2010 2015 2020 Change Percent 133,600 46,513 19,653 26,860 10,473 12,238 13,295 10,507 2.87 50,364 2,350 9,430 4,208 1,489 10,690 2,123 18,964 1,110 141,449 49,982 20,187 29,795 10,919 13,123 14,506 11,434 2.83 55,541 2,482 10,685 3,504 1,532 10,993 1,874 23,280 1,191 146,701 52,872 20,052 32,820 11,391 13,897 15,557 12,027 2.77 60,702 2,492 10,866 3,424 1,579 11,355 1,837 27,832 1,317 150,732 55,427 19,362 36,065 11,914 14,679 16,377 12,457 2.72 64,574 2,483 11,016 3,506 1,719 12,178 1,844 30,342 1,486 154,867 58,071 18,794 39,2TT 12,559 15,428 17,152 12,932 2.67 66,501 2,560 10,919 3,614 1,776 12,311 1,798 31,903 1,620 160,160 61,085 18,891 42,194 13,290 16,274 18,026 13,495 2.62 66,807 2,602 10,397 3,714 1,745 12,084 1,756 32,765 1,744 164,788 63,755 19,241 44,514 13,962 17,026 18,791 13,976 2.58 67,155 2,633 9,799 3,812 1,705 11,897 1,716 33,759 1,834 31,188 17,242 -412 17,654 3,489 4,788 5,496 3,469 -.29 16,791 283 369 -396 216 1,207 -407 14,795 724 23.3 37.1 -2.1 65.7 33.3 39.1 41.3 33.0 -10.0 33.3 12.0 3.9 -9.4 14.5 11.3 -19.2 78.0 65.2 1990 1995 2000 2005 2010 2015 2020 Change Percent 4,785 1,593 700 893 163 368 432 630 3.00 587 46 12 19 17 64 58 369 2 5,483 1,831 762 1,069 128 403 460 840 2.99 800 44 21 19 22 219 65 408 2 6,443 2,198 773 1,425 101 423 471 1,203 2.93 1,673 52 45 16 40 594 90 833 3 6,918 2,391 7,418 2,591 799 1,792 7,858 2,767 3,073 1,174 118 134 442 558 1,633 64.2 73.7 20.3 115.6 -17.8 20.1 29.2 159.2 -5.5 314.3 8.7 558.3 -26.3 270.6 1,326.6 112.1 221.7 50.0 OAKLAND COUNTY ADDISON TWP Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration 5,978 2,012 779 1,233 104 413 465 1,030 2.97 1,222 45 33 20 30 374 77 641 2 no 1,621 106 427 481 1,377 2.89 2,015 52 58 14 49 751 102 986 3 435 513 1,525 2.86 2,245 51 70 14 56 845 113 1,093 3 842 1,925 2.84 2,432 50 79 14 63 913 123 1,187 3 142 1,032 -29 74 126 1,003 -.16 1,845 4 67 -5 46 849 65 818 43 �AUBURN HILLS Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration 1990 17,076 6,445 2,178 4,267 1,179 2,035 1,817 1,414 2.65 22,202 256 5,353 770 1,194 2,263 2,602 9,572 192 1995 19,663 7,678 2,439 5,239 1,384 2,448 2,062 1,784 2.56 33,731 228 13,222 865 1,860 2,498 2,914 11,950 194 2000 21,692 8,615 2,569 6,046 1,530 2,765 2,221 2,099 2.52 43,038 222 18,663 1,089 2,450 2,721 3,133 14,545 215 2005 23,933 9,649 2,632 7,017 1,678 3,029 2,493 2,449 2.48 49,870 230 22,815 1,296 3,038 3,021 3,308 15,932 230 2010 25,611 10,592 2,572 8,020 1,827 3,353 2,795 2,617 2.42 55,609 225 26,434 1,387 3,547 3,305 3,476 16,989 246 2015 27,183 11,520 2,604 8,916 2,029 3,677 3,072 2,742 2.36 58,806 220 28,142 1,435 3,876 3,471 3,599 17,802 261 2020 28,564 12,360 2,684 9,676 2,243 3,973 3,311 2,833 2.31 62,039 217 30,125 1,446 4,101 3,591 3,655 18,636 268 Change BERKLEY Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration 1990 16,960 6,613 2,182 4,431 1,130 1,897 2,091 1,495 2.56 5,129 28 395 107 409 1,300 345 2,468 77 1995 16,986 6,667 2,126 4,541 1,069 1,930 2,140 1,528 2.55 5,985 34 228 113 364 1,685 387 3,086 88 2000 16,845 6,695 2,028 4,667 1,043 1,958 2,148 1,546 2.52 6,403 41 186 126 341 1,765 438 3,408 98 2005 16,659 6,722 1,881 4,841 1,060 1,979 2,125 1,558 2.48 6,880 50 193 138 354 2,001 471 3,572 101 2010 16,592 6,790 1,767 5,023 1,079 2,014 2,100 1,597 2.44 6,889 52 177 142 345 2,009 505 3,558 101 2015 16,711 6,916 1,734 5,182 1,102 2,064 2,102 1,648 2.42 6,715 53 155 142 322 1,936 525 3,485 97 2020 16,822 7,025 1,737 5,288 1,124 2,106 2,101 1,694 2.39 6,603 54 138 139 302 1,872 535 3,470 93 Change BEVERLY HILLS Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration 1990 10,643 4,098 1,207 2,891 281 503 977 2,337 2.60 2,424 16 102 21 61 644 144 1,420 16 1995 10,341 4,091 1,101 2,990 291 487 1,185 2,128 2.53 2,712 19 104 21 73 620 151 1,708 16 2000 10,222 4,092 1,067 3,025 299 463 1,397 1,933 2.50 2,788 20 101 23 71 588 157 1,810 18 2005 10,051 4,084 993 3,091 321 461 1,578 1,724 2.46 2,856 21 111 26 74 584 163 1,858 19 2010 10,005 4,095 973 3,122 2015 10,173 4,154 1,033 3,121 366 443 1,947 1,398 2.45 2,777 21 110 34 76 514 172 1,831 19 2020 10,321 4,194 1,111 3,083 381 426 2,106 1,281 2.46 2,742 20 105 37 75 485 174 1,827 Change 44 344 452 1,764 1,535 2.44 2,838 21 112 29 75 554 169 1,859 19 19 11,488 5,915 506 5,409 1,064 1,938 1,494 1,419 -.34 39,837 -39 24,772 676 2,907 1,328 1,053 9,064 76 -138 412 -445 857 -6 209 10 199 -.17 1,474 26 -257 32 -107 572 190 1,002 16 -322 96 -96 192 100 -77 1,129 -1,056 -.14 318 4 3 16 14 -159 30 407 3 Percent 67.3 91.8 23.2 126.8 90.2 95.2 82.2 100.4 -12.8 179.4 -15.2 462.8 87.8 243.5 58.7 40.5 94.7 39.6 Percent -.8 6.2 -20.4 19.3 -.5 11.0 .5 13.3 -6.6 28.7 92.9 -65.1 29.9 -26.2 44.0 55.1 40.6 20.a Perce!!! -3.0 2.3 -8.0 6.6 35.6 -15.3 115.6 -45.2 -5.2 13.1 25.0 2.9 76.2 23.0 -24.7 20.8 28.7 18.8 �> BINGHAM FARMS Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration 1990 1,001 412 88 324 23 31 37 321 2.43 6,958 0 404 898 515 270 1,950 2,921 0 1995 995 422 75 347 22 25 25 350 2.36 7,960 0 291 1,383 658 354 2,390 2,884 0 2000 942 412 60 352 20 17 14 361 2.29 8,343 0 287 1,325 654 335 2,516 3,226 0 2005 910 411 44 367 18 13 8 372 2.21 8,761 0 319 1,461 685 333 2,629 3,334 0 2010 893 411 35 376 16 10 5 380 2.17 8,974 0 326 1,564 691 316 2,736 3,341 0 2015 900 419 33 386 14 9 6 390 2.15 8,905 0 313 1,591 655 292 2,772 3,282 0 2020 923 430 36 394 12 8 8 402 2.15 BIRMINGHAM Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration 1990 19,997 9,121 2,174 6,947 738 1,469 2,185 4,729 2.19 20,177 164 899 718 746 4,984 2,786 9,691 189 1995 20,147 9,307 2,023 7,284 562 1,283 2,236 5,226 2.16 20,841 169 1,162 321 907 4,389 3,414 10,281 198 2000 20,204 9,383 1,972 7,411 465 1,171 2,297 5,450 2.15 21 ,468 165 1,271 291 1,002 4,077 3,703 10,756 203 2005 20,135 9,514 1,822 7,692 490 1,166 2,296 5,562 2.12 21,251 160 1,393 268 1,112 3,895 3,744 10,482 197 2010 20,183 9,689 1,714 7,975 502 1,173 2,343 5,671 2.08 21,455 163 1,452 235 1,208 3,755 3,890 10,551 201 2015 20,296 9,863 1,697 8,166 518 1,191 2,391 5,763 2.06 21,107 163 1,414 206 1,231 3,521 3,944 10,426 202 535 1,206 2,423 5,806 2.04 20,865 163 1,352 183 1,234 3,346 3,943 10,445 199 BLOOMFIELD HILLS Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration 1990 4,288 1,515 443 1,072 78 102 153 1,182 2.83 10,227 89 239 241 292 1,229 1,729 6,321 87 1995 4,427 1,570 446 1,124 58 75 166 1,271 2.82 12,162 116 302 341 393 1,255 2,031 7,643 81 2000 4,561 1,624 457 1,167 42 57 176 1,349 2.81 14,017 118 353 415 449 1,252 2,417 8,914 99 2005 4,674 1,685 468 1,217 34 56 204 1,391 2.77 15,462 127 438 494 500 1,311 2,734 9,750 108 2010 4,791 1,749 483 1,266 30 51 239 1,429 2.74 16,373 133 478 582 567 1,278 3,092 10,124 119 2015 4,873 1,790 517 1,273 27 47 278 1,438 2.72 16,741 132 471 616 581 1,197 3,418 10,198 128 2020 4,966 1,825 560 1,265 25 45 317 1,438 2.72 17,119 130 448 619 585 1,133 3,730 10,342 132 8,814 0 296 1,579 620 275 2,767 3,277 0 2020 20,316 9,970 1,716 8,254 Change -78 18 -52 70 -11 -23 -29 81 Percent -7.8 4.4 -59.1 21 .6 -47.8 -74.2 -78.4 25.2 -11.7 26.7 -.28 1,856 0 -108 681 105 5 817 356 0 -26.7 75.8 20.4 1.9 41 .9 12.2 .0 Change Percent 319 849 -458 1,307 -203 -263 238 1,on -.15 688 -1 453 -535 -1,638 1,157 754 10 1.6 9.3 -21.1 18.8 -27.5 -17.9 10.9 22.8 -7.1 3.4 -.6 50.4 -74.5 65.4 -32.9 41 .5 7.8 5.3 Change Percent 678 310 117 193 -53 -57 164 256 -.11 6,892 41 209 378 293 -96 2,001 4,021 45 15.8 20.5 26.4 18.0 -67.9 -55.9 107.2 21 .7 -3.9 67.4 46.1 87.4 156.8 100.3 -7.8 115.7 63.6 51.7 488 .c 45 �BLOOMFIELD TWP Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration BRANDON TWP Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration CLARKSTON Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration 46 1990 42,473 15,727 5,084 10,643 863 1,450 2,531 10,883 2.70 15,013 182 630 483 749 3,142 1,797 7,878 152 1995 43,136 16,429 4,777 11,652 845 1,408 2,860 11,316 2.63 18,406 232 814 498 928 3,178 2,967 9,593 196 2000 42,678 16,691 4,367 12,324 833 1,361 3,096 11,401 2.56 22,289 263 973 687 1,087 3,190 4,252 11,605 232 2005 2010 2015 2020 Change 42,067 17,067 3,807 13,260 927 1,594 3,334 11,212 2.46 25,249 290 1,255 870 1,278 3,359 5,339 12,579 279 41.422 17,461 3,263 14,198 1,051 1,751 3,663 10,996 2.37 27,271 310 1,350 977 1,397 3,303 6,614 13,013 307 41,179 17,871 3,001 14,870 1,174 1,902 3,940 10,855 2.30 28,314 323 1,353 1,052 1,435 3,135 7,600 13,089 327 41,015 18,220 2,876 15,344 1,286 2,029 4,155 10,750 2.25 29,035 334 1,326 1,086 1,445 3,001 8,248 13,259 336 -1,458 2,493 -2,208 4,701 423 579 1,624 -133 -.45 14,022 152 696 603 696 -141 6,451 5,381 184 1990 1995 2000 2005 2010 2015 2020 Change 10,799 3,529 1,686 1,843 432 764 1,147 1,186 3.06 1,075 93 78 141 60 195 36 472 0 12,220 4,001 1,838 2,163 418 778 1,319 1,486 3.05 1,476 69 148 67 78 193 45 876 0 13,255 4,381 1,905 2,476 418 766 1,466 1,731 3.03 1,773 71 173 43 95 247 74 1,070 14,218 4,766 1,911 2,855 456 759 1,593 1,958 2.98 2,098 76 201 37 117 313 104 1,250 15,214 5,165 1,921 3,244 497 749 1,709 2,210 2.95 2,388 76 228 37 134 371 132 1,410 16,292 5,581 2,003 3,578 539 748 1,835 2,459 2.92 2,620 74 246 35 142 416 159 1,548 6,460 2,420 430 1,990 144 -14 803 1,487 -.16 1,750 -21 182 -108 0 0 0 0 17,259 5,949 2,116 3,833 576 750 1,950 2,673 2.90 2,825 72 260 33 144 454 180 1,682 0 1990 1995 2000 2005 977 441 92 349 96 70 149 126 2.22 3,339 171 253 85 45 781 438 1,396 170 2010 2015 2020 Change 1,005 434 108 326 87 81 126 140 2.32 3,092 164 285 109 58 747 341 1,296 92 955 443 83 360 101 58 170 114 2.16 3,347 156 203 86 15 807 482 1,411 187 926 447 69 378 111 49 191 96 2.07 3,558 133 201 94 23 887 530 1,486 204 905 451 57 394 116 42 213 80 2.01 3,629 101 200 96 26 964 465 1,570 207 889 455 49 406 118 36 235 66 1.95 3,613 72 199 94 26 986 382 1,646 208 878 460 43 -127 26 -65 91 31 -50 129 -84 -.41 482 -95 -94 -19 417 118 31 255 56 1.91 3,574 69 191 90 27 995 299 1,696 207 84 259 144 1,210 0 -31 248 -42 400 115 Percent •3,4 15.9 -43.4 44.2 49.0 39.9 64.2 •1,2 ·16.6 93.4 83.5 110.5 124.8 92.9 -4,5 359.0 68.3 121.1 Percent 59.8 68.6 25.5 108.0 33.3 -1.8 70.0 125.4 -5.2 162.8 -22.6 233.3 -76.6 140.0 132.8 400.0 256.4 ,0 - Percent -:m6.0 -60.2 27,9 35,6 -61.7 102.4 -60,0 -17,6 15.6 .57,9 .33,0 .11.4 .53,4 33.2 -12,3 30,9 125,0 �CLAWSON Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration COMMERCE TWP Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration FARMINGTON Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration 1990 1995 2000 2005 2010 2015 2020 12,588 5,743 1,064 4,679 990 2,407 1,690 656 2.19 6,203 73 700 463 194 1,643 605 2,480 45 12,535 5,828 1,026 4,802 972 2,587 1,673 596 2.15 6,173 73 644 456 179 1,618 623 2,535 45 13,874 5,542 1,660 3,882 987 1,598 1,749 1,208 2.50 5,783 77 704 297 278 1,570 400 2,418 39 13,606 5,615 1,520 4,095 982 1,788 1,786 1,059 2.42 5,963 80 774 364 244 1,524 444 2,492 41 13,167 5,620 1,365 4,255 989 1,942 1,776 913 2.34 6,000 76 728 397 220 1,564 487 2,485 43 12,866 5,635 1,222 4,413 1,007 2,076 1,741 811 2.28 6,200 71 767 438 218 1,625 526 2,510 45 12,625 5,645 1,117 4,528 997 2,221 1,703 724 2.24 6,282 73 754 461 209 1,667 573 2,500 45 1990 1995 2000 2005 2010 2015 2020 38,071 13,909 4,864 9,045 1,084 3,050 4,488 5,287 2.74 11,572 225 918 441 992 2,310 954 5,621 111 40,993 15,092 5,288 9,804 1,231 3,379 4,922 5,560 2.72 12,101 236 897 462 1,091 2,325 1,033 5,949 108 22,228 7,695 3,389 4,306 710 1,606 2,315 3,064 2.89 6,493 337 1,232 188 288 1,622 347 2,374 105 26,267 9,160 3,870 5,290 714 1,869 2,798 3,779 2.87 7,307 273 970 181 401 1,799 471 3,122 90 29,159 10,293 4,138 6,155 720 2,096 3,212 4,265 2.83 8,657 240 912 285 551 1,952 585 4,034 98 31,842 11,416 4,258 7,158 828 2,387 3,619 4,582 2.79 9,971 214 933 339 705 2,188 724 4,760 108 34,698 12,574 4,459 8,115 944 2,696 4,011 4,923 2.76 10,910 211 938 397 862 2,282 846 5,264 110 1990 1995 2000 2005 2010 2015 2020 10,132 4,681 967 3,714 817 1,125 1,256 1,483 2.16 8,528 177 857 282 462 2,269 611 3,742 128 10,190 4,724 956 3,768 772 1,167 1,301 1,484 2.16 7,921 186 469 275 412 2,154 774 3,518 133 10,173 4,755 927 3,828 744 1,213 1,349 1,449 2.14 8,155 178 448 331 350 2,066 887 3,752 143 10,136 4,817 857 3,960 738 1,357 1,474 1,248 2.10 8,195 161 445 427 277 1,955 1,094 3,685 151 10,137 4,862 863 3,999 740 1,444 1,550 1,128 2.08 7,945 158 416 460 233 1,802 1,174 3,551 151 10,135 4,898 888 4,010 744 1,525 1,622 1,007 2.07 7,759 155 386 477 199 1,685 1,224 3,484 149 10,136 4,780 880 3,900 740 1,281 1,404 1,355 2.12 8,293 162 450 377 318 2,065 987 3,784 150 Change -1,339 286 -634 920 -15 989 -76 -612 -.35 390 -4 -60 159 -99 48 223 117 6 Percent -9.7 5.2 -38.2 23.7 -1.5 61.9 -4.3 -50.7 -14.1 6.7 -t .2 -8.5 53.5 -35.6 3.1 55.8 4.8 15.4 Change 18,765 7,397 1,899 5,498 521 1,773 2,607 2,496 -.17 5,608 -101 -335 274 803 703 686 3,575 3 Percent 84.4 96.1 56.0 127.7 73.4 110.4 112.6 81.5 -6.0 86.4 -30.0 -27.2 145.7 278.8 43.3 197.7 150.6 2.9 Change 3 217 -79 296 -73 400 366 -476 -.10 -769 -22 -471 195 -263 -584 613 -258 21 Percent .0 4.6 -8.2 8.0 -8.9 35.6 29.1 -32.1 -4.4 -9.0 -12.4 -55.0 69.1 -56.9 -25.7 100.3 -6.9 16.4 47 �FARMINGTON HILLS Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration 1990 1995 2000 2005 2010 2015 2020 Change 74,652 29,255 9,173 20,082 3,177 5,579 7,420 13,079 2.55 56,432 820 7,225 1,809 5,779 8,833 11,461 20,016 489 78,124 31,439 9,013 22,426 3,363 6,203 8,294 13,579 2.48 62,036 834 7,979 1,501 5,779 9,692 12,729 22,859 663 79,943 33,058 8,594 24,464 3,608 6,734 8,959 13,757 2.42 65,901 821 7,589 1,494 5,625 10,185 13,899 25,427 861 81,697 34,700 8,009 26,691 4,063 7,384 9,582 13,671 2.35 68,456 794 7,712 1,543 5,731 10,872 14,425 26,471 908 82,745 36,169 7,424 28,745 4,657 8,074 10,347 13,091 2.29 69,037 805 7,583 1,549 5,625 11,043 14,920 26,546 966 83,224 37,204 7,170 30,034 5,210 8,629 10,864 12,501 2.24 67,794 803 7,069 1,532 5,292 10,838 15,080 26,196 984 83,429 37,961 7,096 30,865 5,694 9,032 11,194 12,041 2.20 66,745 802 6,542 1,505 5,005 10,669 15,032 26,207 983 a,m 10,783 2,517 3,453 3,774 -1,038 -.35 10,313 -18 -683 -304 -774 1,836 3,571 6,191 494 FERNDALE Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration 1990 1995 2000 2005 2010 2015 2020 Change 25,026 9,845 3,343 6,502 2,683 3,230 2,567 1,365 2.54 10,577 60 2,266 252 1,355 2,269 329 3,917 129 25,054 9,836 3,394 6.442 2,639 3,256 2,661 1,280 2.55 9,848 69 1,916 264 1,158 1,823 304 4,145 169 24,825 9,841 3,330 6,511 2,660 3,272 2,719 1,190 2.52 9,449 74 1,613 276 1,058 1,645 309 4,293 181 24,729 9,825 3,239 6,586 2,622 3,251 2,772 1,180 2.52 9,369 82 1,570 291 1,026 1,554 322 4,339 185 24,843 9,853 3,211 6,642 2,532 3,292 2,859 1,170 2.52 9,078 86 1,479 297 979 1,440 336 4,273 25,109 9,948 3,269 6,679 2,481 3,338 2,958 1,171 2.52 8,614 87 1,330 290 900 1,310 342 4,165 556 295 37 258 -220 181 510 -176 -.02 -2,288 32 -1,066 32 -520 -1,051 188 190 25,582 10,140 3,380 6,760 2,463 3,411 3,077 1,189 2.52 8,289 92 1,200 284 835 1,218 346 4,128 186 FRANKLIN Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration 1990 1995 2000 2005 2,679 1,011 322 689 28 101 131 751 2.65 982 16 24 14 2 99 113 699 15 2010 2015 2020 Change 2,644 984 326 658 26 93 131 734 2.69 859 17 38 13 14 92 106 564 15 2,519 972 283 689 28 99 113 732 2.59 1,057 18 22 18 2 94 119 768 16 2,425 963 237 726 30 105 99 729 2.52 1,095 21 25 23 2 94 124 789 17 2,366 965 202 763 33 112 89 731 2.45 1,099 21 25 25 2 91 129 789 17 2,372 986 191 795 2,414 1,015 195 38 44 131 81 759 2.38 1,085 18 25 30 5 83 133 775 16 -230 31 -131 162 18 48 122 83 743 2.41 1,086 19 25 27 3 86 132 777 17 820 8,706 -2,on 17 211 57 38 -50 25 -.31 226 1 -13 17 -9 -9 27 211 1 Percent 11.8 29.8 ·22.6 53.7 79.2 61.9 50.9 ·1.9 ·13.9 18.3 ·2.2 ·9.5 -16.8 ·13.4 20.8 31.2 30.9 101.0 Percent 2.2 3.0 1.1 4.0 -8.2 5.6 19.9 -12,9 -,8 -21.6 53.3 -47.0 12.7 -38.4 -46.3 5.2 5.4 44,2 --- percent ~ -8.7 3.2 -40,2 24,6 69.2 40,9 .38.2 3.4 -11.5 26,3 5,9 .34.2 130,8 -64,3 .g,8 25,5 37,4 6.7 �GROVELAND TWP Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration HAZEL PARK Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration HIGHLAND TWP Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration 1990 1995 2000 2005 2010 2015 2020 Change Percent 4,705 1,538 691 847 208 292 428 610 3.06 417 48 0 2 81 46 5,954 1,985 802 1,183 222 320 495 948 3.00 939 30 6 9 37 230 8 607 12 6,461 2,190 816 1,374 248 227 12 5,432 1,796 758 1,038 213 315 472 796 3.02 579 29 0 0 60 67 1 410 12 6,976 2,398 837 1,561 283 347 546 1,222 2.91 1,619 36 33 9 23 471 21 1,012 14 7,517 2,613 885 1,728 327 367 576 1,343 2.88 1,740 36 40 8 24 462 24 1,132 14 7,994 2,803 943 1,860 376 388 610 1,429 2.85 1,836 36 45 8 24 452 26 1,232 13 3,289 1,265 252 1,013 168 96 182 819 -.21 1,419 -12 45 6 -57 406 25 1,005 1 69.9 82.2 36.5 119.6 80.8 32.9 42.5 134.3 -6.8 340.3 -25.1 n/a 300.0 -70.4 882.6 2,500.0 442.7 8.3 1990 1995 2000 2005 2010 Change Percent 19,532 7,230 2,809 19,007 2015 19,247 2020 19,141 7,122 2,687 4,435 19,525 7,427 2,684 -526 150 -235 385 186 -112 -2.6 2.1 -8.1 8.8 8.3 -4.7 10.8 -13.3 -4.6 -9.5 334 524 1,084 2.95 1,420 36 26 10 26 459 16 833 14 20,051 7,277 2,919 4,358 2,235 2,392 1,777 873 2.76 5,003 91 1,012 131 405 937 96 2,195 136 20,108 7,365 940 64 2,078 150 705 2.70 4,750 78 594 197 448 940 64 2,269 160 1990 1995 2000 2005 2010 20,197 6,992 2,782 4,210 785 1,617 2,071 2,519 2.89 5,192 129 304 60 219 1,247 191 3,027 15 21,348 7,644 2,616 5,028 837 1,786 2,217 2,804 2.79 5,933 175 331 68 261 1,435 240 3,405 18 22,822 8,403 2,499 5,904 882 1,964 2,408 3,149 2.72 6,586 232 313 75 305 1,609 295 3,737 20 17,941 5,919 2,878 3,041 785 1,444 1,859 1,831 3.03 3,711 72 405 100 166 908 127 1,926 7 2,921 4,444 2,296 4,421 2,248 2,464 2,455 1,815 790 2.73 4,631 93 745 129 1,822 432 19,071 6,411 2,872 3,539 772 1,509 1,959 2,171 2.97 4,667 87 384 102 197 1,095 162 2,628 12 7,122 2,364 1,813 703 2.69 2,609 4,513 2,266 2,311 1,835 710 2.67 7,268 2,629 4,639 2,338 2,298 1,899 733 2.65 4,826 4,767 4,629 70 534 67 472 66 222 247 488 2,242 4,743 2,421 2,280 1,969 757 2.63 4,530 65 362 192 -116 -.13 -473 -26 -650 134 66 -57 -28.6 -64.2 408 262 481 265 471 906 880 68 2,266 153 -28 71 17 102.3 16.3 -6.1 -29.2 3.2 12.5 2015 2020 Change Percent 24,631 9,247 2,530 6,717 931 2,147 2,674 3,495 2.66 7,012 253 273 81 334 1,726 348 3,975 22 26,312 10,004 2,634 7,370 967 2,301 2,946 3,790 2.63 7,409 271 269 83 351 1,814 391 4,207 23 8,371 4,085 -244 4,329 182 857 1,087 1,959 -.40 3,698 199 -136 -17 185 906 264 2,281 16 46.7 69.0 -8.5 142.4 23.2 59.3 58.5 107.0 -13.2 99.6 276.4 -33.6 -17.0 111 .4 99.8 207.9 118.4 228.6 473 952 67 938 68 2,343 2,325 68 2,279 165 162 159 49 �HOLLY Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration HOLLY TWP Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration HUNTINGTON WOODS Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration 50 1990 1995 2000 2005 2010 2015 2020 Change Percent 5,595 2,056 839 1,217 623 638 447 348 2.72 2,271 3 670 50 12 486 26 952 72 5,809 2,186 831 1,355 674 705 439 368 2.66 2,888 8 654 37 30 743 52 1,305 59 5,975 2,302 795 1,507 693 763 6,076 2,420 698 1,722 6,232 2,543 618 1,925 6,409 2,669 6,573 2,781 560 2,109 518 2,263 978 725 -321 1,046 35,3 •38,3 85.9 6TT 833 469 441 2.51 3,463 11 782 10 14 907 656 891 498 498 2.45 3,714 11 852 630 949 531 559 2.40 3,868 11 9 13 931 50 1,775 9 12 913 47 1,947 599 999 563 620 2.36 4,005 11 833 9 10 894 44 2,130 73 74 74 361 116 272 -.36 1,734 8 163 -41 -2 408 18 1,178 2 444 402 2.60 3,132 9 704 10 18 825 49 1,455 62 56 1,613 70 855 -24 1990 1995 2000 2005 2010 2015 2020 Change 3,257 1,091 504 587 152 254 361 324 2.99 326 25 94 20 57 16 5 109 0 3,660 1,197 582 615 123 294 400 380 3.06 450 42 149 4,035 1,347 4,186 1,427 583 764 83 371 456 437 3.00 978 45 204 564 863 76 404 4,333 1,509 557 952 74 437 493 505 2.87 1,173 4,452 1,582 553 1,029 76 464 20 11 3 224 3,854 1,268 592 676 99 330 427 412 3.04 694 40 163 2 12 86 3 388 2 9 193 4 521 1,195 491 49 442 -76 210 142 215 -.17 901 9 125 -18 -52 173 1 0 0 0 4n 470 2.93 1,103 503 539 2.81 1,227 42 38 34 222 219 2 7 197 5 628 224 2 5 193 6 705 189 6 772 0 0 0 663 0 2 5 1990 1995 2000 6,336 2,345 927 1,418 135 301 593 1,316 2.70 1,525 2005 6,429 2,358 961 1,397 116 256 670 1,316 2.73 1,841 2010 2015 2020 Change 6,441 2,362 966 1,396 104 221 750 1,287 2.73 1,969 6,463 2,371 960 1,411 111 195 824 1,241 0 103 26 73 143 212 1,210 74 0 6,624 2,439 995 1,444 131 162 973 1,173 2.72 2,074 1 6,711 2,477 1,036 1,441 146 152 1,044 1,135 2.71 0 6,515 2,395 961 1,434 118 175 897 1,205 2.72 2,108 375 132 109 23 11 -149 451 -181 .01 531 1 43 24 72 102 168 1,054 62 90 30 67 161 231 1,309 81 2.73 2,103 0 92 33 70 215 247 1,362 84 0 86 34 68 216 263 1,355 86 80 33 63 207 272 1,329 89 2,056 1 74 32 60 202 276 1,322 89 31 8 -12 100 108 268 27 17,5 •3,9 56.6 26.0 78,2 ·13.1 76.4 266.7 24.3 -82.0 -16.7 84.0 69.2 123.7 2,8 Percent 36.7 45.0 9.7 75.3 -50.0 82.7 39.3 66.4 •5,7 276.4 36,0 133,0 .90,0 .91,2 1,081.3 20.0 608,3 ,0 - p~ 5,9 5,6 11.8 1.6 8.1 -49,5 76,1 -13,8 ,3 34,8 rJa 72,1 33,3 -16,7 98,0 64.3 25.4 43,5 �tr:, INDEPENDENCE TWP 1990 1995 2000 2005 2010 2015 2020 Change Percent Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration 23,717 7,969 3,516 4,453 580 1,318 2,402 3,669 2.98 4,445 265 480 103 172 1,190 481 1,727 27 28,498 9,650 3,974 5,676 570 1,539 2,995 4,546 2.95 5,572 264 401 80 116 1,508 689 2,485 29 32,319 11,115 4,195 6,920 581 1,747 3,470 5,317 2.91 6,937 247 345 80 154 1,758 885 3,387 81 35,551 12,488 4,145 8,343 681 2,056 3,841 5,910 2.85 8,345 238 360 98 180 2,062 1,120 4,135 152 38,280 13,724 4,025 9,699 771 2,369 4,132 6,452 2.79 9,139 264 374 100 175 2,280 1,115 4,676 155 40,401 14,768 3,950 10,818 848 2,683 4,357 6,880 2.74 9,561 273 387 98 160 2,373 1,067 5,048 155 41,703 15,539 3,859 11,680 919 2,979 4,480 7,161 2.68 9,878 268 385 95 143 2,423 1,003 5,410 151 17,986 7,570 343 7,227 339 1,661 2,078 3,492 -.29 5,433 3 -95 -8 -29 1,233 522 3,683 124 75.8 95.0 9.8 162.3 58.4 126.0 86.5 95.2 -9.8 122.2 11 -19.8 -7.8 -16.9 103.6 108.5 213.3 459.3 1990 1995 2000 2005 2010 2015 2020 Change Percent 2,866 1,258 214 1,044 140 260 125 733 2.28 1,591 19 29 2 23 767 112 586 53 2,966 1,303 203 1,100 107 235 118 843 2.28 1,613 21 23 3 25 775 118 595 53 34 71 -194 265 -186 -173 -121 551 -.10 508 7 -30 -53 11 277 52 206 38 1.2 5.8 -48.9 31.7 -63.5 -42.4 -50.6 188.7 -4.4 46.0 50.0 -56.6 -94.6 78.6 55.6 78.8 53.0 253.3 KEEGO HARBOR Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration 2,932 1,232 397 835 293 408 239 292 2.38 1,105 14 53 56 14 498 66 389 15 2,938 1,236 372 864 265 382 217 372 2 .38 1,331 19 50 52 18 596 79 478 39 2,892 1,231 328 903 227 350 191 463 2.35 1,406 19 41 34 19 638 86 526 43 2,852 1,236 278 958 212 318 160 546 2.31 1,516 19 43 22 21 704 95 567 45 2,857 1,248 241 1,007 178 288 141 641 2.29 1,579 19 38 7 23 754 105 584 49 LAKE ANGELUS 1990 1995 2000 2005 2010 2015 2020 Change Percent 341 127 33 94 8 11 39 69 2.69 68 0 2 0 0 14 34 18 0 343 130 32 98 9 11 51 59 2.64 92 0 2 0 0 25 37 28 0 348 134 31 103 9 12 64 49 2.60 97 0 2 0 0 26 41 28 0 362 141 32 109 9 367 145 33 112 9 17 86 33 2.53 102 0 2 0 0 26 46 28 0 39 22 1 21 3 3 66 -50 -.14 43 0 0 0 0 15 18 10 0 11 .9 17.9 3.1 23.1 50.0 21.4 330.0 -60.2 -5.1 72.9 .0 .0 .0 .0 136.4 64.3 55.6 .0 Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration 328 123 32 91 6 14 20 83 2.67 59 0 2 0 0 11 28 18 0 338 126 33 93 8 12 28 78 2 .68 58 0 2 0 0 12 31 13 0 14 77 41 2.57 100 0 2 0 0 26 44 28 0 51 �LAKE ORION Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration LATHRUP VILLAGE Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration LEONARD Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration 52 1990 1995 2000 2005 2010 2015 2020 Change 3,029 1,237 329 908 260 278 391 3,009 1,256 3,044 1,297 277 1,020 235 208 3,035 1,325 243 1,082 228 187 567 3,004 1,342 2,954 1,352 2 ,900 1,360 211 1,131 184 1,168 160 1,200 214 168 634 196 152 700 178 138 765 -129 123 -169 292 -82 -140 308 2.45 1,326 20 50 33 62 426 331 2.40 1,645 18 51 343 2.29 326 2.24 304 2.18 279 2.13 1,821 10 42 1,914 7 42 1,971 11 42 1,997 17 13 11 531 13 30 455 113 13 17 494 126 17 541 12 18 545 119 27.9 43 134.4 997 1,064 93 1,198 75 930 112 1,142 1,236 50 55 56 56 54 584 3 89.6 45 32 652 51 299 957 248 240 437 2 37 446 116 505 349 2.35 1,713 14 42 12 40 374 -29 -.32 Percent -4.3 9,9 -51.4 32,2 ·31,5 ·50.4 95.7 -9.4 -12.9 -21 50.6 -15.0 -20.0 -63.6 -44 .71.0 671 -3 -10 5.9 1990 1995 2000 2005 2010 2015 2020 Change Percent 4,329 1,577 4,296 1,589 4,222 1,572 4,127 4 ,049 4,066 -263 -6.1 2.8 501 1,071 85 212 405 875 2.75 2,555 0 113 131 117 403 423 1,271 510 1,079 94 221 410 864 2.70 2,807 98 221 107 225 1,621 409 1,212 147 44 530 1,047 1,568 456 1,112 4,056 1,569 422 1,147 118 400 853 2.69 2,963 382 854 2.63 3,076 0 157 203 99 340 435 1,468 0 153 223 97 322 457 1,597 0 167 245 100 320 477 1,645 97 105 114 1990 1995 357 125 51 74 380 137 48 89 23 31 47 24 2.86 25 20 25 0 6 6 0 7 0 5 228 365 858 2.59 3,105 0 169 263 101 1,591 411 1,180 132 233 238 353 873 2 .54 341 895 2.51 3,060 3,030 1 152 269 96 -121 165 62 26 -22.8 -64 -15.8 2.3 -8.6 20 -.24 475 1 39 138 -21 -140 79 303 496 1,646 0 161 269 98 280 503 1,618 263 502 1,614 122 127 131 133 36 2000 2005 2015 2020 Change 396 149 404 2010 424 451 478 160 35 125 17 17 172 184 31 141 31 153 16 15 195 33 162 14 121 70 -18 43 106 18 20 15 343 88 -9 14 121 14 -17 65 27 2.77 82 29 2.66 97 29 2.53 129 82 34 2.45 38 2.45 14 100 110 31 2.47 108 0 78 117 127 128 0 81 0 83 4 0 78 5 4 129 0 72 7 5 0 79 7 0 8 0 5 1 6 10 11 3 2 12 2 16 1 3 14 3 19 15 4 21 1 -.40 104 0 66 1 5 9 16 5 23 5 18 1 0 15.8 72.9 12.3 18.6 rva 34.5 105.3 -17.9 -34.7 18.7 27,0 37,1 -- Percent 33,9 56,0 -35,3 118,9 .39,1 .54,8 174,5 58,3 -14.2 416,0 ,0 1,100.0 16,7 r/8 128.6 r/8 360,0 ' ,0 �• LYON TWP (1990 Boundaries) 1990 8,695 Total Population 2,954 Total Households 1,377 With Children 1,577 Without Children Income Quartile 1 320 Income Quartile 2 841 Income Quartile 3 999 Income Quartile 4 794 Persons Per Household 2.94 Total Employment 2,342 Ag, Min, Nat Res 84 Manufacturing 1,238 TCU 45 Wholesale Trade 51 Retail Trade 375 FIRE 312 Services 237 Pub Administration 0 1995 2000 2005 2010 2015 2020 Change Percent 9,854 3,318 1,557 1,761 280 870 1,170 998 2.97 2,941 96 1,558 63 116 460 325 323 0 11,005 3,649 1,731 1,918 271 879 1,354 1,145 3.02 3,415 101 1,447 72 135 532 362 758 8 12,316 4,040 1,909 2,131 275 925 1,536 1,304 3.05 3,972 113 1,464 110 163 706 419 980 17 14,030 4,580 2,136 2,444 291 984 1,744 1,561 3.06 4,276 117 1,449 163 188 793 468 1,074 16,236 5,296 2,473 2,823 323 1,060 1,997 1,916 3.07 4,452 124 1,373 227 204 852 506 1,135 31 18,419 6,015 2,839 3,176 363 1,131 2,230 2,291 3.06 4,594 134 1,299 286 219 899 532 1,192 33 9,724 3,061 1,462 1,599 43 290 1,231 1,497 .12 2,252 50 61 241 168 524 220 955 33 111 .8 103.6 106.2 101.4 13.4 34.5 123.2 188.5 4.0 96.2 5S.5 4.9 535.6 329.4 139.7 70.5 403.0 n/a LYON TWP (1995 Boundaries) 1990 Total Population 8,695 Total Households 2,954 With Children 1,377 Without Children 1,577 Income Quartile 1 320 Income Quartile 2 841 Income Quartile 3 999 Income Quartile 4 794 Persons Per Household 2.94 Total Employment 2,342 Ag, Min, Nat Res 84 Manufacturing 1,238 TCU 45 Wholesale Trade 51 Retail Trade 375 FIRE 312 Services 237 Pub Administration 0 1995 2000 2005 2010 2015 2020 Change 9,854 3,318 1,557 1,761 280 870 1,170 998 2.97 2,941 96 1,558 63 116 460 325 323 0 10,645 3,529 1,681 1,848 258 11,791 3,865 1,834 2,031 257 13,410 4,380 2,036 15,620 5,094 2,383 2,711 308 1,018 1,938 1,830 3.07 17,804 5,810 2,759 3,051 9,109 2,856 1,382 Percent 104.8 MADISON HEIGHTS Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration 848 883 1,317 1,106 3.02 3,415 101 1,483 1,242 3.05 3,972 113 1,464 110 163 706 1,447 72 135 532 362 758 8 419 980 17 24 2,344 275 940 1,682 1,483 3.06 4,276 117 1,449 163 188 793 468 1,074 24 1990 1995 2000 2005 2010 32,196 12,867 4,083 8,784 3,015 4,094 3,671 2,087 2.50 27,408 344 8,718 678 2,231 5,497 863 8,813 31,436 13,014 3,743 9,271 3,279 4,369 3,570 1,796 30,218 12,904 3,357 9,547 3,393 4,532 3,391 1,588 29,384 12,843 2,999 9,844 3,509 4,573 3,222 1,539 2.29 28,134 214 5,277 1,322 2,671 6,241 884 11,228 297 28,706 264 2.42 2.34 28,088 265 7,362 911 2,421 6,073 846 9,939 271 27,939 231 5,874 1,164 2,519 6,152 848 10,862 289 12,847 2,681 10,166 3,589 4,672 3,088 1,498 2.23 27,616 211 4,658 1,479 2,766 6,153 898 11,152 299 348 4,452 1,079 2,171 2,212 3.06 4,594 124 1,373 227 204 852 506 1,135 31 1,299 286 219 899 532 1,192 33 2015 28,271 12,952 2,487 10,465 3,685 4,823 2,992 1,452 2.18 26,489 204 3,994 1,565 2,710 5,881 897 10,939 299 134 2020 27,920 13,069 2,362 10,707 3,773 4,978 2,913 1,405 2.14 25,594 199 3,471 1,584 2,632 5,655 884 10,876 293 .12 2,252 50 61 241 168 524 220 955 33 96.7 100.4 93.5 8.8 28.3 117.3 178.6 4.1 96.2 59.5 4.9 535.6 329.4 139.7 70.5 403.0 n/a Change -4,276 Percent -13.3 202 -1,721 1,923 758 884 -758 -682 -.37 -1,814 -145 -5,247 906 401 1.6 -42.2 21.9 25.1 21.6 -20.6 -32.7 -14.6 -6.6 1,474 28 238 1,172 1,418 158 21 2,063 29 -42.2 -60.2 133.6 18.0 2.9 2.4 23.4 11.0 53 �----MILFORD Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration MILFORD TWP Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration NORTHVILLE PART Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration 54 1990 1995 2000 2005 2010 2015 2020 Change Percent 5,511 1,996 817 1,179 491 405 653 447 2.76 3,996 45 607 145 117 1,058 136 1,830 6,301 2,291 894 1,397 6,716 2,469 903 1,566 591 375 887 616 2.72 5,239 63 626 201 129 1,322 135 2,683 7,078 2,639 7,387 2,794 7,497 2,887 7,500 2,943 1,989 947 36.1 47,4 883 1,756 854 1,940 674 394 1,015 815 2,072 775 2,168 -42 720 151 2,827 2,995 80 88 97 700 404 1,045 738 2.60 6,029 58 560 247 159 1,667 180 3,051 107 ·5,1 83.9 46.6 2.2 62.9 58 550 396 796 549 2.75 4,942 52 654 186 117 1,279 119 2,462 73 638 381 960 660 2.68 5,597 69 631 220 142 1,469 711 2.64 5,950 67 615 242 155 1,611 168 414 1,064 745 2.55 6,120 47 503 989 229 9 411 298 -.21 66.7 2,124 53.2 4.4 -17,1 2 -104 36.8 119 1,347 61 73.6 105.2 Percent 104.3 118.6 158 1,696 186 3,177 1990 1995 2000 2005 2010 2015 2020 Change 9,281 3,067 1,194 1,873 10,343 3,474 1,288 2,186 11,438 12,606 13,507 6,897 3,909 1,402 4,379 1,567 4,755 1,726 2,580 812 2,507 2,812 3,029 285 413 375 503 1,074 1,522 2.98 4,838 73 1,732 478 589 759 1,366 681 1,596 2.93 1,665 1,504 1,694 2.88 2.84 3,378 35 1,953 8,142 2,667 1,084 1,583 227 383 813 1,244 3.05 3,501 51 1,826 5,253 83 1,690 5,503 95 1,561 5,606 103 1,424 60 97 61 26 1,146 82 109 47 27 1,359 165 161 209 185 248 195 273 198 0 0 62 1,725 125 125 622 1,213 876 1,768 492 507 847 734 -.20 2,228 68 -529 213 101 2n 66.0 194.3 -27.1 355,0 104,1 454,1 43 285 108 2,655 314 120 2,922 338 128 3,091 102 392,3 1,909 93 2,340 1,945 169.7 11 26 38 48 51 51 1995 2000 2005 2010 2015 2020 Change 3,408 1,286 417 3,347 1,326 3,238 1,350 3,139 1,365 3,044 2,967 -400 349 977 196 1,169 1,374 149 1,225 1,382 116 869 43 135 430 678 2.65 915 60 124 0 1 175 52 497 6 263 1,087 44 166 44 182 539 601 2.40 587 552 2.30 1,091 506 2.22 1,124 38 112 40 100 5 28 213 56 630 9 5 28 209 6 88.8 140.2 260,3 137.4 128.9 76.5 •6,5 248 1990 454 35.0 60.3 102 3,367 1,231 454 777 49 131 381 670 2.74 856 75 105 0 8 159 49 61.4 89 41 638 50 234 6,610 2,175 914 1,261 189 369 657 960 3.04 935 1,434 3.03 4,102 •7,7 42 151 486 647 2.52 963 56 117 1 5 187 53 537 7 1,039 39 117 4 27 207 56 581 8 43 200 625 53 679 10 12.3 220 275 -205 -.59 1,151 42 295 -33 -17 205 49 724 10 -:[g -74.4 62,9 656 465 2.15 88 4 29 -- Percent 151 -338 489 -8 89 1,266 41 rJa 4 21 46 0 270 4 -16.3 67,9 72,2 .30.6 -21,5 34,5 -44,0 -16,2 rJa 262,5 28,9 .0 59,5 66.7 �NOVI Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration OAKLAND TWP Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration OAK PARK Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration 1990 1995 2000 2005 2010 2015 2020 Change Percent 33,148 12,742 4,715 8,027 1,249 2,886 3,736 4,871 2.60 22,221 313 3,782 612 2,656 7,885 1,030 5,789 154 41,595 16,102 5,773 10,329 1,427 3,564 4,744 6,367 2.58 25,479 250 3,865 485 2,284 9,367 1,109 7,890 229 48,731 19,098 6,506 12,592 1,587 4,190 5,636 7,685 2.55 28,822 247 3,743 499 2,010 10,445 1,263 10,293 322 56,161 22,259 7,120 15,139 1,895 4,901 6,558 8,905 2.52 32,402 279 3,969 529 1,896 11,717 1,483 12,165 364 63,682 25,479 7,768 17,711 2,209 5,657 7,538 10,075 2.50 34,748 284 4,054 516 1,731 12,332 1,636 13,782 413 71,419 28,752 8,636 20,116 2,539 6,430 8,536 11,247 2.48 35,851 281 3,903 492 1,537 12,428 1,747 15,007 456 78,053 31,569 9,512 22,057 2,840 7,095 9,401 12,233 2.47 36,708 279 3,698 467 1,389 12,437 1,814 16,148 476 44,905 18,827 4,797 14,030 1,591 4,209 5,665 7,362 -.13 14,487 -34 -84 -145 -1,267 4,552 784 10,359 322 135.5 147.8 101.7 174.8 127.4 145.8 151.6 151.1 -5.0 '55.2 -10.9 -2.2 -23 ..7 -47.7 57.7 76.1 178.9 209.1 Change 16,288 Percent 1990 1995 2000 2005 2010 2015 2020 8,227 2,722 1,084 1,638 217 359 588 1,558 3.02 1,055 71 217 0 45 248 34 431 9 10,232 3,398 1,307 2,091 232 424 758 1,984 3.01 1,099 72 172 0 35 278 40 490 12 11,665 3,912 1,453 2,459 254 474 934 2,250 2.98 1,432 111 146 0 62 315 92 686 20 13,699 4,626 1,715 2,911 334 569 1,203 2,520 2.96 1,812 163 154 16,469 5,568 2,135 3,433 445 698 1,567 2,858 2.96 2,125 202 165 20,436 6,849 2,853 3,996 591 879 2,068 3,311 2.98 2,418 241 180 24,515 8,108 3,694 4,414 728 1,060 2,590 3,730 3.02 2,680 259 191 89 368 162 845 30 110 423 242 952 30 116 480 349 1,021 30 1990 1995 2000 2005 2010 30,462 10,871 4,351 6,520 2,248 2,962 3,096 2,565 2.80 12,685 77 1,842 550 1,661 2,662 596 4,947 350 30,905 10,903 4,585 6,318 2,242 3,077 3,153 2,431 2.83 11,801 82 1,586 551 1,434 2,554 568 4,695 331 30,977 10,911 4,647 6,264 2,246 3,182 3,186 2,297 2.84 11,430 88 1,342 573 1,320 2,312 577 4,864 354 31,108 10,886 4,622 6,264 2,176 3,251 3,239 2,220 2.86 11,375 96 1,314 603 1,286 2,192 600 4,920 364 31,529 10,979 4,653 6,326 2,138 3,328 3,320 2,193 2.87 11,075 103 1,248 615 1,235 2,040 627 4,835 372 127 532 457 1,083 30 5,386 2,610 2,776 511 701 2,002 2,172 .00 1,625 188 -26 1 82 284 423 652 21 198.0 197.9 240.8 169.5 235.5 195.3 340.5 139.4 .0 154.0 264.8 -12.0 n/a 182.2 114.5 1,244.1 151.3 233.3 2015 2020 Change Percent 32,380 11,287 4,790 6,497 2,139 3,505 3,416 2,227 2.87 10,606 108 1,140 613 1,145 1,873 644 4,706 377 33,016 11,507 4,959 6,548 2,125 3,660 3,489 2,233 2.87 10,245 108 1,039 597 1,071 1,751 645 4,658 376 2,554 636 608 28 -123 698 393 -332 .07 -2,440 31 -803 47 -590 -911 49 -289 26 8.4 5.9 14.0 .4 -5.5 23.6 12.7 -12.9 2.4 -19.2 40.3 -43.6 8.5 -35.5 -34.2 8.2 -5.8 7.4 55 �ORCHARD LAKE Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration ORION TWP Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration 1990 1995 2000 2005 2010 2015 2020 Change 2,286 696 261 435 24 59 73 540 3.28 1,051 4 89 15 40 230 19 653 2,326 722 231 491 14 45 56 607 3.22 1,051 5 91 10 25 263 33 623 2,387 758 204 554 8 36 45 669 3.15 1,128 6 2,504 841 136 705 4 29 42 766 2.98 1,267 8 74 8 36 2,577 2,626 912 120 792 3 30 340 9 28 290 38 679 2,433 797 163 634 6 31 41 719 3.05 1,219 6 81 9 32 320 43 727 2005 2010 n 344 49 747 1990 1995 2000 21,047 7,331 3,Q75 4,256 774 1,618 2,322 2,617 2.87 7,379 106 4,726 257 198 633 242 1,159 58 25,409 8,745 3,649 5,096 794 1,800 2,775 3,376 2.91 6,324 114 3,499 214 170 682 147 1,428 70 28,695 9,837 3,991 5,846 784 1,893 3,100 4,060 2.92 6,880 150 3,118 217 129 827 247 2,073 119 31,569 10,857 4,150 6,707 849 1,999 3,299 4,710 2.91 7,942 179 3,109 254 134 1,068 388 2,629 181 34,256 11,851 4,241 7,610 907 2,076 3,458 5,410 2.89 8,533 199 3,103 262 138 1,193 450 3,004 184 881 125 756 3 29 46 803 2.93 1,266 8 60 6 37 351 54 749 1 54 825 2.88 1,273 9 46 6 38 355 58 760 1 216 -141 357 -21 -29 -19 285 -.41 222 5 -43 -9 -2 125 39 107 0 2020 Change 36,441 12,717 4,316 8,401 958 2,110 3,570 6,079 2.87 8,881 205 3,107 261 131 1,251 494 3,248 184 37,985 13,382 4,346 9,036 1,001 2,087 3,633 6,661 16,938 6,051 1,271 4,780 227 469 1,311 4,044 -.03 1,692 105 -1,723 2015 2.84 9,071 211 3,003 255 123 1,291 521 3,488 179 •,8 -37.9 103,9 115.3 200,9 208,6 1990 1995 2000 2005 1,524 543 233 310 98 143 153 149 2.81 476 0 39 0 6 117 35 236 43 2010 2015 2020 Change 1,252 453 196 257 104 131 116 102 2.76 354 0 26 0 14 96 28 149 41 1,677 596 246 350 89 140 179 188 2.81 528 0 42 2 9 130 42 257 46 1,834 1,980 713 252 461 83 133 221 276 2.78 641 0 51 3 16 159 56 305 51 2,133 773 260 513 80 130 242 321 2.76 697 0 52 3 18 176 63 333 52 2,227 812 264 548 75 124 259 354 2.74 744 0 52 3 19 191 67 363 975 359 56 -1.1 22.9 99.1 -36.5 -2 ORTONVILLE 49 Percent 80.5 82.5 41.3 112.3 29.3 29,0 56.5 154.5 -75 658 279 2,329 121 Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration 655 251 404 86 137 202 230 2.80 586 0 47 3 13 144 49 280 50 Percenl 14.9 31.0 ·54.0 82.1 ·87.5 -49.2 ·26.0 52.8 ·12.3 21.1 125.0 -48.3 -60.0 -5.0 54.3 205.3 16.4 .0 68 291 -29 -7 143 252 -.02 390 0 26 3 5 95 39 214 8 --- Percent ~ 71,9 79,2 34,7 113,2 -27,9 .5,3 123,3 247,1 ,,8 110.2 .0 100.0 rJa 35,7 99,0 139,3 143,6 19,5 �1990 1995 2000 2005 2010 2015 2020 Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration 2,929 1,155 400 755 279 266 296 314 2.54 1,269 2 265 5 52 280 125 439 101 3,235 1,248 444 804 262 249 357 380 2.59 1,469 6 324 5 64 340 3,422 1,316 457 859 254 227 404 431 2.60 1,567 6 322 5 58 374 167 574 61 3,509 1,370 435 935 260 212 436 462 2.56 1,689 7 332 4 56 409 186 627 68 3,511 1,403 396 1,007 262 195 454 492 2.50 1,806 7 336 3 49 448 207 685 71 3,469 1,423 358 1,065 263 179 469 512 2.44 1,896 7 315 2 35 490 226 749 72 3,404 1,435 321 1,114 262 164 482 527 2.37 1,975 7 288 OXFORD TWP 1990 1995 2000 2005 2010 2015 2020 12,028 4,146 1,627 2,519 381 912 1,458 1,395 2.90 3,548 176 1,160 15 65 653 166 1,309 4 12,922 4,493 1,683 2,810 377 1,026 1,532 1,558 2.88 4,031 178 1,190 21 82 796 211 1,549 4 13,872 4,858 1,794 3,064 378 1,144 1,596 1,740 2.86 4,296 178 1,143 24 97 891 243 1,716 4 14,720 5,185 1,922 3,263 381 1,252 1,638 1,914 2.84 4,485 179 1,Q76 OXFORD 148 525 57 22 526 239 818 74 Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration 9,004 3,074 1,331 1,743 460 662 993 959 2.93 2,136 177 1,091 21 19 321 24 483 0 10,278 3,502 1,482 2,020 431 731 1,196 1,144 2.93 2,324 152 1,112 10 31 327 60 632 0 11,171 3,815 1,578 2,237 389 807 1,350 1,269 2.93 2,902 158 1,116 8 45 467 103 1,005 0 PLEASANT RIDGE Total Population Total Households 1990 1995 2000 2005 2010 2015 2020 2,754 1,097 293 804 119 87 280 611 2.51 632 9 101 6 13 89 191 214 9 2,702 1,101 246 855 113 72 274 642 2.45 706 10 106 6 13 136 205 221 9 2,677 1,112 209 903 106 64 268 674 2.41 708 10 93 2,684 1,133 190 943 102 62 265 704 2.37 688 9 77 2,692 1,151 179 972 99 63 261 728 2.34 673 8 64 7 14 128 228 215 9 With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration 2,833 1,094 372 722 145 138 287 524 2.59 585 8 170 5 19 49 162 163 9 2,805 1,093 337 756 128 107 287 571 2.57 606 8 128 5 15 72 175 195 8 7 7 14 137 218 220 9 14 131 225 216 9 24 110 964 267 1,861 4 Change 475 280 -79 359 -17 -102 186 213 -.16 706 5 23 -4 -30 246 114 379 -27 Percent 16.2 24.2 -19.8 47.5 -6.1 -38.3 62.8 67.8 -6.5 55.6 :!50.0 8.7 -80.0 -57.7 87.9 91.2 86.3 -26.7 Change 5,716 2,111 591 1,520 -79 590 645 955 -.09 2,349 2 -15 3 91 643 243 1,378 4 Percent 63.5 68.7 44.4 87.2 -17.2 89.1 65.0 99.6 -3.1 110.0 1.1 -1.4 14.3 478.9 200.3 1,012.5 285.3 n/a Change -141 57 -193 250 -46 -75 -26 204 -.25 88 0 -106 2 -5 79 66 52 0 Percent -5.0 5.2 -51.9 34.6 -31.7 -54.3 -9.1 38.9 -9.7 15.0 .0 -62.4 40.0 -26.3 161.2 40.7 31.9 .0 57 �PONTIAC Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration ROCHESTER Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration ROCHESTER HILLS Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration 58 1990 1995 2000 2005 2010 2015 2020 71,166 24,769 10,845 13,924 10,238 6,761 5,100 2,670 2.87 56,308 370 18,471 3,877 2,419 6,344 2,035 20,013 2,779 70,034 24,665 10,866 13,799 10,920 6,611 4,931 2,203 2.84 55,246 418 15,916 3,782 2,726 6,407 1,983 21,219 2,795 67,018 24,022 10,295 13,727 11,124 6,362 4,680 1,856 2.79 55,150 475 14,448 3,863 2,889 6,272 2,071 22,350 2,782 64,823 23,533 9,641 13,892 11,069 6,236 4,444 1,784 2.75 56,846 461 15,572 3,784 3,118 6,356 2,178 22,796 2,581 63,372 23,419 62,898 23,663 62,658 9,048 a,n8 14,371 11 ,080 6,226 4,387 1,726 2.71 57,942 482 16,776 3,699 3,267 6,113 2,316 22,700 2,589 14,885 11,268 6,309 4,392 1,694 2.66 56,958 496 16,346 3,547 3,251 5,769 2,418 22,544 2,587 1,675 2.61 55,803 508 15,352 3,383 3,198 5,514 2,475 22,833 2,540 1990 1995 2000 2005 2010 2015 2020 7,178 3,473 842 2,631 588 1,068 1,004 813 2.07 12,757 146 2,181 357 196 2,830 721 6,240 86 7,761 3,665 928 2,737 506 1,015 1,193 951 2.12 15,106 152 2,470 327 232 2,658 867 8,311 89 8,335 3,848 1,028 2,820 444 964 1,342 1,098 2.17 17,650 140 2,551 337 315 2,634 983 10,582 108 8,958 4,069 1,123 2,946 398 962 1,432 1,277 2.20 19,552 128 2,662 360 411 2,569 1,072 12,227 123 9,678 4,321 1,257 3,064 357 958 1,502 1,504 2.24 21,107 123 2,733 348 2,662 1,133 13,494 130 10,550 4,613 1,471 3,142 325 956 1,555 1,777 2.29 21,921 117 2,635 325 517 2,656 1,164 14,372 135 11,393 4,874 1,719 3,155 297 952 1,588 2,037 2.34 22,636 113 2,499 304 538 2,642 1,177 15,228 135 1990 1995 2000 61,718 22,334 8,935 13,399 2,232 3,696 5,656 10,750 2.76 18,667 443 3,984 217 1,014 5,068 1,277 6,451 213 2005 2010 2015 2020 66,365 24,206 9,404 14,802 2,212 3,709 6,015 12,270 2.74 23,716 502 5,583 231 1,337 5,809 1,221 8,799 234 69,537 25,773 9,523 16,250 2,310 3,759 6,307 13,397 2.70 28,343 535 6,515 314 1,560 6,265 1,419 11,485 250 72,033 27,230 9,245 17,985 2,448 3,962 6,627 14,193 2.65 31,420 535 6,814 401 1,815 6,699 1,601 13,287 268 73,749 28,612 8,776 19,836 2,622 4,167 7,047 14,776 2.58 34,007 549 7,150 459 2,028 7,135 1,749 14,663 274 75,840 30,055 8,696 21,359 2,812 4,409 7,470 15,364 2.52 35,521 556 7,181 502 2,136 7,306 1,855 15,708 2TT TT,801 31,382 8,796 22,586 3,004 4,645 7,851 15,882 2.48 36,669 562 7,045 529 2,196 7,418 1,916 484 23,972 8,636 15,336 11,475 6,408 4,414 16,728 275 Change -8,508 -797 -2,209 1,412 1,237 -353 -686 -995 -.26 -505 138 -3,119 -494 n9 -830 440 2,820 -239 Percent ·12.0 ·3.2 ·20.4 10.1 12.1 -5.2 ·13.5 -37.3 •9,0 •,9 37,3 -16.9 ·12.7 32.2 ·13.1 21.6 14.1 -8.6 Change 4,215 1,401 877 524 -291 -116 584 1,224 .27 9,879 Percent 58.7 40.3 104.2 19.9 -49.5 -10,9 58.2 150,6 13,1 -33 -22,6 14.6 -14,8 174,5 -6.6 318 -53 342 -188 456 8,988 49 Change 16,083 9,048 -139 9,187 772 949 2,195 5,132 -.28 18,002 119 3,061 312 1,182 2,350 639 10,277 62 77,4 63.2 144,0 57,0 --Percent ~ 40.5 .1,6 68,6 34,6 25.7 38,8 47.7 -10,3 96.4 26,9 76,8 143,8 116,6 46.4 50.0 159,3 29,1 �ROSE TWP Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration ROYAL OAK Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade · Retail Trade FIRE Services Pub Administration ROYAL OAK TWP Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration 1990 1995 2000 2005 2010 2015 2020 Change Percent 4,926 1,588 772 816 196 399 465 528 3.10 200 41 25 2 10 5 0 115 2 5,853 1,896 903 993 177 523 552 644 3.09 227 32 27 6,472 2,122 970 1,152 159 613 626 724 3.05 458 33 35 11 14 35 9 314 7 7,114 2,366 1,011 1,355 153 687 720 806 3.01 653 37 47 11 23 82 17 428 8 7,753 2,614 1,048 1,566 153 730 813 918 2.97 766 38 56 11 23 86 23 521 8 8,422 2,869 1,112 1,757 158 755 905 1,051 2.94 9,020 3,095 1,185 1,910 167 757 982 1,189 2.91 906 38 69 10 20 94 30 638 7 4,094 1,507 413 1,094 -29 358 517 661 -.19 706 -3 8 10 89 30 523 5 83.1 94.9 53.5 134.1 -14.8 89.7 111.2 125.2 -6.0 353.0 -7.3 176.0 400.0 100.0 1,780.0 n/a 454.8 250.0 5 6 0 149 7 842 38 64 10 21 90 27 584 8 44 1990 1995 2000 2005 2010 2015 2020 Change Percent 65,493 28,366 7,432 20,934 4,969 8,181 8,334 6,882 2.31 34,871 365 2,922 2,162 1,751 6,831 2,139 18,275 426 65,367 28,658 7,140 21,518 4,894 8,453 8,669 6,642 2.28 35,350 388 2,889 2,067 1,599 8,048 2,460 17,454 445 64,479 28,756 6,690 22,066 4,940 8,637 8,825 6,354 2.24 36,056 381 2,732 2,200 1,466 8,404 2,726 17,670 477 64,087 28,832 6,385 22,447 5,207 8,590 8,864 6,171 2.22 37,609 366 2,872 2,426 1,451 8,723 2,944 18,326 501 64,253 29,094 6,219 22,875 5,431 8,636 8,936 6,091 2.21 38,149 376 2,834 2,545 1,391 8,947 3,207 18,336 513 64,951 29,598 6,293 23,305 5,710 8,748 9,082 6,058 2.19 37,964 380 2,652 2,563 1,281 8,821 3,381 18,367 519 65,544 30,039 6,456 23,583 5,983 8,819 9,209 6,028 2.18 38,084 383 2,465 2,529 1,193 8,697 3,480 18,824 513 51 1,673 -976 2,649 1,014 638 875 -854 -.13 3,213 18 -457 367 -558 1,866 1,341 549 87 .1 5.9 -13.1 12.7 20.4 7.8 10.5 -12.4 -5.5 9.2 4.9 -15.6 17.0 -31.9 27.3 62.7 3.0 1990 1995 2000 2005 2010 2015 2020 Change Percent 5,133 2,468 744 1,724 1,179 784 285 220 2.08 2,635 1 157 250 258 464 457 903 145 5,391 2,527 820 1,707 1,274 726 304 223 2.13 2,536 4 143 243 237 422 462 879 146 5,548 2,576 861 1,715 1,367 653 314 537 108 249 -141 133 -40 -36 51 .12 -161 6 -50 -83 -160 -15 79 28 34 10.7 4.4 40.7 -7.6 10.8 -5.8 -10.3 26.7 6.1 -6.2 n/a -27.6 -26.3 -42.2 -3.7 20.6 3.3 31.2 5,011 2,468 612 1,856 1,234 693 350 191 2.03 2,617 0 181 315 379 408 383 842 109 5,152 2,447 704 1,743 1,154 760 340 193 2.11 2,675 0 202 224 305 520 418 877 129 5,173 2,455 718 1,737 1,081 819 340 215 2.11 2,683 0 170 234 279 529 424 908 139 5,084 2,451 723 1,728 1,103 829 316 203 2.07 2,685 0 166 246 270 500 441 919 143 242 2.15 2,456 6 131 232 219 393 462 870 143 20.4 59 �... SOUTHFIELD Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration 1990 75,695 32,115 8,278 23,837 5,405 7,932 8,655 10,123 2.36 108,593 536 8,980 8,744 8,975 17,604 17,973 44,535 1,246 1995 75,331 32,459 8,032 24,427 5,636 8,271 9,349 9,203 2.32 111,422 481 7,501 7,490 9,445 16,260 20,955 48,031 1,259 2000 74,377 32,397 7,848 24,549 5,798 8,455 9,769 8,375 2.30 114,248 466 6,451 7,244 9,519 15,443 22,328 51,488 1,309 2005 73,503 32,419 7,438 24,981 6,139 8,640 9,916 7,724 2.27 114,279 485 6,363 7,172 9,837 14,998 22,409 51,702 1,313 2010 73,323 32,659 7,210 25,449 6,479 8,870 10,067 7,243 2.25 112,142 493 5,930 6,824 9,911 14,357 23,190 50,162 1,275 2015 73,654 33,142 7,216 25,926 6,856 9,171 10,241 6,874 2.22 107,867 493 5,283 6,359 9,496 13,376 23,485 48,141 1,234 2020 73,959 33,608 7,312 26,296 7,204 9,444 10,365 6,595 2.20 104,740 493 4,733 5,933 9,096 12,640 23,489 47,174 1,182 Change 2010 12,553 4,927 1,133 3,794 2015 13,067 5,074 1,083 3,991 581 1,183 976 2,334 2.58 3,199 52 347 180 Change 1,012 217 1,316 32 2020 13,381 5,163 1,043 4,120 530 1,164 935 2,534 2.59 3,267 49 329 180 44 1,032 223 1,375 35 441 116 681 16 Percent 102.4 90.1 25.1 118.9 -11.8 45.9 27.7 333.2 6.5 81.6 113.0 7.2 462.5 69.2 74.6 108.4 98.1 84.2 2015 13,683 5,276 1,173 4,103 596 1,225 1,035 2,420 2.59 3,199 52 347 180 43 1,012 217 1,316 32 2020 13,996 5,368 1,123 4,245 545 1,206 994 2,623 2.61 3,267 49 329 180 44 1,032 223 1,375 35 Change percent SOUTH LYON (1990 Boundaries)1990 Total Population 6,612 Total Households 2,716 With Children 834 Without Children 1,882 Income Quartile 1 601 Income Quartile 2 798 Income Quartile 3 732 Income Quartile 4 585 Persons Per Household 2.43 Total Employment 1,799 Ag, Min, Nat Res 23 Manufacturing 307 TCU 32 Wholesale Trade 26 Retail Trade 591 FIRE 107 Services 694 Pub Administration 19 1995 8,166 3,252 1,029 2,223 639 921 831 861 2.51 2,228 28 314 53 15 687 144 965 22 2000 10,642 4,270 1,203 3,067 733 1,136 1,011 1,390 2.49 2,520 41 312 105 25 783 165 1,065 24 2005 11,771 4,680 1,193 3,487 697 1,197 1,041 1,745 2.52 2,838 54 348 145 35 886 186 1,158 SOUTH LYON (1995 Boundarles)1990 Total Population 6,612 Total Households 2,716 With Children 834 Without Children 1,882 Income Quartile 1 601 Income Quartile 2 798 Income Quartile 3 732 Income Quartile 4 585 Persons Per Household 2.43 Total Employment 1,799 Ag, Min, Nat Res 23 Manufacturing 307 TCU 32 Wholesale Trade 26 Retail Trade 591 FIRE 107 Services 694 Pub Administration 19 1995 8,166 3,252 1,029 2,223 639 921 831 861 2.51 2,228 28 314 53 15 687 144 965 22 2000 11,002 4,390 1,253 3,137 746 1,167 1,048 1,429 2.51 2,520 41 312 105 25 783 165 1,065 24 2005 12,296 4,855 1,268 3,587 715 1,239 1,094 1,807 2.53 2,838 54 348 145 35 886 186 1,158 26 60 26 639 1,199 1,015 2,074 2.55 3,086 55 359 170 41 975 205 1,252 29 2010 13,137 5,127 1,233 3,894 655 1,243 1,077 2,152 2.56 3,086 55 359 170 41 975 205 1,252 29 43 -1,736 1,493 -966 2,459 1,799 1,512 1,710 -3,528 -.16 -3,853 -43 -4,247 -2,811 121 -4,964 5,516 2,639 -64 6,769 2,447 209 2,238 -71 366 203 1,949 .16 1,468 26 22 148 18 7,384 2,652 289 2,363 -56 408 262 2,038 .17 1,468 26 22 148 18 441 116 681 16 Percent ·2.3 4.6 ·11.7 10.3 33.3 19.1 19.8 ·34.9 -6.6 ·3.5 -8.0 -47.3 ·32.1 1.3 -28.2 30.7 5.9 -5.1 --- 1111 97.6 34,7 125.6 .9,3 51.1 35,8 348.4 7.1 81,6 113,0 7.2 462,5 69,2 74,6 108.4 98,1 84.2 �SPRINGFIELD TWP Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration 1990 1995 2000 2005 2010 2015 2020 9,927 3,276 1,554 1,722 385 623 1,010 1,258 3.03 1,244 166 189 15 93 80 6 695 0 12,660 4,193 1,946 2,247 460 677 1,285 1,771 3.02 1,703 94 342 27 39 229 5 967 0 14,587 4,868 2,178 2,690 515 688 1,473 2,192 3.00 2,427 100 388 32 44 413 28 1,422 0 16,598 5,597 2,360 3,237 588 740 1,688 2,581 2.97 3,199 121 496 38 65 677 59 1,742 1 18,628 6,338 2,537 3,801 664 801 1,876 2,997 2.94 3,579 124 555 39 71 701 76 2,012 1 20,734 7,101 2,795 4,306 738 22,579 7,774 3,070 4,704 801 990 2,238 3,745 2.90 4,008 126 577 35 64 697 100 2,408 1 SYLVAN LAKE 1990 1995 2000 2005 2010 2015 2020 1,905 848 185 663 71 133 315 329 2.25 1,134 13 35 1 295 493 45 212 40 1,861 848 156 692 69 117 349 313 2.19 1,236 12 36 1,807 849 124 725 58 103 401 287 2.13 1,302 1,757 852 98 754 45 91 459 257 2.06 1,306 10 23 0 333 594 63 233 50 1,782 882 88 794 34 83 519 246 2.02 1,308 11 17 1 325 600 68 236 50 889 2,069 3,405 2.92 3,815 124 574 38 68 700 90 2,220 1 Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration 1,893 840 203 637 103 191 248 298 2.25 1,081 12 122 2 251 452 39 179 24 1,915 847 198 649 86 160 281 320 2.26 1,087 14 43 TROY 1990 1995 2000 2005 2010 2015 2020 79,002 28,501 10,580 17,921 2,801 4,425 7,326 13,949 2.77 116,358 461 21,555 3,190 8,797 20,934 13,657 47,255 509 82,136 30,049 10,442 19,607 3,012 4,651 7,577 14,809 2.73 125,075 493 18,785 3,374 8,832 21,600 14,556 56,879 556 85,158 31,658 10,051 21,607 3,413 5,036 7,800 15,409 2.69 128,710 526 16,589 3,496 9,136 21,969 14,871 61,533 590 85,836 32,793 9,121 23,672 3,801 5,508 8,290 15,194 2.62 129,113 536 14,548 3,525 9,144 21,452 15,183 64,122 603 87,282 34,076 8,746 25,330 4,199 5,971 8,760 15,146 2.56 126,606 538 12,415 3,486 8,775 20,370 15,229 65,184 609 89,110 35,378 8,687 26,691 4,574 6,392 9,203 15,209 2.52 125,073 540 10,TT9 3,423 8,432 19,536 15,124 66,636 603 Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration 72,884 26,173 10,109 16,064 2,640 4,152 6,924 12,457 2.78 104,498 403 22,210 3,313 8,070 19,781 12,671 37,577 473 281 482 39 191 36 320 545 53 227 42 11 31 0 337 584 59 233 47 Change 12,652 4,498 1,516 2,982 416 367 1,228 2,487 -.13 2,764 -40 388 20 -29 617 94 1,713 1 Percent 127.5 137.3 97.6 173.2 108.1 58.9 121.6 197.7 -4.2 222.2 -24.1 205.3 133.3 -31.2 771.3 1,566.7 246.5 n/a Change -111 42 -115 157 -69 -108 271 -52 -.23 227 -1 -105 -1 74 148 29 57 26 Percent -5.9 5.0 -56.7 24.6 -67.0 -56.5 109.3 -17.4 -10.3 21.0 -8.3 -86.1 -50.0 29.5 32.7 74.4 31.8 108.3 Change 16,226 9,205 -1,422 10,627 1,934 2,240 2,279 2,752 -.27 20,575 137 -11,431 110 362 -245 2,453 29,059 130 Percent 22.3 35.2 -14.1 66.2 73.3 53.9 32.9 22.1 -9.5 19.7 34.0 -51 .5 3.3 4.5 -1.2 19.4 77.3 27.5 61 �WALLED LAKE Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration 1990 1995 2000 2005 2010 2015 2020 Change 6,278 2,796 823 1,973 603 762 817 614 2.25 6,441 61 2,347 146 337 1,323 248 1,807 172 6,479 2,977 721 2,256 548 827 882 720 2.18 7,059 53 2,250 187 591 1,446 282 2,068 182 6,932 3,281 640 2,641 518 922 976 865 2.11 7,328 50 1,708 271 682 1,614 323 2,482 198 7,255 3,532 540 2,992 518 984 1,060 970 2.05 8,024 53 1,646 314 779 1,752 388 2,877 215 7,725 3,825 478 3,347 510 1,070 1,150 1,095 2.02 8,458 56 1,543 357 883 1,774 437 3,188 220 8,236 4,135 449 3,686 505 1,180 1,240 1,210 1.99 8,601 56 1,378 384 938 1,730 473 3,419 223 8,730 4,398 473 3,925 499 1,295 1,303 1,301 1.98 8,669 56 1,227 389 968 1,683 494 3,629 223 2,452 1,602 -350 1,952 -104 533 486 687 -.26 2,228 -5 -1,120 243 631 360 246 1,822 51 WATERFORD TWP Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration 1990 1995 2000 2005 2010 2015 2020 Change 66,692 25,488 8,883 16,605 4,142 6.659 7,949 6,738 2.62 23,106 607 1,572 889 1,209 8,941 1,424 7,699 765 69,222 26,997 8,730 18,267 4,311 7,037 8,673 6,976 2.56 27,152 786 1,599 685 1,559 10,374 1,625 9,531 993 69,679 27,777 8,243 19,534 4,440 7,231 9,105 7,001 2.51 31,269 849 1,597 658 1,840 11,571 1,899 11,551 1,304 70,561 28,613 7,794 20,819 4,714 7,426 9,375 7,098 2.47 34,978 803 1,789 678 2,142 12,886 2,169 12,968 1,543 71,719 29,503 7,496 22,007 4,968 7,665 9,656 7,214 2.43 37,373 834 1,805 645 2,420 13,659 2,414 13,811 1,785 73,299 30,547 7,488 23,059 5,257 7,968 9,985 7,337 2.40 38,491 849 1,721 601 2,551 13,848 2,595 14,327 1,999 74,577 31,422 7,590 23,832 5,522 8,230 10,254 7,416 2.37 39,343 862 1,621 560 2,625 13,942 2,712 14,883 2,138 7,885 5,934 -1,293 7,227 1,380 1,571 2,305 678 -.24 16,237 255 49 -329 1,416 5,001 1,288 7,184 1,373 WEST BLOOMFIELD TWP 1990 Total Population 54,507 Total Households 19,216 With Children 7,138 Without Children 12,078 Income Quartile 1 1,002 Income Quartile 2 2,230 Income Quartile 3 4,289 Income Quartile 4 11,695 Persons Per Household 2.84 Total Employment 13,710 Ag, Min, Nat Res 355 Manufacturing 504 TCU 266 Wholesale Trade 536 Retail Trade 2,904 FIRE 1,309 Services 7,646 Pub Administration 190 1995 2000 2005 2010 2020 Change 57,162 20,873 6,746 14,127 844 2,361 4,777 12,891 2.74 15,718 396 545 196 680 3,399 1,489 8,765 248 2015 59,566 22,268 6,548 15,720 768 2,473 5,220 13,807 2.67 17,881 417 528 205 786 3,849 1,756 9,986 354 65,991 27,132 5,237 21,895 1,501 3,581 6,901 15,149 2.43 21,640 472 641 218 1,087 5,006 2,685 11,077 11,484 7,916 -1,901 9,817 62 Percenl 39.1 57.3 -42.5 98.9 ·17.2 69.9 59.5 111.9 ·11.6 34.6 •8,2 47.7 166,4 187,2 27.2 99.2 100.8 29.7 Percent 11.8 23.3 •14.6 43,5 33.3 23,6 29.0 10.1 •9,3 70.3 42.0 3.1 .37,0 117.1 55,9 90.4 93,3 179.5 .--61,168 23,611 5,922 17,689 939 2,764 5,596 14,312 2.59 19,738 428 620 231 915 4,469 2,067 10,634 374 62,899 24,954 5,430 19,524 1,127 3,056 6,111 14,660 2.52 20,858 451 657 241 1,022 4,816 2,344 10,906 421 64,703 26,199 5,267 20,932 1,323 3,339 6,561 14,976 2.47 21,298 466 656 234 1,067 4,934 2,551 10,941 449 454 499 1,351 2,612 3,454 -.40 7,930 117 137 -48 551 2,102 1,376 3,431 264 percent ~ 41,2 .26.6 81.3 49,8 60,6 60,9 29.5 .14.3 57,8 33.0 27,2 -18,0 102.8 72.4 105.1 44,9 138,9 �WHITE LAKE TWP Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration WIXOM Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration WOLVERINE LAKE Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration 1990 1995 2000 2005 2010 2015 2020 22,608 7,787 3,355 4,432 998 1,718 2,542 2,529 2.90 3,189 320 207 53 189 607 95 1,657 61 26,527 9,201 3,863 5,338 1,061 1,779 3,108 3,253 2.88 3,360 360 108 25 212 756 113 1,718 68 28,911 10,044 4,086 5,958 1,100 1,711 3,456 3,777 2.88 4,284 346 152 72 242 945 164 2,278 85 31,013 10,822 4,189 6,633 1,169 1,699 3,706 4,248 2.87 5,187 312 212 81 285 1,236 220 2,735 106 32,690 11,496 4,210 7,286 1,245 1,695 3,829 4,727 2.84 5,774 286 250 79 309 1,421 269 3,035 125 34,206 12,122 4,322 7,800 1,328 1,708 3,918 5,168 2.82 6,130 283 274 73 309 1,513 306 3,231 141 35,390 12,643 4,456 8,187 1,414 1,731 3,969 5,529 2.80 6,400 280 254 67 308 1,581 334 3,425 151 1990 1995 2000 2005 2010 2015 2020 17,490 7,137 2,209 4,928 774 1,881 1,975 2,507 2.45 18,936 7,592 2,416 5,176 815 1,812 2,047 2,918 2.49 9,424 124 3,173 910 1,442 1,098 241 2,378 58 20,028 7,908 2,597 5,311 827 1,696 2,097 3,288 2.53 9,238 107 2,814 917 1,473 1,083 261 2,527 56 15,579 8,550 4,119 957 3,162 610 1,597 1,130 782 2.08 6,562 130 4,309 302 648 326 73 734 40 11,487 5,102 1,439 3,663 628 1,797 1,453 1,224 2.25 7,430 96 4,203 488 798 542 64 1,191 48 13,506 5,789 1,738 4,051 629 1,894 1,642 1,624 2.33 8,386 113 3,920 652 976 921 112 1,639 53 1990 1995 2000 2005 2010 2015 2020 4,578 1,739 529 1,210 255 423 689 372 2.63 477 17 4,667 1,777 540 1,237 266 430 708 373 2.63 529 10 3 2 4 56 72 346 36 4,747 1,880 504 1,376 305 465 772 338 2.53 619 8 8 4 13 63 84 402 37 4,747 1,931 477 1,454 325 487 802 317 2.46 655 9 11 5 17 49 66 309 33 4,700 1,823 517 1,306 287 444 739 353 2.58 578 8 5 3 8 60 79 378 37 4,727 1,657 674 983 202 380 567 508 2.85 355 14 0 0 0 58 63 190 30 4,676 1,703 606 1,097 227 407 631 438 2.75 418 18 0 0 0 44 61 265 30 6,,511 1,976 4,535 721 1,899 1,843 2,048 2.39 9,115 141 3,793 750 1,172 1,051 166 1,984 58 9,504 143 3,560 851 1,365 1,102 210 2,215 58 66 87 424 36 Change 12,782 4,856 1,101 3,755 416 13 1,427 3,000 -.10 3,211 -40 47 14 119 974 239 1,768 90 Percent 56.5 62.4 32.8 84.7 41.7 .8 56.1 118.6 -3.6 100.7 -12.5 22.7 26.4 63.0 160.5 251 .6 106.7 147.5 Change 11,478 3,789 1,640 2,149 217 99 967 2,506 .46 2,676 -23 -1,495 615 825 757 188 1,793 16 Percent 134.2 92.0 171.4 68.0 35.6 6.2 85.6 320.5 22.0 40.8 -17.7 -34.7 203.6 127.3 232.2 257.5 244.3 40.0 Change 20 274 -197 471 123 107 235 -191 -.39 300 -5 11 5 17 8 24 234 6 Percent .4 16.5 -29.2 47.9 60.9 28.2 41.4 -37.6 -13.8 84.5 -35.7 n/a n/a n/a 13.8 38.1 123.2 20.0 63 �.. OAKLAND COUNTY 1990 Total Population 1,083,592 Total Households 410,520 With Children 143,997 Without Children 266,523 Income Quartile 1 64,471 Income Quartile 2 92,274 Income Quartile 3 109,543 Income Quartile 4 144,232 Persons Per Household 2.64 Total Employment 681,037 Ag, Min, Nat Res 8,397 Manufacturing 116,987 TCU 30,089 Wholesale Trade 46,746 Retail Trade 130,230 FIRE 70,704 Services 268,006 Pub Administration 9,878 1995 2000 1,150,872 1,192,164 461,578 440,003 147,820 148,486 291,517 313,758 65,881 67,131 97,279 100,905 120,034 127,794 156,809 165,748 2.62 2.58 745,309 806,126 8,592 8,831 119,339 116,201 28,447 30,025 49,855 51,454 138,807 144,912 80,548 88,892 308,944 353,750 10,1n 12,061 2005 1,232,182 483,455 143,752 339,703 70,490 105,540 134,437 172,988 2.55 856,189 8,983 120,613 31,818 54,920 153,806 94,505 378,829 12,715 2010 1,272,192 506,060 140,173 365,887 74,037 110,799 142,028 179,196 2.51 883,393 9,241 122,512 32,562 56,905 156,589 100,398 391,901 13,285 2015 1,318,997 530,457 142,236 388,221 78,211 116,652 885,258 9,334 117,948 32,374 56,139 154,007 104,001 397,773 13,682 9,410 113,296 31,682 55,070 151,734 105,797 407,103 13,734 2010 5,010 2,045 529 1,516 579 676 355 435 2.45 1,470 6 144 20 21 532 216 511 20 2015 5,061 2,135 480 1,655 573 735 350 477 2.37 1,528 8 145 26 28 526 242 533 20 2020 5,096 2,212 442 1,770 570 787 346 509 2.30 1,579 10 144 31 34 519 267 555 19 Change 549 553 -225 778 2010 3,836 1,228 457 771 154 329 342 403 3.12 278 131 2015 4,203 1,343 505 838 157 356 381 449 3.13 300 135 13 22 17 30 22 61 0 2020 4,543 1,446 55·9 887 159 378 425 484 3.14 318 138 15 23 17 33 27 65 Change 2,135 683 229 454 8 185 209 281 -.01 164 20 8 15 17 29 27 48 0 149,800 185,794 2.49 2020 1,359,846 551,773 146,477 405,296 82,157 121,767 156,425 Change 276,254 141,253 2,480 138,773 17,686 29,493 191,424 2.46 887,826 47,192 -.18 206,789 1,013 -3,691 1,593 8,324 21,504 35,093 139,097 3,856 46,882 Percent 25.5 34.4 1.7 52.1 27.4 32.0 42.8 32.7 -6.6 30.4 12.1 ·3.2 5.3 17.8 16.5 49.6 51.9 39.0 ST. CLAIR COUNTY ALGONAC Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration BERLIN TWP Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration 64 1990 4,547 1,659 667 992 548 469 383 259 2.74 1,185 0 97 2 0 524 129 401 32 1995 4,843 1,793 685 1,108 570 527 390 306 2.70 1,134 0 118 2 0 453 149 396 16 2000 4,923 1,Bn 649 1,228 578 572 376 351 2.62 1,231 2 124 8 7 468 170 434 18 2005 4,970 1,962 590 1,372 584 623 366 389 2.53 1,371 4 135 14 1990 2,408 763 330 433 151 193 216 203 3.16 154 118 1995 2,831 899 374 525 154 234 253 258 3.15 173 119 5 11 0 15 0 23 0 2000 3,174 1,014 404 610 153 270 289 302 3.13 212 123 2005 3,499 1,121 427 694 154 302 313 352 3.12 248 127 9 18 11 23 11 49 0 7 8 0 4 0 17 0 7 14 6 19 6 37 0 14 516 192 476 20 11 21 16 26 16 57 0 0 22 318 .37 250 -.44 394 10 47 29 34 -5 138 154 -13 Percent 12.1 33.3 -33.7 78.4 4.0 67.8 -9.7 96.5 -15.9 33.2 rJa 48.5 1,450.0 rJa -1.0 107.0 38,4 -40.6 --- Percent ~ 89.5 69.4 104.8 5.3 95,9 96.8 138,4 .,4 106.5 16,9 114.3 187,5 rJa 725.0 rJa 2a2.4 .0 j �BROCKWAY TWP Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration 1990 1,603 507 247 260 120 130 163 94 3.16 146 44 10 0 25 3 6 58 0 1995 1,798 560 280 280 110 132 214 104 3.21 208 44 85 0 23 3 8 45 0 2000 1,942 601 302 299 97 131 265 108 3.23 223 45 81 1 14 5 10 66 1 2005 2,083 641 320 321 86 132 308 115 3.25 252 46 89 2 BURTCHVILLE TWP Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration 1990 3,559 1,353 510 843 320 465 293 275 2.63 400 157 15 0 21 113 13 81 0 1995 3,798 1,444 534 910 301 496 288 359 2.63 400 155 15 0 21 99 17 93 0 CAPAC 1990 1,583 576 259 317 217 156 142 61 2.75 501 0 88 1995 1,641 589 281 308 231 143 159 56 2.79 589 0 44 8 8 52 102 345 30 Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration 6 39 88 268 11 2015 2,365 724 360 364 70 133 389 132 3.27 273 48 82 4 6 11 15 105 2 2020 2,487 763 381 382 65 134 424 140 3.26 279 49 76 5 6 13 16 112 2 Change Percent 884 256 134 122 -55 4 261 46 .10 133 5 66 5 -19 10 10 54 2 55.1 50.5 54.3 46.9 -45.8 3.1 160.1 48.9 3.1 91.1 11.4 660.0 7 12 83 2 2010 2,223 681 338 343 77 132 349 123 3.26 267 47 88 3 7 9 14 97 2 2000 4,059 1,565 549 1,016 289 544 287 445 2.59 448 125 25 11 26 109 17 133 2 2005 4,248 1,664 536 1,128 282 577 296 509 2.55 523 101 34 19 31 131 19 184 4 2010 4,434 1,767 521 1,246 281 609 309 568 2.51 581 94 42 26 35 148 25 207 4 2015 4,622 1,873 517 1,356 285 643 328 617 2.47 619 91 49 Change Percent 1,223 616 8 608 -28 208 59 3n -.20 252 -69 41 29 16 56 20 155 4 34.4 45.5 1.6 72.1 -8.8 44.7 20.1 137.1 -7.7 63.0 -43.9 273.3 4 2020 4,782 1,969 518 1,451 292 673 352 652 2.43 652 88 56 29 37 169 33 236 4 2000 1,704 611 293 318 242 134 180 55 2.79 617 2005 1,744 628 293 335 252 124 196 56 2.78 673 2 45 11 4 44 110 419 38 2010 1,787 646 292 354 256 113 215 62 2.77 716 3 43 12 3 39 113 461 2015 1,829 665 291 374 255 104 236 70 2.75 742 4 37 11 3 33 110 498 46 2020 1,863 682 288 394 248 95 259 80 2.73 759 5 31 10 3 28 103 532 47 Change 40 9 5 45 103 380 34 11 42 28 36 160 29 222 280 106 29 77 31 -61 117 19 -.02 258 5 -57 9 -3 -11 15 264 36 n/a -76.0 333.3 166.7 93.1 n/a n/a 76.2 49.6 153.8 191.4 n/a Percent 17.7 18.4 11 .2 24.3 14.3 -39.1 82.4 31.1 -.6 51.5 nla -64.8 900.0 -50.0 -28.2 17.0 98.5 327.3 65 �... CASCO TWP Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration CHINA TWP Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration CLAY TWP Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration 66 1990 4,552 1,453 703 750 278 360 420 395 3.13 197 99 33 22 0 2 0 41 0 1995 4,984 1,593 774 819 307 391 421 474 3.13 216 101 48 16 0 7 0 44 0 2000 2005 2010 2015 2020 5,263 1,696 814 882 331 415 421 529 3.10 296 104 62 23 9 10 17 66 5 5,485 1,793 827 966 354 428 441 570 3.06 396 107 70 44 17 12 48 88 10 5,683 1,891 835 1,056 370 440 471 610 3.01 462 110 77 52 25 15 83 90 10 5,866 1,996 846 1,150 386 458 513 639 2.94 515 113 81 60 33 18 108 92 10 5,993 2,086 855 1,231 406 477 560 643 2.87 552 116 84 66 40 20 122 94 10 1990 1995 2000 2005 2010 2015 2020 2,644 813 408 405 85 210 290 228 3.25 1,267 313 179 467 3 159 0 146 3,185 1,001 469 532 93 272 382 254 3.18 1,417 342 315 442 8 131 0 179 3,448 1,120 475 645 98 308 469 245 3.08 1,544 334 350 465 17 138 13 224 3,679 1,238 461 777 110 332 564 232 2.97 1,730 326 382 531 26 157 31 271 3,901 1,355 446 909 125 350 657 223 2.88 1,853 336 406 568 34 163 51 289 4,143 1,480 4,334 1,587 444 444 1,036 146 370 743 221 2.80 1,893 339 403 573 42 164 65 301 1,143 171 387 0 219 2.73 1,901 341 391 562 48 164 76 313 0 3 6 6 6 6 810 Change 1,441 633 152 481 128 117 140 248 -.26 355 17 51 44 40 18 122 53 10 Change 1,690 774 36 738 86 177 520 -9 -.52 634 28 212 95 45 5 76 167 6 1990 1995 2000 2005 8,866 3,367 1,114 2,253 721 836 874 936 2.63 1,152 113 89 66 19 303 36 502 24 2010 10,097 3,762 1,262 2,500 687 905 978 1,192 2.68 1,294 118 2015 2020 10,894 4,035 1,324 2,711 11,677 4,291 1,370 2,921 12,407 4,535 1,407 3,128 13,156 4,793 647 942 1,024 1,422 2.70 1,489 124 138 116 44 312 74 645 36 604 989 1,087 1,611 2.72 1,717 129 161 148 63 346 101 727 42 552 1,029 1,134 1,820 2.74 1,880 136 181 171 79 360 131 1.485 3,308 503 1,100 13,765 5,012 1,570 3,442 464 1,177 Change 4,899 1,645 456 1,189 -257 341 1,189 2,001 2.74 1,232 2,139 2.75 1,203 .11 1,988 142 2,076 147 194 200 104 362 113 93 26 297 47 570 30 191 188 779 93 362 158 811 43 43 358 924 34 105 134 85 59 145 181 846 344 42 18 Percent 31.7 43.6 21.6 64.1 46.0 32.5 33.3 62.8 ·8.3 180.2 17.2 154.5 200.0 nla 900.0 nla 129.3 nla Percent 63.9 95.2 8.8 182.2 101.2 84.3 179.3 -3.9 -16.0 50.0 8.9 118.4 20.3 1,500.0 3.1 rJa 114.4 rJa Percent 55.3 48.9 40.9 52.8 -35.6 40.8 41.0 128,5 4.3 50.2 30,1 118,0 203,0 447.4 19,5 402,8 68,5 75,0 �CLYDE TWP Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration 1990 1995 2000 2005 2010 2015 2020 Change Percent 5,052 1,603 745 858 221 417 595 370 3.15 322 114 5,718 1,844 6,214 2,059 799 1,260 231 557 802 469 3.02 439 111 17 27 10 22 32 153 67 6,608 2,257 763 1,494 259 623 895 480 2.93 560 110 34 40 18 47 37 198 76 6,968 2,454 724 1,730 302 689 971 492 2.84 645 116 7,337 2,660 711 1,949 359 761 1,035 505 2.76 707 117 68 53 35 64 57 232 81 7,640 2,843 709 2,134 423 833 1,072 515 2.69 760 119 83 56 43 69 64 245 81 2,588 1,240 -36 1,276 202 416 477 145 -.46 51.2 TT.4 -4.8 148.7 91.4 99.8 80.2 39.2 -14.7 136.0 4.4 n/a 27.3 n/a 165.4 146.2 133.3 1,057.1 0 44 0 26 26 105 7 795 1,049 217 484 707 436 3.10 349 115 0 14 0 15 31 116 58 51 50 26 58 47 218 79 438 5 83 12 43 43 38 140 74 1990 1995 2000 2005 2010 2015 2020 Change Percent 3,673 1,185 3,941 1,295 560 735 142 357 400 396 3.04 336 131 59 4,200 1,401 583 4,498 1,508 5,185 1,720 862 291 360 439 418 2.98 462 136 75 63 27 20 31 103 7 1,950 691 378 313 60.3 67.2 76.2 818 4,859 1,622 758 864 436 341 440 405 FIRE Services Pub Administration 3,235 1,029 496 533 130 282 322 295 3.14 257 128 56 33 0 5 0 32 3 COTTRELLVILLE TWP COLUMBUS TWP Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment 643 132 328 372 353 3.10 259 131 44 36 0 13 189 369 428 415 0 32 3 9 15 9 65 5 3.00 416 132 68 55 18 18 20 98 7 1990 1995 2000 2005 3,088 1,098 485 613 255 300 3,527 1,224 560 664 244 326 355 299 2.88 3,771 1,298 591 707 226 335 386 351 2.91 452 35 154 20 44 63 11 119 6 3,997 1,374 606 768 213 340 419 402 2.91 536 36 170 31 48 70 31 140 10 Manufacturing TCU Wholesale Trade 303 240 2.81 274 33 80 14 37 Retail Trade FIRE Services Pub Administration 46 0 60 4 Ag, Min, Nat Res 542 388 34 133 15 45 60 0 99 2 43 646 3.00 503 138 79 71 36 23 43 106 7 874 846 566 325 439 390 3.01 534 139 82 77 43 25 52 109 7 436 43 117 95 -.13 277 11 26 44 43 20 52 77 4 58.7 335.4 15.2 36.3 32.2 -4.1 107.8 8.6 46.4 133.3 n/a 400.0 n/a 240.6 133.3 2010 2015 2020 Change Percent 4,205 1,449 614 835 199 342 447 461 2.90 590 38 182 38 49 74 4,409 1,530 627 903 186 348 479 517 4,566 1,600 637 963 176 351 509 564 2.85 623 43 177 47 40 75 80 151 10 1,478 502 152 350 -79 51 206 324 .04 349 10 97 33 3 29 80 91 6 47.9 45.7 31.3 57.1 -31.0 17.0 68.0 135.0 1.5 127.4 30.3 121.3 235.7 8.1 63.0 n/a 151.7 150.0 54 145 10 2.88 616 41 182 44 45 75 71 148 10 67 �.... EAST CHINA TWP Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration EMMETT Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration EMMETT TWP Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration 68 1990 1995 2000 2005 2010 2015 3,818 1,683 351 1,332 607 516 298 262 2.27 2,947 9 4,012 1,796 372 1,424 656 570 314 256 2.23 3,076 12 90 692 34 3,216 1,239 376 863 374 304 284 277 2.60 2,033 0 92 556 0 166 28 1,174 17 3,395 1,359 372 987 433 352 286 288 2.50 2,169 0 61 531 0 154 57 1,355 11 3,547 1,476 363 1,113 493 410 286 287 2.40 2,396 3 69 559 9 161 81 1,496 18 3,659 1,577 349 1,228 554 463 289 271 2.32 2,715 6 79 638 17 180 120 1,649 26 683 25 188 165 1,763 27 1990 1995 2000 2005 297 92 43 49 22 29 28 13 3.23 89 0 0 0 0 41 12 36 0 316 98 42 56 12 32 325 102 39 63 7 31 57 7 3.19 85 0 0 0 0 14 14 57 0 333 106 35 71 44 10 3.22 72 0 0 0 0 16 14 42 0 4 28 67 7 3.14 98 0 0 0 0 13 15 70 0 87 2020 4,189 1,893 402 1,491 696 616 330 251 2.21 3,174 15 91 682 42 199 1,834 27 22 194 734 9 2010 2015 2020 Change 335 110 30 80 4 24 75 7 3.05 106 0 0 0 0 11 15 80 0 339 114 27 87 346 118 25 93 49 4 4 20 83 7 2.97 110 0 0 0 0 9 14 87 0 18 89 7 2.93 112 0 0 0 0 7 12 93 0 1995 2000 2005 1,888 573 246 327 112 174 156 131 3.29 169 89 3 2010 2015 2,158 651 273 378 105 192 190 164 3.31 211 92 4 6 7 36 2020 2,427 727 298 429 100 205 220 202 3.34 255 95 7 8 10 39 8 86 2 2,701 802 327 475 95 213 252 242 3.37 282 97 8 10 12 39 12 102 2 3,001 883 368 515 92 220 289 282 3.40 300 100 9 12 12 39 16 110 2 3,268 955 411 544 0 4 30 61 0 15 -1 126 42 1990 4 -.38 1,141 188 222 1,908 26 188 1,519 468 203 265 113 144 118 93 3.25 137 88 2 4 5 19 0 19 0 6 37 Change 973 654 26 628 322 312 46 -26 89 224 327 315 3.42 317 102 10 14 12 39 20 118 2 26 -18 44 -18 -11 61 -6 -.30 23 0 0 0 0 -34 0 57 0 Change 1,749 487 208 279 -24 80 209 222 .18 180 14 8 10 7 20 20 99 2 Percent 30.3 52.8 6.9 72.8 86.1 102.6 16.2 -9.4 -14.7 56.1 n/a -1.1 22.7 n/a 13.3 692.9 62.5 52.9 Percent 16.5 28.3 -41.9 89.8 -81.8 -37.9 217.9 -46.2 -9.2 25.8 .0 .0 .0 ,0 -82.9 .0 158.3 ,0 Perce~t 115.1 104.1 102.5 105,3 -21,2 55,6 177,1 238.7 5,4 131.4 15,9 400,0 250,0 140,0 105,3 n/a 521,1 n/8 �FORT GRATIOT TWP Total Population Total Households 1990 1995 2000 2005 2010 2015 2020 8,981 11,223 4,175 12,079 12,960 4,906 1,631 3,275 13,895 5,307 14,722 5,685 1,730 3,5n 1,819 3,866 874 1,678 1,317 1,037 2.64 921 1,850 1,427 1,109 2.62 9,078 68 25 163 151 4,720 312 3,536 103 965 2,037 1,501 1,182 2.59 9,482 68 26 194 187 4,885 306 3,709 107 3,266 10,302 3,783 With Children 1,258 1,418 1,508 Without Children 2,008 2,365 702 1,204 2,667 4,538 1,564 2,974 763 1,387 1,096 825 1,529 1,205 929 2.69 6,797 979 2.66 7,838 66 22 101 Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res 613 985 880 788 2.75 3,769 996 881 2.72 56 102 5,405 61 14 Retail Trade 21 41 1,836 35 8 2,947 71 44 3,594 FIRE Services 381 1,308 328 1,939 296 2,620 79 4,055 307 3,111 Pub Administration 24 73 90 97 Manufacturing TCU Wholesale Trade 63 19 8,605 68 24 131 114 4,491 315 3,362 100 1990 1995 2000 2005 2010 2015 2020 1,210 1,495 404 180 224 78 147 495 221 274 78 177 1,693 560 246 314 74 198 1,889 625 265 360 72 217 118 61 156 84 185 103 216 120 3.00 3.02 119 61 162 61 3.02 267 73 2,272 754 309 445 70 247 272 165 3.01 Ag, Min, Nat Res 3.02 210 67 2,075 688 283 405 70 233 244 141 3.02 304 73 Manufacturing 17 37 0 0 3 0 0 4 44 6 3 7 55 12 6 296 77 59 17 9 14 2,452 813 338 475 70 256 297 190 3.02 309 70 3 28 3 47 7 10 9 61 13 1990 1995 2000 2005 2010 2015 2020 1,037 86 47 2.94 1,251 421 188 233 93 160 108 60 2.97 1,403 471 206 265 92 179 130 70 2.98 1,549 520 217 303 90 190 159 81 121 26 130 31 1,828 618 235 383 80 195 228 115 2.96 153 39 Ag, Min, Nat Res 110 26 1,686 568 224 344 86 194 192 96 2.97 145 40 Manufacturing 21 TCU Wholesale Trade 47 0 35 37 2 Retail Trade 3 0 29 52 0 4 45 15 6 17 10 10 2 45 17 8 19 13 10 2 1,955 663 247 416 73 191 263 136 2.95 157 38 44 18 10 20 15 10 2 GRANT TWP Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment TCU Wholesale Trade Retail Trade FIRE Services Pub Administration GREENWOOD TWP Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment FIRE Services Pub Administration 353 155 198 89 131 8 5 0 8 2 9 5 9 2 12 14 79 16 2.98 143 36 42 27 4 14 8 10 2 17 86 17 58 18 12 15 20 91 17 56 18 14 16 22 96 17 Change 5,741 2,419 561 1,858 352 1,052 621 394 -.16 5,713 12 -76 173 146 3,049 -75 2,401 83 Percent 63.9 74.1 44.6 92.5 57.4 106.8 70.6 50.0 -5.8 151 .6 21.4 -74.5 823.8 356.1 166.1 -19.7 183.6 345.8 Change 1,242 409 158 251 -8 109 179 129 .02 190 9 39 18 14 13 19 68 10 Percent 102.6 101.2 87.8 112.1 -10.3 74.1 151.7 211 .5 .7 159.7 14.8 229.4 n/a n/a 433.3 633.3 242.9 142.9 Change 918 310 92 218 -16 60 177 89 .01 47 12 23 -29 10 17 15 2 -3 Percent 88.5 87.8 59.4 110.1 -18.0 45.8 205.8 189.4 .4 42.7 46.2 109.5 -61.7 n/a 566.7 n/a 25.0 -60.0 69 �2000 2005 2010 2015 2020 7,872 2,863 1,077 1,786 401 1,095 900 467 2.75 2,272 27 1,288 105 51 257 149 337 58 8,431 3,040 1,159 1,881 397 1,111 990 542 2.77 2,323 30 1,271 117 61 257 176 350 61 8,937 3,192 1,251 1,941 391 1,107 1,066 628 2 .80 2,331 33 1,224 125 68 256 198 363 IRA TWP Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration 1990 1995 5,587 2,151 773 1,378 470 780 578 323 2.60 1,022 9 446 62 11 190 67 224 13 6,264 2,346 888 1,458 432 919 645 350 2.67 1,673 17 1,014 53 14 213 74 249 39 KENOCKEE TWP Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration 1990 1995 2000 2005 2010 2015 2020 1,854 598 253 345 125 188 179 106 3.10 230 110 12 4 3 18 3 55 25 2,190 705 293 412 115 228 219 143 3.11 273 106 14 4 6 38 3 72 30 2,469 799 321 478 108 260 249 182 3.09 342 106 22 12 10 54 12 92 2,723 886 339 547 103 287 278 218 3.07 418 106 31 20 15 74 18 116 2,966 972 355 617 99 312 302 259 3.05 465 108 38 27 19 3,226 1,062 383 679 97 336 328 301 3.04 490 103 44 28 3,460 1,142 416 726 97 354 352 339 3.03 509 99 49 84 22 128 90 26 137 34 38 39 40 KIMBALL TWP Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration 1990 1995 2000 2005 7,247 2,435 1,050 1,385 617 771 627 420 2.98 993 131 175 24 66 228 13 214 142 2010 7,996 2,742 1,066 1,676 628 846 683 585 2.92 1,345 112 216 64 100 435 31 247 140 8,478 2,963 1,038 1,925 622 886 701 754 2.86 1,553 100 248 59 109 527 33 317 160 8,951 3,181 982 2,199 9,445 3,394 937 2,457 637 975 703 1,079 2.78 2,077 70 6,839 2,534 969 1,565 418 1,016 722 378 2.70 1,894 20 1,131 67 27 223 97 282 47 7,342 2,696 1,019 1,677 408 1,068 810 410 2.72 2,117 22 1,222 91 39 247 122 318 56 632 927 710 912 2.81 1,883 92 304 58 127 679 39 402 182 97 321 59 137 776 50 447 190 64 Change 3,350 1,041 478 563 -79 327 488 305 .20 1,309 24 778 63 57 66 131 139 51 Change 1,606 544 163 381 Percent 60.0 48.4 61.8 40.9 -16.8 41.9 84.4 94.4 7.8 128.1 266.7 174.4 101.6 518.2 34.7 195.5 62.1 392.3 Percent 86.6 91 .0 64.4 37 110.4 ·22.4 88.3 96.6 219.8 -2.3 121.3 -10.0 308.3 -28 166 173 233 -.07 279 -11 24 600.0 146 21 76 26 91 700.0 422.2 866.7 165.5 40 15 60.0 2015 2020 10,496 Change 3,249 1,386 -90 1,476 33 326 73 Perce~ 9,999 22 3,620 937 2,683 644 1,036 701 1,239 2.76 2,184 103 309 63 136 839 59 480 195 28 24 94 29 3,821 960 2,861 650 1,097 700 1,374 2.75 2,248 107 284 65 131 886 68 512 195 954 -.23 1,255 -24 109 41 65 658 55 298 53 44.8 56.9 -8.6 106,6 5.3 42.3 11 .6 227.1 -7.1 126,4 -18.3 62,3 170,8 98,5 288.6 423,1 139,3 37,3 �LYNN TWP Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade 1990 1995 2000 2005 2010 2015 921 299 2020 Change 928 308 110 198 65 73 128 42 3.01 175 163 4 0 0 0 0 8 0 Percent 967 319 108 211 981 328 97 231 51 54 169 54 2.99 213 146 6 0 0 0 0 59 2 993 337 87 250 45 44 184 1,007 347 79 1,019 356 74 282 34 32 206 84 2.86 227 '' 35 6 0 0 0 1 83 2 98 57 -50 107 -37 -53 102 45 -.22 54 -27 2 0 0 0 10.6 19.1 -40.3 61.1 -52.1 -62.4 98.1 115.4 -7.1 31.2 -16.7 50.0 .0 .0 .0 n/a 1,085.7 n/a 124 175 71 85 104 39 3.08 173 162 4 0 0 0 0 7 0 FIRE Services Pub Administration MARINE CITY 56 64 153 46 3.03 194 153 4 0 0 0 0 36 1 64 2.95 231 150 6 0 0 0 0 73 2 268 39 37 197 74 2.90 229 142 6 0 0 0 1 78 2 76 2 1990 1995 2000 2005 2010 2015 2020 Change Percent Total Population 4,769 1,762 693 1,069 5,195 1,944 725 1,219 5,282 Total Households 5,029 1,857 5,443 2,183 628 1,555 548 809 520 306 2.49 3,124 8 937 33 87 920 &3 1,022 34 5,488 2,256 604 1,652 554 845 526 331 2.43 3,115 10 897 38 65 913 94 1,065 33 719 494 -89 583 -14 268 107 133 -.27 1,056 10 326 33 35 2,494 0 756 8 112 796 41 754 27 550 681 476 237 2.67 2,688 2 840 14 108 813 51 830 30 2,020 691 1,329 548 724 494 254 2.61 2,950 4 908 20 113 898 61 913 33 5,368 2,099 656 1,443 546 766 508 279 2.56 3,108 6 956 27 108 926 71 980 34 15.1 28.0 -12.8 54.5 -2.5 46.4 25.5 67.2 -10.1 51.3 nla 57.1 660.0 1.6 27.3 235.7 66.7 -5.7 1990 1995 2000 2005 2010 2015 2020 Change Percent Total Population 8,515 Total Households 3,363 1,068 2,295 714 1,025 1,002 622 2.53 5,301 0 1,653 706 486 9,076 3,703 1,102 2,601 863 1,181 1,058 601 2.45 9,505 4,031 1,095 2,936 1,042 1,341 1,083 565 2.36 1,071 536 2.28 6,115 0 2,129 799 485 6,831 2 7,438 3 2,351 863 438 1,151 152 1,797 77 2,534 853 421 10,113 4,574 1,000 3,574 1,412 1,603 1,055 504 2.21 7,747 4 2,557 835 375 1,489 166 2,235 86 10,482 4,838 1,006 3,832 1,582 1,721 1,060 475 2.17 7,746 6 2,437 791 312 1,572 173 2,367 10,793 5,029 1,049 3,980 1,717 1,780 1,095 437 2.15 7,675 7 2,291 739 254 1,628 175 2,496 85 2,278 1,666 -19 1,685 1,003 755 93 -185 -.39 2,374 7 638 33 -232 646 31 1,228 23 26.8 49.5 -1.8 73.4 140.5 73.7 9.3 -29.7 -15.2 44.8 n/a 38.6 4.7 -47.7 65.8 21.5 96.8 37.1 With Children Without Children Income Quartile 1 Income Quartile 2 568 5n Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment 419 198 2.71 2,059 Ag, Min, Nat Res Manufacturing 0 TCU Wholesale Trade Retail Trade FIRE Services Pub Administration MARYSVILLE With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration 571 5 64 717 28 639 982 144 1,268 62 726 1,131 557 629 453 218 2.71 955 157 1,524 66 9,820 4,315 1,044 3,271 1,234 1,474 1,341 160 2,043 83 88 196 66 426 -2 71 I �MEMPHIS PART Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag. Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration 2000 394 149 2005 421 159 2010 50 99 52 54 107 115 42 40 37 33 26 55 15 2.59 209 0 25 22 20 82 20 1990 1995 325 127 358 138 46 92 40 87 41 32 39 15 2.56 168 0 27 0 0 0 0 0 0 448 169 2015 480 180 58 122 29 19 104 28 2020 512 190 Change 64 24 187 63 2.64 228 2.65 251 19 93 24 2.65 272 290 126 25 21 112 32 2.69 305 0 0 0 0 0 23 25 24 21 18 0 0 1 0 1 0 1 0 0 2 3 0 0 2 5 .0 -33.3 .0 .0 2 5 n/a n/a 280 139 98.6 0 0 .0 2020 Change 1,492 529 113 416 Percent 97.5 110.7 44.7 184.9 63.8 13.8 207.0 95.0 -6.2 141.4 55.6 -31.8 16.3 -30.4 -17.1 70 17 2.67 2 0 141 184 202 222 243 4 262 0 0 0 0 0 0 2015 2,822 0 39 44.8 -16 -11 -39.0 -34.4 73 187.2 17 .14 137 113.3 5.3 0 -9 MUSSEY TWP Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration 1990 1995 2000 2005 2010 1,530 478 253 225 47 145 185 101 3.20 215 27 22 43 23 70 0 30 1,879 584 293 291 33 153 271 127 3.22 213 27 10 38 22 75 0 41 2,133 672 307 365 28 152 355 137 3.17 318 30 11 42 20 69 4 140 2,366 755 316 439 33 152 420 150 3.13 421 33 16 2,591 838 324 514 21 70 8 219 151 481 164 3.09 474 36 16 50 17 66 12 270 0 0 2 6 7 PORT HURON Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration 1990 1995 2000 2005 33,681 13,143 5,081 8,062 5,267 3,965 2.443 1,468 2.56 23,958 15 4,876 1,277 467 5,131 1,719 9,626 2010 33,778 13,191 5,204 7,987 5,395 4,059 2,381 1,356 2.56 22,785 35 4,045 1,326 553 4,856 1,750 9,423 797 33,003 13,046 5,026 8,020 5,433 4,074 2,302 1,237 2.53 21,391 46 3,466 1,204 607 4,324 1,531 9,358 855 32,272 12,911 4,712 8,199 5,337 4,099 2,251 1,224 2.50 20.452 52 31,745 12,915 4,415 8,500 5,276 4,152 2,272 1,215 2.46 1,221 2.42 19,812 19,075 1,228 2.38 18,786 58 2,503 1,Q70 715 3,634 62 2,098 66 51 1,804 -3,072 72 847 Percent 57.5 49.6 60.0 48 2,928 1,103 666 3,848 1,454 9,501 900 42 927 343 584 57 156 533 181 3.04 499 39 16 52 16 61 17 3,022 1,007 366 641 77 165 568 197 3.00 519 42 15 50 16 30 20 383 96 -.20 304 15 -7 7 -7 -12 21 81.5 291 58 21 310 280 933.3 7 7 7 rJa 2015 2020 31,660 13,102 4,285 8,817 5,309 4,259 2,313 31,680 13,317 4,230 9,087 5,368 4,367 2,354 Change -2,001 Perce~ -5.9 1.3 -16.7 12.7 1.9 10.1 -3.6 -16.3 -7.2 -21.6 340.0 -63.0 -16.8 53.3 .38.8 174 -851 1,025 101 402 -89 -240 -.18 -5,172 1,052 721 3,351 1,063 716 -214 249 3,141 -1,990 -363 1,438 9,429 1,400 1,356 9,399 9,631 5 965 992 1,009 162 n/a -21,1 .1 19.1 �1990 1995 2000 2005 2010 2015 Total Population Total Households With Children Without Children 7,621 2,748 1,016 1,732 2020 Change 8,330 3,022 1,084 1,938 8,743 3,209 1,087 2,122 9,149 3,397 1,073 584 923 746 538 1,087 823 574 2.76 1,220 880 623 9,880 3,792 1,057 2,735 456 1,518 1,040 778 2.61 6,745 60 693 735 10,166 3,980 1,062 2,918 480 1,614 1,072 2,545 1,232 46 1,186 Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration 9,512 3,584 1,054 2,530 446 1,411 990 737 2.65 PORT HURON TWP RILEY TWP Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration ST.CLAIR Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration 495 2.77 3,480 55 574 537 298 822 18 1,139 37 4,787 54 650 748 278 1,502 18 1,491 46 486 2.72 5,549 55 673 795 248 1,799 21 1,901 57 2,324 458 1,315 936 688 2.69 6,185 59 722 788 240 2,062 25 6,584 2,228 60 727 774 218 2,281 28 2,433 61 63 188 2,397 32 2,576 64 1990 1995 2000 2005 2010 2015 2,153 2,715 658 329 329 834 3,150 979 435 3,564 1,116 469 647 94 260 506 256 3.19 314 3,977 1,253 506 747 105 294 4,409 1,398 560 838 122 333 615 328 3.15 385 93 82 18 23 34 28 105 2 83 152 395 439 86 192 253 170 3.27 351 205 3.26 208 77 202 82 83 85 75 2 19 7 66 2 5 67 10 0 37 15 7 63 79 10 16 22 14 86 0 28 544 87 224 442 226 3.22 252 6 10 563 291 3.17 362 91 84 14 22 28 21 100 2 814 2.55 6,8!18 uo 653 689 165 2,477 35 2,717 62 2020 4,788 Percent 33.4 44.8 3,378 5 79 152 ·133 1,655 17 1,578 25 4.5 68.5 ·17.8 74.9 43.7 64.4 ·7.9 97.1 9.1 13.8 28.3 -44.6 201 .3 94.4 138.5 67.6 Change Percent 2,635 869 290 579 58 219 401 191 -.14 196 17 4 20 4 32 35 ·104 691 326 319 ·.22 2 2 122.4 132.1 88.1 176.0 69.9 144.1 158.5 112.4 ·4.2 94.2 22.1 5.3 1,000.0 21.1 457.1 n/a 292.9 n/a 1,527 619 908 141 371 654 361 3.14 404 94 79 22 23 39 35 110 82 0 0 1 2 1990 1995 2000 2005 2010 2015 2020 Change Percent 6,382 2,505 796 1,709 446 689 642 728 2.55 6,741 2,654 803 1,851 434 725 684 811 2.54 3,385 43 788 33 44 841 472 1,120 833 43 53 867 531 1,202 45 7,443 2,966 860 2,106 428 819 783 936 2.51 3,825 54 790 65 66 847 653 1,307 43 2,327 950 150 800 -65 261 288 466 ·.03 942 7 114 54 56 63 375 261 12 45.5 47.1 21.1 61.3 ·13.2 46.8 58.2 99.1 3,623 49 7,125 2,820 829 1,991 429 773 734 884 2.53 3,738 52 821 55 60 858 594 1,253 45 6,021 2,355 791 1,564 456 648 597 654 2.56 2,883 47 5,609 2,191 764 1,427 470 608 551 562 2.56 2,820 48 676 11 10 649 11 25 3,071 45 725 23 34 784 278 752 370 764 420 1,046 31 929 36 1,020 40 5,116 2,016 710 1,306 493 558 495 470 2.54 44 ·1.1 32.7 14.9 16.9 490.9 560.0 8.0 134.9 25.0 38.7 73 �ST. CLAIR TWP Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration WALES TWP Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration 1990 1995 2000 2005 2010 2015 2020 4,614 1,582 620 962 328 421 415 418 2.92 1,336 231 418 20 50 445 15 156 1 5,351 1,844 716 1,128 372 491 530 451 2.90 1,400 230 333 32 57 583 23 141 1 5,959 2,068 797 1,271 424 545 638 461 2.88 1,623 220 405 7,096 2,471 931 1,540 501 616 877 477 2.87 2,023 219 478 7,765 2,688 1,034 1,654 515 662 998 513 2.89 2,074 222 479 103 95 685 111 8,374 2,873 1,144 1,729 67 604 43 225 10 6,508 2,268 858 1,410 469 580 760 459 2.87 1,888 209 447 70 81 669 66 327 19 49 88 92 691 89 347 19 513 707 1,102 551 2.91 2,098 223 467 360 19 114 97 677 128 373 19 1990 1995 2000 2005 2010 2015 2020 2,294 720 322 398 179 204 162 175 3.19 452 313 57 0 3 6 0 18 55 2,633 835 367 468 215 227 168 225 3.15 438 256 65 0 6 16 0 42 53 2,848 914 391 523 241 239 172 262 3.12 454 200 72 3,255 1,071 416 655 286 265 217 303 3.04 524 132 3,477 1,152 439 713 298 279 252 323 3.02 3,676 1,224 465 759 7 9 43 7 57 3,058 994 404 590 266 253 192 283 3.08 497 153 85 14 12 79 13 76 90 20 15 96 17 86 89 21 17 103 21 93 59 65 68 70 70 538 124 300 292 293 339 3.00 548 118 86 22 19 108 25 100 YALE 1990 1995 2000 2005 Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration 1,983 744 291 453 320 224 119 81 2.67 1,140 2010 2,043 760 313 447 329 235 117 79 2.69 1,102 2015 2020 2,092 782 323 459 340 246 118 78 2.68 1,150 2,105 2,117 2,122 800 314 486 353 251 17 79 2.63 1,243 819 304 515 366 252 119 82 2.58 9 4 9 0 326 28 712 14 9 4 10 9 5 12 2 278 31 887 19 1,303 10 839 294 545 379 249 124 87 2.53 1,331 10 2,120 857 283 574 390 243 5 13 3 246 32 973 21 4 12 3 204 30 1,045 23 74 6 91 8 0 429 31 565 10 283 29 798 16 132 92 2.47 1,366 10 3 11 3 174 28 1,113 24 Change 3,760 1,291 524 767 185 286 687 133 .00 762 -8 49 94 47 232 113 217 18 Percent Change 1,382 504 143 361 121 88 131 164 -.18 96 -195 29 22 16 102 25 82 15 Percent Change 137 113 -8 121 70 19 13 11 -.19 226 4 -88 3 3 -255 -3 Percent 548 14 81.5 81 .6 84.5 79.7 56.4 67.9 165.5 31 .8 ·.1 57.0 -3.5 11.7 470.0 94.0 52.1 753.3 139.1 1,800.0 60.2 70.0 44.4 90.7 67.6 43.1 80.9 93.7 -5.7 21.2 -62.3 50.9 n/a 533.3 1,700.0 n/a 455.6 27.3 6.9 15.2 -2.7 26,7 21 .9 8.5 10.9 13.6 -7.2 19.8 66.7 -96.7 37,5 n/a .59,4 -9.7 97,0 140.0 �ST CLAIR COUNTY Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration 1990 145,607 52,867 20,802 32,065 14,242 15,608 13,281 9,736 2.75 55,730 2,533 10,565 3,984 1,657 13,121 3,038 19,440 1,392 1995 158,921 57,683 22,410 35,273 14,616 17,291 14,698 11,078 2.76 60,556 2,535 11,044 4,353 1,808 14,864 3,251 21,217 1,484 2000 167,478 61,370 22,858 38,512 14,899 18,580 15,801 12,090 2.73 64,654 2,462 11,270 4,567 1,945 15,697 3,279 23,744 1,690 2005 175,050 64,794 22,670 42,124 15,201 19,624 16,907 13,062 2.70 69,393 2,412 11,502 4,819 2,175 16,793 3,569 26,255 1,868 2010 182,766 68,329 22,574 45,75~ 15,551 20,607 18,015 14,156 2.67 72,462 2,491 11,449 5,005 2,314 17,646 3,944 27,643 1,970 2015 191,525 72,281 23,156 49,125 16,080 21,749 19,205 15,247 2.65 73,476 2,522 10,864 5,062 2,333 17,829 4,249 28,595 2,022 2020 199,160 75,784 23,966 51,818 16,602 22,773 20,250 16,159 2.63 74,3~18 2,546 10,226 5,063 2,327 17,932 4,469 29,798 2,037 1990 111,801 42,506 10,810 31,696 10,763 11,033 9,112 11,598 2.63 113,309 780 7,119 2,559 2,884 18,704 7,494 71,487 2,282 1995 113,735 43,944 10,997 32,947 10,834 10,478 9,550 13,082 2.59 125,701 753 6,869 2,416 2,986 18,698 9,340 82,070 2,569 2000 114,847 45,006 10,787 34,219 11,069 10,020 9,780 14,137 2.55 134,310 679 6,082 2,142 2,995 18,502 9,932 91,359 2,619 2005 115,968 46,080 10,287 35,793 11,117 9,922 10,238 14,803 2.52 136,549 594 6,016 2,051 3,126 18,495 9,746 93,793 2,728 2010 117,790 47,302 10,012 37,290 11,071 9,978 10,659 15,594 2.49 136,781 557 5,803 1,989 3,113 18,422 9,886 94,192 2,819 2015 120,248 48,786 10,155 38,631 11,197 10,154 11,090 16,345 2.46 135,106 525 5,366 1,948 2,978 17,901 9,906 93,582 2,900 2020 122,289 50,079 10,458 39,621 11,380 10,327 11,441 16,931 2.44 134,694 502 4,946 1,937 2,853 17,496 9,817 94,190 2,953 Change 10,488 7,573 -352 7,925 617 -706 2,329 5,333 -.19 21,385 -278 -2,173 -622 -31 -1,208 2,323 22,703 671 1990 2,292 1,021 257 764 85 225 256 455 2.24 4,214 263 150 118 300 879 264 2,194 46 1995 2,562 1,147 271 876 81 260 283 523 2.23 4,580 275 107 88 403 423 285 2,960 39 2000 2,839 1,279 284 995 87 285 299 608 2.22 4,765 264 116 98 461 411 323 3,035 57 2005 3,071 1,387 280 1,107 98 286 310 693 2.21 4,960 245 130 124 510 440 398 3,038 75 2010 3,351 1,494 301 1,193 109 270 328 787 2.24 5,284 243 141 137 558 480 460 3,184 81 2015 3,626 1,5n 355 1,222 117 250 343 867 2.30 5,505 239 146 143 579 503 514 3,294 87 2020 3,886 1,633 434 1,199 120 223 353 937 2.38 5,692 236 146 144 587 520 553 3,416 90 Change 1,594 612 177 435 35 -2 97 482 .13 1,478 -27 -4 26 287 -359 289 1,222 44 Change 53,553 22,917 3,164 19,753 2,360 7,165 6,969 6,423 -.13 18,668 13 -339 1,079 670 4,811 1,431 10,358 645 Percent 36.8 43.3 15.2 61.6 16.6 45.9 52.5 66.0 -4.6 33.5 .5 -3.2 27.1 40.4 36.7 47.1 53.3 46.3 WASHTENAW ANN ARBOR Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration ANN ARBOR TWP Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration Percent 9.4 17.8 -3.3 25.0 5.7 -6.4 25.6 46.0 -7.2 18.9 -35.6 -30.5 -24.3 -1.1 -6.5 31.0 31.8 29.4 Percent 69.5 59.9 68.9 56.9 41.2 -.9 37.9 105.9 6.0 35.1 -10.3 -2.7 22.0 95.7 -40.8 109.5 55.7 95.7 75 �AUGUSTA TWP Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration 1990 1995 2000 2005 2010 2015 2020 Change Percent 4,415 1,473 4,578 1,576 527 1,049 4,768 1,650 537 1,113 173 342 572 4,867 1,721 4,959 1,793 469 5,102 1,877 5 ,236 1,955 821 482 18.6 32.7 461 462 -102 1,324 1,416 198 425 1,493 584 28 128 -18.1 64.2 564 909 181 319 458 515 3.00 862 121 48 15 41 90 42 505 0 180 333 516 547 2.90 830 124 49 14 563 2.89 823 119 52 502 1,219 182 368 610 561 2.83 1,055 122 82 53 364 56 566 9 65.7 7.4 102.1 130 424 104 419 117 414 426 75 -79 0 0 0 0 0 -15.6 .0 2010 344 2015 2020 Change Percent 342 338 18 5.6 134 41 136 37 138 13 -8 93 99 2 1 10.4 -19.5 25.0 .0 272 68 405 0 0 1995 2000 2005 337 128 344 346 132 TCU Wholesale Trade Retail Trade FIRE Services Pub Administration 0 0 14 0 60 0 0 13 0 77 0 0 76 95 120 -10.6 17 373 320 125 41 BRIDGEWATER TWP Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration 90 92 8.9 -.32 58 463 48 1990 89 0 15 1,347 129 46 2.68 1,428 49 50 370 83 128 280 561 122 38 96 41 468 45 83 1 2 17 108 2.63 105 0 15 695 559 2.72 15.5 40.1 61 .1 97 BARTON HILLS Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing 84 2 4 10 109 2.56 557 2.77 1,227 209 447 738 137 58 30 41 161 130 47 189 397 650 45 87 86 813.3 41 .5 414.4 178.6 33 105 21 2 1 0 -3 43 52 42 83 2.45 -26 -.11 118 29 0 1 32.6 .0 6.7 0 0 .0 .0 2 2 23 104 2.65 1 2 29 100 2.62 35 96 2.57 106 0 15 108 0 16 113 90 2 .51 116 0 17 0 17 0 16 0 0 0 0 78 14 0 78 0 0 16 0 13 0 0 15 0 81 0 85 0 0 0 0 83 0 3 0 25 0 0 21.4 .0 41.7 .0 2015 2020 Change Percent 20.3 36.2 -23.7 68.0 0 0 17 -75.0 420.0 -23.9 -4.3 1990 1995 2000 2005 1,304 2010 1,389 1,403 1,434 1,471 450 156 294 66 85 143 156 2.90 1,522 494 150 1,569 265 516 133 383 77 541 121 420 565 113 591 114 477 613 119 163 -37 494 100 107 200 41 54 53 55 -30 -35.3 163 187 2.81 60 173 93 52 176 177 180 183 40 206 2.72 225 2.65 243 28.0 71.8 265 163 2.60 323 160 258 2.58 365 148 18 0 2 10 5 42 25 376 142 22 26 2 3 15 16 107 29 3 2 17 17 112 48 54 59 252 136 31 0 19 10 4 45 7 344 72 72 1 2 12 9 74 43 86 452 62.1 268 112 2.56 -.34 393 132 141 -4 31 4 32 1 5 5 0 18 18 115 0 19 19 118 68 -19 9 15 73 -100.0 90,0 61 871.4 381 136 -11.7 56.0 -2.9 3.2 n/a 375.0 162,2 �CHELSEA Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration DEXTER (1990 Boundaries) Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag , Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration 1990 1995 2000 2005 2010 2015 3,TT2 1,394 481 913 243 389 478 284 2.71 4,934 341 1,220 31 93 865 157 2,196 31 2020 4,013 1,487 475 1,012 198 406 4,112 1,538 445 1,093 162 410 624 342 2.67 6,346 243 1,381 12 7 1,240 179 3,243 41 4,189 1,595 396 1,199 150 405 6TT 363 2.63 6,801 223 1,415 5 8 1,381 203 3,521 45 4,264 1,651 349 1,302 140 396 725 390 2.58 7,059 210 1,427 5 10 1,526 214 3,617 50 4,364 1,710 322 1,388 132 384 4,452 1,759 306 1,453 125 369 807 458 2.53 7,324 18t} 1,303 3 7 1,728 221 3,815 58 no 424 2.55 7,203 198 1,374 3 8 1,641 221 3,705 53 1990 1995 2000 2005 2010 2015 2020 1,497 1,726 760 208 552 173 212 218 157 2.27 2,877 72 963 61 152 441 141 941 106 1,856 835 204 631 186 211 239 199 2.22 2,935 69 950 65 172 438 160 964 117 1,940 910 166 744 202 210 239 259 2.13 3,096 65 1,017 76 195 468 182 965 128 2,041 983 136 847 211 214 234 324 2.08 3,297 66 1,063 85 218 512 205 1,009 139 2,174 1,060 121 939 214 221 232 393 2.05 3,403 67 1,054 91 229 540 230 1,042 150 2,294 1,124 113 1,011 211 220 231 462 2.04 3,464 67 1,025 93 235 560 249 1,079 156 1995 2000 2005 2010 2015 2020 2,131 960 229 731 204 237 279 240 2.22 2,935 69 950 65 172 2,285 1,060 201 859 221 240 286 313 2.16 3,096 65 1,017 76 195 2,391 1,135 2,635 1,279 138 _ 1,141 230 248 278 523 2.06 438 468 182 965 128 2,523 1,215 151 1,064 233 250 278 454 2.08 3,403 67 1,054 91 229 540 230 1,042 150 638 203 435 149 195 180 114 2.35 2,572 68 993 64 131 360 121 780 55 DEXTER (1995 Boundaries) 1990 Total Population 1,497 Total Households 638 With Children 203 Without Children 435 Income Quartile 1 149 Income Quartile 2 195 Income Quartile 3 180 Income Quartile 4 114 Persons Per Household 2.35 Total Employment 2,572 Ag, Min, Nat Res 68 Manufacturing 993 TCU 64 Wholesale Trade 131 Retail Trade 360 FIRE Services Pub Administration 564 319 2 .70 5,988 287 1,345 10 18 1,156 173 2,963 36 121 780 55 1,726 760 208 552 173 212 218 157 2.27 2,877 72 963 61 152 441 141 941 106 160 964 117 171 964 229 241 280 385 2.11 3,297 66 1,063 85 218 512 205 1,009 139 3,464 67 1,025 93 235 560 249 1,079 156 Change 680 365 -175 540 -118 -20 329 174 -.17 2,390 -152 83 -28 -86 863 64 1,619 27 Percent 18.0 26.2 -36.4 59.1 -48.6 -5.1 68.8 61 .3 -6.5 48.4 -44.6 6.8 -90.3 -92.5 99.8 40.8 73.7 87.1 Change 797 486 -90 576 62 25 51 348 -.31 892 -1 32 29 104 200 128 299 101 Percent 53.2 76.2 -44.3 132.4 41.6 12.8 28.3 305.3 -13.0 34.7 -1.5 3.2 45.3 79.4 55.6 105.8 38.3 183.6 Change 1,138 641 -65 706 81 53 98 409 -.29 892 -1 32 29 104 200 128 299 101 Percent 76.0 100.5 -32.0 162.3 54.4 27.2 54.4 358.8 -12.2 34.7 -1.5 3.2 45.3 79.4 55.6 105.8 38.3 183.6 77 r '{ ~ ,r I �DEXTER TWP Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration FREEDOM TWP Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration LIMA TWP Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration 78 1990 4,407 1,523 680 1995 4,914 205 290 411 617 2.89 316 80 12 0 12 1,695 749 946 200 313 449 733 2.90 357 63 12 0 19 61 109 41 67 144 51 843 2000 2005 2010 2015 2020 Change Percent 5,209 1,816 5,462 1,938 780 1,158 217 366 492 863 2.82 5,692 2,063 5,926 2,193 1,686 n3 n9 1,414 6,093 2,303 783 1,520 273 491 558 201 981 2.65 364 -.25 817 501 66 -14 24 12 4 -1 38.3 51.2 15.1 80.3 33.2 69.3 35.8 59.0 -8.6 158.5 -17.5 100.0 n1 1,039 196 335 472 813 2.87 620 62 15 3 19 10 80 369 62 742 62 17 6 17 39 97 433 71 1,290 234 406 512 911 2.76 n1 63 19 4 12 50 111 431 81 253 450 536 954 2.70 780 103 677 68 147 792 64 22 4 12 54 122 428 56 129 431 68 322 86 96 55 -8.3 5,500.0 111.5 295.4 134.1 4 11 55 n/a 1990 1995 2000 2005 2010 2015 2020 Change Percent 1,486 541 196 345 96 119 177 149 2.75 381 206 31 38 7 20 15 59 1,519 560 192 368 94 114 195 157 2.71 451 243 49 40 1 24 18 68 8 1,563 585 189 396 97 110 215 163 2.67 467 242 55 37 0 27 23 73 1,596 606 182 1,631 1,671 651 1,708 671 222 86 13 18 27 14.9 24.0 -4.1 40.0 36.5 -4.2 40.1 19.5 -7.3 15.2 -11.2 109.7 -36.8 -85.7 65.0 120.0 45.8 14 9 180.0 Percent 5 10 424 104 110 224 168 2.63 468 217 60 38 0 31 32 79 11 628 178 450 113 111 232 172 2.60 465 205 64 36 0 32 34 82 12 130 181 188 -8 470 122 112 483 131 114 138 241 176 2.57 248 178 454 193 65 31 1 33 34 84 13 2.55 439 183 65 24 1 33 33 35 -5 71 29 -.20 58 -23 34 -14 -6 1990 1995 2000 2005 2,132 720 269 451 98 141 189 292 2.96 374 131 102 1 0 36 0 104 0 2010 2,343 809 262 547 104 150 183 372 2.90 2015 2020 2,430 2,531 2,639 2,781 863 235 628 106 151 920 212 708 117 153 146 504 2.75 978 1,038 205 833 130 159 2,915 1,089 Change 783 369 226 863 412 406 110 114 1 0 55 0 126 0 520 97 111 2 2 89 5 212 2 165 441 2.82 659 91 116 4 3 193 10 239 3 197 781 125 155 132 566 2.70 765 88 119 2 3 233 15 301 4 131 163 130 619 136 659 2.68 813 2.68 830 82 112 -43 33 22 -53 367 -.28 456 3 3 -49 10 0 3 249 21 261 225 26 341 4 26 85 117 2 332 4 1 237 4 36.7 51.3 -16.0 91.4 33.7 15.6 -28.0 125.7 .g,6 121,9 -37.4 9.8 .0 rJa 625,0 rJa 227,9 rJa �LODI TWP Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration LYNDON TWP 1990 1995 2000 2005 2010 3,902 1,305 614 2015 2020 4,488 1,494 4,908 1,644 746 5,289 1,790 763 1,027 5,667 1,940 777 1,163 126 240 533 891 2.95 1,359 108 16 73 26 149 76 760 151 129 265 614 932 2.92 1,482 113 17 88 39 167 78 803 177 6,060 2,098 817 1,281 132 297 696 973 2.89 1,563 117 18 99 52 181 79 828 189 6,380 2,234 860 1,374 134 332 771 997 2.86 1,628 121 17 106 64 192 77 850 201 691 113 202 321 669 2.99 684 93 16 40 3 73 63 387 9 700 794 117 212 386 779 3.00 714 95 14 43 0 76 68 407 11 898 119 221 456 848 2.99 1,111 101 15 55 13 101 69 634 123 Change 2,478 929 246 683 21 130 450 328 -.13 944 28 1 66 61 119 14 463 192 1990 1995 2000 2005 2010 2015 2020 Change 2,228 702 2,366 772 283 489 67 180 2,773 929 285 2,923 985 297 644 688 Ag, Min, Nat Res 242 212 3.17 125 45 26 TCU Wholesale Trade 0 7 14 0 26 0 5 21 0 27 65 195 272 453 2.97 221 41 29 2 3 . 45 7 7 8 63 192 275 399 2.98 209 40 29 2 3 44 15 66 10 3,055 1,033 314 719 66 196 268 503 2.96 232 . 43 Manufacturing 266 259 3.06 126 39 27 58 185 281 300 3.05 154 38 27 2 2 28 5 44 2,642 876 287 589 61 188 281 346 3.02 185 38 28 3 3 40 10 54 9 827 269 433 79 169 2,510 824 289 535 1990 1995 2000 2005 2010 2015 2020 2,455 875 382 493 123 264 276 212 2.81 2,046 19 1,111 21 0 2,706 964 409 555 129 285 303 247 2.81 2,244 19 2,916 1,048 424 624 133 303 327 285 2.78 2,345 20 1,261 24 0 365 89 553 3,139 1,138 443 695 137 316 355 330 2.76 2,337 21 1,244 25 0 350 93 567 37 3,311 1,215 456 759 140 321 381 373 2.73 2,309 23 1,200 26 0 338 95 585 42 Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Retail Trade FIRE Services Pub Administration MANCHESTER Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration 1,753 646 266 380 123 202 183 138 2.71 1,260 14 567 21 3 262 38 347 8 2,198 791 340 451 126 244 238 183 2.78 1,855 17 1,009 21 0 305 60 426 17 323 74 473 25 1,197 24 0 365 83 527 29 33 20 69 11 29 1 3 47 25 72 12 331 45 286 -13 27 26 291 -.22 107 -2 3 -4 33 25 46 5 Change 1,558 569 190 379 17 119 198 235 .01 1,049 9 633 5 -3 76 57 238 34 Percent 63.5 71.2 40.1 98.8 18.6 64.4 140.2 49.0 -4.5 138.0 30.1 6.3 165.0 2,033.3 163.0 22.2 119.6 2,133.3 Percent 37.1 47.2 16.7 66.1 -16.5 16.0 10.7 137.3 -6.8 85.6 -4.4 11.5 n/a -57.1 235.7 n/a 176.9 71.4 Percent 88.9 88.1 71.4 99.7 13.8 58.9 108.2 170.3 .4 83.3 64.3 111.6 23.8 -100.0 29.0 150.0 68.6 425.0 79 �MANCHESTER TWP Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration 1990 1995 2000 2005 2010 2015 2020 1,739 583 259 324 65 115 196 207 2.98 180 88 72 13 0 0 0 7 0 1,933 2,086 700 301 399 67 93 310 230 2.98 294 116 116 12 0 4 4 30 12 2,210 751 306 445 73 91 356 231 2.94 345 114 128 14 0 13 11 52 13 2,329 803 310 493 78 92 400 233 2.90 366 113 138 15 0 17 14 2,450 857 321 536 82 96 443 236 2.86 378 113 139 16 0 21 17 55 17 2,557 904 336 568 85 101 480 238 2.83 388 114 137 16 0 24 19 56 22 MILAN PART Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration 1990 1995 2000 2005 2010 2015 2020 3,060 1,174 470 704 242 321 360 251 2.61 2,051 62 794 75 44 506 57 424 89 3,404 1,307 515 792 289 323 400 295 2.60 2,291 55 859 102 3,534 1,364 528 836 332 305 411 316 2.59 2,253 56 863 117 3,663 1,432 523 909 382 305 409 336 2.56 2,511 60 955 137 61 760 109 367 62 3,741 1,496 503 993 439 301 403 353 2.50 2,743 65 1,045 156 63 846 129 374 65 3,770 1,545 483 1,062 491 289 393 372 2.44 2,905 67 1,069 177 61 936 147 379 69 3,751 1,577 460 1,117 537 272 380 388 2.38 3,022 67 1,057 196 57 1,027 161 386 71 NORTHFIELD TWP Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration 1990 1995 2000 2005 6,732 2,452 919 1,533 324 741 792 595 2.75 1,292 125 437 36 65 161 11 440 17 2010 7,616 2,757 1,058 1,699 304 808 914 731 2.76 1,489 140 366 36 66 296 16 544 25 2015 2020 8,416 3,044 1,175 1,869 295 861 1,024 864 2.76 1,803 150 350 47 78 379 28 733 38 9,082 3,307 1,236 2,071 318 893 1,095 1,001 2.75 2,248 166 408 76 103 514 60 867 54 9,744 3,570 1,290 2,280 336 924 1,156 1,154 2.73 2,457 185 10,426 3,841 1,367 2,474 358 944 1,214 1,325 2.71 2,587 200 456 122 128 533 68 1,018 62 11,001 4,073 1,440 2,633 377 948 1,256 1,492 2.70 2,676 212 454 135 133 532 70 1,076 64 80 644 286 358 65 102 253 224 3.00 238 115 103 11 0 0 0 9 0 54 54 659 79 428 55 681 90 336 56 54 15 444 102 120 532 65 951 58 Change 818 321 77 244 20 -14 284 31 -.15 208 26 65 3 0 24 19 49 22 Percent 47.0 55.1 29.7 75.3 30.8 -12.2 144.9 15.0 -5.2 115.6 29.5 90.3 23.1 .0 n/a n/a 700.0 n/a Change 691 403 -10 413 295 -49 20 137 -.23 971 5 263 121 13 521 104 -38 -18 Percent Change 4,269 1,621 521 1,100 53 207 Percent 464 897 -.04 1,384 87 17 99 68 371 59 636 47 22.6 34.3 -2.1 58.7 121.9 -15.3 5.6 54.6 -8.7 47.3 8.1 33.1 161.3 29.5 103.0 182.5 -9.0 -20.2 63.4 66.1 56.7 71.8 16.4 27.9 58.6 150,8 -1.6 107.1 69.6 3.9 275.0 104.6 230.4 536.4 144.5 276,5 �1990 1995 2000 2005 2010 2015 Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing 17,120 6,803 2,053 4,750 1,341 2,079 1,703 1,680 2.52 11,963 239 2,721 21,748 8,534 3,040 5,494 1,558 2,490 2,103 2,383 2.55 13,610 286 2,503 2020 Change Percent 26,058 10,112 3,751 6,361 1,752 2,890 2,456 3,014 2.58 15,302 303 2,337 30,860 11,738 4,695 7,043 1,836 3,214 2,936 3,752 2.63 17,247 307 2,451 43,117 15,307 7,377 7,930 1,869 3,648 3,964 5,826 49,830 17,268 8,976 8,292 1,909 3,861 4,508 6,990 2.89 20,052 32,710 10,465 6,923 3,542 568 1,782 2,805 5,310 .37 8,089 191 .1 153.8 337.2 74.6 TCU Wholesale Trade Retail Trade FIRE Services Pub Administration 485 546 3,581 688 402 708 3,146 580 449 3,982 905 4,315 809 415 4,399 1,319 36,673 13,445 5,916 7,529 1,845 3,434 3,437 4,729 2.73 18,560 321 2,453 925 537 590 PITTSFIELD TWP 4,138 1,110 5,658 666 6,848 699 406 4,380 1,536 7,835 704 2.82 19,400 331 2,340 1,007 383 4,249 1,722 8,660 708 42.4 85.7 164.7 316.1 14.7 67.6 338 99 41.4 2,203 1,051 362 4,130 696 -518 566 -184 549 1,146 6,272 159 -19.0 116.7 -33.7 15.3 161.9 199.4 29.6 1,854 9,418 1990 1995 2000 2005 2010 2015 2020 Change Percent Total Population 3,734 4,151 4,627 4,842 Total Households 1,223 495 728 1,368 536 832 121 166 4,398 1,466 1,568 542 1,026 144 139 728 557 2.95 1,315 294 75 79 126 207 91 441 2 1,667 538 1,129 158 141 5,070 1,770 554 1,216 170 152 867 581 2.86 1,485 309 89 101 147 209 97 531 2 5,259 1,857 579 1,278 182 167 919 589 2.83 1,539 313 90 111 152 205 98 568 2 1,525 634 84 550 68 -22 478 110 -.22 687 30 28 51 69 95 27 385 2 40.8 51.8 17.0 75.5 59.6 -11.6 108.4 23.0 -7.2 80.6 10.6 45.2 85.0 83.1 86.4 38.0 210.4 n/a SALEM TWP With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration SALINE 114 189 441 479 3.05 852 283 62 0 1990 1995 2000 2005 2010 2015 2020 Change Percent 7,788 2,952 1,089 1,863 286 623 806 1,237 2.64 7,857 30 8,191 3,137 1,065 2,072 296 628 797 1,416 2.61 9,040 3,518 1,065 2,453 324 639 771 1,784 2.57 8,924 2,607 178 301 1,441 440 8,589 3,321 1,042 2,279 308 634 780 1,599 2.59 8,859 57 2,595 205 317 1,555 452 3,071 401 3,233 445 3,333 478 9,439 3,688 1,108 2,580 339 636 761 1,952 2.56 8,884 84 2,278 234 299 1,610 453 3,418 508 2,779 1,193 104 1,089 29 26 -2 1,140 -.11 2,288 75 -383 133 108 620 27 1,327 381 41.7 47.8 10.4 73.0 9.4 4.3 -.3 140.4 -4.1 34.7 833.3 -14.4 131.7 56.5 62.6 6.3 63.5 300.0 Total Households 2,495 1,004 1,491 Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration 800 568 0 60 83 110 71 183 6,660 Ag, Min, Nat Res 648 546 3.00 1,125 285 58 67 113 144 81 376 1 Total Population With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment 552 529 3.03 971 281 57 59 101 548 918 126 146 310 610 763 812 2.67 6,596 9 2,661 101 191 990 426 2,091 127 105 74 294 7,384 2,779 1,077 1,702 295 627 809 1,048 2.66 7,492 17 2,669 125 245 1,194 391 2,556 295 2,550 148 269 1,285 399 2,817 359 8,483 44 2.90 1,413 303 84 90 139 212 94 489 2 71 2,452 224 312 1,597 457 81 ( e n ,, y R ::>r I �1990 1,276 412 176 236 51 94 121 146 3.10 324 176 17 4 4 70 0 53 0 1995 1,363 437 184 253 44 90 132 171 3.12 382 181 16 4 3 89 0 89 0 2000 1,416 455 186 269 38 87 138 192 3.11 540 175 15 4 5 124 0 178 39 2005 1,459 473 183 290 37 86 141 209 3.08 687 169 15 6 7 218 0 224 48 2010 1,495 491 179 312 37 87 141 226 3.04 718 158 15 7 9 234 0 237 58 2015 1,535 511 181 330 38 88 142 243 3.00 724 143 14 8 11 241 0 244 63 2020 1,568 528 185 343 39 90 140 259 2.97 718 126 13 8 13 242 0 250 66 Change 292 116 9 107 -12 -4 19 113 -.13 394 -50 -4 4 9 172 0 197 66 Percent 22.9 SCIO TWP (1990 Boundaries) 1990 9,097 Total Population 3,304 Total Households 1,281 With Children 2,023 Without Children Income Quartile 1 235 Income Quartile 2 550 Income Quartile 3 847 Income Quartile 4 1,672 Persons Per Household 2.75 Total Employment 8,823 Ag, Min, Nat Res 269 Manufacturing 3,258 TCU 382 Wholesale Trade 764 Retail Trade 1,062 FIRE 111 Services 2,818 Pub Administration 159 1995 10,766 3,901 1,511 2,390 225 592 1,155 1,929 2.76 9,214 297 3,853 378 962 1,055 137 2,377 155 2000 12,192 4,455 1,711 2,744 210 662 1,483 2,100 2.74 9,431 293 3,818 409 1,092 1,024 181 2,433 181 2005 13,396 4,903 1,909 2,994 218 829 1,750 2,106 2.73 10,081 280 4,096 487 1,230 1,095 252 2,434 207 2010 14,610 5,368 2,096 3,272 260 956 2,024 2,128 2.72 10,766 288 4,293 542 1,370 1,191 316 2,539 227 2015 15,802 5,848 2,286 3,562 326 1,058 2,278 2,186 2.70 11,056 294 4,258 579 1,440 1,249 373 2,618 245 2020 16,699 6,249 2,432 3,817 395 1,148 Change 7,602 2,945 1,151 1,794 160 598 1,630 557 -.08 2,350 31 869 217 715 229 306 -112 Percent 83.6 89.1 89.9 88.7 68.1 108.7 192.4 33.3 -2.9 26.6 11.5 26.7 56.8 93.6 21.6 275.7 -4.0 95 59.7 SCIO TWP (1995 Boundaries) 1990 Total Population 9,097 Total Households 3,304 With Children 1,281 Without Children 2,023 Income Quartile 1 235 Income Quartile 2 550 Income Quartile 3 847 Income Quartile 4 1,672 Persons Per Household 2.75 Total Employment 8,823 Ag, Min, Nat Res 269 Manufacturing 3,258 TCU 382 Wholesale Trade 764 Retail Trade 1,062 FIRE 111 Services 2,818 Pub Administration 159 1995 10,766 3,901 1,511 2,390 225 592 1,155 1,929 2.76 9,214 297 3,853 378 962 1,055 137 2,377 155 2000 11,917 4,330 1,686 2,644 192 636 1,443 2,059 2.75 9,431 293 3,818 409 1,092 1,024 181 2,433 181 2005 13,051 4,753 1,874 2,879 199 799 1,703 2,052 2.75 10,081 280 4,096 487 1,230 1,095 252 2,434 207 2010 14,260 5,216 2,061 3,155 242 929 1,978 2,067 2.73 10,766 288 4,293 542 1,370 1,191 316 2,539 227 2015 15,453 5,693 2,256 3,437 307 1,029 2,232 2,125 2.71 11,056 294 4,258 579 1,440 1,249 373 2,618 245 2020 16,358 6,094 2,407 3,687 376 1,120 2,430 2,168 2.68 11,173 300 4,127 599 1,479 1,291 417 2,706 254 Change 7,261 2,790 1,126 1,664 141 570 Percent 79.8 SALINE TWP Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration 82 2,4n 2,229 2.67 11,173 300 4,127 599 1,479 1,291 417 2,706 254 1,583 496 -.07 2,350 31 869 217 715 229 306 -112 95 28.2 5.1 45.3 -23.5 -4.3 15.7 n.4 -4.1 121.6 -28.4 -23.5 100.0 225.0 245.7 .0 371.7 n/a 84.4 87.9 82.3 60.0 103.6 186.9 29.7 -2.5 26.6 11.5 26.7 56.8 93.6 21.6 275,7 -4.0 59.7 �SHARON TWP 1990 1995 2000 2005 2010 2015 Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing 1,366 459 192 267 1,631 545 2020 Change 1,806 604 230 374 34 85 246 239 2.99 462 236 135 Percent 1,979 663 240 423 TCU Wholesale Trade Retail Trade FIRE Services Pub Administration 0 0 20 0 24 2,153 721 252 469 30 102 282 307 2.99 511 196 160 9 0 43 15 72 16 2,341 782 278 504 32 114 299 337 2.99 512 182 162 12 0 45 18 74 19 2,508 835 309 526 34 128 313 360 3.00 515 172 160 15 0 47 21 76 24 1,142 376 117 259 -20 47 145 204 .03 146 -31 38 15 0 27 21 52 24 83.6 81.9 60.9 97.0 -37.0 58.0 86.3 130.8 .9 39.6 -15.3 31 .1 n/a .0 135.0 216.7 n/a 54 81 168 156 2.98 369 203 122 0 218 327 43 84 214 204 2.99 416 242 131 0 0 21 0 22 0 3 0 26 4 45 13 32 92 266 273 2.98 500 210 149 6 0 40 12 69 14 nla 1990 1995 2000 2005 2010 2015 2020 Change Percent Total Population Total Households With Children Without Children 8,720 3,060 1,420 1,640 9,232 3,323 1,419 Income Quartile 1 Income Quartile 2 583 526 917 1,034 2.85 9,433 3,525 1,319 2,206 602 9,530 3,719 1,143 2,576 626 382 1,191 1,520 2.56 9,634 3,916 982 2,934 646 380 1,232 1,658 2.46 6,292 265 107 6,651 273 125 83 47 9,861 4,135 896 3,239 657 410 1,286 1,782 2.38 6,944 282 140 99 63 161 174 5,961 64 10,085 4,328 856 3,472 668 447 1,343 1,870 2.33 7,239 289 151 112 77 166 197 6,180 67 1,365 1,268 -564 1,832 85 -79 426 836 -.52 624 11 68 79 77 15 135 218 21 15.7 41.4 -39.7 111.7 14.6 -15.0 46.5 80.9 -18.2 9.4 4.0 81.9 239.4 n/a 9.9 217.7 3.7 45.7 SUPERIOR TWP Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration SYLVAN TWP Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment 1,904 591 475 1,038 1,219 2.78 5,999 277 424 33 0 151 62 5,962 46 80 37 0 138 68 5,361 38 1,143 1,356 2.68 6,193 275 87 51 17 134 90 5,492 47 1990 1995 2000 6,615 278 83 2,508 818 359 459 50 171 260 337 3.07 2,888 944 400 544 3,088 1,025 406 619 36 178 311 419 3.06 28 178 347 472 3.01 68 32 143 118 5,503 56 2005 2010 2015 2020 Change Percent 3,275 1,110 401 709 32 183 3,453 1,196 395 801 40 191 399 566 2.89 1,671 30 3,649 1,286 406 880 51 204 421 610 2.84 1,725 807 6 7 774 5 6 211 32 647 16 3,814 1,362 424 938 64 218 437 643 2.80 1,748 36 733 6 5 221 40 689 18 1,306 544 65 479 14 47 177 306 -.27 841 14 72 -11 -5 171 40 542 18 52.1 66.5 18.1 104.4 28.0 27.5 68.1 90.8 -8.7 92.7 63.6 10.9 -64.7 -50.0 342.0 n/a 368.7 n/a 376 519 2.95 154 146 5,763 60 Ag, Min, Nat Res 907 22 1,047 18 1,333 22 Manufacturing 661 TCU Wholesale Trade 17 10 807 13 8 778 6 5 1,517 26 799 4 7 Retail Trade 50 44 FIRE Services Pub Administration 0 147 0 90 8 166 16 196 24 157 0 416 8 487 12 586 15 0 34 83 l f V n K e 1n ':J( ty R or I �WEBSTER TWP 1990 1995 2000 2005 2010 2015 Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration 3,235 1,096 460 636 89 181 292 534 2.95 444 74 321 0 4 18 0 27 0 4,141 1,397 583 4,695 1,588 649 939 96 226 433 833 2.96 514 87 315 0 12 35 2 63 0 5,253 1,790 702 1,088 109 256 5,792 1,984 759 1,225 120 295 568 1,001 2.92 6,374 2,186 850 1,336 132 344 652 1,058 2.92 720 814 96 210 374 717 2.96 465 74 335 0 9 18 0 29 0 498 927 2.93 615 101 356 0 15 54 4 682 115 382 0 18 65 128 384 85 6 96 0 0 0 0 22 85 9 109 0 2015 8,245 YORK TWP 1990 1995 2000 2005 2010 6,225 1,412 637 6,754 1,652 n5 975 99 233 551 769 4.09 1,315 156 6 14 77 30 50 690 292 7,166 1,835 680 1,155 113 255 635 832 3.91 1,285 166 12 24 93 77 69 549 295 7,506 2,008 649 1,359 133 301 706 868 3.74 1,560 182 43 36 112 157 97 607 7,835 2,183 625 1,558 158 351 783 891 3.59 1,739 195 51 50 129 226 124 622 863 920 3.47 1,883 211 58 63 141 270 151 630 326 342 359 YPSILANTI Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration 84 90 206 457 659 4.41 2,364 167 6 15 65 27 48 1,632 404 2,358 949 1,409 142 393 739 1,084 2.92 739 139 375 0 21 76 8 103 Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration an 2020 6,878 2,378 646 1,732 185 410 Change Percent 3,643 1,262 112.6 115.1 106.3 121 .5 59.6 117.1 153.1 103.0 -1.2 66.4 489 773 53 212 447 550 -.03 295 65 54 0 18 67 87.8 16.8 .0 450.0 372.2 9 n/a 82 0 303.7 .0 2020 Change Percent 8,633 2,408 1,142 52 1,090 119 263 475 285 -1 .03 -371 57 58 38.7 80.9 2,554 689 1,865 209 469 932 944 3.38 1,993 8.2 140.6 372 59 84 268 125 -990 -32 132.2 127.7 103.9 43.2 -23.3 -15.7 34.1 966.7 393.3 129.2 992.6 260.4 -60.7 -7.9 224 64 74 149 295 173 642 1990 1995 2000 2005 2010 23,646 8,540 2,132 6,408 3,600 2,322 1,333 1,285 2.77 20,586 146 4,381 809 161 2,933 606 10,918 632 2015 2020 Change Percent 24,818 8,548 2,197 6,351 3,472 2,374 1,464 1,238 2.90 19,773 125 4,290 893 172 2,688 661 10,414 530 23,125 22,495 8,431 1,703 6,728 3,750 2,297 1,174 1,210 2.67 19,594 138 3,506 648 164 2,917 22,117 21,927 8,514 1,453 7,061 3,943 2,366 1,104 1,101 2.58 17,581 143 2,988 524 157 2,675 509 10,018 21,770 8,605 1,409 7,196 4,072 2,406 1,073 1,054 2.53 -3,048 57 -788 845 600 32 -391 -184 -.37 -12.3 .7 16,857 143 2,715 471 149 2,566 491 9,781 541 -2,916 18 -26.7 -14.9 -12.9 -14.7 14.4 -1,575 -422 -23 -122 -170 -633 11 -36.7 -47.3 -13.4 -4.5 -25.7 -6.1 2.1 8,498 1,956 6,542 3,712 2,267 1,214 1,305 2.72 20,285 148 3,807 730 155 2,904 564 11,310 667 546 11,053 622 8,432 1,537 6,895 3,825 2,323 1,132 1,152 2.62 18,612 141 3,292 584 165 2,818 527 10,495 590 567 -35.9 13.3 17.3 1.3 �YPSILANTI TWP Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration WASHTENAW COUNTY Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment 1990 1995 2000 2005 2010 45,335 17,663 6,655 11,008 3,786 5,282 4,867 3,728 2 .57 21,970 152 11,528 1,911 729 2,404 2015 47,664 18,828 6,861 11,967 3,928 5,802 5,168 3,930 2.53 18,561 137 6,980 1,515 770 2,854 647 5,467 191 2020 Change 48,685 19,442 6,879 12,563 3,953 6,160 5,348 3,981 2.50 19,567 147 6,504 1,317 883 3,261 758 6,460 Percent 50,032 20,069 6,860 13,209 3,994 6,366 5,588 4,121 2.49 21,173 170 6,401 1,184 1,042 3,838 237 259 51,729 20,779 6,975 13,804 4,022 6,595 5,873 4,289 2.49 22,262 174 6,214 1,040 1,194 4,386 1,035 7,940 279 53,958 21,708 7,291 14,417 4,114 6,890 6,201 4,503 2.49 22,897 178 5,826 927 1,299 4,791 1,151 8,426 299 56,044 22,585 7,659 14,926 4,213 7,153 6,510 4,709 2.48 23,359 182 5,413 838 1,370 5,106 1,233 8,908 309 10,709 4,922 1,004 3,918 427 1,871 1,643 981 -.09 1,389 30 -6, 115 -1,073 641 2,702 677 4,367 160 23.6 27.9 15.1 35.6 11.3 35.4 33.8 26.3 -3.3 6.3 19.7 -53.0 -56.1 87.9 112.4 121.8 96.2 107.4 556 4,541 149 1990 1995 2000 2005 2010 2015 2020 Change Percent 282,934 300,489 112,613 35,696 76,917 23,541 27,478 313,130 118,626 36,463 82,163 24,098 27,858 325,599 124,559 36,587 30,217 36,453 2.64 242,770 4,582 31,697 6,091 6,892 35,661 14,297 137,824 5,726 340,274 130,880 37,454 93,426 24,914 29,546 34,310 42,110 2.60 258,184 4,489 32,177 6,281 7,995 39,082 15,693 146,131 6,336 357,443 138,026 39,741 98,285 25,571 30,669 36,481 45,305 2.59 258,962 4,501 30,727 6,336 8,090 39,220 16,286 147,245 6,557 373,362 144,617 42,563 102,054 26,294 31,696 38,435 48,192 2.58 260,270 4,513 28,982 6,347 8,089 39,277 16,597 149,757 6,708 90,428 40,071 9,180 30,891 3,285 4,803 12,627 19,356 -.12 46,375 -37 -8,381 -565 1,912 6,111 5,627 39,549 2,159 32.0 38.3 27.5 43.4 14.3 17.9 48.9 67.1 -4.6 21.7 -.8 -22.4 -8.2 31.0 18.4 51.3 35.9 47.5 2000 2005 2010 2015 2020 Change Percent 30,011 12,087 3,191 29,150 11,990 2,831 9,159 2,355 3,841 3,790 2,004 2.43 14,568 122 3,823 1,584 110 1,127 490 28,945 12,028 2,781 9,247 7,090 222 28,823 12,093 2,782 9,311 2,565 3,946 3,742 1,840 2.38 13,675 127 3,279 1,572 97 1,018 480 6,901 201 -2,344 25 -759 784 667 736 -26 -1,352 -.20 -2,868 -9 -1,087 253 -288 -1,474 -162 -10 -91 -7.5 .2 -21.4 9.2 35.1 22.9 -.7 -42.4 -7.7 -17.3 -6.6 -24.9 19.2 -74.8 -59.1 -25.2 -.1 -31.2 104,546 33,383 71,163 23,009 26,893 25,808 28,836 2.71 TCU Wholesale Trade 213,895 4,550 37,363 6,912 6,177 Retail Trade FIRE Services Pub Administration 33,166 10,970 110,208 4,549 28,335 33,259 2.67 228,331 4,663 33,737 6,377 6,529 34,737 13,171 123,975 5,142 1990 1995 Ag, Min, Nat Res Manufacturing 903 7,376 87,972 24,570 28,651 32,269 39,069 2.61 252,759 4,458 32,232 6,196 7,554 37,864 14,899 143,483 6,073 WAYNE COUNTY ALLEN PARK 15,389 117 8,896 2,098 3,776 3,896 2,317 2.48 15,121 113 4,447 1,402 111 4,152 1,513 99 1,561 512 6,977 262 1,289 489 29,514 12,015 2,985 9,030 2,243 3,798 3,837 2,137 2.46 14,949 118 3,996 1,539 115 1,181 492 7,216 250 7,270 238 Total Population 31,167 30,900 Total Households 12,068 3,541 8,527 12,210 3,418 8,792 2,012 3,614 3,874 2,710 2.53 With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration 1,898 3,210 3,768 3,192 2.58 16,543 136 4,366 1,319 385 2,492 642 6,911 292 2,464, 3,896 3,760 1,908 2.41 14,071 125 3,546 1,593 103 1,065 487 6,940 212 85 ; 1 ,f y n K te m er ,ty :R tor �1990 1995 2000 2005 2010 2015 2020 3,972 1,922 4TT 1,445 561 682 455 224 2.07 4,474 116 616 233 432 527 184 2,308 58 4,158 1,996 519 1,477 584 724 464 224 2.08 4,846 106 640 259 487 575 202 2,515 62 4,275 2,041 560 1,481 597 753 468 223 2.09 5,143 94 632 285 541 607 216 2,702 66 4,343 2,068 596 1,472 606 773 471 218 2.10 5,381 83 608 299 596 628 222 2,876 69 BELLEVILLE Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration 3,285 1,541 371 1,170 399 475 400 267 2.13 3,498 104 443 153 252 744 185 1,551 66 BROWNSTOWN TWP Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration 1990 1995 2000 2005 2010 2015 2020 18,811 6,414 3,269 3,145 1,286 1,565 1,751 1,812 2.93 3,992 195 1,043 363 314 599 220 1,226 32 19,939 6,797 3,415 3,382 1,370 1,560 1,724 2,143 2.93 5,471 253 1,089 716 493 884 217 1,787 32 21,794 7,438 3,596 3,842 1,408 1,652 1,764 2,614 2.93 7,085 257 1,132 865 595 1,020 259 2,905 52 22,574 7,750 3,524 4,226 1,321 1,747 1,791 2,891 2.91 8,469 256 1,167 1,015 704 1,269 331 3,658 69 23,412 8,100 3,470 4,630 1,255 1,828 1,836 3,181 2.89 9,164 274 1,185 1,160 800 1,381 380 3,911 73 24,382 8,484 3,529 4,955 1,192 1,907 1,902 3,483 2.87 9,730 292 1,159 1,289 858 1,461 429 4,165 25,388 8,867 3,658 5,209 1,128 1,986 1,987 3,766 2.86 10,162 309 1,122 1,373 893 1,520 465 4,402 78 CANTON TWP Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration 1990 1995 2000 2005 57,040 19,536 9,680 9,856 2,292 4,058 5,903 7,283 2.92 14,229 98 1,650 482 1,338 5,244 632 4,410 375 2010 65,978 22,591 10,985 11,606 2,427 4,610 6,627 8,927 2.92 17,508 126 2,370 618 1,409 6,262 766 5,537 420 2015 2020 71,656 24,873 11,500 13,373 2,526 5,103 7,138 10,106 2.88 21,091 155 2,968 854 1,611 7,002 1,002 6,971 528 TT,892 27,222 12,061 15,161 2,643 5,594 7,743 11,242 2.86 24,574 193 3,573 970 1,910 7,833 1,246 8,237 612 84,377 29,554 12,830 16,724 2,760 6,005 8,271 12,518 2.86 27,206 199 4,072 1,114 2,195 8,378 1,491 9,121 636 91,055 31,909 13,931 17,978 2,885 6,397 8,784 13,843 2.85 29,129 204 4,340 1,235 2,378 8,684 1,725 9,900 663 97,206 34,072 15,136 18,936 3,004 6,738 9,250 15,080 2.85 30,565 207 4,443 1,302 2,498 8,892 1,909 10,643 671 3,269 1,579 361 1,218 438 520 393 228 2.07 3,730 119 508 184 351 425 151 1,940 52 3,690 1,798 426 1,372 520 625 434 219 2.05 4,064 111 561 208 379 472 162 2,116 55 n Chang 1,058 527 225 302 207 298 71 -49 -.03 1,883 -21 165 146 -116 37 1,325 3 Percent 32.2 34.2 60.6 25.8 51.9 62.7 17.8 -18.4 -1.5 53.8 -20.2 37.2 95.4 136.5 -15.6 20.0 85.4 4.5 Change 6,5TT 2,453 389 2,064 -158 421 236 1,954 -.07 6,170 114 79 1,010 579 921 245 3,176 46 Percent 35.0 38.2 11 .9 65.6 -12.3 26.9 13.5 107.8 -2.4 154.6 58.5 7.6 278.2 184.4 153.8 111.4 259.1 143.8 Change 40,166 14,536 5,456 9,080 712 2,680 3,347 7,797 -.07 Percent 70.4 74.4 56.4 92.1 344 16,336 109 2,793 820 1,160 3,648 1,277 6,233 296 31.1 66.0 56.7 107.1 -2.3 114.8 111.2 169.3 170.1 86.7 69.6 202.1 141.3 78,9 86 d �DEARBORN Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration 1990 1995 2000 2005 2010 2015 89,286 35,444 9,968 25,476 8,353 9,226 9,013 8,852 2 .52 101,444 267 36,042 5,676 2,850 16,592 7,931 31,032 1,054 91,074 35,913 10,495 25,418 8,581 9,630 9,416 8,286 2.54 110,269 290 42,072 4,645 3,734 15,731 7,399 35,295 1,103 2020 Change 90,929 35,916 10,588 25,328 8,762 9,859 9,610 7,685 2.53 113,846 301 42,568 4,338 4,094 14,247 7,448 39,700 1,150 Percent 90,816 35,964 10,472 25,492 9,088 9,946 9,702 7,228 2.53 113,421 309 41,012 4,187 4,507 13,425 7,286 41,548 1,147 91,331 36,163 10,559 25,604 9,443 10,041 9,792 6,887 2.53 111,413 314 39,562 4,082 4,847 12,797 7,167 41,518 1,126 92,073 36,507 10,863 25,644 9,818 10,176 9,880 6,633 2.52 108,311 319 37,106 4,034 5,009 12,102 7,084 41,531 1,126 92,738 36,876 11,215 25,661 10,153 10,310 9,965 6,448 2.51 105,538 325 34,536 4,005 5,080 11,568 6,949 41,971 1,104 3,452 1,432 1,247 185 1,800 1,084 952 -2,404 .00 4,094 58 -1,506 -1,671 2,230 -5,024 -982 10,939 50 3.9 4.0 12.5 .7 21.5 11.7 10.6 -27.2 -.2 4.0 21.7 -4.2 -29.4 78.2 -30.3 -12.4 35.3 4.7 DEARBORN HEIGHTS 1990 1995 2000 2005 2010 2015 2020 Change Percent Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade 60,850 23,441 6,727 16,714 58,834 23,523 6,037 17,486 57,159 23,572 5,490 18,082 4,566 6,342 6,520 6,013 2.60 16,788 147 3,109 513 538 4,947 750 6,241 543 5,005 6,881 6,319 5,318 2.50 16,874 204 2,909 674 443 4,852 860 6,393 539 5,383 7,307 6,098 4,784 2.42 17,027 232 2,741 631 417 4,608 1,041 6,798 559 55,671 23,561 4,927 18,634 5,767 7,545 5,915 4,334 2.36 17,563 248 2,778 651 447 4,599 1,202 7,085 553 54,610 23,625 4,531 19,094 6,121 7,832 5,696 3,976 2.31 17,671 271 2,680 688 450 4,579 1,400 7,061 542 53,817 23,769 4,324 19,445 6,462 8,105 5,522 3,680 2.26 17,521 291 2,491 708 438 4,472 1,576 7,009 536 53,443 24,037 4,238 19,799 6,795 8,361 5,409 3,472 2.22 17,379 306 2,300 711 424 4,378 1,704 7,035 521 -7,407 596 -2,489 3,085 2,229 2,019 -1,111 -2,541 -.37 591 159 -809 198 -114 -569 954 794 -22 -12.2 2.5 -37.0 18.5 48.8 31.8 -17.0 -42.3 -14.4 3.5 108.2 -26.0 38.6 -21.2 -11.5 127.2' 12.7 -4.1 1990 1995 2000 2005 2010 2015 2020 Change Percent 992,291 360,4TT 150,926 209,551 180,482 89,246 56,663 34,086 2.75 952,023 349,288 145,954 203,334 182,622 84,373 51,975 30,318 2.73 915,952 339,923 137,457 202,466 181,205 81,003 49,148 28,567 2.69 383,716 2,242 55,701 26,945 18,551 45,398 27,521 182,465 24,893 368,879 2,236 50,595 24,513 17,663 42,660 22,302 186,799 22,111 357,343 2,253 48,233 22,916 16,663 40,603 19,167 185,814 21,694 884,345 332,531 129,916 202,615 180,707 TT,836 46,696 27,292 2.66 348,206 2,291 46,380 22,179 15,729 38,995 17,889 183,115 21,628 858,648 327,215 125,251 201,964 180,620 75,432 44,877 26,286 2.62 341,745 2,360 44,021 21,764 14,800 37,737 17,434 181,898 21,731 837,294 322,892 122,197 200,695 179,857 73,836 43,665 25,534 2.59 337,352 2,401 41,401 21,425 14,025 36,801 16,937 182,628 21,734 -190,685 -51,106 -28,135 -22,971 5,517 -22,207 -19,915 -14,501 -.16 -75,138 194 -21,970 -9,899 -6,352 -12,703 -15,824 -2,337 -6,247 -18.5 -13.7 -18.7 -10.3 3.2 -23.1 -31.3 -36.2 -5.7 -18.2 8.8 -34.7 -31.6 -31.2 -25.7 -48.3 -1.3 -22.3 Retail Trade FIRE Services Pub Administration DETROIT Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturlng TCU Wholesale Trade Retail Trade FIRE Services Pub Administration 1,027,979 373,998 150,332 223,666 174,340 96,043 63,580 40,035 2.75 412,490 2,207 63,371 31,324 20,377 49,504 32,761 184,965 27,981 87 ) IE 11 =I tc �ECORSE Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration 1990 1995 2000 2005 2010 2015 2020 Change Percent 12,180 4,576 1,717 2,859 2,127 1,141 792 516 2.66 5,898 11,738 4,495 1,717 2,778 2,355 1,077 675 388 2.61 5,612 11,132 4,392 1,617 2,775 2,500 1,007 585 300 2.53 5,256 33 3,113 185 404 502 134 806 79 10,680 4,296 1,508 2,788 2,547 950 535 264 2.49 5,020 32 2,765 172 413 572 148 847 71 10,359 4,251 1,413 2,838 2,588 909 510 244 2.44 4,749 32 2,464 159 409 627 159 837 62 10,116 4,240 1,350 2,890 2,638 880 490 232 2.39 4,462 32 2,167 147 394 663 170 832 57 9,908 4,241 1,299 2,942 2,682 861 473 225 2.34 4,212 32 1,918 135 378 688 175 833 53 -2,272 -335 -418 83 555 -280 -319 -291 -.33 -1,686 -2 -1,955 -65 -26 266 103 -55 -18.7 -7.3 -24.3 2.9 26.1 -24.5 -40.3 -56.4 -12.2 -28.6 -5.9 -50.5 -32.5 -6.4 63.0 37.8 14.1 -50.9 34 34 3,873 200 404 422 127 730 108 3,540 191 405 478 123 753 88 48 FLAT ROCK 1990 1995 2000 2005 2010 2015 2020 Change Percent Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration 7,290 2,670 1,178 1,492 710 605 751 604 2.73 6,853 0 3,747 418 138 1,275 191 985 99 7,810 2,887 1,273 1,614 823 604 778 682 2.71 7,919 0 4,327 447 141 1,531 199 1,173 101 7,932 2,995 1,275 1,720 923 580 785 707 2.65 8,682 10 4,356 624 160 1,636 233 1,549 114 7,984 3,075 1,241 1,834 969 601 809 696 2.60 9,524 17 4,417 798 185 1,844 275 1,860 128 7,988 3,149 1,195 1,954 1,025 616 830 678 2.54 10,014 23 4,389 960 206 1,994 308 1,997 137 8,032 3,236 1,179 2,057 1,087 632 848 669 2.48 10,214 30 4,187 1,071 221 2,085 337 2,137 146 8,083 3,321 1,176 2,145 1,150 647 859 665 2.43 10,252 37 3,929 1,134 231 2,146 357 2,267 151 793 651 -2 653 42 108 61 -.30 3,399 37 182 716 93 871 166 1,282 52 10.9 24.4 -.2 43.8 62.0 6.9 14.4 10.1 -10.9 49.6 4.9 171.3 67.4 68.3 86.9 130.2 52.5 GARDEN CITY Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration 88 440 n/a 1990 1995 2000 2005 2010 31,074 11,324 3,821 7,503 1,890 3,320 4,069 2,045 2.74 11,920 131 840 112 351 3,264 312 6,709 201 2015 Change 30,111 11,344 3,437 7,907 1,991 3,553 4,079 1,721 2.65 13,121 135 875 104 404 3,329 320 7,743 211 2020 Percent 31,846 11,204 4,192 7,012 1,795 2,988 3,965 2,456 2.84 10,390 120 737 139 281 2,908 359 5,648 198 29,572 11,388 3,141 8,247 2,217 3,621 3,947 1,603 2.60 13,789 138 978 99 463 3,487 338 8.075 211 28,938 11,436 2,857 8,579 2,437 3,727 3,804 1,468 2.53 13,969 142 1,020 90 504 3,523 344 8,140 206 28,502 11,532 2,701 8,831 2,644 3,828 3,696 1,364 2.47 13,915 145 1,003 81 521 3,469 348 8,145 203 28,318 11,693 2,632 9,061 2,840 3,928 3,632 1,293 2.42 13,840 148 966 74 528 3,420 348 8,159 -3,528 489 -1,560 2,049 1,045 940 -333 -1, 163 -.42 3,450 -11.1 4.4 -37.2 29.2 58.2 31.5 -8.4 -47.4 -14.8 33.2 28 23.3 31.1 -46.8 87.9 17.6 -3.1 44.5 197 229 -65 247 512 -11 2,511 -1 -.5 �GIBRALTAR Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration 1990 1995 2000 2005 2010 4,297 1,576 590 986 199 402 526 449 2.73 988 11 192 116 89 117 15 416 32 2015 4,238 1,605 528 1,on 194 412 555 444 2.64 975 12 118 138 88 122 12 467 18 2020 4,196 1,638 469 1,169 186 421 583 448 2.56 1,101 14 96 149 94 131 14 581 4,179 1,679 410 1,269 175 440 626 438 2.49 1,199 16 84 159 103 155 18 639 25 4,225 1,736 376 1,360 170 4,300 1,796 364 1,432 165 487 709 435 2.39 1,285 21 79 169 109 169 27 686 25 4,409 1,861 367 1,494 160 507 743 451 2.37 1,316 24 GROSSE ILE TWP Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration 1990 1995 2000 2005 2010 9,781 3,505 1,335 2,170 232 438 938 1,897 2.79 1,759 36 185 58 18 322 114 969 57 10,776 3,918 1,408 2,510 220 473 1,190 2,035 2.75 1,948 32 59 64 17 437 32 1,244 63 11,320 4,176 1,422 2,754 200 489 1,427 2,060 2.71 2,465 48 68 87 29 482 51 1,617 83 11,882 4,456 1,421 3,035 200 521 1,759 1,976 2.67 2,774 67 79 112 41 547 75 1,757 96 12,636 4,791 1,494 3,297 230 567 2,120 1,874 2.64 2,988 89 98 139 53 589 102 1,823 95 1990 1995 2000 2005 2010 2015 2020 5,711 2,400 663 1,737 166 473 379 1,382 2.38 7,473 85 17 104 61 1,432 456 5,259 59 5,665 2,411 624 1,787 165 507 358 1,381 2.35 7,647 87 15 111 61 1,425 468 5,4 9 61 5,652 5,657 2,436 631 1,805 165 561 309 1,401 2.32 7,766 89 11 111 53 1,347 475 5,620 60 GROSSE POINTE Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration 5,681 2,391 696 1,695 235 427 464 1,265 2.38 5,862 74 109 80 49 1,330 444 3,696 80 5,732 2,388 707 1,681 197 427 436 1,328 2.40 6,557 83 19 89 56 1,363 421 4,446 80 22 5,745 2,391 701 1,690 177 436 403 1,375 2.40 7,061 85 16 97 56 1,381 444 4,914 68 464 670 432 2.43 1,252 18 82 166 109 164 22 666 25 167 108 173 32 710 25 Change 112 285 -223 508 -39 105 217 2 -.36 328 13 -115 51 19 56 17 294 -7 Percent 2.6 18.1 -37.8 51.5 -19.6 26.1 41.3 .4 -13.1 33.2 118.2 -59.9 44.0 21.3 47.9 113.3 70.7 -21.9 2015 2020 Change 13,408 5,118 1,624 3,494 265 608 2,455 1,790 2.62 3,162 110 114 163 65 614 129 1,872 95 14,245 5,460 1,793 3,667 311 655 2,755 1,739 2.61 3,341 131 132 186 78 635 157 1,929 93 4,464 1,955 458 1,497 79 217 1,817 -158 -.18 1,582 95 -53 128 60 313 43 960 36 Percent 45.6 55.8 34.3 69.0 34.1 49.5 193.7 -8.3 -6.5 89.9 263.9 -28.6 220.7 333.3 97.2 37.7 99.1 63.2 Change -24 45 -65 110 -70 134 -155 136 -.05 1,904 15 -98 31 4 17 31 1,924 -20 Percent -.4 1.9 -9.3 6.5 -29.8 31.4 -33.4 10.8 -2.3 32.5 20.3 -89.9 38.8 8.2 1.3 7.0 52.1 -25.0 2,424 619 1,805 164 538 335 1,387 2.33 7,685 88 12 113 57 1,382 473 5,497 63 n 89 II C t, )i JI ,t, 0 }6 nt El ;tc �GROSSE PTE FARMS Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration 1990 1995 2000 2005 2010 2015 2020 Change Percent 10,092 3,838 1,252 2,586 279 599 674 2,286 2.63 5,501 59 93 150 170 1,083 409 3,471 66 10,093 3,861 1,219 2,642 244 625 653 2,339 2.61 6,043 63 110 165 183 1,131 389 3,945 57 9,965 3,866 1,155 2,711 217 667 628 2,354 2.58 6,659 60 101 198 185 1,146 408 4,508 53 9,762 3,882 1,034 9,539 3,900 922 2,978 210 792 645 2,253 2.45 9,231 3,944 835 3,109 230 901 665 -861 106 -417 523 -49 302 -9 -8.5 2,148 2.34 -138 7,186 9,372 3,922 865 3,057 219 849 657 2,197 2.39 7,209 57 106 223 200 1,176 428 4,945 51 101 228 194 1,136 431 5,009 52 GROSSE PTE PK Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration 1990 1995 2000 2005 2010 12,852 4,843 1,722 3,121 739 794 1,016 2,294 2.65 2,216 24 96 29 98 433 203 1,233 100 12,902 4,866 1,692 3,174 689 738 1,077 2,362 2.65 2,790 27 95 58 75 561 200 1,714 60 12,858 4,877 1,652 3,225 666 683 1,142 2,386 2.64 3,379 26 80 68 75 569 210 2,301 50 12,710 4,897 1,532 3,365 656 640 1,228 2,373 2.60 3,551 24 87 72 78 589 214 2,445 42 12,531 4,920 1,424 3,496 676 597 1,313 2,334 2.55 3,613 25 78 77 78 585 218 2,509 GROSSE PTE SHR (PT) Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration 90 2,848 206 732 630 2,314 2.51 7,040 56 107 211 199 1,187 418 4,812 50 43 2.8 56 1,641 -10 -33.3 20.2 -17.6 50.4 -1 .3 -6.0 -11.0 32.2 .0 3.2 54.0 10.0 1.8 4.4 47.3 -15.2 2015 2020 Change Percent 12,418 12,340 4,974 1,3n 3,597 708 529 1,459 -512 58 4,947 1,383 3,564 694 560 1,390 2,303 2.51 3,617 25 67 80 76 565 220 2,540 44 7,271 59 96 231 187 1,103 427 5,112 -.29 1,no 0 3 81 17 20 18 2,590 117 15 1,357 42 -58 -4.0 2.7 -20.0 15.3 -4.2 -33.4 43.6 -.7 -6.5 64.0 4.2 -41 .7 175.9 -24.5 27.0 7.4 110.1 -58.0 2,278 2.48 3,635 25 56 80 74 550 218 131 -345 476 -31 -265 443 -16 -.17 1,419 1 -40 51 -24 1990 1995 2000 2005 2010 2,810 1,014 234 780 79 40 83 812 2.77 481 0 17 8 11 0 42 343 60 2015 Change 2,728 1,016 183 833 80 36 62 838 2.69 531 0 17 7 19 0 44 381 63 2020 Percent 2,850 1,009 275 734 82 42 102 783 2.82 429 0 21 9 10 17 42 288 42 2,629 1,020 128 892 80 32 45 863 2.58 562 0 22 6 25 0 45 404 60 2,538 1,025 86 939 82 28 32 883 2.48 572 0 22 5 27 0 46 415 57 2,468 1,030 66 964 2,405 1,035 -445 26 -221 247 5 -16 -15.6 2.6 -80.4 33.7 6.1 -38.1 -80.4 15.2 -17.7 84 27 25 894 2.40 573 0 21 4 27 0 47 420 54 54 981 87 26 20 902 2.32 575 0 20 3 26 0 47 -82 119 -.50 146 0 428 -1 -6 16 -17 5 140 51 9 34.0 .0 -4.8 -66.7 160.0 -100.0 11 .9 48.6 21.4 �GROSSE PTE WOODS Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration HAMTRAMCK Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration 1990 1995 2000 2005 2010 2015 17,715 6,557 2020 17,621 6,587 Change Percent 17,217 6,622 2,083 4,504 16,974 6,652 1,756 4,896 613 1,154 1,603 3,187 2.70 5,806 26 201 76 98 1,708 563 1,163 1,709 3,152 2.68 5,784 196 64 133 1,315 543 1,185 1,788 3,082 2.64 6,161 24 202 64 138 1,186 16,810 6,686 1,703 4,983 621 1,349 1,991 2,725 2.51 6,513 33 235 16,707 6,722 2,119 4,438 17,431 6,598 2,019 4,579 679 2,869 149 650 3,263 141 688 3,710 149 1,695 5,027 646 1,388 2,040 2,648 2.49 6,530 35 225 53 185 873 763 4,251 145 -1,008 165 -424 589 33 234 437 -539 -.22 724 9 24 -23 87 -835 84 1,382 -4 -5.7 2.5 -20.0 13.3 5.4 20.3 27.3 -16.9 -8.0 12.5 34.6 11.9 -30.3 88.8 -48.9 12.4 48.2 -2.7 22 1,890 4,732 563 1,250 1,842 2,967 2.60 6,445 30 233 63 164 1,129 705 3,973 148 593 1,303 1,928 2,828 2.55 6,530 32 241 60 179 1,034 737 4,099 148 56 183 940 756 4,162 148 1990 1995 2000 2005 2010 2015 2020 Change Percent 18,372 7,908 2,183 5,725 4,017 2,265 1,079 547 2.32 7,723 40 2,490 18,166 7,810 2,252 17,601 7,607 2,214 5,393 4,174 2,214 228 582 1,839 331 1,849 267 550 1,801 312 2,313 800 419 2.31 7,853 43 1,608 298 512 1,684 323 2,762 16,980 7,424 2,033 5,391 4,077 2,172 773 402 2.29 7,948 47 1,498 364 589 623 646 16,502 7,312 1,870 5,442 3,982 2,173 763 394 2.26 7,796 49 1,352 302 459 1,507 337 3,140 650 16,184 7,271 1,772 5,499 3,942 2,186 756 387 2.23 7,576 50 1,192 297 416 1,391 340 3,234 656 15,964 7,276 1,712 5,564 3,939 2,203 752 382 2.19 7,401 51 1,058 288 381 1,304 338 3,334 647 -2,408 -632 -471 -161 -78 -62 -327 -165 -.13 -322 11 -1,432 60 -201 -535 7 1,485 283 -13.1 -8.0 -21.6 -2.8 -1.9 -2.7 -30.3 -30.2 -5.6 -4.2 27.5 -57.5 26.3 -34.5 -29.1 2.1 80.3 77.7 2010 2015 2020 Change Percent 14,311 6,591 1,368 5,223 1,728 2,099 1,773 991 2.17 5,485 35 178 157 268 1,906 264 2,498 179 14,242 6,624 1,377 5,247 1,774 2,126 1,761 963 2.15 5,361 37 172 152 263 1,790 261 2,508 178 -661 51 -116 167 254 221 -30 -394 -.12 -683 17 27 2 40 -971 -62 273 -9 -4.4 .8 -7.8 3.3 16.7 11.6 -1 .7 -29.0 -5.2 -11.3 85.0 18.6 1.3 17.9 -35.2 -19.2 12.2 -4.8 5,558 4,144 2,257 928 481 2.33 7,703 40 1,831 300 496 1,620 331 3,010 ti 1990 1995 2000 2005 14,903 6,573 1,493 5,080 14,878 6,587 1,524 5,063 14,731 6,590 1,508 5,082 1,520 1,905 1,538 1,971 1,578 2,028 14,568 6,582 1,435 5,147 1,641 2,046 1,791 1,357 2.27 1,833 1,245 2.26 1,856 1,128 2.24 1,821 1,074 2.21 14,413 6,571 1,381 5,190 1,682 2,069 1,792 1,028 2.19 Ag, Min, Nat Res 6,044 20 5,819 24 Manufacturing 145 5,913 21 141 158 164 240 5,805 29 174 162 260 5,667 32 181 161 270 2,351 266 2,216 264 2,444 184 2,528 172 2,064 265 2,518 176 HARPER WOODS Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment TCU Wholesale Trade Retail Trade 150 223 2,761 FIRE Services Pub Administration 323 232 2,600 274 2,235 187 2,303 184 146 91 T ~ ,r 0 t) ]I J~ ,tt 01 1e nt: EF ;to I �HIGHLAND PARK Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration 1990 20,121 8,041 2,875 5,166 5,129 1,588 912 412 2.50 14,905 0 7,226 325 1,214 1,470 161 4,120 389 1995 19,158 7,911 2,719 5,192 5,468 1,399 763 281 2.42 7,714 0 1,253 253 1,506 1,253 141 3,105 203 2000 18,118 7,742 2,528 5,214 5,650 1,230 642 220 2.34 6,732 1 699 225 1,695 1,172 144 2,669 127 2005 16,964 7,549 2,200 5,349 5,598 1,155 586 210 2.25 6,508 1 676 203 1,859 1,145 154 2,381 89 2010 16,295 7,413 2,048 5,365 5,590 1,086 545 192 2.20 6,443 1 654 1n 2,019 1,088 161 2,258 85 2015 15,849 7,366 1,953 5,413 5,629 1,042 516 179 2.15 6,304 1 623 156 2,090 1,021 166 2,164 83 2020 15,578 7,396 1,894 5,502 5,715 1,015 496 170 2.11 6,188 1 593 140 2,119 969 169 2,116 HURON TWP Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration 1990 10,447 3,511 1,438 2,073 485 910 1,067 1,049 2.98 1,554 244 78 62 111 183 80 714 82 1995 12,423 4,182 1,691 2,491 526 1,148 1,269 1,239 2.97 2,033 279 205 204 239 214 90 766 36 2000 13,656 4,624 1,838 2,786 561 1,336 1,392 1,335 2.95 2,584 308 284 332 318 268 127 917 30 2005 14,843 5,065 1,952 3,113 635 1,532 1,517 1,381 2.93 3,192 342 345 459 400 357 179 1,081 29 2010 15,926 5,474 2,067 3,407 720 1,722 1,614 1,418 2.91 3,609 358 398 506 493 427 232 1,165 30 2015 16,959 5,874 2,231 3,643 811 1,915 1,719 1,429 2.89 3,972 372 459 533 576 484 287 1,229 32 2020 17,824 6,223 2,405 3,818 899 2,091 1,819 1,414 2.86 INKSTER Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration 1990 30,772 11,196 4,472 6,724 4,157 3,050 2,517 1,472 2.75 5,740 83 957 270 126 1,082 199 2,561 462 1995 30,031 11,248 4,300 6,948 4,626 2,943 2,472 1,207 2.67 6,176 83 1,393 249 152 1,256 198 2,189 656 2000 28,752 11,151 3,966 7,185 4,946 2,808 2,397 1,000 2.58 6,341 88 1,580 248 175 1,301 227 2,054 668 2005 27,512 11,052 3,528 7,524 5,141 2,749 2,241 921 2.49 6,557 96 1,648 243 205 1,450 258 1,996 661 2010 26,386 11,026 3,100 7,926 5,366 2,689 2,121 850 2.39 6,652 100 1,692 234 217 1,545 285 1,930 649 2015 25,610 11,080 2,827 8,253 5,608 2,653 2,023 796 2.31 6,659 105 1,676 225 221 1,596 310 1,880 646 2020 25,276 11,253 2,670 8,583 5,877 2,650 1,963 763 2.25 6,582 108 1,588 214 221 1,629 326 1,864 632 92 81 4,248 382 497 533 648 528 337 1,291 32 Change Percent -4,543 -645 -981 336 586 -573 -416 -242 -.40 -8,717 1 -6,633 -185 905 -501 8 -2,004 -308 -22.6 -8.0 -34.1 6.5 11.4 -36.1 -45.6 -58.7 -15.8 -58.5 Change Percent 7,377 2,712 967 1,745 70.6 77.2 67.2 84.2 85.4 129.8 70.5 34.8 -3.7 173.4 56.6 537.2 759.7 483.8 188.5 321 .3 414 1,181 752 365 -.11 2,694 138 419 471 537 345 257 577 -50 n/a -91.8 -56.9 74.5 -34.1 5.0 -48.6 -79.2 80.8 -61.0 Change Percent -5,496 57 -1,802 1,859 1,720 -400 -17.9 .5 -40.3 27.6 41.4 -13.1 -22.0 -48.2 -18.3 14.7 30.1 65.9 -20.7 75.4 50,6 63,8 -27.2 36.8 -554 -709 -.50 842 25 631 -56 95 547 127 -697 170 �LINCOLN PARK Total Population Total Households With Children 1990 1995 2000 2005 2010 2015 41,822 16,247 2020 Change 41,298 16,286 Percent 40,388 16,232 5,434 Without Children 10,813 5,410 10,876 5,239 10,993 39,727 16,178 4,984 11,194 39,151 16,175 4,748 11,427 38,693 16,230 4,623 11,607 38,328 16,327 4,551 11,776 Income Quartile 1 Income Quartile 2 Income Quartile 3 4,168 5,112 4,285 Income Quartile 4 Persons Per Household 2,682 2.57 4,624 5,351 4,087 2,224 Total Employment Ag, Min, Nat Res Manufacturing 12,380 20 5,023 5,480 3,855 1,874 2.49 11,938 5,317 5,430 3,664 1,767 2.46 12,246 24 600 5,590 5,409 3,512 1,664 2.42 12,144 24 6,104 5,435 3,306 1,482 2.35 11,731 23 451 -8.4 .5 -16.2 8.9 46.4 6.3 -22.8 TCU Wholesale Trade 633 399 4,670 -8.8 -5.2 15.0 -48.0 -63.0 34.8 25.3 41.3 -26.2 -2.7 FIRE 400 396 5,271 417 Services 5,015 4,366 4,283 567 4,250 577 4,003 574 3,806 565 3,702 Pub Administration 375 377 385 384 377 375 365 -3,494 80 -883 963 1,936 323 -979 -1,200 -.23 -649 3 -417 -399 139 1,183 165 -1,313 -10 Retail Trade LIVONIA Total Population Total Households 868 2.54 11,925 18 713 367 20 616 442 5,408 284 500 251 487 5,683 555 226 524 5,858 5,852 5,414 3,393 1,571 2.38 11,906 23 499 223 536 5,870 1990 1995 2000 2005 2010 2015 2020 Change Percent 100,850 100,586 99,562 98,562 97,393 39,716 8,483 96,551 96,344 40,985 7,937 -4,506 -4.5 14.1 35,931 12,557 37,227 11,598 38,259 10,473 39,153 9,298 23,374 25,629 27,786 29,855 31,233 Income Quartile 1 Income Quartile 2 4,155 4,655 7,033 5,247 8,502 5,957 9,211 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment 10,815 13,928 7,825 11,326 13,421 11,678 12,832 2.60 11,935 12,050 2.52 111,613 998 15,062 6,639 9,755 12,084 11,238 2.45 112,195 1,001 13,523 5,438 With Children Without Children 234 538 5,853 -44.7 40,281 8,082 32,199 7,281 10,238 12,192 10,570 2.40 111,182 1,002 11,947 5,221 12,451 5,054 -4,620 9,674 1,359 3,739 3,634 1,496 -3,815 -.46 17,105 84 -12,351 -643 4,306 3,982 6,596 14,894 237 ·36.8 41.4 90.0 51.7 13.8 -27.4 -16.2 18.4 9.1 -53.7 -11.4 53.0 21.3 84.0 53.6 21.1 33,048 7,894 10,667 12,311 10,113 2.35 110,240 1,003 10,551 4,979 12,438 22,687 14,449 42,674 2.81 2.70 Ag, Min, Nat Res 93,135 919 100,267 1,045 Manufacturing 23,002 18,792 107,438 1,045 16,409 TCU Wholesale Trade 5,622 5,236 9,648 10,678 5,546 11,604 5,417 12,283 Retail Trade 18,705 7,853 27,780 20,862 10,853 32,566 21,873 13,063 37,573 23,023 13,762 40,216 23,269 14,163 41,144 1,122 1,265 1,359 1,402 1,395 1990 1995 2000 2005 2010 2015 2020 Change Percent 9,820 4,424 9,572 4,405 1,200 3,205 1,749 9,575 9,731 4,574 1,207 3,367 -1,408 -65 -257 192 432 270 -451 -316 -.27 -428 16 -12.6 -1.4 -17.6 6.0 FIRE Services Pub Administration '!ELVIN DALE Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment 8 ,132 11,139 10,755 10,309 4,639 4,599 1,451 3,148 4,534 1,389 3,145 1,278 3,146 1,555 1,743 1,642 1,821 1,694 1,816 930 371 2.34 806 265 2.27 706 208 2.22 3,618 25 3,688 32 3,616 697 146 1,464 3,175 1,427 1,615 1,079 518 2.40 1,823 663 180 2.17 Ag, Min, Nat Res 22 3,756 21 Manufacturing 1,057 881 772 753 TCU Wholesale Trade 652 291 189 231 371 415 165 462 498 Retail Trade 629 748 760 FIRE 267 297 333 796 369 819 374 Services Pub Administration 958 1,095 52 1,072 52 1,060 51 999 49 3,874 58 34 22,986 14,413 41,773 1,389 4,471 1,182 3,289 1,811 1,850 631 179 2.14 1,859 1,885 628 202 2.13 3,522 37 3,446 38 628 142 512 565 147 822 385 949 47 517 822 390 922 45 -492 -505 286 193 123 -36 -13 30.3 16.7 -41.8 -61.0 -11.4 -11.0 72.7 -46.5 -77.5 123.8 30.7 46.1 -3.8 -22.4 93 J �NORTHVILLE PART Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration 1995 2000 2005 2010 2015 2020 Change 2,859 1,255 326 929 259 311 331 354 2.28 4,677 91 356 120 264 1,287 535 1,868 156 3,311 1,421 373 1,048 207 375 400 439 2.33 4,702 89 353 164 266 1,157 577 1,937 159 3,280 1,432 329 1,103 157 408 405 462 2.29 4,694 94 357 182 237 1,070 634 1,991 129 3,221 1,439 261 1,178 143 410 386 500 2.24 4,973 104 392 200 223 1,074 696 2,170 114 3,167 1,443 196 1,247 128 401 361 553 2.19 5,112 107 403 220 201 1,023 765 2,272 121 3,138 1,445 150 1,295 113 377 339 616 2.17 5,169 110 395 242 166 956 839 2,333 3,137 1,449 118 1,331 99 345 321 684 2.16 5,254 112 381 269 132 902 888 278 2,440 572 128 130 -26 Percent 9.7 15.5 -63.8 43.3 -61.8 10.9 -3.0 93.2 -5.0 12.3 23.1 7.0 124.2 -50.0 -29.9 66.0 30.6 -16.7 Change 12,687 5,533 1,011 4,522 492 1,235 2,376 1,430 -.25 Percent 73.3 90.1 51.8 107.8 105.4 106.2 140.3 50.7 -8.8 1,902 17 213 615 203 -199 836 512 -295 34.3 24.3 109.8 1,708.3 89.0 -14.8 272.3 17.9 -58.1 Change 334 461 -599 1,060 -337 Percent 3.5 10.8 -56.4 33.1 -44.2 -1.9 -2.5 72.2 -6.6 7.3 13.9 -27.5 287.5 78.7 -41.2 77.1 42.3 -28.1 1990 NORTHVILLE TWP Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration 1990 1995 2000 2005 2010 2015 2020 17,313 6,144 1,950 4,194 467 1,163 1,694 2,820 2.82 5,539 70 194 36 228 1,342 307 2,854 508 19,597 7,133 2,139 4,994 470 1,382 2,089 3,192 2.75 5,315 65 327 75 231 1,315 368 2,648 286 22,090 8,149 2,365 5,784 491 1,623 2,522 3,513 2.71 5,664 69 342 177 274 1,323 539 2,719 221 24,344 9,147 2,456 6,691 625 1,812 2,946 3,764 2.66 6,287 77 397 289 332 1,339 713 2,954 186 26,560 10,112 2,586 7,526 742 2,014 3,374 3,982 2.63 6,779 83 419 431 379 1,281 897 3,089 200 28,492 10,976 2,769 8,207 856 2,217 3,757 4,146 2.60 7,149 85 418 559 410 1,204 1,040 3,223 210 30,000 11,677 2,961 8,716 959 2,398 4,070 4,250 2.57 7,441 PLYMOUTH Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration 1990 1995 2000 2005 2010 2015 9,522 4,263 1,062 3,201 763 1,179 1,145 1,176 2.23 8,635 122 1,574 8 244 2,750 1,137 2,661 139 2020 9,422 4,279 928 3,351 642 1,191 1,146 1,300 2.20 7,888 159 1,100 8 323 1,746 1,258 3,189 105 9,290 4,306 784 3,522 562 1,217 1,120 1,407 2.16 8,251 157 1,170 10 357 1,566 1,406 3,486 99 9,117 4,331 600 3,731 517 1,210 1,098 1,506 2.11 8,587 143 1,190 11 387 1,520 1,557 3,683 96 9,034 4,361 460 3,901 479 1,180 1,071 1,631 2.07 8,859 134 1,207 12 411 1,576 1,720 3,702 97 9,463 4,563 444 4,119 453 1,177 1,096 1,837 2.07 9,094 136 1,185 23 428 1,603 1,892 3,727 100 9,856 4,724 463 4,261 426 1,157 1,116 2,025 2.09 9,265 139 1,141 31 436 1,618 2,014 3,786 100 94 87 407 651 431 1,143 1,143 3,366 213 194 -208 402 -160 34 -10 330 -.11 577 21 25 149 -132 -385 353 -22 -29 849 -.15 630 17 -433 23 192 -1,132 877 1,125 -39 �PLYMOUTH TWP Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration REDFORD TWP Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration RIVER ROUGE Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration 1990 1995 2000 2005 2010 2015 23,686 26,781 10,090 3,211 6,879 847 2,134 2,301 4,808 2.65 21,928 162 8,473 1,049 2,011 3,334 1,070 5,428 401 2020 28,686 11,036 3,265 7,771 938 2,389 2,472 5,237 2.60 23,726 195 9,042 1,060 2,268 3,436 1,400 5,941 384 30,315 11,951 3,230 8,721 1,110 2,654 2,737 5,450 2.54 24,717 218 9,245 1,102 2,501 3,364 1,642 6,268 377 31,919 12,842 3,250 9,592 1,279 2,938 3,002 5,623 2.49 25,473 245 9,413 1,081 2,685 3,503 1,864 6,298 384 32,752 13,436 3,279 10,157 1,429 3,176 3,189 5,642 2.44 25,585 260 9,184 1,041 2,753 3,565 2,048 6,341 393 33,322 13,911 3,336 10,575 1,568 3,391 3,341 5,611 2.40 25,445 271 8,800 995 2,773 3,601 2,173 6,438 394 8,825 3,011 5,814 751 1,811 2,055 4,208 2.68 19,738 128 6,400 1,128 1,691 3,569 947 5,447 428 1990 1995 2000 2005 2010 2015 2020 54,387 20,134 6,914 13,220 3,006 6,050 6,460 4,618 2.70 17,030 344 3,670 796 1,499 4,127 675 5,560 359 54,157 20,255 6,930 13,325 3,052 6,777 6,390 4,036 2.67 17,771 370 4,121 904 1,218 4,207 757 5,778 416 53,537 20,238 6,823 13,415 3,125 7,194 6,329 3,590 2.65 18,521 365 4,346 1,086 1,029 4,106 829 6,278 482 53,067 20,218 6,598 13,620 3,289 7,267 6,255 3,407 2.62 19,408 351 4,409 1,257 957 4,166 991 6,744 533 52,837 20,296 6,440 13,856 3,404 7,400 6,222 3,270 2.60 19,708 363 4,387 1,417 865 4,122 1,1n 6,835 542 52,861 20,482 6,455 14,027 3,525 7,556 6,226 3,175 2.58 19,829 374 4,330 1,537 TT2 4,011 1,350 6,902 553 52,972 20,693 6,550 14,143 3,636 7,698 6,248 3,111 2.56 19,813 382 4,168 1,603 701 3,912 1,478 7,018 551 1990 1995 2005 2010 2015 2020 11,314 4,256 1,772 2,484 2,079 1,097 741 339 2.66 2,618 75 783 403 159 314 138 695 51 10,780 4,102 1,797 2,305 2,196 1,038 615 253 2.63 2,785 75 870 400 174 379 138 709 40 2000 10,195 3,934 1,750 2,184 2,231 983 518 202 2.59 2,748 76 765 393 170 9,574 3,716 1,663 2,053 2,189 933 419 175 2.58 2,702 82 603 356 166 510 182 780 23 9,478 3,697 1,670 2,027 2,202 933 399 163 2.56 2,626 86 528 338 157 537 193 768 19 9,430 3,701 1,687 2,014 2,220 937 391 153 2.55 2,556 403 152 756 33 9,786 3,787 1,691 2,096 2,200 946 453 188 2.58 2,766 79 678 375 172 468 168 798 28 88 466 319 148 554 201 765 15 Change 9,636 5,086 325 4,761 817 1,580 1,286 1,403 -.29 5,707 143 2,400 -133 1,082 32 1,226 991 -34 Percent 40.7 57.6 10.8 81.9 108.8 87.2 62.6 33.3 -10.8 28.9 111.7 37.5 -11.8 64.0 .9 129.5 18.2 -7.9 Change -1,415 559 -364 923 630 1,648 -212 -1,507 -.14 2,783 38 498 807 -798 -215 803 1,458 192 Percent -2.6 2.8 -5.3 7.0 21.0 27.2 -3.3 -32.6 -5.2 16.3 11.0 13.6 101.4 -53.2 -5.2 119.0 26.2 53.5 Change -1,884 -555 -85 -470 141 -160 -350 -186 -.11 -62 13 -317 Percent -16.7 -13.0 -4.8 -18.9 6.8 -14.6 -47.2 -54.9 -4.2 -2.4 17.3 -40.5 -20.8 -6.9 76.4 45.7 10.1 -70.6 -84 -11 240 63 70 -36 95 �. RIVERVIEW Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration 1990 1995 2000 2005 2010 2015 2020 13,894 5,057 1,804 3,253 1,054 1,198 1,192 1,613 2.75 4,747 25 373 166 165 1,614 187 2,031 186 13,636 5,175 1,646 3,529 1,293 1,246 1,109 1,527 2.63 5,527 31 311 164 169 1,830 177 2,595 250 13,209 5,228 1,470 3,758 1,547 1,254 1,021 1,406 2.53 5,971 34 272 178 184 1,917 179 2,916 291 12,789 5,287 1,285 4,002 1,813 1,276 957 1,241 2.42 6,435 35 235 190 203 2,130 176 3,134 332 12,348 5,326 1,141 4,185 2,097 1,272 878 1,079 2.32 6,648 34 224 196 212 2,243 160 3,243 336 11,915 5,351 1,034 4,317 2,342 1,264 793 952 2.23 6,732 33 206 196 209 2,283 144 3,322 339 11 ,503 5,368 942 4,426 2,548 1,253 713 854 2.14 6,789 28 188 190 203 2,304 127 3,413 336 ROCKWOOD Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration 1990 1995 2000 2005 2010 2015 2020 3,141 1,099 446 653 237 250 320 292 2.86 1,192 247 179 20 68 278 63 296 41 3,159 1,126 417 709 243 242 338 303 2.81 1,492 279 278 21 98 302 75 412 27 3,156 1,148 383 765 3,133 1,161 3,106 1,174 309 865 222 253 385 314 2.65 1,811 238 281 52 153 403 106 543 35 3,094 1,191 288 903 210 267 400 314 2.60 1,869 229 269 58 163 421 116 576 37 3,088 1,209 276 933 199 282 415 313 2.55 1,902 220 253 62 169 433 122 605 ROMULUS Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration 1990 1995 2000 2005 2010 2015 22,897 7,845 3,700 4,145 2,047 2,303 2,091 1,404 2.92 29,231 220 7,068 10,366 1,148 2,955 384 6,200 890 23,086 8,104 3,639 4,465 2,215 2,494 2,046 1,349 2.85 31,708 241 8,261 9,839 955 3,494 323 7,577 1,018 2020 22,798 8,181 3,480 4,701 2,324 2,605 1,974 1,278 2.79 34,938 268 8,675 10,519 838 3,908 339 9,177 1,214 22,563 8,264 3,249 5,015 2,425 2,663 1,950 1,226 2.73 38,270 306 8,977 11,384 813 4,526 392 10,461 1,411 22,325 8,357 3,033 5,324 2,547 2,701 1,910 1,199 2.67 40,323 321 9,148 11,866 761 4,980 422 11,238 1,587 22,222 8,493 2,919 5,574 2,671 2,751 1,893 1,178 2.62 41,540 334 8,990 12,100 700 5,286 448 11,919 1,763 22,240 8,655 2,871 5,784 2,790 2,809 1,893 1,163 2.57 42,152 345 8,650 12,071 651 5,510 464 12,587 1,874 96 248 233 354 313 2.75 1,612 272 278 32 118 335 85 462 30 344 817 235 243 371 312 2.70 1,720 247 282 42 137 373 96 510 33 38 Change -2,391 311 -862 1,173 1,494 55 -479 -759 -.60 2,042 3 -185 24 38 690 -60 1,382 150 Change -53 110 -170 280 -38 32 95 21 -.30 710 -27 74 42 101 155 59 309 -3 Change -657 810 -829 1,639 743 506 -198 -241 -.35 12,921 125 1,582 1,705 -497 2,555 80 6,387 984 Percent -17.2 6.1 -47.8 36.1 141.7 4.6 -40.2 -47.1 -22.0 43.0 12.0 -49.6 · 14.5 23.0 42.8 -32.1 68.0 80.6 Percent -1 .7 10.0 -38.1 42.9 -16.0 12.8 29.7 7.2 -10.6 59.6 -10.9 41.3 210.0 148.5 55.8 93.7 104.4 -7.3 Percent -2.9 10.3 -22.4 39.5 36.3 22.0 -9.5 -17.2 -12.0 44.2 56.8 22.4 16.4 -43.3 86.5 20.8 103.0 110.6 �SOUTHGATE Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration SUMPTER TWP Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration TAYLOR Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration 1990 1995 2000 2005 2010 2015 30,771 12,135 3,764 8,371 2,322 3,362 3,675 2,776 2.54 13,436 7 883 225 239 5,479 1,663 4,646 294 30,018 12,336 3,384 8,952 2,705 3,708 3,508 2,415 2.43 14,568 19 987 194 323 5,876 1,569 5,362 238 2020 Change 29,243 12,495 3,024 9,471 3,091 3,967 3,322 2,115 2.34 15,460 26 1,034 186 386 5,862 1,624 6,119 223 Percent 28,604 12,622 2,681 9,941 3,499 4,124 3,111 1,888 2.27 16,023 34 1,102 177 451 5,925 1,627 6,504 203 28,033 12,761 2,409 10,352 3,895 4,280 2,898 1,688 2.20 16,123 36 1,124 164 499 5,799 1,640 6,660 201 27,645 12,939 2,254 10,685 4,255 4,416 2,735 1,533 2.14 15,989 38 1,093 152 522 5,577 1,644 6,763 200 27,556 13,206 2,183 11,023 4,597 4,546 2,633 1,430 2.09 15,900 39 1,044 141 535 5,401 1,630 6,914 196 -3,215 1,071 -1,581 2,652 2,275 1,184 -1,042 -1,346 -.45 2,464 32 161 -84 296 -78 -33 2,268 -98 -10.4 8.8 -42.0 31.7 98.0 35.2 -28.4 -48.5 -17.7 18.3 457.1 18.2 -37.3 123.8 -1.4 -2.0 48.8 -33.3 1990 1995 2000 2005 2010 2015 2020 Change Percent 10,891 3,687 1,690 1,997 11,466 3,882 1,737 2,145 711 1,102 1,099 970 2.95 700 75 1 11,910 4,031 1,750 2,281 697 1,075 1,170 1,089 2.95 1,019 85 85 102 15 327 0 43 173 38 507 0 12,632 4,307 1,651 2,656 661 921 1,369 1,356 2.93 1,522 100 148 149 133 262 83 647 0 12,975 4,437 1,635 2,802 632 36 0 144 26 418 0 12,276 4,173 1,700 2,473 684 1,003 1,277 1,209 2.94 1,326 96 124 137 84 222 60 603 0 13,280 4,552 1,640 2,912 601 760 1,522 1,669 2.92 1,793 102 194 154 190 316 122 715 0 2,389 865 -50 915 -120 -350 511 824 -.04 1,219 35 193 93 189 214 107 388 0 21.9 23.5 -3.0 45.8 -16.6 -31.5 50.5 97.5 -1.2 212.4 52.2 1,9300.0 152.5 1,8900.0 209.8 713.3 118.7 .0 1990 1995 2000 2005 2010 2015 2020 Change Percent 66,803 25,111 8,903 16,208 6,473 8,094 6,195 4,349 2.66 64,775 25,108 7,809 17,299 6,660 8,219 61,797 25,363 6,257 19,106 7,008 8,592 5,756 4,007 2.44 33,289 281 4,754 2,310 1,956 11,417 1,715 10,136 720 34,677 303 4,927 2,393 2,012 11,902 1,866 10,592 682 63,023 25,184 6,846 18,338 6,814 8,394 5,868 4,108 2.50 35,268 311 5,091 2,484 2,028 12,021 2,027 10,620 686 61,322 25,736 5,947 19,789 7,258 8,829 5,713 3,936 2.38 35,206 324 4,922 2,544 1,952 11,777 2,270 10,730 687 -9,489 893 -4,910 5,803 1,420 1,568 -1,139 -956 -.47 5,823 -36 1,294 468 -226 1,790 591 1,870 72 -13.4 3.6 -45.2 41.5 24.3 21.6 -16.6 -19.5 -16.4 19.8 -10.0 35.7 22.5 -10.4 17.9 35.2 21.1 11.7 721 1,110 1,011 845 2.95 574 67 1 61 70,811 24,843 10,857 13,986 5,838 7,261 6,852 4,892 2.85 29,383 360 3,628 2,076 2,178 9,987 1,679 8,860 615 69,067 25,097 9,923 15,174 6,216 7,767 6,524 4,590 2.75 31,320 288 4,315 2,191 2,020 10,954 1,576 9,261 715 88 6,034 4,195 2.58 838 1,453 1,514 2.92 1,684 101 180 156 168 292 105 682 0 35,341 318 5,098 2,540 1,993 11,903 2,173 10,625 691 97 j �TRENTON Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration VAN BUREN TWP Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration WAYNE Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration 98 1990 1995 2000 2005 2010 2015 2020 20,582 7,851 2,609 5,242 1,418 1,836 2,228 2,369 2.62 13,112 109 5,290 672 256 1,533 577 4,422 253 20,534 8,068 2,394 5,674 1,536 2,109 2,170 2,253 2.55 13,183 127 4,796 669 302 1,703 441 4,876 269 20,036 8,097 2,151 5,946 1,593 2,322 2,031 2,151 2.47 13,131 121 4,132 710 322 1,779 390 5,379 298 19,482 8,123 1,839 6,284 1,627 2,575 1,863 2,058 2.40 13,282 119 3,498 746 356 1,971 378 5,885 329 18,960 8,147 1,578 6,569 1,681 2,808 1,664 1,994 2.33 13,413 105 3,293 765 371 2,074 342 6,138 325 18,455 8,167 1,392 6,775 1,742 3,023 1,474 1,928 2.26 13,280 89 2,992 762 370 2,111 307 6,323 326 18,006 8,186 1,251 6,935 1,808 3,206 1,307 1,865 2.20 13,134 75 2,705 741 363 2,128 270 6,533 319 Change -2,576 335 -1,358 1,693 390 1,370 -921 -504 -.42 22 -34 -2,585 69 107 595 -307 2,111 66 Percent -12.5 4.3 -52.1 32.3 27.5 74.6 -41.3 -21 .3 -16.1 .2 -31.2 -48.9 10.3 41 .8 38.8 -53.2 47.7 26.1 Percent 33.8 52.4 4.7 81 .6 111.7 76.1 30.3 12.9 -12.2 200.9 81.7 61 .8 240.9 484.6 196.9 210.7 237.5 -7.7 Percent 2.4 12.1 -11 .1 28.4 34.0 33.8 -12.3 -18.7 -8.7 2.3 53.5 -31.9 49.0 61 .9 -15.4 -45.0 39.3 75.2 1990 1995 2000 2005 2010 2015 2020 20,995 7,876 2,991 4,885 1,361 2,090 2,555 1,870 2.67 5,707 109 1,791 391 761 1,152 140 1,298 65 23,416 8,917 3,255 5,662 1,627 2,455 2,799 2,036 2.63 8,596 101 2,330 557 1,379 2,117 177 1,884 51 24,466 9,578 3,224 6,354 1,871 2,706 2,923 2,078 2.55 11,111 125 2,649 799 2,014 2,429 228 2,821 46 25,405 10,201 3,132 7,069 2,122 2,953 3,042 2,084 2.49 13,357 147 2,906 960 2,606 2,869 297 3,524 48 26,324 10,821 3,062 7,759 2,383 3,207 3,142 2,089 2.43 15,053 164 3,021 1,128 3,362 3,129 348 3,848 53 27,255 11 ,439 3,076 8,363 2,643 3,458 3,241 2,097 2.38 16,291 182 2,992 1,261 3,980 3,300 396 4,122 58 28,101 12,002 3,133 8,869 2,881 3,681 3,329 2,111 2.34 17,173 198 2,897 1,333 4,449 3,420 435 4,381 60 Change 7,106 4,126 142 3,984 1,520 1,591 774 241 -.32 11,466 89 1,106 942 3,688 2,268 295 3,083 -5 1990 1995 2000 2005 2010 2015 2020 Change 19,899 7,129 2,927 4,202 1,695 2,259 1,851 1,324 2.79 15,543 43 6,609 716 462 1,845 418 5,079 371 20,306 7,396 2,956 4,440 1,801 2,559 1,762 1,274 2.75 16,773 40 6,870 882 556 1,850 213 5,899 463 20,165 7,479 2,850 4,629 1,884 2,769 1,634 1,192 2.70 17,574 44 6,671 988 625 1,796 216 6,688 546 20,203 7,598 2,745 4,853 1,990 2,841 1,620 1,147 2.66 17,461 53 6,079 1,019 691 1,822 229 6,990 578 20,199 7,709 2,638 5,071 2,087 2,892 1,612 1,118 2.62 16,994 58 5,568 1,059 735 1,734 231 7,001 608 20,272 7,848 2,600 5,248 2,184 2,956 1,614 1,094 2.58 16,400 63 4,997 1,076 748 1,637 232 7,008 639 20,384 7,995 2,601 5,394 2,272 3,023 1,623 1,077 2.55 15,900 66 4,503 1,067 748 1,561 230 7,075 650 485 866 -326 1,192 577 764 -228 -247 -.24 357 23 -2,106 351 286 -284 -188 1,996 279 �WESTLAND Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration WOODHAVEN Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration WYANDOTTE Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration 1990 1995 2000 2005 2010 84,724 33,102 10,996 22,106 6,681 9,800 9,520 7,101 2.56 24,650 396 2,024 582 611 9,688 1,164 9,743 2015 87,411 35,233 10,600 24,633 7,193 11,on 9,755 7,208 2.48 26,853 407 2,380 822 801 10,015 1,233 10,713 2020 482 91,209 38,564 9,617 28,947 8,217 13,038 10,059 7,250 2.37 30,019 430 2,820 852 1,186 9,767 1,607 12,830 527 91,586 39,230 9,129 30,101 8,511 13,583 9,983 7,153 2.33 30,375 446 2,830 868 1,355 9,362 1,768 13,217 529 91,371 39,678 8,858 30,820 8,761 14,046 9,878 6,993 2.30 30,314 457 2,77J 866 1,461 8,847 1,896 13,476 534 91,524 40,238 8,796 31,442 9,039 14,472 9,836 6,891 2.27 30,282 465 2,673 850 1,530 8,440 1,976 13,820 442 89,119 36,931 10,101 26,830 7,669 12,185 9,859 7,218 2.41 28,680 417 2,620 942 982 9,761 1,437 12,002 519 528 86 Percent 8.0 21.6 -20.0 42.2 35.3 47.7 3.3 -3.0 -11.1 22.8 17.4 32.1 46.0 150.4 -12.9 69.8 41.8 19.5 Change 209 1,055 -730 1,785 831 137 249 -162 -.58 3,344 58 -62 191 194 1,064 152 1,594 153 Percent 1.8 26.6 -38.6 86.4 158.9 19.6 20.0 -10.8 -19.6 47.3 105.5 -2.4 35.4 223.0 56.1 61.8 112.8 73.2 Change -975 481 -408 889 465 1,211 -608 -587 -.17 -3,195 18 -1,942 -109 -501 -383 29 -256 -51 Percent -3.2 3.9 -9.9 10.8 12.9 30.6 -20.9 -31.9 -6.8 -24.1 16.4 -69.1 -21.4 -84.3 -14.8 4.6 -4.4 -20.0 1990 1995 2000 2005 2010 2015 2020 11,635 3,960 1,893 2,067 523 699 1,243 1,495 2.94 7,072 55 2,626 540 87 1,896 246 1,413 209 12,334 4,311 1,886 2,425 663 695 1,294 1,659 2.86 8,045 78 2,799 429 124 2,106 243 2,022 244 12,483 4,532 1,764 2,768 830 685 1,320 1,697 2.75 8,663 94 2,833 492 173 2,249 279 2,271 272 12,350 4,680 1,559 3,121 953 735 1,372 1,620 2.64 9,423 98 2,877 558 217 2,546 312 2,513 302 12,199 1,371 3,450 1,084 777 1,428 1,532 2.53 9,956 106 2,863 625 252 2,756 348 2,680 326 12,034 4,931 1,249 3,682 1,218 812 1,468 1,433 2.44 10,261 111 2,731 689 271 2,880 379 2,850 350 11,844 5,015 1,163 3,852 1,354 836 1,492 1,333 1990 1995 2000 2005 2010 2015 2020 30,938 12,314 4,107 8,207 3,602 3,955 2,915 1,842 2.51 13,268 110 2,812 510 594 2,588 634 5,765 255 31,100 12,470 4,173 8,297 3,707 4,438 2,693 1,632 2.49 11,610 115 1,852 505 218 2,572 591 5,510 247 30,717 12,482 4,095 8,387 3,782 4,788 2,481 1,431 2.46 10,734 116 1,246 489 151 2,469 612 5,407 244 30,336 12,480 3,911 8,569 3,856 4,877 2,397 1,350 2.43 10,560 115 1,085 453 136 2,467 626 5,446 232 29,970 12,646 3,699 8,947 3,988 5,065 2,316 1,277 2.37 10,154 125 964 422 104 2,290 660 5,375 214 29,963 12,795 3,699 9,096 4,067 5,166 2,307 1,255 2.34 10,073 128 870 401 93 2,205 663 5,509 204 4,821 30,062 12,523 3,754 8,769 3,913 4,960 2,342 1,308 2,40 10,399 120 1,078 440 120 2,398 647 5,375 221 Change 6,800 7,136 -2,200 9,336 2,358 4,672 316 -210 -.28 5,632 69 649 268 919 -1,248 812 2.36 10,416 113 2,564 731 281 2,960 398 3,007 362 4,on 99 j �. WAYNE COUNTY (EX DET) 1990 1995 2000 2005 2010 2015 2020 Change Percent 1,083,708 Total Population Total Households 406,434 With Children 143,367 Without Children 263,067 Income Quartile 1 85,687 Income Quartile 2 104,678 Income Quartile 3 109,610 Income Quartile 4 106,459 2.67 Persons Per Household Total Employment 563,703 5,257 Ag, Min, Nat Res Manufacturing 137,991 TCU 36,539 Wholesale Trade 28,705 Retail Trade 124,078 FIRE 33,466 Services 186,073 Pub Administration 11,594 1,101,664 420,803 141,726 279,077 91,547 113,120 111,224 104,912 2.62 595,521 5,741 138,349 35,509 32,263 129,023 35,679 206,907 12,050 1,102,957 430,104 136,387 293,717 96,514 119,295 111,498 102,797 2.56 630,759 5,997 136,431 37,811 35,361 129,816 40,032 232,646 12,665 1,104,716 438,710 128,829 309,881 101,427 123,529 112,414 101,340 2.52 657,675 6,229 133,910 39,865 39,084 134,517 42,750 248,308 13,012 1,107,957 446,921 123,300 323,621 106,128 127,421 113,071 100,301 2.48 668,028 6,443 130,630 41,359 42,166 135,707 45,083 253,409 13,231 1,114,546 455,915 121,908 334,007 110,893 131,313 113,942 99,767 2.44 668,453 6,623 123,791 42,228 43,619 134,193 47,056 257,415 13,528 1,124,059 465,470 122,854 342,616 115,613 134,978 115,085 99,794 2.41 667,129 6,762 116,119 42,276 44,346 132,706 48,167 263,240 13,513 40,351 59,036 -20,513 79,549 29,926 30,300 5,475 -6,665 -.25 103,426 1,505 -21,872 5,737 15,641 8,628 14,701 77,167 1,919 3.7 14.5 -14.3 30.2 34.9 28.9 5.0 -6.3 -9.4 18.3 28.6 -15.9 15.7 54.5 7.0 43.9 41.5 16.6 1990 1995 2000 2005 2010 2015 2020 Change Percent Total Population 2,111,687 Total Households 780,432 With Children 293,699 Without Children 486,733 Income Quartile 1 260,027 Income Quartile 2 200,721 Income Quartile 3 173,190 Income Quartile 4 146,494 Persons Per Household 2.71 Total Employment 976,193 Ag, Min, Nat Res 7,464 Manufacturing 201,362 TCU 67,863 Wholesale Trade 49,082 Retail Trade 173,582 FIRE 66,227 Services 371,038 Pub Administration 39,575 2,093,955 781,280 292,652 488,628 272,029 202,366 167,887 138,998 2.68 979,237 7,983 194,050 62,454 50,814 174,421 63,200 389,372 36,943 1,961,353 788,362 245,051 543,311 295,470 208,814 158,750 125,328 2.49 1,004,481 9,163 157,520 63,701 58,371 169,507 65,104 445,868 35,247 -150,334 7,930 -48,648 56,578 35,443 8,093 -14,440 -21,166 -.22 28,288 1,699 -43,842 -4,162 9,289 -4,075 -1, 123 74,830 -4,328 -7.1 1.0 -16.6 11 .6 13.6 4.0 -8.3 -14.4 -8.1 2.9 22.8 -21.8 -6.1 18.9 -2.3 -1.7 20.2 -10.9 WAYNE COUNTY REGION 2,054,980 779,392 282,341 497,051 279,136 203,668 163,473 133,115 2.64 999,638 8,233 187,026 62,324 53,024 172,476 62,334 419,445 34,776 2,020,668 778,633 266,286 512,347 282,632 204,532 161,562 129,907 2.60 1,015,018 8,482 182,143 62,781 55,747 175,120 61,917 434,122 34,706 1,992,302 779,452 253,216 526,236 286,835 205,257 159,767 127,593 2.56 1,016,234 8,734 177,010 63,538 57,895 174,702 62,972 436,524 34,859 1,973,194 783,130 247,159 535,971 291,513 206,745 158,819 126,053 2.52 1,010,198 8,983 167,812 63,992 58,419 171,930 64,490 439,313 35,259 1990 1995 2000 2005 2010 2015 2020 Change Percent Total Population 4,590,465 Total Households 1,698,819 With Children 620,885 Without Children 1,077,934 Income Quartile 1 424,684 Income Quartile 2 424,722 Income Quartile 3 424,727 Income Quartile 4 424,686 Persons Per Household 2.70 Total Employment 2,350,238 Ag, Min, Nat Res 30,424 Manufacturing 486,644 TCU 124,287 Wholesale Trade 121,200 Retail Trade 441,167 FIRE 173,122 Services 904,892 Pub Administration 68,502 4,735,738 1,773,071 629,212 1,143,859 443,267 443,268 443,268 443,268 2.67 2,477,024 31,953 482,591 117,074 128,295 464,190 183,010 1,001,823 68,088 4,804,389 1,827,384 617,469 1,209,915 456,846 456,846 456,846 456,846 2.63 2,615,187 32,633 468,709 120,105 134,033 477,155 193,443 1,119,990 69,119 4,877,433 1,882,326 594,659 1,287,667 470,575 470,580 470,586 470,585 2.59 2,724,994 33,144 467,057 124,033 143,124 500,358 201,247 1,185,160 70,871 4,962,603 1,941,257 578,201 1,363,056 485,309 485,317 485,315 485,316 2.56 2,776,724 34,110 461,633 126,836 149,071 508,203 210,743 1,213,644 72,484 5,067,093 2,005,414 580,555 1,424,859 501,354 501,357 501,348 501,355 2.53 2,775,235 34,664 439,602 127,883 149,060 502,662 217,679 1,229,673 74,012 5,162,405 2,063,547 591,492 1,472,055 515,879 515,892 515,887 515,889 2.50 2,773,688 35,079 415,321 127,147 147,775 497,383 221 ,077 1,255,608 74,298 571,940 364,728 -29,393 394,121 91,195 91,170 91,160 91,203 -.20 423,450 4,655 -71,323 2,860 26,575 56,216 47,955 350,716 5,796 12.5 21 .5 -4.7 36.6 21.5 21.5 21 .5 21.5 -7.4 18.0 15.3 -14.7 2.3 21.9 12.7 27.7 38.8 8.5 100 �Appendix D Regional Development Forecast, Full Detroit Subcommunity Report AIRPORT Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration BAGLEY Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration BOYNTON Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration ~ 1990 1995 2000 2005 2010 2015 18.418 5,771 2,885 2,886 3,525 1,193 734 319 3.19 8,502 19 3,444 1,466 1,038 680 15 1,677 163 2020 Change 15,664 5,055 2,473 2,582 3,315 927 584 229 3.10 9,089 19 3,978 1,227 1,305 649 9 1,762 140 Percent 13,691 4,480 2,182 2,298 3,053 754 486 187 3.06 9,202 22 3,836 1,111 1,472 622 6 2,007 126 12,144 4,039 1,886 2,153 2,764 678 429 168 3.01 9,047 29 3,663 1,051 1,497 600 5 2,080 122 10,875 3,728 1,616 2,112 2,556 632 388 152 2.92 8,865 29 3,550 987 1,542 572 4 2,061 120 9,948 3,505 1,446 2,059 2,415 594 357 139 2.84 8,699 30 3,391 970 1,560 551 4 2,072 121 9,365 3,381 1,346 2,035 2,341 572 338 130 2.77 8,484 31 3,194 970 1,553 534 4 2,079 119 -9,053 -2,390 -1,539 -851 -1,184 -621 -396 -189 -.42 -18 12 -250 -496 515 -146 -11 402 -44 -49.2 -41.4 -53.3 -29.5 -33.6 -52.1 -54.0 -59.2 -13.2 -.2 63.2 -7.3 -33.8 49.6 -21.5 -73.3 24.0 -27.0 1990 1995 2000 2005 2010 2015 2020 Change Percent 21,045 7,149 2,589 4,560 1,704 1,775 2,048 1,622 2.94 5,670 9 97 30 70 381 174 4,842 67 20,380 7,150 2,281 4,869 1,793 1,736 2,205 1,416 2.85 4,997 9 106 25 85 383 156 4,176 57 19,834 7,174 2,009 5,165 1,879 1,695 2,320 1,280 2.76 4,594 11 110 24 93 377 137 3,792 50 19,411 7,172 1,780 5,392 1,969 1,671 2,303 1,229 2.71 4,169 14 132 21 100 358 121 3,377 46 19,007 7,148 1,606 5,542 2,051 1,653 2,255 1,189 2.66 3,842 15 140 19 102 349 112 3,061 44 18,650 7,130 1,501 5,629 2,122 1,644 2,217 1,147 2.62 3,601 16 141 16 101' 337 106 18,243 7,074 1,430 5,644 2,167 1,629 2,173 1,105 2.58 3,457 17 139 15 99 327 100 2,718 42 -2,802 -75 -1, 159 1,084 463 -146 125 -517 -.36 -2,213 8 42 -15 29 -54 -74 -2, 124 -25 -13.3 -1.0 -44.8 23.8 27.2 -8.2 6.1 -31.9 -12.4 -39.0 88.9 43.3 -50.0 41.4 -14.2 -42.5 -43.9 -37.3 1990 1995 2000 2005 2010 2015 2020 Change Percent 8,984 3,666 1,018 2,648 2,172 926 418 150 2.45 856 2 206 155 25 153 33 255 27 8,669 3,656 907 2,749 2,278 857 382 139 2.37 856 1 203 163 25 145 39 257 23 8,420 3,654 836 2,818 2,365 808 353 128 2.30 8,273 3,682 792 2,890 2,450 -1,759 47 -501 548 784 -208 -284 -245 -.51 19 0 171 -6 -2 -21 35 -130 -28 -17.5 1.3 -38.7 23.4 47.1 -21.1 -46.0 -66.9 -18.6 2.3 .0 1,140.0 -3.4 -8.0 -13.5 250.0 -32.6 -60.9 10,032 3,635 1,293 2,342 1,666 985 618 366 2.76 831 0 15 177 25 155 14 399 46 9,437 3,595 1,190 2,405 1,863 998 519 215 2.63 839 0 173 167 22 158 23 257 39 9,274 3,664 1,132 2,532 2,061 981 463 159 2.53 842 1 200 156 23 157 29 245 31 2,841 43 887 196 170 24 139 44 262 21 m 334 121 2.25 850 0 186 171 23 134 49 269 18 101 J �BRIGHTMOOR Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration BROOKS Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration BURBANK Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration 102 1990 1995 2000 2005 2010 2015 2020 Change Percent 19,042 6,632 3,517 3,115 3,400 1,767 1,017 18,078 6,046 3,704 2,342 3,547 1,449 756 294 2.99 3,911 23 1,737 321 205 325 296 953 51 17,119 5,616 3,703 1,913 3,564 1,251 593 208 3.05 3,958 28 1,831 342 176 261 345 930 45 15,944 5,270 3,434 1,836 3,468 1,102 518 182 3.03 4,063 34 1,962 331 162 219 364 15,405 5,129 3,303 1,826 3,495 990 472 172 3.00 4,134 35 14,928 5,014 3,202 1,812 3,506 903 440 165 2.98 4,187 38 2,148 309 135 154 446 917 40 14,687 -4,355 4,974 -1,658 3,163 1,811 3,529 857 425 163 2.95 4,173 39 2,139 297 125 137 475 922 39 -354 -1,304 129 -910 -592 -22.9 -25.0 -10.1 -41.9 -22 12.3 95.0 60.7 -2.9 -52.3 -68.0 136.3 -16.8 -36.1 448 2.87 3,717 20 1,331 306 262 428 201 1,108 61 2,088 948 319 147 180 403 921 43 41 -285 .08 456 19 808 -9 -137 -291 274 -186 3.8 -51.5 -58.2 -63.6 2.8 1990 1995 2000 2005 2010 2015 2020 Change Percent 35,643 12,351 5,943 6,408 5,495 3,445 2,152 1,259 2.89 8,045 78 2,317 381 1,143 853 184 2,927 162 35,234 12,057 6,147 5,910 5,842 3,239 1,862 1,114 2.92 8,013 79 2,785 369 1,117 1,037 173 2,313 140 33,858 11,605 6,004 5,601 5,916 3,060 1,633 996 2.92 7,871 82 2,803 376 1,058 1,155 163 2,108 126 32,776 11,249 5,812 5,437 5,880 2,935 1,530 904 2.91 7,637 89 2,714 364 961 1,191 156 2,040 122 32,174 11,049 5,733 5,316 5,899 2,840 1,464 846 2.91 7,422 93 2,653 346 876 1,253 151 1,929 121 31,624 10,910 5,696 5,214 5,905 2,780 1,422 803 2.90 7,250 98 2,551 334 803 1,308 150 1,883 123 30,730 10,689 5,592 5,097 5,811 2,722 1,388 768 2.87 7,066 103 2,417 319 745 1,345 -13.8 -13.5 -5.9 -20.5 5.8 -21.0 -35.5 -39.0 -.4 -12.2 32.1 4.3 -16.3 1,867 122 -4,913 -1 ,662 -351 -1,311 316 -723 -764 -491 -.01 -979 25 100 -62 -398 492 -36 -1,060 -40 148 -34.8 57.7 -19.6 -36.2 -24.7 1990 1995 2000 2005 2010 2015 2020 Change Percent 27,520 9,363 4,405 4,958 3,916 2,542 1,926 979 2.94 4,619 0 58 113 168 749 429 3,070 32 28,480 8,975 5,406 3,569 4,594 2,156 1,563 662 3.17 3,753 0 52 109 167 483 439 2,476 27 27,055 8,668 5,128 3,540 4,567 2,096 1,441 564 3.12 3,394 1 49 108 169 341 413 2,289 24 25,786 8,421 4,837 3,584 4,686 1,922 1,268 545 3.06 3,085 2 57 100 169 259 370 2,105 23 24,575 8,243 4,545 3,698 4,905 1,675 1,117 546 2.98 2,848 1 56 94 168 197 355 1,954 23 23,302 8,000 4,301 3,699 4,957 1,489 1,019 535 2.91 2,675 1 53 22,495 7,861 4,173 3,688 -5,025 -1,502 -232 -1,270 1,062 -1,155 -957 -452 -18.3 -16.0 -5.3 -25.6 27.1 -45.4 88 163 156 344 1,847 23 4,978 1,387 969 527 2.86 2,564 0 50 83 157 132 332 1,788 22 -.08 -2,055 0 -8 -30 -11 -617 -97 -1,282 -10 -49.7 -46.2 -2.6 -44.5 .0 -13.8 -26.5 -6.5 -82.4 -22.6 -41.8 -31.3 �CBD Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Seivices Pub Administration CENTRAL Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Seivices Pub Administration CERVENY Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment 1990 1995 2000 2005 2010 2015 6,657 3,497 241 3,256 1,480 981 409 627 1.90 103,056 465 8,155 16,550 1,804 7,625 22,472 30,806 15,179 7,477 3,800 323 3,477 1,216 999 555 1,030 1.97 85,424 462 4,482 12,978 1,357 4,944 17,204 30,100 13,897 2020 7,403 3,758 295 3,463 1,089 1,012 588 1,069 1.97 73,588 398 3,473 10,733 1,084 3,410 12,387 29,831 12,272 7,651 3,794 316 3,478 980 1,007 665 1,142 2.02 69,169 341 3,058 9,741 900 3,381 9,954 29,596 12,198 7,881 3,814 324 3,490 856 981 711 1,266 2.07 66,988 329 2,839 9,587 822 3,307 8,832 29,067 12,205 8,042 3,807 335 3,472 766 956 742 1,343 2.11 65,975 323 2,581 9,589 745 3,354 8,389 28,781 12,213 8,150 3,781 346 3,435 702 933 760 1,386 2.16 65,489 318 2,347 9,688 684 3,378 7,988 28,866 12,220 1990 1995 2000 2005 2010 2015 2020 20,790 9,096 2,282 6,814 5,891 1,653 928 624 2 .29 25,324 89 6,761 1,224 1,002 2,024 2,518 10,163 1,543 19,203 8,549 2,072 6,477 5,746 1,396 843 564 2.25 20,605 89 4,658 1,226 561 1,858 1,794 9,398 1,021 17,641 8,121 1,804 6,317 5,628 1,221 766 506 2.17 18,319 87 3,970 1,203 350 1,692 1,276 8,994 747 15,986 7,708 1,423 6,285 5,415 1,152 701 440 2.07 16,607 14,701 7,361 1,152 6,209 5,250 1,068 644 399 2.00 15,492 94 3,389 1,132 179 1,419 868 7,760 651 13,825 7,114 984 6,130 5,138 1,008 ij01 367 1.94 14,667 101 3,124 1,110 136 1,320 810 7,402 664 13,154 6,920 872 6,048 5,049 962 566 343 1.90 14,097 107 2,871 1,084 111 1,247 763 7,222 692 1990 1995 2000 2005 2010 2015 2020 21,042 7,181 3,271 3,910 2,531 1,902 1,685 1,063 2.93 1,789 74 116 23 71 264 136 1,071 34 20,351 7,120 3,032 4,088 2,587 1,902 1,645 986 2.86 1,794 73 151 17 72 215 132 1,102 32 19,655 7,069 2,794 4,275 2,642 1,904 1,601 922 2.78 1,788 74 171 12 70 175 134 1,122 30 19,142 7,052 2,642 4,410 2,689 1,911 1,573 879 2.71 1,783 75 182 9 66 146 136 1,141 28 18,627 7,010 2,527 4,483 2,707 1,910 1,548 845 2.66 1,783 75 186 7 62 127 135 1,165 26 21,950 7,219 3,452 3,767 TCU Wholesale Trade 2,169 2,031 1,757 1,262 3.04 1,972 70 71 49 101 Retail Trade FIRE Seivices Pub Administration 460 124 1,051 46 Ag, Min, Nat Res Manufacturing 21,750 7,264 3,430 3,834 2,394 1,972 1,734 1,164 2.99 1,820 74 97 30 77 339 135 1,029 39 88 3,614 1,161 247 1,539 960 8,348 650 Change 1,493 284 105 179 -778 -48 351 759 .25 -37,567 -147 -5,808 -6,862 -1, 120 -4,247 ·14,484 -1,940 -2,959 Percent 22.4 8.1 43.6 5.5 -52.6 -4.9 85.8 121.1 13.2 -36.5 -31.6 -71.2 -41.5 -62.1 -55.7 -64.5 -6.3 -19.5 Change -7,636 -2,176 -1,410 -766 -842 -691 -362 -281 -.38 -11,227 18 -3,890 -140 -891 -777 -1,755 -2,941 -851 Percent -36.7 -23.9 -61.8 -11.2 -14.3 -41.8 -39.0 -45.0 -16.8 -44.3 20.2 -57.5 -11.4 -88.9 -38.4 -69.7 -28.9 -55.2 Change -3,323 -209 -925 716 538 -121 -209 -417 -.38 -189 5 115 -42 -39 -333 11 114 -20 Percent -15.1 -2.9 -26.8 19.0 24.8 -6.0 -11.9 -33.0 -12.6 -9.6 7.1 162.0 -85.7 -38.6 -72.4 8.9 10.8 -43.5 103 tt r• J �CHADSEY Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration CHENE Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration CLARK PARK Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration 104 1990 22,230 8,112 3,276 4,836 4,141 2,247 1,141 583 2.74 5,147 56 1,183 352 268 1,215 38 1,926 109 1995 21,570 7,750 3,468 4,282 4,338 2,112 874 426 2.78 4,568 55 1,087 383 192 917 50 1,791 93 2000 20,672 7,421 3,478 3,943 4,406 1,990 700 325 2.79 4,151 57 927 385 152 723 59 1,767 81 2005 20,172 7,139 3,498 3,641 4,376 1,815 646 302 2.83 3,756 60 763 359 132 587 66 1,714 75 2010 2015 2020 Change Percent 20,190 6,991 3,661 3,330 4,438 1,673 603 277 2.89 3,448 65 639 341 116 478 76 1,661 72 20,126 6,881 3,792 3,089 4,482 1,568 570 261 2.92 3,220 69 537 325 102 401 86 1,629 71 19,773 6,738 3,834 2,904 4,456 1,489 545 248 2.93 3,059 72 460 306 91 351 93 1,617 69 -2,457 -1,374 558 -1,932 315 -758 -596 -335 .19 -2,088 16 -723 -46 -177 -864 55 -309 -40 -11.1 -16.9 17.0 -40.0 7.6 -33.7 -52.2 -57.5 7.1 -40.6 28.6 -61.1 -13.1 -66.0 -71.1 144.7 -16.0 -36.7 1990 1995 2000 2005 2010 2015 2020 Change Percent 15,202 5,331 2,093 3,238 3,700 1,085 385 161 2.85 14,684 73 7,188 1,075 862 1,047 82 2,880 1,477 12,834 4,527 1,823 2,704 3,265 896 266 100 2.83 14,957 68 7,819 985 774 882 77 3,022 1,330 11,399 4,078 1,599 2,479 2,980 801 220 77 2.80 14,249 68 7,238 926 722 768 73 3,249 1,205 10,031 3,678 1,292 2,386 2,655 716 221 86 2.73 13,619 72 6,724 901 650 691 71 3,355 1,155 8,873 3,387 1,012 2,375 2,444 651 214 78 2.62 13,136 75 6,437 872 575 608 68 3,364 1,137 8,061 3,182 833 2,349 2,296 605 207 74 2.53 12,785 80 6,091 877 515 552 66 3,440 1,164 7,505 3,045 719 2,326 2,198 575 202 70 2.46 12,429 83 5,703 894 469 511 64 3,533 1,172 -7,697 -2,286 -1,374 -912 -1,502 -510 -183 -91 -.39 -2,255 10 -1,485 -181 -393 -536 -18 653 -305 -50.6 -42.9 -65.6 -28.2 -40.6 -47.0 -47.5 -56.5 -13.6 -15.4 13.7 -20.7 -16.8 -45.6 -51.2 -22.0 22.7 -20.6 1990 1995 2000 2005 2010 2015 2020 Change Percent 17,673 6,101 2,419 3,682 3,419 1,516 767 399 2.90 11,936 0 3,053 857 653 1,777 197 3,375 2,024 16,572 5,790 2,327 3,463 3,452 1,410 627 301 2.86 8,639 0 768 850 563 1,895 160 2,663 1,740 15,435 5,511 2,143 3,368 3,409 1,325 534 243 2.80 8,341 1 432 805 514 1,909 127 3,027 1,526 14,631 5,342 1,941 3,401 3,325 1,273 515 229 2.74 8,224 1 425 754 520 1,851 107 3,046 1,520 13,842 5,220 1,717 3,503 3,238 1,255 507 220 2.65 8,080 1 397 708 517 1,806 100 3,028 1,523 13,198 5,132 1,557 3,575 3,179 1,243 12,639 5,048 1,433 3,615 3,123 1,229 490 206 2.50 7,878 1 334 630 -5,034 -1,053 -986 -67 -296 -287 -277 -193 -.39 -4,058 1 -2,719 -227 -164 -63 -105 -289 -492 -28.5 -17.3 -40.8 -1 .8 -8.7 -18.9 -36.1 -48.4 -13.6 -34.0 498 212 2.57 7,960 1 364 669 504 1,756 96 3,042 1,528 489 1,714 92 3,086 1,532 nla -89.1 -26.5 -25.1 -3.5 -53.3 -8.6 -24.3 �CODY Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration CONDON Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration CONNER Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration 1990 1995 2000 2005 2010 2015 24,545 8,999 4,068 4,931 3,118 2,846 2,052 983 2.73 9,311 47 4,682 90 250 2,199 2020 24,653 8,932 4,383 4,549 3,686 2,703 1,774 769 2.76 9,917 47 5,825 93 338 1,942 69 1,385 24,530 8,890 4,518 4,372 4,139 2,566 1,562 623 2.76 9,663 52 5,818 102 398 1,715 72 1,307 199 24,498 8,820 4,584 4,236 4,445 2,422 1,394 559 2.78 9,488 60 5,808 105 425 1,497 76 1,324 193 24,804 8,828 4,770 4,058 4,783 2,287 1,260 498 2.81 9,342 62 5,907 103 442 1,293 78 1,269 25,054 8,859 4,956 3,903 5,052 2,183 1,165 459 2.83 9,210 65 5,897 102 25,010 8,833 5,059 3,774 5,198 2,104 1,100 431 2.83 8,978 68 5,747 100 458 1,068 85 1,262 190 64 1,724 255 218 188 454 1,161 82 1,258 191 1990 1995 2000 2005 2010 2015 2020 11,699 4,327 1,485 2,842 2,637 942 500 248 2.70 4,051 24 1,141 58 411 . 869 8,793 3,353 1,116 2,237 2,106 726 338 183 2.62 5,032 27 1,087 54 482 1,058 36 2,215 73 7,682 3,024 919 2,105 1,897 660 297 170 2.54 5,134 31 1,076 50 471 1,119 34 2,286 67 6,877 2,778 793 1,985 1,743 608 270 157 2.48 5,172 33 1,043 45 449 1,192 31 2,317 62 6,300 2,603 719 5,934 2,486 675 1,811 1,568 546 232 140 2.39 5,163 37 926 39 401 42 1,408 98 9,874 3,768 1,233 2,535 2,346 826 406 190 2.62 4,419 24 1,166 55 458 879 39 1,713 85 1990 1995 2000 2005 2010 2015 2020 36,758 10,878 6,421 4,457 5,738 2,582 1,600 958 3.38 2,903 16 63 130 104 853 9 1,490 238 36,266 10,209 7,057 3,152 6,289 2,003 1,224 693 3.55 2,681 18 33 116 24 31,514 9,200 6,058 3,142 6,485 1,464 786 465 3.43 2,676 27 14 98 20 244 18 2,065 190 30,391 8,987 5,852 3,135 6,541 1,313 692 441 3.38 2,618 27 10 91 18 193 21 2,063 195 29,464 8,811 5,704 3,107 6,530 1,218 637 426 3.34 2,575 27 8 85 16 162 23 2,057 197 569 11 1,705 205 34,493 9,815 6,704 3,111 6,248 1,856 1,116 595 3.51 2,743 22 21 110 18 413 13 1,966 180 32,869 9,464 6,350 3,114 6,339 1,683 942 500 3.47 2,728 27 20 105 22 320 15 2,034 185 1,884 1,636 572 248 147 2.42 5,184 35 989 42 424 1,247 29 2,359 59 1,284 27 2,393 56 Change 465 -166 991 -1,157 2,080 -65 Percent 1.9 -1.8 24.4 -23.5 66.7 -26.1 -46.4 -56.2 3.8 -3.6 44.7 22.7 11.1 83.2 -51.4 32.8 -26.8 -25.5 Change -5,765 -1,841 -810 -1,031 -1,069 -396 -268 -108 -.32 1,112 13 -215 -19 -10 415 -15 985 -42 Percent -49.3 -42.5 -54.5 -36.3 -40.5 -42.0 -53.6 -43.5 -11.7 27.5 54.2 -18.8 -32.8 -2.4 47.8 -35.7 70.0 -42.9 Change -7,294 -2,067 -717 -1,350 792 -1,364 -963 -532 -.04 -328 11 -55 -45 -88 -691 14 567 -41 Percent -19.8 -19.0 -11.2 -30.3 13.8 -52.8 -60.2 -55.5 -1.0 -11.3 68.8 -87.3 -34.6 -84.6 -81.0 155.6 38.1 -17.2 -742 -952 -552 .10 -333 21 1,065 10 208 -1,131 21 -462 105 \ If ), )i ;c =1 3( ,e SI ;c .R >ir J �DAVISON Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration 1990 1995 2000 2005 2010 2015 2020 19,660 6,850 2,873 3,977 3,730 1,846 876 398 2.87 6,093 36 1,133 219 1,060 776 7 2,516 346 20,671 6,288 2,945 3,343 3,682 1,631 718 257 3.29 5,066 30 893 166 973 577 7 1,703 717 19,573 5,823 2,859 2,964 3,556 1,473 605 189 3.36 4,399 31 705 141 882 455 6 1,341 838 18,863 5,447 2,793 2,654 3,416 1,304 541 186 3.46 3,953 37 664 121 768 374 6 1,143 840 18,637 5,223 2,853 2,370 3,375 1,180 498 170 3.57 3,371 37 569 92 629 289 6 899 850 18,389 5,056 2,898 2,158 3,341 1,090 466 159 3.64 2,969 37 486 74 524 233 6 749 860 17,960 4,888 2,886 2,002 3,269 1,025 442 152 3.67 2,696 37 419 62 450 197 7 658 866 DELRAY/SPRINGWELL Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration 1990 1995 2000 2005 2010 2015 2020 28,737 10,477 4,406 6,071 6,065 2,505 1,353 554 2.74 12,580 133 2,647 2,690 1,662 1,340 510 2,827 771 26,686 9,790 4,330 5,460 6,196 2,233 1,022 339 2.73 11,688 101 1,670 2,891 1,512 1,367 537 2,948 662 24,871 9,239 4,099 5,140 6,124 2,033 841 241 2.69 11,793 91 1,215 3,108 1,446 1,365 535 3,435 598 23,339 8,752 3,777 4,975 5,921 1,831 757 243 2.67 11,527 96 1,108 3,059 1,315 1,322 517 3,535 575 22,143 8,419 3,487 4,932 5,764 1,713 712 230 2.63 11,186 100 987 3,036 1,186 1,268 508 3,540 561 21,186 8,179 3,276 4,903 5,641 1,633 684 221 2.59 10,880 105 874 3,003 1,069 1,217 506 3,544 562 20,234 7,934 3,081 4,853 5,491 1,569 661 213 2.55 10,600 108 779 2,923 979 1,176 499 3,585 551 DENBY Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration 1990 1995 2000 2005 2010 2015 2020 22,349 8,315 3,292 5,023 2,403 2,764 1,959 1,189 2.69 2,561 66 189 14 199 602 196 1,282 13 23,627 8,279 3,949 4,330 2,660 2,863 1,765 991 2.85 2,103 71 241 20 180 356 194 1,030 24,545 8,252 4,443 3,809 2,905 2,937 1,581 829 2.97 1,903 71 266 25 169 236 181 944 11 25,624 8,208 4,913 3,295 3,249 2,811 1,423 725 3.12 1,830 70 314 27 161 172 165 911 10 25,598 8,184 4,881 3,303 3,302 2,812 1,369 701 3.13 1,777 71 347 31 154 137 158 869 10 25,361 8,136 4,845 3,291 3,323 2,801 1,325 687 3.12 1,734 72 365 34 144 113 154 843 9 25,207 8,132 4,843 3,289 3,345 2,797 1,307 683 3.10 1,700 73 369 35 136 98 149 831 9 106 11 Change -1,700 -1,962 13 -1,975 -461 -821 -434 -246 .80 -3,397 1 -714 -157 -610 -579 0 -1,858 520 Percent -8.6 -28.6 .5 -49.7 -12.4 -44.5 -49.5 -61 .8 28.0 -55.8 2.8 -63.0 -71 .7 -57.5 -74.6 .0 -73.8 150.3 Change -8,503 -2,543 -1,325 -1,218 -574 -936 -692 -341 -.19 -1,980 -25 -1,868 233 -683 -164 -11 758 -220 Percent -29.6 -24.3 -30.1, -20.1 -9.5 -37.4 -51 .1 -61.6 -7.0 -15.7 -18.8 -70.6 8.7 -41 .1 -12.2 -2.2 26.8 -28.5 Change 2,858 -183 1,551 -1,734 942 33 -652 -506 .41 -861 7 180 21 -63 -504 -47 -451 -4 Percent 12.8 -2.2 47.1 -34.5 39.2 1.2 -33.3 -42.6 15.3 -33.6 10.6 95.2 150.0 -31.7 -83.7 -24.0 -35.2 -30.8 �1990 1995 2000 2005 2010 2015 2020 Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration 29,470 11,839 4,084 7,755 6,830 2,710 1,487 812 2.49 3,432 39 161 84 35 319 169 2,559 66 27,381 11,218 3,713 7,505 6,833 2,432 1,286 667 2.44 4,942 39 142 78 4 422 153 4,049 55 25,537 10,645 3,393 7,252 6,747 2,194 1,127 5n 2.40 4,050 41 131 23,811 10,131 2,978 7,153 6,535 2,050 1,027 519 2.35 4,163 47 148 73 6 542 126 3,178 43 22,291 9,716 2,610 7,106 6,369 1,920 949 478 2.29 4,224 50 144 66 5 593 117 3,209 40 21,133 9,416 2,384 7,032 6,265 1,825 884 442 2.24 4,270 53 136 61 5 629 110 3,238 38 20,324 9,234 2,246 6,988 6,223 1,760 836 415 2.20 4,324 56 128 56 4 655 104 3,285 36 EAST RIVERSIDE Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration 1990 1995 2000 2005 2010 2015 2020 10,443 3,616 1,576 2,040 2,013 766 473 364 2.89 2,015 36 511 116 68 314 91 858 21 10,037 3,585 1,483 2,102 2,113 642 474 356 2.80 1,366 36 241 174 37 259 77 524 18 10,585 3,822 1,484 2,338 2,173 611 559 479 2.77 1,083 38 133 181 30 228 66 391 16 10,858 3,874 1,525 2,349 2,180 615 586 493 2.80 958 41 102 175 31 203 58 333 15 11,226 3,961 1,576 2,385 2,195 635 616 515 2.83 910 45 87 180 30 190 55 309 14 11,517 4,038 1,629 2,409 2,205 656 641 536 2.85 871 48 74 183 28 179 53 293 13 11,588 4,057 1,651 2,406 2,184 668 655 550 2.86 844 52 1990 1995 2000 2005 2010 2015 2020 35,470 11,642 6,115 5,527 3,431 3,325 2,837 2,049 3.05 5,833 0 104 37 243 2,129 420 2,796 104 35,557 11,515 6,419 5,096 3,790 3,169 2,718 1,838 3.09 5,499 0 73 37 314 2,258 373 2,340 104 34,734 11,250 6,394 4,856 3,991 3,030 2,585 1,644 3.09 5,314 1 60 41 360 2,264 329 2,157 102 34,278 11,057 6,398 4,659 4,189 2,935 2,459 1,474 3.10 5,066 2 67 42 378 2,141 294 2,037 105 34,412 10,969 6,782 4,187 4,761 2,769 2,215 1,224 3.14 4,689 1 58 43 404 1,978 253 1,831 121 34,160 10,890 6,892 3,998 4,879 2,711 2,148 1,152 3.14 4,575 0 53 43 405 1,915 239 1,795 125 DURFEE EVERGREEN Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration n 5 502 138 3,110 46 34,343 10,989 6,581 4,408 4,509 2,841 2,314 1,325 3.13 4,850 1 62 43 397 2,058 269 1,908 112 es 181 27 170 51 285 13 Change -9,146 -2,605 -1,838 -767 -607 -950 -651 -397 ·.29 892 17 -33 -28 -31 336 -65 726 -30 Percent -31.0 -22.0 -45.0 -9.9 -8.9 -35.1 -43.8 -48.9 -11.6 26.0 43.6 -20.5 -33.3 -88.6 105.3 -38.5 28.4 -45.5 Change 1,145 441 75 366 171 -98 182 186 -.03 -1, 171 16 -446 65 -41 -144 -40 -573 -8 Percent 11.0 12.2 4.8 17.9 8.5 -12.8 38.5 51.1 -1.1 -58.1 44.4 -87.3 56.0 -60.3 -45.9 -44.0 -66.8 -38.1 Change -1,310 -752 Percent -3.7 -6.5 12.7 -27.7 42.2 -18.5 -24.3 -43.8 3.0 ·21.6 .0 -49.0 16.2 66.7 -10.1 -43.1 -35.8 20.2 m -1,529 1,448 -614 -689 -897 .09 -1,258 0 -51 6 162 -214 -181 -1,001 21 107 1 r: ic 1t I~ el s :o Cc F ,e pE ss c, 2.R Dit �FINNEY Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration GRANDMONT Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration GRANT Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration 108 1990 31,196 11,390 4,508 6,882 3,563 3,368 2,658 1,801 2.74 11,300 213 191 220 45 2,569 310 7,752 0 1995 31,968 11,207 5,161 6,046 3,787 3,362 2,502 1,556 2.85 12,873 269 239 163 225 2,391 288 9,298 0 2000 32,332 11,070 5,579 5,491 3,998 3,348 2,356 1,368 2.92 14,195 274 253 136 381 2,223 260 10,668 0 2005 2010 2015 2020 32,652 10,931 5,880 5,051 4,182 3,287 2,227 1,235 2.99 14,399 261 277 125 489 2,001 234 11,012 0 33,313 10,842 6,345 4,497 4,491 3,163 2,077 1,111 3.07 14,389 270 268 109 562 1,760 211 11,209 0 33,625 10,745 6,718 4,027 4,726 3,046 1,954 1,019 3.13 14,349 279 252 97 610 1,563 195 11,353 0 33,752 10,683 6,990 3,693 4,869 2,976 1,878 960 3.16 14,384 285 234 87 641 1,426 182 11,529 0 1990 1995 2000 2005 2010 2015 2020 24,445 7,693 4,111 3,582 2,836 2,033 1,508 1,316 3.18 3,181 0 394 15 154 922 69 1,597 30 23,779 7,550 4,053 3,497 3,065 1,911 1,343 1,231 3.15 3,406 0 332 14 250 833 78 1,873 26 22,559 7,291 3,823 3,468 3,152 1,796 1,209 1,134 3.09 3,648 1 285 14 320 747 82 2,175 24 21,489 7,094 3,529 3,565 3,144 1,767 1,167 1,016 3.03 3,704 1 294 14 356 660 84 2,272 23 20,553 6,954 3,256 3,698 3,151 1,736 1,139 928 2.96 3,720 1 279 14 393 581 86 2,344 22 19,813 6,863 3,072 3,791 3,156 1,718 1,118 871 2.89 3,719 1 257 14 415 517 88 2,406 21 19,088 6,760 2,921 3,839 3,131 1,701 1,100 828 2.82 3,721 1 236 14 426 473 88 2,462 21 1990 1995 2000 2005 2010 2015 2020 12,427 4,342 1,889 2,453 1,561 1,341 877 563 2.86 6,886 8 2,233 83 1,050 1,937 155 1,365 55 12,913 4,292 2,227 2,065 1,785 1,255 741 511 3.01 6,146 4 1,668 81 746 1,917 186 1,497 47 13,330 4,296 2,475 1,821 1,992 1,193 649 462 3.10 5,598 5 1,234 82 552 1,820 199 1,663 43 13,248 4,283 2,445 1,838 2,035 1,188 623 437 3.09 5,142 6 1,075 79 423 1,638 198 1,682 41 13,110 4,275 2,396 1,879 2,109 1,159 583 424 3.07 4,758 6 936 74 320 1,500 205 1,677 40 12,884 4,251 2,346 1,905 2,159 1,122 553 417 3.03 4,454 7 812 70 252 1,384 213 1,676 40 12,702 4,239 2,317 1,922 2,193 1,096 537 413 3.00 4,209 7 710 65 209 1,294 216 1,669 39 Change 2,556 -707 2,482 -3,189 1,306 -392 -780 -841 .42 3,084 72 43 -133 596 -1, 143 -128 3,777 0 Percent 8.2 -6.2 55.1 -46.3 36.7 -11.6 -29.3 -46.7 15.4 27.3 33.8 22.5 -60.5 1,324.4 -44.5 -41.3 Change -5,357 -933 -1,190 257 295 -332 -408 -488 -.35 540 1 -158 -1 272 -449 19 865 -9 Percent -21.9 -12.1 -28.9 7.2 10.4 -16.3 -27.1 -37.1 -11.1 17.0 n/a -40.1 -6.7 176.6 -48.7 27.5 54.2 -30.0 Change 275 -103 428 -531 632 -245 -340 -150 .13 -2,677 -1 -1,523 -18 -841 -643 61 304 -16 Percent 2.2 -2.4 22.7 -21.6 40.5 -18.3 -38.8 -26.6 4.7 -38.9 -12.5 -68.2 -21.7 -80.1 -33.2 39.4 22.3 -29.1 48.7 .0 �GREENFIELD Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration HARMONY VILLAGE Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration INDIAN VILLAGE Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration 1990 1995 2000 2005 2010 2015 2020 Change Percent 28,801 9,696 4,661 28,161 9,582 4,666 4,916 27,228 9,423 4,521 4,902 26,289 9,276 4,253 5,023 6,575 177 3,856 2,496 2,092 979 2.89 8,179 1 93 65 96 629 131 7,032 132 3,977 2,469 1,956 874 2.83 8,056 1 113 48 105 617 123 6,923 126 24,705 9,125 3,830 5,295 4,189 2,448 1,732 756 2.71 7,816 1 112 25 98 590 111 23,948 9,041 3,689 5,352 4,217 2,432 1,672 720 2.65 7,808 1 107 20 94 576 106 6,787 117 -4,853 -655 -972 317 3,587 2,593 2,226 1,176 2.94 7,939 0 95 99 87 613 142 6,753 150 25,420 9,175 3,996 5,179 4,097 2,454 1,819 805 2.77 7,918 1 115 33 103 607 116 6,821 122 8 -169 18 1 -45 212 -60 -16.9 -6.8 -20.9 6.3 32.3 -9.5 -29.6 -50.3 -10.8 -.4 n/a 8.1 -89.4 23.7 .2 -29.8 3.2 -33.9 1990 1995 2000 2005 2010 2015 2020 Change Percent 27,062 10,408 2,852 7,556 5,172 3,246 1,268 722 2.60 5,113 35 419 428 266 1,069 90 2,532 274 25,609 10,244 2,413 7,831 5,121 3,233 1,210 680 2.50 4,982 38 390 416 226 1,062 84 2,492 274 24,622 10,174 2,134 8,040 5,125 3,231 1,169 649 2.42 4,885 39 361 400 197 1,053 79 2,487 269 -10,571 -1,367 -3,087 1,720 113 -123 -784 -573 -.63 -1,562 16 -311 -15 -505 95 -72 -647 -123 -30.0 -11.8 -59.1 27.2 2.3 -3.7 -40.1 -46.9 -20.6 -24.2 69.6 -46.3 -3.6 -71 .9 9.9 -47.7 -20.6 -31.4 2020 Change Percent 5,327 3,171 342 2,829 1,552 621 629 369 1.68 2,526 0 38 15 20 81 82 2,285 5 -112 -72 54 -126 275 -181 51 -217 .00 167 0 -9 -36 -9 -166 -140 530 -3 -2.1 -2.2 18.8 -4.3 21.5 -22.6 8.8 -37.0 .2 7.1 .0 -19.1 -70.6 -31 .0 -67.2 -63.1 30.2 -37.5 5,035 3,187 2,687 2,374 1,448 2 .97 7,842 0 99 189 76 575 151 6,759 120 31,011 10,938 4,186 6,752 5,381 3,300 1,413 958 151 3,134 392 33,132 11,250 4,737 6,513 5,275 3,334 1,642 999 2.95 5,770 23 527 430 506 1,055 127 2,769 333 2.84 5,475 26 433 452 390 1,094 110 2,672 298 28,998 10,645 3,519 7,126 5,287 3,256 1,334 768 2.72 5,293 33 441 440 320 1,066 99 2,613 281 1990 1995 2000 2005 2010 2015 5,439 3,243 288 2,955 1,277 802 578 586 1.68 2,359 0 47 51 29 247 222 1,755 8 5,453 3,235 317 2,918 1,324 734 648 529 1.69 2,502 0 47 43 25 182 190 2,008 7 5,496 3,258 335 2,923 1,390 686 698 5,519 3,250 342 2,908 1,446 669 689 446 1.70 2,594 2 48 28 25 116 128 2,242 5 5,459 3,224 336 2,888 1,491 650 668 5,405 3,205 338 2,867 1,530 636 649 390 1.69 2,526 1 41 18 22 89 93 2,257 5 35,193 11,541 5,221 6,320 5,012 3,354 1,953 1,222 3.05 6447 23 672 415 702 844 484 1.69 2,641 1 45 36 25 143 157 2,228 6 415 1.69 2,555 1 45 22 24 101 107 2,250 5 1,030 -255 -702 -728 -.32 -34 109 �JEFFRIES Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration 1990 1995 2000 2005 2010 2015 2020 9,183 4,305 1,153 3,152 3,043 721 401 140 2.13 6,466 0 545 488 332 706 241 4,058 96 8,405 3,953 1,039 2,914 2,757 637 450 109 2.13 5,768 0 482 406 331 589 237 3,641 82 8,136 3,815 957 2,858 2,642 577 503 93 2.13 5,358 1 506 358 305 501 182 3,431 74 7,720 3,642 812 2,830 2,485 567 485 105 2.12 5,086 2 562 340 277 451 147 3,238 69 7,385 3,497 698 2,799 2,364 553 476 104 2.11 4,847 1 604 325 252 407 122 3,069 67 7,118 3,392 625 2,767 2,277 6,879 3,306 574 2,732 2,208 536 460 102 2.08 4,544 0 617 297 209 347 96 2,914 64 KETTERING/BUTZEL Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration 1990 1995 2000 2005 2010 2015 2020 31,261 10,933 3,858 7,075 6,735 2,398 1,241 559 2.86 11,019 94 1,761 225 911 935 203 6,424 466 27,676 10,048 3,258 6,790 6,528 2,096 1,044 380 2.75 10,070 83 1,250 17 839 1,005 173 6,304 399 24,953 9,441 2,717 6,724 6,366 1,880 905 290 2.64 9,675 80 917 2 783 1,037 149 6,356 351 23,389 8,870 2,471 6,399 6,057 1,710 816 287 2.64 9,241 81 817 21,651 8,409 2,125 6,284 5,835 1,571 740 263 2.57 8,863 82 722 0 635 1,010 121 5,943 350 20,412 8,080 1,928 6,152 5,686 1,470 683 241 2.53 8,575 19,610 7,893 1,813 6,080 5,619 1,402 644 228 2.48 8,408 84 560 0 522 975 105 5,812 350 LAFAYETTE Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration 1990 1995 2000 2005 2010 2015 2020 9,966 5,872 984 4,888 2,616 1,349 1,051 856 1.70 5,746 20 639 70 1,267 952 392 2,127 279 10,786 6,338 1,210 5,128 3,167 1,354 1,004 813 1.70 6,217 16 297 59 1,404 1,305 1,153 1,903 80 11,109 6,570 1,258 5,312 3,526 1,327 937 780 1.69 6,835 28 158 55 1,504 1,558 1,628 1,800 104 11,346 6,771 1,257 5,514 3,744 1,376 926 725 1.68 6,837 35 120 53 1,499 1,635 1,669 1,708 118 11,260 6,756 1,233 5,523 3,828 1,371 882 675 1.67 6,824 39 85 49 1,477 1,732 1,729 1,571 142 11,137 6,744 1,217 5,527 3,900 1,370 844 630 1.65 6,821 43 63 10,925 6,688 1,192 5,496 3,927 1,359 810 592 1.63 6,791 46 50 43 1,371 1,838 1,822 1,433 188 110 704 1,019 134 6,135 350 544 468 103 2.10 4,668 1 620 312 228 372 107 2,962 66 83 632 0 571 992 113 5,834 350 46 1,426 1,797 1,794 1,483 169 Change -2,304 -999 -579 -420 -835 -185 59 -.05 -1,922 0 72 -191 -123 -359 -145 -1,144 -32 Percent -25.1 -23.2 -50.2 -13.3 -27.4 -25.7 14.7 -27.1 -2.5 -29.7 .0 13.2 -39.1 -37.0 -50.8 -60.2 -28.2 -33.3 Change -11,651 -3,040 -2,045 -995 -1,116 -996 -597 -331 -.37 -2,611 -10 -1,201 -225 -389 40 -98 -612 -116 Percent -37.3 -27.8 -53.0 -14.1 -16.6 -41.5 -48.1 -59.2 -13.1 -23.7 -10.6 -68.2 -100.0 -42.7 4.3 -48.3 -9.5 -24.9 Change 959 816 208 608 1,311 10 -241 -264 -.06 1,045 26 -589 -27 104 886 1,430 -694 -91 Percent 9.6 13.9 21.1 12.4 50.1 .7 -22.9 -30.8 -3.8 18.2 130.0 -92.2 -38.6 8.2 93.1 364.8 -32.6 -32.6 -38 �MACK Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration MACKENZIE Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration McNICHOLS Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration 1990 1995 2000 2005 2010 2015 2020 12,829 4,657 1,897 2,760 3,300 739 469 149 2.75 3,200 41 230 172 87 646 33 1,877 114 11,695 4,338 1,680 2,658 3,093 675 436 134 2.70 3,337 44 247 168 83 679 37 1,965 114 11,020 4,172 1,560 2,612 2,993 637 416 126 2.64 3,429 46 253 162 79 702 39 2,035 111 2010 2015 2020 26,938 12,071 2,715 9,356 7,646 2,406 1,427 592 2.23 5,679 1 496 380 206 543 165 3,574 314 22,603 7,653 3,676 3,9TT 5,048 1,565 718 322 2.95 1,821 32 75 132 66 338 20 1,021 137 19,022 6,582 3,091 3,491 4,589 1,199 563 231 2.89 2,195 32 117 165 75 459 24 1,194 129 16,573 5,744 2,679 3,065 4,052 942 564 186 2.89 2,795 34 151 178 83 547 27 1,654 121 14,499 5,108 2,262 2,846 3,599 829 512 168 2.84 3,027 39 201 175 90 598 30 1,778 116 1990 1995 2000 2005 41,997 14,190 6,490 7,700 6,415 3,822 2,536 1,417 2.96 8,100 0 1,254 540 739 1,108 72 3,951 436 39,042 13,663 6,006 7,657 6,953 3,350 2,260 1,100 2.86 6,730 0 869 484 489 940 91 3,487 370 36,102 13,183 5,386 7,797 7,283 2,977 2,036 887 2.74 6,182 1 658 473 367 817 105 3,435 326 33,207 12,734 4,569 8,165 7,338 2,790 1,822 784 2.61 6,030 2 638 451 308 717 117 3,485 312 30,352 12,381 3,685 8,696 7,397 2,627 1,654 703 2.45 5,873 1 595 426 266 645 135 3,493 312 28,215 12,133 3,090 9,043 7,489 2,491 1,517 636 2.33 5,755 1 544 404 231 586 152 3,521 316 1995 2005 2010 2015 2020 1990 2000 12,7TT 4,719 1,909 2,810 2,374 1,255 670 420 2.71 4,850 0 1,123 323 587 503 0 2,244 70 11,848 4,423 1,806 2,617 2,321 1,200 562 340 2.68 4,435 0 914 297 531 324 0 2,308 61 10,902 4,140 1,638 2,502 2,238 1,132 482 288 2.63 4,169 1 724 273 474 228 0 2,415 54 10,092 3,906 1,431 2,475 2,121 1,066 456 263 2.58 3,944 2 669 236 413 172 0 2,402 50 9,401 3,732 1,232 2,500 2,023 1,023 438 248 2.52 3,753 1 613 205 360 129 0 2,397 48 8,879 3,607 1,097 2,510 1,952 993 425 237 2.46 3,604 1 552 182 314 101 0 2,408 46 8,456 3,505 1,000 2,505 1,895 970 413 227 2.41 3,506 0 498 163 280 85 0 2,436 44 Change -11,583 -3,481 -2, 116 -1,365 -2,055 -928 -302 -196 -.31 1,608 14 180 30 13 364 19 1,014 -26 Percent -51.2 -45.5 -57.6 -34.3 -40.7 -59.3 -42.1 -60.9 -10.6 88.3 43.8 240.0 22.7 19.7 107.7 95.0 99.3 -19.0 Change -15,059 -2, 119 -3,775 1,656 1,231 -1,416 -1, 109 -825 -.73 -2,421 1 -758 -160 -533 -565 93 -377 -122 Percent -35.9 -14.9 -58.2 21.5 19.2 -37.0 -43.7 -58.2 -24.6 -29.9 .0 -60.4 -29.6 -72.1 -51.0 129.2 -9.5 -28.0 Change -4,321 -1,214 -909 -305 -479 -285 -257 -193 -.30 -1,344 0 -625 -160 -307 -418 0 192 -26 Percent -33.8 -25.7 -47.6 -10.9 -20.2 -22.7 -38.4 -46.0 -10.9 -27.7 .0 -55.7 -49.5 -52.3 -83.1 .0 8.6 -37.1 111 r ) �MT. OLIVET Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration 1990 29,650 10,462 4,496 5,966 3,937 3,289 2,159 1,077 2.83 4,856 185 1,094 364 209 880 207 1,761 156 1995 31,471 10,378 5,616 4,762 4,742 3,157 1,723 756 3.03 4,914 221 967 326 304 696 212 2,054 134 2000 32,655 10,287 6,444 3,843 5,503 2,898 1,356 530 3.17 5,039 222 833 309 371 573 207 2,406 118 2005 32,126 10,202 6,295 3,907 5,671 2,835 1,227 469 3.15 5,090 204 837 283 404 487 198 2,564 113 2010 31,728 10,323 6,131 4,192 6,165 2,603 1,094 461 3.07 5,073 200 810 254 435 408 193 2,664 109 2015 31,300 10,411 6,020 4,391 6,522 2,419 1,018 452 3.01 5,041 198 761 230 449 351 191 2,753 108 2020 30,966 10,478 5,964 4,514 6,750 2,305 Change en -1,182 446 2.96 5,001 197 708 210 454 312 186 2,829 105 -631 .12 145 12 -386 -154 245 -568 -21 1,068 -51 .2 32.7 -24.3 71.5 -29.9 -54.7 -58.6 4.3 3.0 6.5 -35.3 -42.3 117.2 -64.5 -10.1 60.6 -32.7 NOLAN Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration 1990 23,841 8,158 3,593 4,565 4,021 2,242 1,233 662 2.92 2,451 13 356 86 133 640 67 1,123 33 1995 22,475 7,760 3,516 4,244 4,233 2,019 988 520 2.90 2,544 13 360 74 167 720 75 1,107 28 2000 21,005 7,395 3,307 4,088 4,304 1,839 827 425 2.84 2,651 16 348 70 186 761 79 1,166 25 2005 19,604 7,076 2,996 4,080 4,224 1,709 762 381 2.77 2,747 20 386 65 195 754 81 1,222 24 2010 18,317 6,845 2,674 4,171 4,160 1,614 726 345 2.68 2,810 20 404 59 201 765 85 1,253 23 2015 17,286 · 6,681 2,445 4,236 4,114 1,548 698 321 2.59 2,860 20 407 55 201 2020 16,388 6,535 2,265 4,270 4,059 1,497 674 305 2.51 Change Percent 2,898 -7,453 -1,623 -1,328 -295 38 -745 -559 -357 -.41 447 89 1,295 23 21 399 51 199 n1 91 1,343 23 43 -35 66 131 24 220 -10 -31.3 -19.9 -37.0 -6.5 .9 -33.2 -45.3 -53.9 -14.2 18.2 61.5 12.1 -40.7 49.6 20.5 35.8 19.6 -30.3 PALMER PARK Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration 1990 12,237 5,009 1,503 3,506 855 1,342 1,030 1,782 2.44 2,040 1 99 124 10 399 287 884 236 1995 12,170 5,005 1,480 3,525 817 1,312 1,023 1,853 2.43 1,972 0 104 140 3 335 278 911 201 2000 12,100 5,006 1,433 3,573 798 1,286 996 1,926 2.42 1,998 1 108 163 4 292 258 996 176 2005 11,975 5,008 1,316 3,692 785 1,244 1,043 1,936 2.39 2,031 1 133 166 5 258 236 1,068 164 2010 11,906 5,003 1,233 3,770 770 1,203 1,051 1,979 2.38 2,053 1 141 170 4 229 225 1,124 159 2015 11,830 4,992 1,195 3,797 758 1,174 1,061 1,999 2.37 2,073 1 142 171 4 205 218 1,175 157 2020 11,659 4,942 1,173 3,769 744 1,144 1,063 1,991 2.36 2,089 1 139 168 4 189 210 1,226 152 Change Percent -578 -67 -330 263 -111 -198 33 209 -.08 49 0 40 44 -6 -210 -77 342 -84 -4.7 -1.3 -22.0 7.5 -13.0 -14.8 3.2 11.7 -3.4 2.4 .0 40.4 35.5 -60.0 -52.6 -26.8 38.7 -35.6 112 no 1,316 16 1,468 -1,452 2,813 -984 8 Percent 4.4 �PEMBROKE Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration PERSHING Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration REDFORD Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration 1990 1995 2000 2005 2010 2015 21,870 8,123 2,789 5,334 2,278 2,323 2,014 1,508 2.69 2,756 0 141 99 162 435 171 1,573 175 2020 Change Percent 21,096 8,113 2,472 5,641 2,427 2,351 1,966 1,369 2.60 2,773 0 153 92 156 538 182 1,530 122 20,377 8,103 2,173 5,930 2,544 2,374 1,908 1,277 2.51 2,865 1 160 91 153 609 181 1,578 92 19,699 8,065 1,866 6,199 2,609 2,414 1,839 1,203 2.44 2,931 2 194 86 153 637 175 1,605 79 19,134 8,018 1,642 6,376 2,664 2,449 1,761 1,144 2.39 2,969 1 205 79 149 678 174 1,614 69 18,638 7,983 1,498 6,485 2,718 2,482 1,697 1,086 2.33 3,001 1 208 73 142 705 175 1,634 63 18,144 7,922 1,399 6,523 2,752 2,494 1,641 1,035 2.29 3,030 0 2)5 -3,726 -201 -1,390 1,189 474 171 -373 -473 -.40 274 0 64 -31 -26 289 2 -17.0 -2.5 -49.8 22.3 20.8 7.4 -18.5 -31.4 -14.9 9.9 .0 45.4 -31.3 -16.0 66.4 1.2 5.9 -66.9 68 136 724 173 1,666 58 93 -117 1990 1995 2000 2005 2010 2015 2020 Change Percent 22,476 7,814 3,233 4,581 2,976 2,215 1,652 971 2.88 5,318 0 2,966 110 145 627 37 1,373 60 22,079 7,693 3,309 4,384 3,266 2,135 1,444 848 2.87 5,062 0 2,384 89 166 539 19 1,814 51 21,421 7,540 3,256 4,284 3,460 2,051 1,283 746 2.84 4,899 1 1,838 81 179 471 12 2,272 45 20,763 7,396 3,103 4,293 3,528 2,003 1,192 673 2.81 4,477 2 1,323 73 185 415 9 2,427 43 20,227 7,298 2,970 4,328 3,586 1,962 1,129 621 2.77 4,103 1 948 61 179 354 8 2,512 40 19,775 7,238 2,886 4,352 3,630 1,937 1,087 584 2.73 3,785 1 694 51 160 302 8 2,525 38 19,214 7,137 2,797 4,340 3,621 1,908 1,052 556 2.69 3,529 0 534 44 153 264 -3,262 -677 -436 -241 645 -307 -600 -415 -.18 -1,789 0 -2,432 -66 8 -363 -30 1,119 -25 -14.5 -8.7 -13.5 -5.3 21.7 -13.9 -36.3 -42.7 -6.4 -33.6 .0 -82.0 -60.0 5.5 -57.9 -81.1 81.5 -41.7 7 2,492 35 1990 1995 2000 2005 2010 2015 2020 Change Percent 23,443 9,526 3,228 6,298 2,884 2,980 2,479 1,183 2.46 5,094 152 315 99 187 1,005 248 2,773 315 23,789 9,504 3,501 6,003 2,983 3,130 2,470 921 2.50 4,349 152 239 111 207 879 215 2,273 273 23,986 9,468 3,701 5,767 3,046 3,256 2,425 741 2.53 3,957 147 197 124 220 755 187 2,070 257 24,139 9,407 3,788 5,619 3,084 3,241 2,337 745 2.57 3,739 141 209 130 24,315 9,360 3,896 5,464 3,100 3,238 2,295 727 2,60 3,543 141 203 136 232 584 158 1,839 250 24,448 9,349 4,020 5,329 3,114 3,249 2,269 717 2.62 3,398 143 191 139 229 524 151 1,766 255 24,301 9,273 4,096 5,177 3,085 3,242 2,238 708 2.62 3,300 144 179 140 225 483 144 1,730 255 858 -253 868 -1, 121 201 262 -241 -475 .16 -1,794 -8 -136 41 38 -522 -104 -1,043 -60 3.7 -2.7 26.9 -17.8 7.0 8.8 -9.7 -40.2 6.5 -35.2 -5.3 -43.2 41.4 20.3 ~51.9 -41.9 -37.6 -19.0 228 661 170 1,952 248 113 �2005 24,801 10,745 3,173 7,572 7,280 2,320 799 346 2.31 11,829 2 186 415 375 1,103 625 8,856 267 2010 23,484 10,4TT 2,794 7,683 7,188 2,204 755 330 2.24 11,848 1 169 405 371 1,162 619 8,857 264 2015 22,514 10,293 2,565 7,728 7,145 2,117 718 313 2.19 11,842 1 151 392 357 1,195 617 8,859 270 2020 21,842 10,206 2,416 7,790 7,154 2,060 692 300 2.14 11,905 0 136 376 344 1,217 609 8,951 272 Change Percent -7,144 -1,477 -1,627 150 -37 -689 -509 -242 -.34 3,344 0 -179 41 76 713 -69 2,857 -95 -24.6 -12.6 -40.2 2.0 -.5 -25.1 -42.4 -44.6 -13.7 39.1 .0 -56.8 12.2 719 7,933 313 2000 26,172 11,051 3,581 7,470 7,413 2,456 831 351 2.37 11,658 1 180 418 366 982 691 8,747 273 141 .5 -10.2 46.9 -25.9 1995 20,445 6,547 3,572 2,975 928 1,350 1,967 2,302 3.12 2,475 38 128 5 9 535 248 1,416 96 2000 20,328 6,450 3,632 2,818 895 1,348 1,947 2,260 3.15 2,567 42 126 4 9 453 248 1,602 83 2005 20,182 6,398 3,583 2,815 864 1,351 1,956 2,227 3.15 2,578 2010 19,984 6,339 3,533 2,806 2015 19,950 6,341 3,570 2,n1 827 1,324 2,012 2,178 3.15 2,548 57 146 2 8 288 232 1,745 70 2020 19,837 6,325 3,614 2,711 803 1,314 2,036 2,172 3.14 2,539 60 140 2 7 258 228 1,778 66 Change Percent -148 -220 267 -487 -144 -51 511 -48 -.7 -3.4 8.0 -15.2 -15.2 -3.7 4.0 -4.5 2.7 2.1 57.9 11 .1 -71.4 -87.3 -60.2 -.9 40.3 -42.1 1995 24,774 9,560 3,591 5,969 3,345 3,279 1,909 1,027 2.59 2,082 6 72 59 105 641 123 1,076 0 2000 24,683 9,557 3,705 5,852 3,640 3,355 1,702 860 2.58 1,913 7 64 59 107 519 138 1,019 0 2005 24,496 9,509 3,663 5,846 3,798 3,321 1,603 787 2.58 Percent ROSA PARKS Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration 1990 28,986 11,683 4,043 7,640 7,191 2,749 1,201 542 2.48 8,561 0 315 335 268 504 678 6,094 367 1995 27,374 11 ,338 3,792 7,546 7,363 2,592 978 405 2.41 10,679 0 226 388 330 ROSEDALE PARK Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration 1990 19,985 6,545 3,347 3,198 947 1,365 1,958 2,275 3.05 2,486 ROUGE Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration 1990 24,731 9,582 3,352 6,230 3,002 3,149 2,181 1,250 2.58 114 38 126 7 55 649 230 1,267 114 2,491 7 87 62 112 832 97 1,294 0 no 48 146 4 11 389 236 1,667 n 1,841 9 72 56 111 435 147 1,011 0 844 1,332 1,978 2,185 3.15 2,566 52 149 3 9 332 234 1,714 73 2010 24,371 9,4n 3,647 5,830 3,923 3,287 1,530 737 2.57 1,773 10 69 54 111 369 164 996 0 78 -103 .08 53 22 14 -5 -48 -391 -2 2015 2020 Change 24,248 23,898 9,477 3,665 5,812 4,022 3,271 1,482 702 2.56 1,720 10 65 51 108 319 180 9,405 3,652 5,753 -833 -1n 300 -477 1,047 91 -737 987 988 0 0 4,049 3,240 1,444 2.54 1,689 -578 -.04 -802 11 60 4 -27 49 -13 105 285 191 -7 -547 94 -306 0 672 28.4 -3.4 -1.8 8.9 -7.7 34.9 2.9 -33.8 -46.2 -1.5 -32.2 57.1 -31.0 -21.0 -6.3 -65.7 96.9 -23.6 .0 �ST.JEAN Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration STATE FAIR Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration TIREMAN Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration 1990 1995 2000 2005 2010 2015 2020 Change Percent 23,265 8,276 3,234 5,042 5,267 1,847 843 319 2.81 5,955 0 1,574 283 96 438 124 3,111 329 21,335 7,674 2,914 4,760 5,136 1,617 685 236 2.78 8,184 0 4,724 280 127 531 145 2,090 287 19,624 7,139 2,644 4,495 4,931 1,427 588 193 2.75 8,949 1 5,805 273 148 601 156 1,709 256 18,062 6,685 2,298 4,387 4,636 1,316 543 190 2.70 8,704 1 5,704 251 158 637 160 1,554 239 16,674 6,332 1,971 4,361 4,420 1,226 508 178 2.63 8,505 1 5,735 224 155 656 164 1,345 225 15,683 6,080 1,TT6 4,304 4,275 1,161 478 166 2.58 8,333 1 5,671 207 152 6TT 170 1,232 223 15,062 5,946 1,662 4,284 4,212 1,119 458 157 2.53 8,078 1 5,490 192 148 691 174 1,165 217 -8,203 -2,330 -1,572 -758 -1,055 -728 -385 -162 -.28 2,123 1 3,916 -91 52 253 50 -1,946 -112 -35.3 -28.2 -48.6 -15.0 -20.0 -39.4 -45.7 -50.8 -9.9 35.7 n/a 248.8 -32.2 54.2 57.8 40.3 -62.6 -34.0 1990 1995 2000 2005 2010 2015 2020 Change Percent 11,812 3,855 1,935 1,920 2,533 741 320 261 3.06 3,156 0 625 49 313 781 44 1,306 38 10,132 3,231 1,786 1,445 2,403 461 190 1TT 3.14 2,811 0 489 0 222 658 66 1,344 32 8,844 2,820 1,598 1,222 2,223 321 134 142 3.14 2,603 1 386 0 169 561 78 1,380 28 7,965 2,502 1,444 1,058 1,997 273 122 110 3.18 2,473 2 365 0 139 477 84 1,381 25 7,547 2,311 1,389 922 1,866 239 109 97 3.27 2,363 1 338 0 116 408 94 1,383 23 7,185 2,169 1,343 826 1,766 215 101 87 3.31 2,281 1 307 0 98 357 104 1,392 22 6,787 2,040 1,283 757 1,667 198 94 81 3.33 2,226 0 278 0 86 321 110 1,410 21 -5,025 -1,815 -652 -1,163 -866 -42.5 -47.1 -33.7 -60.6 -34.2 -73.3 -70.6 -69.0 8.6 -29.5 .0 -55.5 -100.0 -72.5 -58.9 150.0 8.0 -44.7 1990 1995 2000 2005 2010 2015 2020 Change Percent 26,325 9,711 3,731 5,980 5,899 2,169 1,189 454 2.71 5,461 46 1,422 641 691 538 63 1,812 248 24,081 9,040 3,485 5,555 5,905 1,934 933 268 2.66 4,446 46 568 528 486 710 56 1,861 22,224 8,462 3,237 5,225 5,735 1,755 20,650 7,968 2,917 5,051 5,441 1,623 705 199 2.59 4,331 55 402 404 295 901 50 2,072 152 18,186 7,337 2,363 4,974 5,026 1,499 633 179 2.48 4,220 62 318 299 194 1,042 46 2,107 152 17,400 7,159 2,219 4,940 4,921 1,458 608 172 2.43 4,184 64 282 264 165 1,081 -8,925 -2,552 -1,512 -1,040 -978 -711 -581 -282 -.28 -1,2TT 18 -1,140 -3TT -526 543 -19 318 -94 -33.9 -26.3 -40.5 -17.4 -16.6 -32.8 -48.9 -62.1 -10.3 -23.4 39.1 -80.2 -58.8 -76.1 100.9 -30.2 191 n8 194 2.63 4,368 50 428 468 368 842 52 2,001 159 19,244 7,601 2,581 5,020 5,193 1,553 666 189 2.53 4,271 59 360 344 237 984 48 2,089 150 44 2,130 154 -543 -226 -180 .26 -930 0 -347 -49 -227 -460 66 104 -17 17.5 -37.9 115 Ill I �1990 1995 2000 2005 2010 2015 2020 17,002 9,890 1,062 8,828 7,451 1,392 701 346 1.72 39,743 95 211 164 142 3,094 407 34,944 686 17,630 10,363 1,059 9,304 7,730 1,354 824 455 1.70 40,785 88 70 151 112 3,241 343 36,177 603 19,453 11,311 1,198 10,113 8,093 1,590 1,007 621 1.72 40,667 83 66 134 100 3,249 289 36,146 600 19,596 11,250 1,215 10,035 7,762 1,703 1,090 695 1.74 40,399 85 52 114 86 3,299 271 35,884 608 19,694 11,217 1,244 9,973 7,507 1,802 1,156 752 1.76 40,221 87 42 100 74 3,286 258 35,753 621 19,662 11,146 1,265 9,881 7,290 1,869 1,197 790 1.76 40,462 88 35 89 65 3,268 246 36,051 620 UNIVERSITY Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration 16,692 9,576 1,'047 8,529 7,224 1,466 603 283 1.74 40,475 99 631 182 209 2,738 468 35,367 781 WINTER-HALTER Total Population Total Households With Children Without Children Income Quartile 1 Income Quartile 2 Income Quartile 3 Income Quartile 4 Persons Per Household Total Employment Ag, Min, Nat Res Manufacturing TCU Wholesale Trade Retail Trade FIRE Services Pub Administration 1990 1995 2000 2005 2010 2015 2020 22,045 8,901 3,338 5,563 5,188 1,965 1,134 614 2.48 3,091 0 283 114 401 493 98 1,540 162 20,452 8,479 3,103 5,376 5,385 1,700 926 468 2.41 3,335 0 213 131 354 640 111 1,740 146 19,159 8,112 2,872 5,240 5,452 1,485 789 386 2.36 3,599 1 174 147 317 741 115 1,971 133 17,900 7,766 2,541 5,225 5,332 1,379 715 340 2.30 3,679 2 179 147 283 776 114 2,052 126 16,743 7,494 2,210 5,284 5,231 1,292 659 312 2.23 3,710 1 164 145 248 827 115 2,088 122 15,405 7,296 1,841 5,455 5,333 1,137 559 267 2.11 3,732 1 148 143 218 860 117 2,124 121 15,345 7,207 1,881 5,326 5,177 1,181 580 269 2.13 3,748 0 134 138 196 882 117 2,163 118 1990 DETROIT 1,027,979 Total Population 373,998 Total Households With Children 150,332 Without Children 223,666 Income Quartile 1 174,340 96,043 Income Quartile 2 63,580 Income Quartile 3 40,035 Income Quartile 4 2.75 Persons Per Household 412,490 Total Employment Ag, Min, Nat Res 2,207 63,371 Manufacturing 31,324 TCU Wholesale Trade 20,377 Retail Trade 49,504 32,761 FIRE Services 184,965 Pub Administration 27,981 1995 2000 2005 2010 2015 2020 992,291 360,477 150,926 209,551 180,482 89,246 56,663 34,086 2.75 383,716 2,242 55,701 26,945 18,551 45,398 27,521 182,465 24,893 952,023 349,288 145,954 203,334 182,622 84,373 51,975 30,318 2.73 368,879 2,236 50,595 24,513 17,663 42,660 22,302 186,799 22,111 915,952 339,923 137,457 202,466 181,205 81,003 49,148 28,567 2.69 357,343 2,253 48,233 22,916 16,663 40,603 19,167 185,814 21,694 884,345 332,531 129,916 202,615 180,707 77,836 46,696 27,292 2.66 348,206 2,291 46,380 22,179 15,729 38,995 17,889 183,115 21,628 858,648 327,215 125,251 201,964 180,620 75,432 44,877 26,286 2.62 341,745 2,360 44,021 21,764 14,800 37,737 17,434 181,898 21,731 837,294 322,892 122,197 200,695 179,857 73,836 43,665 25,534 2.59 337,352 2,401 41,401 21,425 14,025 36,801 16,937 182,628 21,734 116 Change 2,970 1,570 218 1,352 66 403 594 507 .02 -13 -11 -596 -93 -144 530 -222 684 -161 Percent 17.8 16.4 20.8 15.9 .9 27.5 98.5 179.2 1.2 .0 -11.1 -94.5 -51.1 -68.9 19.4 -47.4 1.9 -20.6 Change -6,700 -1,694 -1,457 -237 -11 -784 -554 -345 -.35 657 0 -149 24 -205 389 19 623 -44 Percent -30.4 -19.0 -43.6 -4.3 -.2 -39.9 -48.9 -56.2 -14.0 21.3 .0 -52.7 21.1 -51.1 78.9 19.4 40.5 -27.2 Change -190,685 -51,106 -28,135 -22,971 5,517 -22,207 -19,915 -14,501 -.16 -75, 138 194 -21,970 -9,899 -6,352 -12,703 -15,824 -2,337 -6,247 Percent -18.5 -13.7 -18.7 -10.3 3.2 -23.1 -31.3 -36.2 -5.7 -18.2 8.8 -34.7 -31.6 -31.2 -25.7 -48.3 -1.3 -22.3 ~ �ANITA ASHFORD Chairperson Councilmember City of Port Huron DOUGLAS WOOLLEY First Vice Chairperson Supervisor Pittsfield Township GERALDINE HOOD Vice Chairperson Supervisor West Bloomfield Township DIANA KOLAKOWSKI Vice Chairperson Commissioner Macomb County Board of Commissioners DANTE J. LANZETTA, JR. Vice Chairperson Commissioner City of Birmingham MARJORIE THOMAS Vice Chairperson President, /SD of St. Clair County Board of Education JOHN FUNK Immediate Past Chairperson Commissioner Monroe County JOHN M. AMBERGER Executive Director 1111___ � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Wyckoff Planning and Zoning Collection Creator An entity primarily responsible for making the resource Planning & Zoning Center (Lansing, Mich.) (Organization) Wyckoff, Mark A. Description An account of the resource Municipal master plans and zoning ordinances from across the state of Michigan, spanning from the 1960s to the early 2020s. The bulk of the collection was compiled by urban planner Mark Wyckoff over the course of his career as the founder and principal planner of the Planning and Zoning Center in Lansing, Michigan. Some additions have been made to the collection by municipalities since it was transferred to Grand Valley State University. Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1960/2023 Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Subject The topic of the resource Michigan Comprehensive plan publications Master plan reports Zoning--Michigan Zoning--Maps Maps Land use--planning Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Identifier An unambiguous reference to the resource within a given context RHC-240 Format The file format, physical medium, or dimensions of the resource application/pdf Type The nature or genre of the resource Text Language A language of the resource eng Text A resource consisting primarily of words for reading. Examples include books, letters, dissertations, poems, newspapers, articles, archives of mailing lists. Note that facsimiles or images of texts are still of the genre Text. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context Detroit_Regional-Development-Forecast_1996 Creator An entity primarily responsible for making the resource Southeast Michigan Council of Governments Date A point or period of time associated with an event in the lifecycle of the resource 1996-04 Title A name given to the resource 2020 Regional Development Forecast: Population, Households and Employment for Cities, Villages, Townships and Detroit Subcommunities Description An account of the resource The 2020 Regional Development Forecast: Population, Households and Employment for Cities, Villages, Townships and Detroit Subcommunities report was prepared in April 1996 by the Southeast Michigan Council of Governments. Subject The topic of the resource population research Detroit, Michigan Wayne County (Mich.) Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Type The nature or genre of the resource Text Format The file format, physical medium, or dimensions of the resource application/pdf Language A language of the resource eng Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/afaeedd957f9fcb481be8d8d913dcd61.pdf fd5fa122a243c65569ddf8dca4fb5edd PDF Text Text RATIONAL REINDUSTRIALIZATION - - an economic development agenda for detroit dan luria jack russell $3.00 �--------------------• RATIONAL REINDUSTRIALIZATION Copyright © 1981 Rational Reindustrialization is an agenda for the creation of 100,000 secure, well-paid industrial jobs in Detroit. It consists of the phased implementation of a program that includes converting idle, mainly automotive, productive capacity to the manufacture of energy hardware for the oil, gas, and coal gasification industries. Because private capital cannot be counted on to assume the risks associated with such a conversion program, Rational Reindustrialization will be at least partially based on public/worker enterprises. Dan Luria is principal energy and automotive regulatory analyst in the Research Department of the United Auto Workers Union (UAW). He has been politically active in Detroit since moving there in 1976. Jack Russell has lived and worked politically in Detroit for the past decade. Since 1978, he has served as economic development policy analyst on the staff of Detroit City Councilman Kenneth V. Cockrel. Orders Widgetripper Press c/o Russell, 19660 Stratford, Detroit, MI 48221 Make checks payable to authors Bulk Rates Available First Printing Text preparation: Cover photo: Beverly Bydlos Russ Marshall �0 T E: LIB Preface As we enter the 1980s, is there any compelling reason to believe that the cities of America's midwestern industrial crescent will survive as productive human settlements? Detroit and Cleveland, Akron and Youngstown, Buffalo, Gary and the rest have suffered massive economic dislocations; the specter of regional disaster looms. Accelerating ind us trial dis investment may destroy the American Foundry, wasting productive lives and capital, as the once-thriving workshop cities become austere reservations containing a surplus, unemployable population. In benighted homage to "market forces," some observers baldly court such a future, holding that frostbel t cities are beyond help, and that pouring resources into their redevelopment is a bad investment. we reject this prospect as morally indefensible, politically destructive, and economically wasteful and irrational. we believe that reasonable human beings with different stations in the economy and with distinct needs and interests can nevertheless find a rational common ground from which to advocate and plan the regeneration of our region, even as our political contests continue. In this essay, we seek such a common ground by offering an agenda for the revitalization of Detroit, one which in generic form applies to other northern cities as well. We argue that frostbelt reindustrialization requires moving beyond past exercises in wishful thinking, right and left alike, about how to plan an economy. Some readers may find our �2 Rational Reindustrialization contribution too pragmatic and apolitical, while others may judge it hopelessly left-utopian. We yield to both er i tic isms, asking only that they be made as forcefully as possible. Rational Reindustrialization was written to help advance the level of debate in Detroit and the United States over questions of industrial policy and urban revitalization. we openly seek the attention of investment bankers and UAW local education committees, of frostbelt politicians and corporate leaders, of urban planners and the urban unemployed, of Detroit's Economic Growth Corporation and Detroit's community organizations, of Felix Rohatyn and the thinking left, of Doug Fraser, Roger B. Smith and the hundreds of thousands of workers who depend on the organizations they lead. We do not pretend equal solidarity with all of these groups and representatives. We are unabashedly opposed to most aspects of laissez-faire and state capitalism alike. We are not impressed with what orthodox economic development policy has to offer the working majority of America's Detroi ts. We see scant evidence that either the free market ideologues of the Reagan right or the stunned liberals groping for poli tical survival have a program to reindustrialize Detroit and other frostbelt centers. We speak with conviction from the left, but reject as irrelevant the vagaries of those sectarian "leftists" who seem incapable of understanding the strategic politics of reform. Amid the chatter, however, we hear increas~ng interest from a number of quarters in the planned restructuring of the urban economy and the innovations that might enable such an undertaking. . ~ational Reindustrialization is the product of two Detroiters without formal training in the field of economic development. We have been schooled in such matters by the J?ressures of. t1:ade union and local government politics in Ameri~a's most d1sinvested city. This essay is our modest contribution toward the program around which a coalition to rebuild Ame~ica's cities and industrial base must someday unite if a rational economy is to be constructed. Detroit August 1981 �Table of Contents 5 INTRODUCTION THINKING RATIONALLY ABOUT REINDUSTRIALIZATION 12 OUR PRODUCTION LINE: ENERGY HARDWARE 15 Deep Gas and Heavy Oil Equipment 16 Cogenerators and Industrial Process Engines 17 Minemouth Gasifiers 18 ON THE PUBLIC ACCOUNT 28 TOWARD THE RATIONAL REINDUSTRIALIZATION OF DETROIT 35 Pilot Project Phase 38 "Mixed Enterprise Zone• Phase 44 Mature Plan Phase 51 NATIONA~ POLICY AND RATIONAL REINDUSTRIALIZATION 52 Policy for the Auto Transition 52 Policy for the Energy Transition 55 Policy for Capital Targeting 56 OUR AGENDA CAN WORK 60 �Introduction Detroit is wounded. For thirty years, we have bled jobs and capital to the suburbs, to the South, and overseas. During the past five years, Detroit's condition has become critical. New wounds have been opened. We have hemorrhaged economic life as never before. In the 1980s, a city once the vital hub of America's Great Lakes industrial heartland is becoming a grim monument to the waste of an unplanned economy. While the Mayor exhorts the taxpayers to save our City, a Presidential Commission has concluded that America's Detroits are disposable containers of economic activity which, now nearly empty, may be cast aside. Detroit's economy is being killed by industrial disinvestment. Detroit's major manufacturers have not returned to the city the weal th we have created. On the contrary, the profits produced by Detroit labor have built new factories elsewhere, or been distributed to stockholders, or funded often ill-advised corporate adventures. In 1947, the city held over 280,000 manufacturing jobs in some 3,300 firms. Today, Detroit hosts less than 100,000 such jobs in fewer than 1,700 firms. This industrial disinvestment has eroded our tax base and distorted our expenditure priori ties. It is the fundamental cause of the municipal fiscal crisis we now confront and with which we will continue to struggle for years. Proclamation of Detroit's Renaissance will not end the trauma of industrial disinvestment. Downtown recommercialization can replace neither the number nor the quality of the jobs lost as our industry dies. The family of the unemployed auto worker is not saved by employing one daughter as a file clerk at the Renaissance Center or one son as a security guard at Riverfront West. Indeed, the past four years have shown the fragility of the downtown Renaissance and how clearly its full development is endangered by the continuing destruction of Detroit's industrial base. We believe that the 1980s will determine Detroit's fate: either industrial Detroit will be rebuilt and recover an important position in the national economy, or disinvestment will destroy the life chances of our youth, our capacity for local self-government, and much of the useful wealth created by three generations of Detroi ters. By the 1990s, Detroit will either be a diversified manufacturing center of~ new kind, or it will be a discarded city of vacant factories and �6 Rational Reindustrialization abandoned homes from which the remaining affluent shield themselves in residential enclaves and a well-fortified downtown. If Detroit is to survive as a city in which working people can prosper, we must ~edefine and reord~r our develo?ment priorities. we believe that a rational economic development strategy for Detroit must be a least-cost program to retain and create tens of thousands of high-wage, cyclically insensitive industrial jobs. This essay is a first sketch of such a program. Before we present our arguments, however, we should enter three caveats. First, we are not opposed to the relocation of investment capital within cities of a metropolis, regions of a nation, or even the nations of the world. We oppose only its unplanned, socially wasteful, and privately con trolled movement. Once the relatively high wages enjoyed by Detroit auto workers had filled up the city's available space with single family homes, it was inevitable and desirable that those forms of auto production requiring extensive space would subsequently be built in suburban and rural greenfields. But it was neither inevitable nor desirable that metropolitan Detroit be politically balkanized into hostile municipalities differentiated by class and race; that metropolitan tax base sharing would thus become impossible; that a powerful auto/oil/construction/consumer durables lobby would decree the federal highway and mortgage policies that replicated the suburban phenomenom section by section to 26 Mile Road and beyond; that Detroit would be gutted by freeway trenches rather than served by mass transit; nor that the city's commerce would be mauled by the placement of major shopping centers just beyond its borders. The spatial catastrophe of metropolitan Detroit is a sufficient argument for greater social control of investment. Similarly, the siting of some new auto plants in the We~t and the South has been a logical and desirable response ~o regional growth and the development of new markets. But it is hardly in the interests of society as a whole that some firms leave Michigan because unionized workers can claim a greater share of the wealth they produce and because our citizens have organized politically for better protections from unsafe work and the vagaries of the capitalist business cycle. . We w~ll not a~vocate the socially irrational imP71s~nment of private capital within Detroit or southeastern Michig~n. _we will argue for radically increased government au~hority 1n. the economy; for new structures that allow barga~ned planning beween private capital labor and government; an for an overall economic developme~t pla; that will eventua!ly allow the City and its agencies to appropriate and reinves locally some of the weal th the planned semi-public economy creates. ' �Introduction 7 Second, we are not opposed to Detroit's Renaissance. We do believe it should be demystified. The much-celebrated rebirth is in essence an attempt to protect the value of existing investments and future profit opportunities in the downtown hub. The banks, retailers, utilities, and other businesses downtown have been threatened by the disinvestment of Detroit, especially since 1967. The Renaissance was their self-interested redevelopment strategy long before it became the keystone policy of the Administration of Mayor Coleman Young. By logic and law, many of the down town businesses are less mobile than industry. They must stay and protect their futures. We hope they build and succeed. We do challenge, however, the terms they offer for development, the logic of their strategy, and the absurd conceit that somehow their success will be the salvation of a city ravaged by industrial disinvestment. This is not the place for an exhaustive review of the terms that business has demanded and won for the investments that have moved downtown Detroit forward, fitfully, since the mid-1970s. When and if just the beachhead projects (Trolley Plaza, Riverfront West, the Millender Center, and the Cadillac Mall) are completed, hundreds of millions of federal and local public revenues will have facilitated these private developments. Even with this huge taxpayers' subsidy, the downtown commercial renaissance is risky business. Unlike, say, Chicago, Detroit is a post-automobile city. Detroit grew up between 1910 and 1930 as a low-density, spread-out city with development determined primarily by industrial locations. The financial/commercial/cultural/administrative functions associated with the downtown hub were less substantial than in other cities, and never generated a significant nearby residential community. Depression and War caused a 20-year hiatus in any further hub development, and by the 1950s the freeway network converging on the central business district insured that the vast majority of the region's affluent households would locate in the suburbs even if the primary breadwinner worked down town. The grand designs for the future development of downtown Detroit are based upon the questionable belief that many thousands of salaried professionals and managers can be induced to settle there with their families. Some will surely be attracted to the amenities of the river and the hub, but with Detroit's extraordinary upper-middle-class home bargains and the comfortable, secure suburbs just minutes away by freeway, we believe the downtown Renaissance may well abort. Given the high risk, the developers' current terms, the narrow strata of the population served, and the limited impact on the local economy, we do not believe that the downtown strategy should �8 Rational Reindustrialization have priority claims on the City's precious economic development resources. Even if our skepticism is unfounded, and downtown Detroit is recommercialized on the foundation of a substantial newmarket-rate residential community, it is not at all obvious what that offers most Detroiters. To what extent, we ask would the huge economic damage wrought by ind us trial disinvestment be repaired by a flourishing service economy in the hub? Unfortunately, even a booming commercial Renaissance on the riverfront and downtown would not meet the needs of working class Detroit. It would not deliver the jobs. When built, the Riverfront west luxury apartments will employ fewer than 15 people; the Trolley Plaza building will provide no more; nor will the other contemplated residential developments. The proposed Detroit Hilton might contribute 1,000. The Cadillac Center, if ever built, would add at most 2,000 new jobs to the Detroit economy. Each job is welcome, but it is fantasy to hope that hotels, a shopping center, some office buildings, and the service needs of wealthy condominium owners will be able to employ the workers, and the children of workers, who have been discharged from our closed factories. Moreover, the jobs that the commercial Renaissance may provide will contribute far less to the families of the employed and to the economy of the city than have the high-wage, national market, industrial jobs they "replace." During the past 30 years, Detroit has lost 27% of its population but nearly 70% of its jobs in manufacturing. In 1981, over 400,000 Detroiters -- one in every three -- receives some form of public assistance. No rebirth of downtown, ,, even if it succeeds against heavy odds, will provide the resources to heal our community. A different conception of economic development must address the needs of the majority. . Third, we acknowledge the important efforts at community develop~ent in Detroit, but argue that these efforts at best only partially balm the wounds of disinvestment; they do not c~nst1tute a cure for the disease. Detroit needs all the housing dollars a~d programs we can get, but we should understand ~hat the neighborhoods created by a high-wage, high employment industrial economy between 1910 and the 1950s will not be renewed, especially at today• s cos ts in an economy based on trans!er payments from the federal g~vernment and on low-w~ge service employment. The best housing program for Detroit would be one that reopens our plants and employs our homeowners. . . Similarly, most neighborhood commerce cannot survive drained by the suburban malls and dependent on the Detroit Ir �Introduction 9 poor. If Detroit can reindustrialize and employ our people, then neighborhood merchants will have a chance. If industrial disinvestment continues unchecked, we will have boutiques for the downtowners and party stores for the people. The small manufacturers and job shops, portant element in most Detroit neighborhoods, are gered by disinvestment. As the big plants close, up; family owners are forced to consider relocation long an imalso endanorders dry or closing. Efforts to regenerate our housing stock, stabilize some neighborhood commerce, and assist our small manufacturers are essential. During the Reagan years, we will have fewer resources for this work. But even if we had twice the funds, this work would only slow our decline rather than rebuild our economy. What will rebuild it? This essay argues the outlines of an answer. Let us begin with a paradox: the very severity of Detroit's industrial disinvestment may create an opportunity. While we have been losing industrial jobs for many years, the exodus has become particularly acute since the mid-1970s. Two rounds of OPEC price increases; the failure of the federal government to adopt a rational gasoline pricing policy; the loss of market to fuel-ef f ic ien t, inexpensive, quality imports from Japan; two deep national recessions; the shift to smaller engines, front-wheel-drive, lighter materials, and smaller cars; and the downsizing of the Chrysler Corporation have all contributed to a sudden, severe, and traumatic decline in automobile industry activity in the city of Detroit. Tens of thousands of workers have been permanently dismissed. Sever al rnaj or plan ts have closed; more will follow. Smaller plants that built components for obsolete technologies or products have been abandoned. Orders from smaller parts suppliers have ceased. Tool and die shops are without work. In less than 30 months, multiple shocks have broken many of the crucial links that had held together Detroit's ailing but still viable automotive industry. Are these links permanently broken, or can they be reforged? In some quarters, optimism about Michigan's future in the automotive economy runs high. Transport economies and attempts to emulate Japanese-style inventory management may recentralize in our State some of the previously lost major elements of the industry. Southeastern Michigan still has important comparative advantages in labor skills, transport infrastructure, abundant water, and the substantial remaining share of auto production. But Detroit cannot hope to win back much of what we have lost; our built environment is a huge barrier to major new industrial construction. The staggering public costs borne to prepare the new Cadillac Plant site indicate the price extracted for merely retaining 6,000 of the �10 Rational Reindustrialization 14 000 Cadillac jobs we had less than a decade ago. Detroit wiil do well to retain just the auto jobs we still have in 1981. Much of our auto industry, then, is gone or going. But in the wake of its passing there remain crucial resources which we argue, constitute the opportunity to rationally reindustrialize the city. Capital leaves, but labor skills remain. Plants are closed, but not razed. Railways and freeways still tie the factories together and connect them to the nation. The links between the hundreds of small- and medium-sized vendors and the major facilities are damaged, but not broken beyond repair. The engine of production that was built over the span of a half-century has not yet been scrapped, nor should it be. Detroit can still bend metal. We believe that Detroit can and must take a bold step forward during the 1980s. To survive as a city where working people can prosper, Detroit must forge a new role for local government in planning the redevelopment of industry in a frostbelt city. There are industrial products that the American economy and the world must have. If we are bold, we can build them, and as we do so rebuild our city. To have any hope of success in such an undertaking, it is first necessary to shed the constricting assumptions of orthodox economic development thinking. Specifically, we must leave behind four axioms: 1. Only the private sector can produce goods and services aimed at more than the local market and hence the overriding goal of public policy is to create~ context conducive to private sector growth; 2. The realms of work and residence are inexorably split, with the former ceded to private interests but the latter subject to intense parochial struggle; . 3. Pu?lic policy operates at the margins of a basically sound priv~te economy, seeking to solve only those problems that the private sector can't or won't; and . 4 •. Local government is the mediator of conflicting con st ituency interests and, as such cannot plan the local economy bu~ merely facilitate the prdcess of compromise among th e competing groups' claims and interests. f th We begin from a perspective that rejects all four . tese assumptions. First, we believe that currently there ex1s s · -d no workable prog ram f or 1nduc1ng • . • d econo privately-finance proce:~cb evel?pment. Th~r~ is, moreover, no self-correcting Y which urban d1s1nvestment creates the conditions necessary for expanded reinvestment of the kind and on the 0 11111----------- ~ ~ v �Introduction 11 scale required. From this outlook flows the need to project our own concept of "rational economic development," one which transcends wishful thinking about an orderly transition from an industrial economy to a service economy and seeks to build upon the actual history of Detroit as a producer of durable goods for the national and international economies. Others before us have, to be sure, seen the need to preserve and revitalize Detroit's aging industrial base through planned conversion to the production of socially useful goods needed by America and the world. Walter Reuther, for example, popularized demands for reorienting facilities supplying the 1941-45 war effort to making building supplies for low-cost housing. Our effort seeks to apply this legacy of intent to the now very much more difficult circumstances of Detroit in the 1980s. Second, we reject the inevitability of a public sector role limited to creating a context in which private business, if it wants to, may invest. Put another way, we dispute the value of using government as a tool to "improve the business climate" in pursuit of chancy rewards, and project the possibility that we, the citizenry, through government, can actually choose the rewards we want and use increasingly public resources to achieve them. Third, we refuse to cede to the private sector complete control over the realm of work, where workers produce their standards of living. We reject the option of simply making ourselves cheaper to house, clothe, and transport without any guarantee in return that we will have increasing control over what we produce and how we produce it. The cost of reproducing our labor-power, our ability to work, will be reduced only to the extent that what may be lost in earnings is more than made up by gains in income security, service quality, and the other non-wage aspects of our living standard. Fourth, we in Detroit are uniquely situated to see the absurdity of a public policy that assumes a healthy private economy. The problems left unsolved by private development history are not merely "rough edges" in an otherwise successful game plan. This is not a case of a boom town that must figure out how to house the small number of families whose property is needed for a mine, a railroad spur, a freeway, or a convention center. Rather, Detroit's plight is that of a city whose basic industry is being abandoned because the assumptions on which it was bu i 1 t - - an ever-growing mar k et for 1 a r g e cars and trucks, cheap energy, and unconstrained private decisionmaking -- have been rendered historically obsolete. Despite a few downtown residential projects and one new auto plant, the game plan of the private sector is to leave. �12 Rational Reindustrialization Fifth and last, we find it bizarre that, with the ship quickly sinking, intelligent people continue to see the government ' s role as limited to the resolution of disputes over who gets a porthole seat for the drowning. At this point, most community efforts amount to little more than annoying nuisances to the basic, uncontested job of the City's governance: funneling public money into questionably effective induc ements for slower disinvestment. There is, that is to say, no re a l public development plan, only a random bag of ad hoc inducements to a few private developers. What is called the "Overall Economic Development Plan" of the City is a dreamwork fiction constantly subverted by unilaterally private decisions . Therefore, a different and more rational plan is imperative . What follows is a sketch of the parameters of a qualitatively new role for workers and local government in the realm of production . Thinking Rationally About Reindustrialization A rati_onal economic development agenda must be c~ntered on replacing the declining private activities of the c~ ty -- auto assembly, parts, and machining -- with new acti vit:es th at take maximum advantage of the existing industrial linkages. The~e are many activities that produce desirable i~odsfa~d services for a national as well as a local market at ail to exploit these linkages. For example a bakery ~~Y ~ro~uce dbre~d for the Midwest market, but it does~' t salvage up~ ~fmif~rl die shops whose _au_to_ industry orders are drying . t· . Y, th ere are activities that require inputs from e xis ing intermediat d . . and subwa ca b e goo s_suppliers, such as buses and rail pates no p~edi~~, btt for which existing public policy anticinational demand~ e unmet local, regional, national, or inter- 1 �Thinking Rationally 13 What process, then, can be followed to identify workable production activities? A rational response to this question begins with the identification of a set of key criteria across which potential economic development ventures may be compared. These include: 1. Scale of Job Creation. would the ventures provide substantial employment to residents of Detroit? 2. Conservation of Capital. Would the firms producing the proposed outputs be able to reuse a significant portion of Detroit's existing stock of industrial facilities and idle or underused machinery and equipment? Could they take advantage of the city's in-place ind us trial infrastructure (see also #5 and #9, below)? 3. Local Economic Impact. Would the new activities, at full scale, play a role in the local economy similar to that of auto in the past? Would they constitute a set of major "exports" from Detroit to the national and even international market, bringing resources in from faster-growing regions and from abroad? 4. Characteristics of Markets. Are the demands for the proposed product lines suf f ic ien tly strong and enduring to justify large capital investments? Are the markets located properly? 5. Use of Detroit's Comparative Advantage. Would the contemplated ventures take full advantage of the city's existing skilled metal-working labor, industrial infrastructure, and of the key linkages among cognate metals industry activities spawned by the region's legacy of auto dependence? 6. Market Countercyclicality. Is demand for the ventures' outputs stable or highly cyclical? If it is cyclical, does its cycle counteract or reinforce the shocks to the local economy that come from dependence on auto? 7. Labor Cost Barriers. Do the private sector firms producing similar or identical products pay wages as high as those to which Detroit workers are accustomed as a result of auto's past high profitability? And are they as high as those they could expect in light of the decline of U.S. auto companies' market power? 8. Transport Cost Barriers. Is the cost of moving the p ro posed products from Detroit to market destinations prohibitively high? Or are there classes of products whose size, price, and existing production sites allow Detroit manufacture more readily than others? �Ill 14 Rational Reindustrialization 9. Advantages of Publicness. Do some products make more sense than others as candidates for public or public/private production? Are there produ~ts who~e.cost of production could be especially reduced by City policies? 10. Profitability for En try. Are the private firms now producing similar outputs characterized by aboveaverage, and less cyclical than average, profitabili~y?_ Does selection of the product lines we propose move Detroit into a national sector growing fast enough to allow new entrants? Translating these er i ter ia into an answerable question about new production in Detroit, we can ask: What projects can re-employ a large number of skilled and semi-skilled workers, at or near their accustomed wage, taking maximum advantage of the area's concentration of metalworking capital stock and labor force training and of the city's northern deep waterway location, producing products for a growing, under supplied, long-lived national and international market for which the business cycle is either absent or opposite to the auto/auto parts demand cycle? Others have asked the "diversify into what?" question. In a study for the Detroit Metropolitan Industrial Development Corporation by John Mattila and Wilbur Thompson, the answers were meat packing, industrial inorganic chemicals, farm machinery, and electronic instruments. Unfortunately, Mattila and Thompson used our criteria 5, 6, and especially 7 only, being innocent of 1, 2, 3, 4, 8, 9, and 10. Moreover, having. i de_n ti f ied the new product 1 ines, they ended their · analysis without offering any ideas on how to move into their production. . . Chamber of Commerce commentator George Moffett tried to fill the gap, saying that "if it can be proved that there are large-scale [presumably local or regional] demands [th~t] _cannot be filled by local producers, we would have :·· an ~ndisputable selling point for involving ••• prospects rn_mee~ing those demands." To the contrary, we will show that cri~eria ~, 2, 3, and 4 require proof that unmet demands be nat~onal rn . scope• Even if in some cases they are, many rationa~ P: 1vate firms would still hesitate to initiate produ~tion in Detroit on anything close to the required scale. ~he_C~t~ 0 ~ Detroit and its people however have an interest what many ra t·1onal private ' • •' · din 1nit1ating . investors will no t o on th eir own. We believe that in the 1980s and beyond only l ocal government 1't · · k ' s agencies, and its close associates in :~~ er-co~trolled organizations can create the new productive tor which can arrest the destruction of Detroit's industrial base. To be sure the · . • 1 d Prof i· t a bl e role for p' · tre 1s · an .important ' essent1a an1 t 0 th e extent that 1· t riva e capital 1n such a sector ' but on Y . conforms to the rational mandates of the pu bl 1c development plan. �Energy Hardware 15 Let us return to our ten criteria and the question we generated from them. It is our view that the industries into which Detroit can move must be high-wage, metals-based, and national market-oriented ones. The new activities should take advantage of Detroit's superb rail and Great Lakes transport advantages, and should be characterized by a pattern of demand that counters the roller-coaster ups and downs of the automotive sector. These criteria favor production of physically large, heavy products not all of which are purctased by individual consumers whose incomes are subject to the cyclical swings that are quickly mirrored in auto and other consumer durables sales figures. Finally, because the start-up costs for the production of capital goods are substantial, the period between investment decisions and payoffs may be relatively long. Thus our precious venture capital must be targeted only on those producer goods for which a rapidly growing and long-lasting market can be conclusively demonstrated. Our Production Line: Energy Hardware Has this set of criteria, and the exclusions it dictates, exhausted the stock of viable projects? Hardly. There are at least four that meet all of the criteria: (1) deep natural gas and heavy oil production and upgrading equipment; (2) residential and industrial steam/electric cogeneration units; (3) large coal- and diesel fuel-fired industrial process engines; and (4) mine-mouth coal gasifiers. A rational economic development plan for Detroit would invest in the conversion of abandoned or underutilized industrial capacity to production of deep gas and heavy oil equipment -- steam injectors, compressors, pumps, and the like -- and make a serious effort to capture significant shares in �16 Rational Reindustrialization the developing regional, national, and even internatfonal m~rkets for mine-mouth gasifiers, congenerators, and 1ndustr1al engines.I Deep Gas and Heavy Oil Equipment As easy-to-tap reservoirs of natural gas and crude oil are exhausted more and more energy industry resources are being invested in 'prospecting for deep deposits of natural gas and "completing" known fields Of heavier crude oils. The stock of structures and machinery that require gas and oil products will not be junked despite waning supplies of cheap, easy-toextract hydrocarbon fuels. Thus a massive market in the hardware associated with drilling deeper, faster, and in more If one assumes a different set of national energy, transportation, and tax policies, a number of other product lines meet the ten criteria. For example, if a set of tax and regulatory changes transferred all or most nuclear power and/or synthetic fuel subsidies to manufacturers and consumers of solar equipment, Detroit could capture a significant share of what would be a burgeoning midwest market for flat-plate solar collectors for space and water heating and cooling in new structures. Similarly, a shift in policy toward more rational urban commuter and national freight transportation systems would swell demand for product lines -- buses, light and heavy rail cars, and rail electrification equipment -- for which major componen try could be manufactured in oetroi t for the national market. 1. It would not be sound local-level economic development planning, however, to base a reindustrialization agenda on outputs for which existing national policy, however mistakenly, promises no predictable mass market. on the other hand, while this paper is confined to product lines realistic under current national policy~ a more speculative and generic application of our perspective would study which cities could expect to capture significant shares of the bus rail car and rail elect~ification markets, should they :volve in t'he future. Detroit woul? appear t.o ?ave the means to stake a major claim in a. fu~ure ~ail electr1f1cation hardware industry; Cleveland, C1ncin~ati, Dayton, and Philadelphia appear to enjoy advantages that might earn them a large part of the rail car market; and Youngstown, _Pit~sburgh, Seattle, and Memphis seem suited to st rong entries in the bus manufacturing business. Finally, th e:e.are markets that, while currently speculative, can be anticipated . . For_ example, it is a good bet that there will ~o~n be" a maJo~ international market for $200-300 receiver dishe~ th at will process transmissions from direct broadcaS t sate~lites (DBS)· Any city with a substantial stamping/metal~orking sector should prepare for entries into that market as it develops. �Energy Hardware 17 locations is assured. In addition to the traditional equipment required -- pipe, rigs, bits, derricks, masts, wellheads, etc. -- the depth, viscosity {thickness), impurity, and pressure conditions of oil and gas below about 8,000 feet promise a growing market in pumps, steam injection engines, steam compressors, and oxygenators. Simply put, to ta~e full advantage of reserves of "sour" oil and gas, horsepower must be available to force the fuels out and upgrade them to pipeline {gas) and refinery {oil) quality. Orthodox industrial location thinking would not immediately link the need for oil and gas field equipment with the underused capacity of Detroit; but in the new energy world of the 1980s and 1990s we may well have a major comparative advantage for the production of the pumps, engines, compressors, tubular goods and other componentry now demanded in the field. Cogenerators and Industrial Process Engines A legacy of cheap, accessible, domestic hydrocarbon fuels has not only produced an economy that runs on oil and gas; it has also stimulated a pattern of use that, at today's pr ices, is unaffordably wasteful of them. The best case in point is the structural divorce between the use of heat and the use of electricity. When oil or gas products are burned, the energy embodied in them is released in the form of heat. In both structures {homes, office buildings, and factories) and processes {steelmaking, smelting, etc.), however, individuals and corporations purchase fuels for heat and electricity for light, for appliances, and to power non-oil/gas machinery. The heat lost in burning oil and gas -- from 30% in most residential burners to over 55% in some industrial processes -- is simply wasted: it does no work. Meanwhile, electric utilities purchase oil, gas, coal, and uranium, burn {or, in the nuclear case, bombard) them to make the steam that drives electrical turbines. On average, they lose over 60% of the available heat content in the fossil fuels they burn. An increasingly attractive alternative, and one assured a growing market, is to cogenerate heat and electricity from the same fuel input. Engines or burners that do this are called cogenerators. Markets exist, and are expanding rapidly, for cogenerators that heat houses and halve electricity bills all the way to massive cogenerators that provide virtually all of the heat and power needs of multi-plant industrial complexes. The smallest units look, weigh, and are built much like relatively low-compression small car engines; those that wo uld suit a small factory, like truck engines; and the largest types, like industrial process engines. Two Detroitsuited product lines thus emerge; small, medium, and large cogenerators; and, as a spinoff as well as a lease on the life �18 Rational Reindustrialization of existing investments, industrial process machine-driving engines. Minemouth Gasifiers Finally, the U.S. is unquestionably on_the verge of a major new industry geared to reconcile the existence.of a 400-year supply of coal with a capital stock that was bui~t to run on what appears now to be a 40- to 70-year supply of <;Hl and gas. For all the talk of making Colorado's shale deposits into a 500-year supply of diesel fuel or of producing m~ssi~e volumes of heating oil from West Virginia and Kentucky bituminous coal, the only proven technologies that resolve the mismatch between the form in which u. S. hydrocarbons exist in nature and the forms in which they are consumed involve the conversion of coal into gaseous fuels embodying between oneseventh and two-fifths of the heat content of natural gas. A full discussion of the "energy path" that diverts natural gas to replace heating oil, replaces it with coal-derived gaseous fuels, and upgrades oil refineries to make less heating oil and boiler fuel appears later in this paper. For now, the important fact is that, in the face of uncertain policy, the investment community is voting in the marketplace for the machinery that turns coal into "synthesis gas" at the coal-mining site. There are at least three attractions for Detroit in the production of such gasifiers. First, unlike the equipment used to liquefy shale or coal, gasifiers need not be huge to be commercial scale. There are today at least three companies straining to meet the demand for gasifiers that cost just $830,000 and that convert as little as 25 tons of coal per day into "syngas"; 92 percent of u.s. coal mines it should be noted, have daily output exceeding 50 tons. 'second, unlike coal liquefaction equipment, which must be custom-built and optimized to process a particular type of coal, syngasifiers can /r~n~form coals of widely differing heat, water, and sulfur con en 1n~o ?lean gaseous fuels. This greatly increases the range and siting of their application. Third where commercial scale liquefaction equipment must be built n~ar, and partially assembled on, the process site, minemouth gasifiers are small enough to be transportable fully-built, allowing their producers t~ capture most of the value-added they embody. In fact, Detroit may ~ell be the one place in the u.s. that could hoS t all_ of the Jobs required to produce gasifiers from steelmaking from scrap all the way to final product ~ssembly. There is an important overlap between the equipmen~, ,labor and technical skills, and structures used for Detroi~ s current Product lines (cars, trucks, buses, and th e machinery needed to transform the metals from which their components are made) and the factors of production necessary to �Energy Hardware 19 make the equipment used in deep natural gas, heavy oil, and coal gas production, and to fabricate cogenerators and engines. Table 1 lists components used in exploratory and . developmental oil and natural gas drilling. Among the product lines that are both compatible with Detroit's current "metal-bending" infrastructure and in short national supply are pumps, engines, blowout preventers, wellheads, and storage tanks. Many items on Table 2 's list of production hardware, among which are tanks, platform parts, pumps, compressors, and cogeneration power packs, also meet our complementarity/shortage test. TA 8 LE EXPLOAATIO:l AND DEVELOPMENT DRILLING I EQUIPMENT TRI\NSPORTATIOO TRUCKS BOATS HELICOPTE H/\TERIAL/SUPPLIES I DRILLING FLUIDS DRIL1.ING DRILLING RIG DRILL PIPE'. ORI LL COLLARS O?.ILL BITS PUMPS ENGINES T/\NKS Sfl/\KERS DIESEL Proi'ANE GASOLINE NAT. GAS I WELL EQUIP. . WEIGHTING MAT'L. WELL CASING, CHEMICALS CARBON ANO CLAYS IDST RETUIIN MAT'L ALLOY STEEL WELLHEADS FORM/\TJON EVALU/\TION CORING ELEC. LOGGING NUCLEAR LOGGING SONIC LOGGING DRILL !lTEH TEST <mlCR OVEHSllOT MI LI. W/\SIIOVER Pil'E , OTHER FISIIING DIR£CTIIJNl'.L SURVEYS DIRECTIONAL DRILLING CEMENTING TOOLS , SERVICE BLOWOUT PREVENTERS T A B L E DERRICKS r. 2 HASTS LIVING QTRS. I PIPE FLOWLWES SALT WATER LINES GAS LIFT LINES INSTRUMENT PIPHIG FIELD GATHER SYSTEMS WELL MANIFOLD TANK BATTERY PIPING I STRUCTURES OIL TANKS WATER TANKS FOUNDATIONS OFFSHOFE PLATFORMS I OIL PRODUCTION FACILITIES HARDWARE & ACCESSORIES VESSELS GAS-OIL SEPARATORS OIL-WATER FLOW TREATERS FREE WATER SEPARATORS PRODUCED WATER CLARI FIERS SURGE VESSELS CONTROLLERS ACTUATORS FLOAT CONTROLS SENSORS OIL METERS GAS METERS WATER METERS CORROSION PUMPS POWER SUPPLY FLANGES FITTINGS NIPPLES HEADERS PLUS VALVES BLOCK VALVES GATE VALVES CONTROL VALVES ASSOCIATED GAS FACILITIES FIELD GAS GATHERING SYSTEM SCRUBBERS FIELD COMPRESSORS METERS INSTRUMENTATION VALVES & FITTINGS - �20 Rational Reindustrialization Some may object that, despite Detroit's apparently hospitable climate for such production, the locations in which such products are used are largely extra-regional. Why would anyone choose to make oilfield equipment in Detroit when much of the demand for it is in Oklahoma, Texas, and Louisiana? wouldn't transportation costs be prohibitive? Our work indicates that these seemingly reasonable objections are not factually based. First, while rising oil and gas prices will not lead to increased aggregate domestic supply, they will -- and already do -- mean greatly increased effort. A well not worth drilling when oil sold for $5 a barrel and gas for $1 per mmBTU2, as they did as recently as 1973, is often a potential gold mine when oil goes for $40 a barrel and gas for $7 per mmBTU. Already, Michigan drilling -- mostly for natural gas -- is exploding, with both Devonian and Silurian zones producing commercial finds. In addition, there is no strict relationship between the location of drilling and refining and where energy hardware is manufactured. U.S. Steel, for example, chose its Lorain, Ohio mill as the one to which it is adding tubular capacity, and Algoma Steel is in the process of building a 200,000-ton seamless tube addition in Ontario. With the number of wells drilled rising from 28,000 per year in 1972 to 62,000 in 1981, and slated to rise to 135,000 in 1990, oil industry sources see continuing shortages of all sorts of energy hardware, especially such devices as pump jacks and related equipment needed to bring exploratory operations up to full production. The increase in the number of wells drilled, in fact, understates the expected rise in ~rill in~ effort. With wells going ever deeper, footage drilled is predicted to rise from 288 million feet in 1980 to 700 million i~ 1990. Moreover, there's an equally grave, and even more predictably long-lived, shortage of storage and refining equipment. With its geology, Michigan is already a major natural gas storage area; that means that the pumps, compressors, valves, tanks, and upgrading equipment used in gas ~torage, "sweetening" (of impure, or "sour," gas) and retrieval are a natural market for Michigan producers. But do our four proposed product lines meet all ten of th~ criteria with which we began? First, our work to date convinces us that they satisfy criterion #2 by conserving the. value of the existing capital stock. All are manufactured of iron, steel, and.aluminum; many are made using machine tools of th e ~ype used 1n the auto industry (certainly, the tool conversion problem is far smaller than that posed by the autoto-warplane transition of the 1940s). some -- notably the 2(m.cfT)herfe are one million BTUs (mmBTU) in each 1000 cubic feet . o natural gas • one b arrel (42 gallons) of crude 01·1 contains 5.8 mmBTU. �Energy Hardware 21 smaller cogenerators and pumps -- can be made using idle capacity in engine plants, whether now open or closed down. Others -- valves, gasifier chambers, and the castings used in their production -- are typically not assembly-line outputs; hence, many existing multi-story plants are suitable for their manufacture. In fact, the use of multi-story plants may not be as inefficient relative to single-story, land-intensive ones as most planners assume. Important new innovations in high ·-rise storage and counterweight inter-floor stock movement, co~pled with rising land and site prepa·ration costs, are making refurbishing of existing multi-story structures an increasingly attractive alternative to single-story, greenfield construction. The transition from auto to energy hardware manufacture requires planning. Some of Detroit's advantages will be lost if the area's remaining large car and light truck assembly, engine, and casting plants are allowed to put their equipment up for auction in the international machinery market. A serious effort at rational diversification would include the immediate inventorying of the capital stock of the city and the region. We contend that past efforts by government to attract new enterprises would have fared better had Detroit and Michigan assumed an activist role in the capital goods market; after all, a cheaper lathe can make the same contribution to the "business climate" as a cheaper worker compensation program. Second, the product line descriptions above should suggest why we are satisfied that all four product areas meet criteria #3-6. They can replace auto's "export" role; they supply strong, growing, and long-lived ind us trial markets; they take advantage of Detroit's human and physical capital base; and they are relatively immune to major demand variation. The energy hardware market is fully national, universally agreed to be a major growth center, and -- to the extent it exhibits any cyclicality -- reacts favorably to precisely the energy price and supply shocks that devastate auto production levels. But what about criterion #1, the contribution they could make to large-scale Detroit employment? And what about our four product lines' relevance to criterion #7, the labor costs of firms producing them? To study employment impacts of different product line investments, we have used Bureau of Labor Statistics (BLS) employment requirements tables published in May 1980 and based on input-output relationships that existed in 1977. These tables show the number of full-time jobs, direct and indirect, created or maintained by each $1 billion (in 1972 dollars) of sales. We have examined the jobs per billion dollars in sales �22 Rational Reindustrialization in a number of industries that produce outputs similar or identical to the four we are proposing for Detroit's new sector. To illuminate the method, imagine an industrial park, a set of buildings and rail spurs surrounding a onceabandoned truck assembly plant. Imagine further that this industrial park, this complex, produces minemouth coal gasifiers; in fact, the finished gasifiers exit from the old truck plant. Many of the inputs that go into the gasifiers are made within the complex; others are trucked in from other Detroit shops; and still others have to be brought in from outside the city. Using the BLS input-output tables for the industry group that produces "construction, mining and oilfield equipment," Table 3 below presents the number of jobs that each billion dollars in gasifier sales could be expected to generate. It also shows, under the "Jobs Detroit Could Capture" heading, the maximum number of jobs producing inputs to gasifiers that could be created or retained in Detroit if the City were to aggressively exploit potential linkages, both on and off the complex site. To the extent that the planners of a new sector failed to assemble land and pursue procurement targeting as effectively as they might, the gasifier plant would be less well linkaged to the local metalworking economy; the number of non-gasifier jobs would thus be lower. �23 Energy Hardware Table 3 Employment Impact Per$ Billion of Sales in Construction, Mining and Oilfield Equipment Industry in which Jobs Created or Maintained Construction, Mining and Oilfield Equipment (e.g., Gasifier} Itself Number of Such Jobs Number of Such Jobs Detroit Could Capture 21,429 21,429 634 924 2,145 619 331 215 4,424 216 488 325 183 220 376 248 634 924 2,145 619 331 215 4,424 5-108 30-488 20-163 3- 45 220 0 0 Assorted other industries, from zinc mining to rivet making to intercity trucking 18,355 1,240-9,200 Engines, turbines and generators Metalworking machines Industrial machinery Machine shop products Motor vehicles and equip. Ferrous stampings Steel furnaces & foundries Scientific instruments Material handling equipment Screw machine products Railroad equipment Tire and rubber Metal and coal mining Aluminum production Total 51,522 a b a C d C 31,839-40,545 a First figure based on Detroit share as of latest Census of Manufactures; second figure based on a potential share ceiling of 50 percent. b Same as "a" except that, given sufficient lead-time, all material handling equipment procurement could be done locally. c Sarne as "a" except that the potential share ceiling is only 25 percent. d In theory, but sadly not in fact, at least a part of the Uniroyal plant could be reopened to serve not just the gasifier complex but other tire users (e.g., the police) as well. It won't happen: the land on which the plant sits is slated for a riverfront commercial venture. �111111 Rational Reindustrialization 24 Table 3 should be read to mean that the development of a gasifier-producing capacity that generates one billion dollars in annual sales could provide local employment for between 32 and 40 thousand workers, depending on the extent to which Detroit's metalworking industry could be mobilized as part of the effort. Repeating the process embodied in Table 3 for cogenerators, pumps, and industrial process engines ("Engines, turbines and generators") and for steam injectors, compressors, and oxygen a tors (various "Standard Industrial Classifications," or "SICs"), we conclude that a new energy hardware sector generating about $6 billion in annual sales (in 1980 dollars) could employ 100,000 Detroiters. 3 The capital base that produces that level of sales obviously presupposes a large-scale infusion of capital. Sources of such capital are discussed in the "National Policy" chapter. But will Detroit's infamous high wage barrier disqualify it from taking advantage of this major opportunity for reindustrialization? Can the product lines we propose replace the disappearing auto sector jobs at similar wage and benefit levels? The answers appear to be "no" and "yes," respectively. Using another BLS source for data on hourly wage rates, and using Bureau of National Affairs conference surveys on fringe Table 4 Hourly Labor Costsi January 1981 SIC No. 371 351 354 356 355 336 344 Industry Title Base Hourly Ratet incl. COLA Motor veh. & equip. $10.69 GM, Ford Masters 10.87 Chrysler Master (U.S.) 9.48 Engines & turbines 10.50 Metalworking machinery 8.68 Gen. indus. machinery 8.42 Spec. indus. machinery 7.91 Non-ferrous foundries 7.79 Fabricated metal prod. 7.61 U.S. manufacturing avg. 7.73 Hourly Cost of Fringes $7.04 7.59 6.35 6.23 5.92 5.66 5.32 4.66 4.44 4.08 Total Hourly Compensation $17.73 18.46 15.83 16.73 14.60 14.08 13.23 12.ss 12.os 11.81 3 · For purposes of comparison the Big Three auto compani:s ~!~:~at$ ~bi~t B_oo,ooo u.s. jobs on annual sales of approx1Thr Y 9 . ill ion· About $40 billion is spent by the Big ~~ on inputs from suppliers; that $40 billion generates ~~o _er 7 oo,ooo jobs. All told, car and truck sales of $90 y~~!~~n T~~~ as~<;>ciated with about 1. 5 million domestic jobthe same as ra ;o 0 ~ about $60,000 per job is, interesting~y, per 100 000 ~eb o~n$ for our product lines (i.e., $6 billion ' JO s - 60,000 per job). �Energy Hardware 25 benefits as a share of total hourly compensation, we can determine hourly labor costs for the SI Cs now important to Detroit's economy as well as for the SICs covering the product lines we have proposed for the future. It appears that Detroit's blue collar, primary labor market workforce is accustomed to highly-paid, if insecure and seldom year-round, employment. Certainly, most of our proposed product lines fall in SICs -- 344, 351, and 354-56 -- that do not offer average remuneration at the GM and Ford Master Agreement level. It is not obvious, however, that the core Big Two hourly compensation figure is the relevant standard of comparison. First, Chrysler is the largest auto employer in Detroit; its hourly compensation averages only $0.42 per hour more than the average of SICs 351, 354, and 356. Moreover, without cost-of-living protection, by mid-1982 Chrysler workers will make less than the 351/354/356 average. Second, there is severe downward pressure facing auto industry wages in this period. The U.S. policy of protecting low-wage, low-productivity industries while not protecting high-wage, high-productivity ones such as auto has undermined the oligopoly power of the Big Three; when oligopoly power wanes, super-profits dry up, and when that happens labor rates tend to fall relative to those prevailing in other industries. It seems obvious to us that, in the long run, Detroit's working class is better off taking part in a transition into industries producing for g r owth markets than crossing its f~ngers that both wages and employment levels in auto hold up. In the short-term, however, no new public or public/private production sector can guarantee to provide employment at Big Two labor rates. What can be fought for, and eventually won, is secure employment at adequate wages. A city government not tied to a redevelopment strategy wholly dependent on luring private capital, along with organized workers who can realistically assess the future of an unprotected, unplanned, and dis invested auto sector, could choose to bargain a wage/security trade-off, provided that policy and planning were able to keep fringe benefits and the "social wage" relatively high. workers value job security highly; thus, when one conceives of security as a "fringe benefit," it becomes possible to think of workers in a new publicly-managed energy hardware sector receiving a social wage superior to that of today's autoworkers, but at a direct hourly wage rate as low as $8 an hour. We will return later to the role of other public sector 4. We oppose wage-cutting. Later in this paper, we argue that go vernment policy should protect both living standards and employment levels in auto by legislating requirements that vehicles sold in the U.S. contain significant North American value-added. Opposing reduced real earnings is one thing; predicting that auto workers' living standards will not fall is quite another. As planners, we find it wiser to argue on the basis of what we fear rather than what we hope will happen. �26 Rational Reindustrialization activities in reducing the wage cost of a given ~iving standa~d; for now, we stress that job and income sec~r1ty, along w~th the potential benefits of the new and less alienated produ<?tion relations that might be possible in such a sector, constitute major parts of our living standard. 5 Moving on to determine whether Detroit's distance ' demands represents a market-constrain. from non-local equipment ing force {criterion #8), one must find out how much of our proposed product lines' delivered cost would be accounted for by transportation. Examination of rail and truck freight rate charts makes clear that transport costs are dependent on a constellation of nine factors: weight of products being shipped number shipped per order dimensions of products shipped extent to which one-way movements are matched by return trips degree of product containerization speed with which delivery must be made whether destination is on or off main rail lines or highways whether products require special handling level of carrier insurance coverage required To see how these nine factors impinge on the product line choice calculus, we compare Matilla and Thompson's top choice, packaged meats, with a 35-ton engine representative of many of the outputs suggested in our agenda. Converting our findings into shares of delivered cost, we conclude that 5. The social wage is composed of three additive elements. First, and dominant, is the direct base wage. Second, and much more important than most people are aware, is direct nonwage compensation, i.e., fringe benefits. In organized, highwage industries such as auto and steel form of . amounts to close to 40 percent' ofthis compensation total hourly labor costs. Thus an auto worker who receives a wage of $11 per hour actually costs the company in excess of $18. Third, there ~s what m~ght be called the "political wage," composed of Soci~l Security (actual or prospective), the value of laws pro~ect1ng ?urrent or future pension income, the value of social services that contribute to the quality of life, the value of certain principles such as statutorily limited overtime,. programs such as unemployment insurance, worker compe~sation '. TRA,. etc. What business mainly means, in fact, whe~ _1 t deer 1es Michigan's "business climate" is that this political wage -- which it partly pays for __ is too high: too mu~h U~, too m~ch _Comp, too many services to pay for. our point 1s that. 1t is cheaper, in the long run, to reduce the need for services than to reduce the quality of services. �Energy Hardware 27 production of low-volume, high unit price goods is the best way to obviate any comparative locational disadvantage that Detroit may suffer. Product Dimensions Weight(lb) Industrial cogenerating engine 40'xl4'xl0' Packaged meats 70,000 Full truck: 48'x9'xl3' 30,000 Mode/Destination 1-Rail/Los Angeles 2-Rail-barge/Gulf Coast 3-Barge/Chicago 1-Truck/Los Angeles 2-Truck/Gulf Coast 3-Truck/Chicago ~3,400 2,800 1,100 4,700 1,900 800 The critical variable, of course, is not the absolute dollar cost of shipping the two sample outputs being compared, but rather shipping cost as a share of value-added. Assuming conservatively (see Table 3) that Detroit could capture 60% of the value-added in the cogenerator, and assuming very liberally that city producers could capture 50% of the value-added in packaged meats, we can compare the ratio of shipping cost to local value-added for the two product lines. Price at Delivery X Local "Local value-added = Pr ice• Shipping Cost As Pct. of Local Price Industrial cogenerating engine $1,800,000 0.60 $1,080,000 123- Packaged Meats 0.50 32,000 123- 64,000 0.32% 0.26 0.16 14.69 5.94 2.50 Packaged meats, we infer from the above, could at most compose part of a Detroit industry that sought to capture slightly more of the value-added in the meat products sold in Southeastern Michigan. As a national "export" product line, it is d istinctly inferior to large capital goods. The best way to minimize the disadvantages of Detroit's distance from major markets is to strive to supply those markets with high unit cost products. our proposed product lines qualify. �On the Public Account Having dealt with the extent to which our age~da's six proposed product areas satisfy our first eight criteria, we recognize an additional responsibility to reade~s who may be justifiably skeptical about our agenda because it seems to fly in the face of past events. Why, one might well ask, hasn't Detroit's economy already begun the transition from auto dependence to industrial diversification? If the linkages indeed exist, if the existing captial stock is to some significant extent reuseable, and if labor costs are not an insuperable barrier, why hasn't private investment in energy hardware already occurred? ✓ The answer, to which we have already alluded several times, is that the full potential of the linkages is unrealized because real planning exists now only at the firm level. The private sector employs a restrictively narrow accounting method that foregoes the full value of the efficiencies provided by a sound industrial infrastructure, while overvaluing the quick achievement of returns that allow high dividend payouts. In the next several pages, we contrast this narrow, socially irrational method of allocating resources with the method David Smith has labeled "public balance sheet accounting" or "social cost-benefit analysis." To assess whether and in which activities a public sector or joint public/private sector set of enterprise might succeed where purely private ones would not even venture �29 Public Account (criterion #9), we present a matrix constructed from work done by Barry Bluestone and Bennett Harrison in their Capital and Communities. It shows that there are at least two "cases" in which a public or public/private mode might produce where in a private mode production would not occur. The reader will quickly see that the energy hardware products described above fit into case #4; this genre of analysis also suggests that more product lines are feasible, those that fall into cases #2 and #3. Case 1 2 3 4 5 Profitable? No No No Yes Yes Socially Cheaper Open than Closed? No Yes Either Yes No Productively Linkaqed? No Either Yes Either No In Case 1, the firm in question is unprofitable, so much so that it would be cheaper to close it and pay unemployment insurance and even welfare to its workforce than to keep operating it, particularly since it's not importantly hooked up to the rest of the local economy. Both "full cost enumerators" and "private accounters" would, and should, shut such a plant. In case 2, the firm is losing money, but not so much that a rational social cost-conscious accountant would shut it, whether or not it was significant to the economy. Full cost enumerators would keep the plant open; private accounters would shut it. In case 3, the firm isn't profitable, and the losses may be so great that it would appear cheaper to shut it down and pay workers off; but it's central enough to the local economy that the economy-wide social costs of closing it might exceed the total costs of operating it. Full cost enumerators, if the planning mechanism valued its linkages, would keep such a plant open, while private accounters would unambiguously close it. In case 4, the firm is profitable and may be welllinkaged. Full cost enumerators would let it close only if there existed full employment and better uses for the resources invested in it. Private accounters, however, might well choose to clos e it, if its profitability were below some target rate of return believed to be available elsewhere. Finally, in case 5, the firm is profitable, but for the community in which it operates its costs exceed its �Rational Reindustrialization 30 benefits. For example, it may be a heavy polluter. Full cost enumerators would want such a plant closed. Its private owners, however, would keep it open unless they could make more profit investing elsewhere. A survey of the new business school literature on corporate strategies backs up our analysis that private capitalists make decisions on a fundamentally conservative basis, one that renders potentially and even some actually profitable ventures victims of a self-fulfilling prophecy of failure. Reproduced below is a 4-quadrant graph taken from the curriculum of the Harvard Business School, a graph that tells private managers what to invest in and disinvest from. Annual Market (Sales) Growth 20% - QUESTION STAR 15% 10% - --------------------,----------------------8% I I I 5% DOG : cow 1 - - - - , - - - - - - - - -_ 0.5 l _:__ _ _ _ _ _ _ _ _ _ _ _ 1.0 2.0 ~ Ratio of market share to that of nearest competitor . Note that in any case in which the annual growth ~n dema nd for the product line exceeds 8-10 percent -- as it _oes_for all of the projects we have proposed -- the venture 1s e 1 th? r a " star " or a "quest ion • 11 s inc e Detro i t ' s pub 1 i c prfoduct7on sector begins from a O percent market share all o our ideas are "qu es t ions. · " The essential . ' · 1 venture capita for . 0 urb st artup enterprises will be more available -- and more ava1 1 a 1. e from privat e as we 1 1 as public · sources -- 1f · these en t erpr 1ses can capt · the' f' ld ure enough of the strong market growth 1n b ~r ie s to approach the B-School's "star" category. we e 1 ieve our proposals can meet this standard of performance. �Public Account 31 If they can, even skeptical private capital will be made available. But what if they fall a little short? Are there social benefits of job-creating investment that are overlooked in private sector accounting but explicitly enumerated in our approach? Might a city deem an enterprise requiring an ongoing subsidy "socially profitable" and hence worthy of support? Yes. There are three such benefits which, if large enough, justify investment where the private sector might instead withdraw: 1. direct and indirect local employment; 2. retention of a reinvestible surplus; and 3. the effect on the "business climate" of supplying low cost goods and services consumed by Detroit workers. We will treat each of the three in turn. First, by creating or retaining jobs, a social cost-benefit approach results in capturing the gains of not having to provide as much unemployment insurance, general relief, and crime control; to settle as many insurance claims; to incur such exorbitant health costs; and to levy such high tax rates. Many jobs are sacrificed today because the costs enumerated above are borne by the public sector, rather than by the private investors whose decisions are responsible for them. Imagine a Detroit enterprise that employs 250 workers earning $15,000 each per year, of whom two-thirds own homes and half live in Detroit. The enterprise, let us say, is losing $500,000 per year. Assuming that closing the facility makes private accounting sense to its owners, let us ask whether closing the facility is also rational for the total society. On the negative side, operating the plant costs society $500,000, the private loss. On the positive side, keeping the enterprise open garners the society about $172,000 in property taxes, $57,000 in worker-paid city income taxes, $138,000 in state income taxes, and $~87,000 in federal income taxes. It also saves $920,000 in unemployment insurance (a one-time cost), welfare, and food stamp transfer payments. Adding these social benefits, one gets about $1,770,000 in year one and $850,000 each year thereafter. Netting out the annual $500,000 loss, over a decade society is better off to the tune of $4.4 million by keeping the plant open. Second, this sort of calculation understates society's saving: by keeping the plant open, the city may be preserving other jobs in enterprises supplying the plant. While the degree of "linkagedness" of a firm to the rest of the local economy is difficult to quantify, it is important to understand that it can be increased by rational planning. In fact, planning an ever-more-interconnected sector is the l ' I .l I �32 Rational Reindustrialization essence of the reindustrialization task in Detroit. In return for a subsidy, for example, the City can require _that a f~rm increase its ties with other local firms. By making the firm do so, the City (a) earns a return on its subsidy, (b) captures tax revenues and their future stability, and (c) foregoes the costs associated with continued disinvestment. The savings can then be used to seed new enterprises in the sector, to invest in cost-cutting infrastructure projects, or even to reduce local tax rates. Third, to the extent that keeping the plant open constitutes part of a broader plan to integrate salvaged labor and capital resources into a new, planned public or public/private sector, the city's new sector planning authority can reduce its subsidy liability by offering workers in the enterprises the income-job security trade-off described earlier. Success in doing so can be a powerful tool in convincing private captial that, if it is willing to play by the rules -- secure employment, accountability to a citywide enterprise linkage plan, etc. -- it too can enjoy the benefits of what a private accountant would consider lower labor costs. These aspects of publicness are difficult to cost out. When and if Detroit goes shopping for investors in its emerging new sector, its pitch will have to include quantitative estimates of what publicness promises the venturesome lender or partner. It would not do merely to argue that inter-firm sectoral planning is more efficient; investors will want to know how much more efficient. Again, a precise estimate of the cost advantage accruing to public/worker production is not feasible; but a lower limit -- a minimum -- figure can be derived. Basically and over-simply, it is composed of~at part of our private sector counterparts' after-tax profits that leak out of the investment stream as dividends. Based on a financial analysis of the firms appearing in the table on the next page, we calculate that approximately 39% of those companies' net income is lost to these uses. Thus, 39% of a 7.4% after-tax return on sales, ~r 2.9%, constitutes the quantifiable minimum advantage of public/worker enterprise for our product lines. . We maintain, of course, that the true "public edge" 1s far greater than that. In addition to non-quantifiable factors such as planning to maximize linkagedness there may be ways _to exploit two other programs to swell the' advantages of public/worker production. First, to the extent that the sma~ler sc~le of our start-up enterprises allows them access to ~ndustr1al revenue bond financing, they might realize a capital cos~ edge of as much as 5-6% over other, larger producers, depending on Prevailing interest rates. Preferential use of tax abatement policy -- an altogether appropriate use of �Public Account 33 this oft-misused tool -- might assist in lowering the interest rate the bonds would have to pay to attract buyers. I Second, as we will discuss in describing the second of three phases of Rational Reindustrialization, another piece of flawed free market tax bribe policy, the "enterprise zones" of Kemp-Garcia, could be stood on its head to target tax advantages toward firms in the new, publicly-managed sector. Based on a minimum, quantifiable public edge of 2.9%, and convinced that intelligent use of bonding, abatement, and zoning tools can add at least another 4-5% to that, we will proceed on the still-conservative assumption of a net total advantage to publicness of 7.5%. l I Finally, we turn to criterion #10. Is our nascent sector's private counterpart profitable and countercyclical? This, of course, has important bearing on its appeal to the City, to private financiers, and to potential bond purchasers. If the new sector's activities can pass this set of tests, their 7.5% estimated cost edge will make possible the steady generation of a significant reinvestible surplus with which to finance further sectoral expansion. Despite the fact that most of the corporations now producing our proposed outputs also produce other, more cyclically-sensitive products, Table 5 makes clear what a strong, stable sector we are seeking to enter. 'I �Rational Reindustrialization 34 Table 5 Profitability and its Cyclicality for Selected Candidate Product Lines Profitability 1975-80 Average Resistance to Recession Pct. Gap between recession qtrs. (1975-I and 1980-I) and 1975-80 Average Rate of Return on: Sales Net worth Product Line Manufacturers Studied Rate of Return a/ on: Sales Net worth Oil and gas p::oduction and upgrading equipment and/or industrial process engines Hughes Tool Ideco (Dresser) Halliburton Struthers Wells McMaster-Carr NL Industries Cameron Iron Crawford Ent. Reading & Bates Schlumberger 9.85% 24.06% Coal gasif ication hardwa.:-e Westinghousec,d Wilputtec McDermott Dresser NL Industries 6.02 14.87 16.6 12.9 Cogenerating engines (gas- and dieselfueled) Gen. Electricd Westinghoused McGraw Edisond S & C Electric 5.96 14. 39 18.0 15.1 Average, manufacturers listed abovee 7.40 20.83 12.9 10.2 Average, all U.S. manufacturing 5.14 14.98 32.3 24.4 5.8% 5.2% SOURCE: Quarterly and annual corporate reports; FTC-SEC. Notes: a - Defined as after-tax profits as a percenc of sales or net worth. b - Net Worth defined as beginning-of-year stockholder equity. c - Currently produce minemouth gasifiers. tord - 1975-80 earnings adversely affected by collapse in light water reac t st rel~t~d electric power plant supplies. In addition, earnings under a e gasifier and cogenerator profitability: all but Wilpucte are large, diversified companies. e - Sales used as weights for determination of average. a �Toward The Rational Reindustrialization of Detroit We have called for the redeployment of Detroit's idled industrial resources in the production of an initial group of products particularly suited to our city's existing capacities. Believing that the challenges of industrial disinvestment must be met with a bold political departure, we have looked to local government to take the lead in initiating a continually bargained economic development plan in which workers and government join private enterprise as co-planners in the realm of production. Such bargained planning is not business as usual in America. We therefore face a tangle of problems which would encumber such a departure. Before we can claim that our economic development agenda is a pragmatic possibility, we must address several current legal, financial, structural, spatial, and political obstacles. Legal: At present, Michigan law narrowly constrains the public role in economic development. The Michigan Constitution clearly limits the types of money-generating enterprises in which a city may be engaged. Cities may own and operate hospitals, cemeteries, and all works involving the public health and safety; public service facilities providing water, light, heat, power, sewage disposal, and transportation; and, with the approval of the State legislature, airports. But the Constitution prevents the State or any of its subdivisions from owning stock in a privately-operated enterprise, or from establishing a State- or municipally-owned bank. In �36 Rational Reindustrialization Section 26, the Constitution also limits the role of public credit: "Except as otherwise provided in this Constitution, no city or village shall have the power to loan its credit for any private purpose or, except as provided_ by law, fo~ ~ny public purpose." While the pressure of regional competition for investment has led to increased flexibility in the definition of "public purpose," the difficult-to-amend Mich~gan Constitution still intensely regulates all forms of public enterprise. State law also regulates permissible investment of public employee retirement funds. Only 1% or less of a given fund's assets may be in the common or preferred stock of a given corporation, and that stock must have paid a dividend in five of the past seven years. No fund may own more than 5% of a given corporation's stock. In Michigan, start-up enterprises seeking capital through equity offerings to public employee pension funds clearly face severe limitations. The strict limits imposed by the Michigan Cons ti tut ion are reiterated in state development finance legislation. Section 15 of the Michigan Industrial Development Revenue Bond Act of 1963 begins, "Nothing herein contained shall be interpreted to grant to any municipality the authority to operate an industrial building or any industrial machinery or equivalent for its own use." Similarly, the Economic Development Corporation Act of 1974 provides in Section 8 (7), "The corporation shall not operate a project or an enterprise in a project, other than as lessor." This proscription does not appear, as such, in Michigan's Tax Increment Finance Authority Act of 1980, but nothing in the sections defining the powers of authorities suggests that they may operate an enterprise. The portals of Factory Michigan are fiercely guarded by the legal lions of free enterprise. Financial: To fully implement the rational reindustrialization of Detroit will require, over time, billions of dollars of both private and public investment. But the Reagan supply-siders are currently eviscerating the existing federal progr~ms that could provide some of the public capital. The Small Business Administration and the crucial Economic Development Administration are slated to be destroyed. Budget cuts and the new federalism will damage the economic development capacity of the Housing and Urban Development Department. The huge d_evelopment potential represented in the Carter-era Energy Securit~ ~rust Fund may be compromised by the emerging energy non-policies of the Reagan Administration • . E_ve_n if these federal programs were to remain in pla~e, mobi~izing capital for the start-up enterprises of rational reindustr iali zation would be challenging. Private C �Toward Rationality 37 providers of debt or equity capital will look carefully at new f ~rms with unusual owner.ship and management structures, especially when they have neither a track record nor the investment tax advantages of established, profitable corporations. Existing Michigan economic development programs such as industrial revenue bonds, tax abatement, or modest and targeted loan guaranees could cheapen the price of capital or reduce the cost of enterprise, but by themselves could only facilitate, rather than assure, .access to development capital. While public and private employee pension funds represent the single largest potential source of development capital -- and their resources are growing at the rate of $100 million each day -- major legal and political battles must be won before this pool could be tapped to reindustrialize Detroit. Structural: Rational reindustrialization as we conceive it would involve new firm structures in which workers (and eventually perhaps the City) with equity would join private owners in the governance of the shop floor, the plant manager's office, and the corporate board room. Further, we envision the emergence of a general planning mechanism in which the needs and interests of participating firms, major financiers, unions, and the City would be bargained and temporarily composed in a binding, time-limited contract. At both the level of the worker-owned or joint venture firm and that of the general planning mechanism, implementation of our agenda will require that these abstractions be made concrete. Spatial: Most of the Detroit plants that have been or will be idled by disinvestment are multi-story buildings constructed between 1910 and the 1940s. Although many of the product groups discussed earlier as the core of rational reindustrialization can be produced efficiently in such facilities, this is not so in all cases at all scales. Some potential private investors in a reindustrializing Detroit may require new facilities; this poses the costly and politically painful task of land assemblage in an intensely built environmen~. The continuing agony of providing the 465 cleared acres said to be necessary for the new G.M.A.D. plant in the Central Industrial Park is well known: a $200 million public expenditure (excluding the cost of financing debt), the complete destruction of a community, and abject capitulation by governm~nt to the dictates of a potential private investor. The City of Detroit controls but one 60-acre site with industrial potential, and has identified only a handful of privately-held sit~s in even t he 15-40 acre range. Industrial land assemblage in Detroit wi 11 require a new relation ship with pr.i vate in ves to:s, s~per ior replacement housing for relocated reside?t~, a con tinuing public presence in the developments facilitated, and �38 Rational Reindustrialization access to public development capital at the federal level on a scale unlikely under Reagan. Political: Negotiating the legal, financial, structural and spatial obstacles discussed above will require great political dexterity from adroit leadership. Moreover, there is an additional, more truly political task. Advocates of rational reindustrialization can expect some degree of purely ideological hostility from business leadership, especially as public and worker authority increases and the proponents of the downtown Renaissance strategy feel the pinch of their now-subordinate status in the City's redevelopment effort. This hostility must be contained. Building broad support for the bargained social wage we have discussed, developing understanding of the tradeoffs involved, and protecting the social wage from erosion will be major challenges. We look to the government of the City of Detroit as the key source of the initiative and coordination necessary to rational reindustrialization. However, since many of the valuable industrial linkages we seek to protect from dis in vestment exist in a metropolitan web of agglomerated interdependence, a higher level of working class cooperation on a metropolitan scale eventually will be necessary. The workers of Warren and Detroit will have to join forces to protect their futures if their respective local governments are to help coordinate what should ultimately be a regional development plan. It is not possible to take up all the problems and tasks we can anticipate. We possess neither the space, the necessary special knowledge, nor the bravado. we will, however, engage some of the major obstacles defined above by imagining the specific forms they might assume in three distinct phases in the long march of rationally reindustrializing Detroit. For the sake of orderly exposition we will discuss an early P 1· 1 ot ProJect . ' Phase; an intermediate "Mixed Enterprise Zone " Phase; and a more distant Mature Plan Phase. Pilot Project Phase The event that creates the P?ssibility of implementing this initial phase has becom~ a bitter commonplace in contemporary Detroit: a major industrial facility is closing and hundreds, perhaps thousands, of workers f<;1ce permanent unemployment. We assume a year or more of le~dti~e between announcement and closing; the presence of a maJor ~nion i a _plant W<?rkforce with strong leadership; and s?me intere~t 1n averting disaster on the part of the surrounding community, the vendo 7s to the facility, and local and state gov7r~men t • The obJ ecti ve in this phase is to reopen the facility as an enterprise in which the workers and community �Toward Rationality 39 hold equity and thus can participate in bargained planning of the new company's development. The product line of the new venture would be based on the criteria, and probably selected from among the examples, we have described. Hence 1 as the firm eventually prospers, the legitimacy of the Rational Reindustrialization agenda will be reinforced: local government, other endangered workers and manufacturers, and potential investors will be emboldened to attempt similar ventures. Feasibility: The first step must be a campaign to mandate and properly conduct a feasibility study for reopening the closing plant. The initiative of the threatened workers and the affected union will be crucial. They will have to gather the support and generate the momentum to enlist local and state government, vendors, community organizations, and perhaps even the existing corporation.6 The key participants in the study would be the workers and the union; local and state governments and their economic development agencies; representatives of community organizations whose memberships include many plant workers; and, at some point, one or more Detroit-based financial institutions interested in investing in the proposed venture. The participants would retain necessary consultants for special studies on the proposed product line's current and future market; on current prouction technology, costs, and anticipated improvements; on financing options; on the forms of corporate governance and management structure suited to the purposes of the participants; and on how best to accomodate existing or pending state law and regulations. The feasibility study should be conducted so as to maximize the educational impact of the inquiry and public support for the proposed undertaking. The feasibility study process would be consummated in a final report that could also function as the initial business plan of the new enterprise. In the pilot project phase, legal a1:d spatial I?roblems would be minimal; the political and especially the financial obstacles would not. Supporting even a single-factory new venture would require political boldness of local government and the union. Fashioning a corporate structure that facilitates worker and community equity would require 6. The costs of a full feasibility study could be distributed among the City (Community Development En ti tlemen t Grant funds) , the Detroit Economic Development Corporatio~ (hereaf~er, _the EDC), the State Department of Commerce_ (in-kind_ contributions of personnel from the Office of Economic Expansion), the State Department of Labor (personnel from the Job Development Division) , the federal government {planning grants from HUD or EDA, should funding survive), and the union. Ill J �40 Rational Reindustrialization ingenuity. For the initial projects of Rational Reindustrialization, however, the major challenge will be to secure adequate financing. Governance: The new enterprise should be structured to max1m1ze access to potential capital while insuring a strong worker and community voice. We propose a model with five components. 7 An operating company with a management including elected union representatives would organize production, marketing, planning and the other traditional aspects of enterprise as a for-profit business. An Employee Stock Ownership Plan (ESOP) with a committee, under union control, would provide the vehicle for worker equity, facilitate access to certain sources of capital, and confer significant tax advantages. A non-profit, tax-exempt community corporation would provide a locally-accountable entity that could accept contributions from local and national charitable organizations to provide capital for and assume equity in the new enterprise. The community corporation might also prove useful as a passthrough mechanism for donated buildings and equipment. Individual investors would be offered stock, though care must be taken not to unnecessarily dilute worker and community equity and influence in corporate governance. Finally, the Detroit EDC would function as a conduit for government grants, as a lessor of equipment and/or plant if industrial revenue bonds are used, as a continuing source of technical assistance, and as an indirect voice of local government in corporate affairs. How would such a complex structure be governed, and how would bargained planning occur at the level of the firm? The common stockholders would be sovereign, electing a board of directors that would make policy for management. To max1m1ze the policy impact of worker equity and to strengthen the hand of the union, both the allocated and unallocated shares in the ESOP would be voted by the workers (or by their elected representatives in the ESOP Cammi ttee which might overlap with the union lea~ership or be a special ~nion off ice)• ~he_s~ock held by the ESOP, the community corporation, and by ind1v1dual local residents would be voting common stock. If 7. During the late 1970s, a team of consultants coordinated by the National Center for Economic Alternatives did extensive work on behalf of the Ecumenical Coalition of the Mahoning Valley in their campaign to reopen the Campbell Works of the Young s to~ Sheet & Tube Company as a community-con trolled corporation. The N.C.E.A. team did imnortant work on the st ruc~ure of worker and community ownership. We have benefitted especial~y from the insights of Brad Dewan and Karl Frieden. See their Recommendations of Worker/Community OwnershiE S t ruct~re for Reopened Campbell Works, National Center for Economic Alternatives, Washington, 1978. �1111 Toward Rationality 41 it would not compromise the general appeal of firm offerings, the by-laws of the operating company might require that both the ESOP- and community corporation-held shares elect a certain minimum number of di rectors. Addition al capital would be sought through non-voting preferred stock available to all. The procurement of high quality -- but controlled -:-- management personnel would be essential. To attract private investors and government support, to navigate the dangers of the launch, and to build the operating company's standing in the marketplace will require experienced and aggressive managers. But these managers must also understand the unusual character of the company. They must be prepared to accept policy direction from a board in which the voice of the workers and the community is strong, even dominant. They must conduct relations with a union strengthened by the equity position of its members. And they must willingly participate in both the formal and informal processes of bargained planning, often yielding to the voice of the shop floor on the organization of production, heeding the union or the ESOP Committee's recommendations on local procurement targeted to union shops and accepting the dictates of the City on hiring. Such unusual individuals may well find work in such new enterprises highly attractive: a workforce inspired to exceptional productivity by its equity position and policy role; a plant equipped with state-of-the-art technology; the special support of local government; and high visibility in a nationally-known innovation are all benefits to be expected. To recruit the best available talent, however, substantial material incentives may also be necessary. Direct salaries above the norm in the industry, cash bonuses for top-flight performance, and advantageous options on non-voting preferred stock should be considered. The union would function both as the traditional collective representative of the workers in daily and contractual relations with the operating company and, through the ESOP, as a voice in corporate governance. The precise relations between the ESOP and the union would be defined in practice, and would be influenced by such considerations as the interaction between the union local and the international or bargaining tactics at contract time. This sort of enterprise structure clearly contains elements of political contest as well as common interest: It would, in the embryonic form of an individual pilot proJect, embody the dynamic class tensions that w?uld pla? thems~lv~s out in a fully-implemented, mature Rational Re1ndustr1al1zation plan. Financing: The financing of ~he enterprise should be designed to realize substantial capital for startup, to maximize equity in relation to debt, to reap the maximum tax / �-42 Rational Reindustrialization advantages available to its unusual structure, and -- for pol~tical as well as business and tax reasons -- to allow a rapid rise to profitability. Money will be necessary at the_l~u~ch for the acquisition of building and equipment, for initial operating capital, and to fund the ESOP trust. In the best possible case, the plant that will house the new enterprise would be donated by the former corporate owner to the tax-exempt community corporation, which would then bestow it upon the operating company. The former owner would realize tax advantages, and might be particularly amenable to this course of action if also engaged in bargaining with the City Council over permission to receive tax abatement and/or industrial revenue bonds for new investments elsewhere in Michigan. Element3 of the acquisition and alteration of the facility might also be accomplished with the proceeds of an Urban Development Action Grant to Detroit passed through to the Detroit EDC. This would involve a lease-purchase arrangement between the EDC and the operating company. The dedication of a UDAG to the project would increase private lender confidence, and also raise the limits on the size of an industrial bond issue for the project, should that device be selected. The plant might also be purchased with the proceeds of an industrial revenue bond, also involving a lease-purchase agreement with the EDC. The operating company would be required to conform to the limits on industrial revenue bond size and total company investment in the locale imposed by the Internal Revenue Service, and would, of course, need a purchaser for the bonds. A local commercial bank might be convinced to purchase them in return for the company promising its future banking business, including the ESOP trust. Finally, the plant could also simply be purchased with the proceeds of stock sales• Essentially the same options exist for the purchase of equipment for the new enterprise. Securing financing for the Employee Stock ownership Plan (ESOP) is essential. The typical elements of an ESOP are the company, the ESOP trust and trustee, the initial lender, and the employees and their ESOP committee. The operating company would establish the plan and the trust and designate the trustee. A lender would make a loan to the trust, which would use the proceeds to purchase common stock in the operating company. The company would at the same time agree ~o pay the trust the equivalent of the trust's principal anrl interest payments to the initial lender. The shares would be held by the ~ender as security for its loan to the trust; as the plan_begins to operate and payments are made on the loan, progressively more stock would be released to the ESOP trustee < �Toward Rationality 43 and then distributed to the accounts of the employees on the terms of the plan. The benefits to the operating company are substantial. _If an_init~al le~der can be found, the new enterprise can enJoy an immediate, interested market for its common stock. Although the company is required to make payments to the trust in the manner of a loan, the entire payment (both that dedicated to interest and the principal on the trust's obligation to the lender) is tax-deductible. The most desirable lender for our pilot project's ESOP would be an agency of government such as the U.S. Departrnen t of Commerce's Economic Development Administration, which has in the past made several loans to establish highly successful ESOPs. Unfortunately, the EDA will probably not survive the attack of Stockman' s longknives; in the real world of the early 1980s, the most likely lender will be a local commercial bank interested in the full banking business o~the operating company and that of its workers and supporters. Beyond the sale of voting common stock to the ESOP, the company would seek initial capital by offering the same securities to the community corporation and to local private investors. Given political support for the venture and the possible ideological appeal of its main product (e.g., fuelsaving hardware) and its self-help elan, certain foundations might give grants to the community corporation for the purpose of purchasing equity in the operating company. To seek other equity capital, particularly from church and other institutional investment trusts, the operating company could also issue non-voting preferred stock without diluting worker and community power in company governance. Since at first the enterprise would presumably seek market entry with aggressive pricing of its product, initial purchasers of stock should have modest expectations about near-term dividends. · It will be important, however, to show profitability as soon as possible. we think that can occ_ur: given the substantal investment in new equipment, the special tax status <:>f the ESOP financing, and the predictable net operatin_g losses in the early years of the enterprise, the compa?y will have huge tax benefits to carry forward to future, profitable years. If potential investors can be convinced of the company's 8. In realizing the benefits of the ESOP, it will be important to Prevent its substitution for an adequate and indepe nd ent pension plan for the employees of the operating c~mpany. The union must guard against an "economy" such as th is. �44 Rational Reindustrialization prospect of stable profitability in the future, then the anticipated cash flow from the deductio~s carried fo~ward can be sold in advance at startup, for precious early capital. Investors might wel{go for such a "tax loss sale": after ~11,_the new company is not a worker takeover ~fa tr~ubled firm in a declining industry, but a publicly-assisted mixed venture entering a booming industry. In light of these possible solutions to the startup obstacles, it is perfectly reasonable to expect that one or more of Detroit's major factories could be saved from closing. A former auto engine plant, for example, might be reopened to produce a small cogenerator similar to Fiat's TOTEM, which is based on a four-cylinder auto engine and can deliver substantial savings in heat and electricity costs for individual residences, small apartment buildings, and stores. Such a product would have both a local and a national market. Beyond the expected tax abatements, the City could assist by requiring procurement of the cogenerators for publicly-assisted new construction, assuring that some orders would already be in hand at launch. Further, the City and its EDC could discuss with potential local vendors to the new enterprise the possible relationship between their cooperation with the company and their prosects for future incentives from the City. Even at the pilot project stage, the advantages of publir,ly-directed linkages would begin to emerge. Mixed Enterprise Zone Phase we foresee a time when the aggregation of pilot projects, together with certain legislative and political developments, will make possible a larger, more coordinated application of our agenda. As auto disinvestment continues and the limits of the downtown Renaissance become clearer to the electorate, local government may be compelled to use its available economic development tools in unprecedented ways in a bold quest for jobs, tax base, and restored legitimacy. At that point, Rational Reindustrialization ?an be attempted in a single large industrial tract of Detroit. Local government would nurture the potential linkages a~ong a s~bstan~ial :iumber of both traditional private and pilot proJect firms rn the tract. This assistance will be most effective if government has the will and skill to preside o~er a qualitatively new, zone-wide stage of bargained planning. As auto-dependent suppliers look for replacement orders! as some plant cl<?sings lead to successful pilot project reopenings, as t~e earlier new ventures become profitable and expand, and as private corporations become interested in major investments in the zone, local government can shape both the terms and the character of growth in the zone by its aggressive use of economic development tools. A discussion of these key �Toward Rationality 45 tools is necessary before we can suggest how their creative us~ might enable new relations of production in a mixed enterpr 1se zone. Tax Increment Financing: In this process mandated by Michigan Public Act 450 of 1980, a Tax Incremen't Finance Authority (T.I.F.A. -- which may be the City's E.D.C.) is establi_shed •. The Authority designates one or more development areas 1n which tax revenue f .rom net increases in property valuation go not to the City's general fund but to an account controlled by the Authority, which can use the funds to finance revenue bonds based on the cash flow of the tax increment. These resources are applied to the economic development of the increment district. The Authority can also acquire, hold, improve, and lease real and personal property and conduct all the normal activities of a development agency. If it con trolled a large and active area from which an ample increment could be harvested, a Detroit Tax Increment Finance Authority could wield real public power in a mixed enterprise zone that was essentially coextensive with its development district(s). A TIFA could make crucial contributions to the startup of enterprises based on worker equity, or condition its assistance to a major private investor on the degree of its cooperation with the general zone planning effort. Broadly constructed, Public Act 450 may even allow a TIFA to assume an equity position in zone enterprises. Enterprise Zones: The so-called Kemp-Garcia "free enterprise zone" concept -- currently embodied in H.R. 3824 -- has become the most visible and hotly-debated element in Reagan's emerging urban policy. Our purpose here is not a full consideration of the merits of the concept as practiced in Great Britain or as discussed in the u.s. Some progressives have, with reason, been critical of a proposal that might pave the way for an eventual sweatshop Koreanization of the disinvested urban wasteland. Other progressives have, with equal reason, been drawn to a potential tool that uses federal tax concessions to target new investment on the most devastated regions of frostbelt cites. In considering Detroit's future, we assume passage of a law similar to H.R. 3824. In the current leg is lat i ve proposal, enterprise zones may be designated by local governmen~ wit~ the approval of the Secretary of H.U.D. in consul~ation with Comme 7ce, Labor, and Treasury. The criteria are quite loose: a1;1y ~ontinuous urban zone characterized by vacant land and buildings, ~n unemployment rate 1.5 times the national average, most.residents' incomes below the city median, and 4,000-plus resid~nts despite pervasive depopulation would qualify severa_l times over. All the significant industrial tracts of Detroit would thus be candidates for designation. �46 Rational Reindustrialization The requirements on local government are similarly undemanding. The City is required to reduce the_ burden~ borne by employers or employees in the zone by means _which may include tax reductions, the provision of better services, and reduced governmental red tape. Private enti~ies in th~ zone_ are as~ed to provide jobs, training, and technical and financial assistance to workers and residents in the zone. Nothing in the current legislation suggests abolition of the minimum wage, elimination of OSHA, or a compensating reduction in other federal aid; indeed, the Secretary of H.U.D. is required to promote the expeditious coordination of the zones with other federal programs. The federal tax advantages to firms in the zone are substantial. Zone firms that get at least 40% of their new hires from CETA-eligible workers enjoy a 5% business income tax credit; capital gains taxes are eliminated; half of zonegenerated business income is excluded from taxation; interest income on loans to zone businesses is tax-exempt; and net operating losses can be carried forward a full 20 years. workers in such firms enjoy a 5% federal income tax credit up to $1,500. Because of contemplated limits on the number of zones to be designated nationally during the early years of the program, intense competition among cities is likely. Beyond political trade-offs, cities that can demonstrate greatest need, broadest local support, and most potential for job creation will be the winners. If Detroit wants to win, it should ask: how can a local government supportive of Rational Reindustrialization combine a tax increment development area with an enterprise zone to create stable industrial employment on a large scale? If such a Detroit zone were drawn to include several vacant and available industrial facilities the federal tax incentives could be used to attract new, private investors. If, for example, Schlumberger, Nucorp, or another major energy hardware producer eager to ride the 1980-2000 drilling surge grows understandably frustrated with its unfilled orders from uncoordinated and overextended vendors and if it were cautious . new construction, ' the in-place ind us trial o~ the costs of maJor linkages of southeastern Michigan might prove very attractive, especially in a Detroit mixed enterprise zone in which innovative public policy had begun to efficiently rationalize the relations among many separate producers. under such circumstances, the federal incentives offer red in the zone might induce both the major private investment and the entering corporation's participation in the general~anning process of the zone. �Toward Rationality 47 The various tax advantages would also assist worker/community-owned startup enterprises. The tax-free status of all lending to zone businesses would obviate the limits and some of the overhead costs of industrial revenue bonds The other concessions would not only lighten the eventual ta; load of such enterprises, but would also increase the size and appeal of the "tax loss sales" that could add to their initial capital resources. Finally, workers in the zone would benefit from the targeted hiring requirements imposed upon zone employers and from the 5% federal income tax credit. This credit would be one element in a stabilized social wage enabling the direct wage/job security trade-off discussed earlier. Pension Fund Capital: To implement Rational Reindustr iali zation in a major industrial zone of Detroit will require more development capital than will be available from worker/community equity, government grants, and conventional lenders. For the mixed enterprise zone to flourish, access to pension fund capital will eventually be necessary. Pension funds in the United States control huge resources. They hold over $550 billion in assets, equivalent to 27% of GNP. Their $100 billion investment in corporate bonds repesents nearly 15% of all long-term private corporate debt in the country. A building political contest of great import is developing around two simple questions: Whose dollars are in the funds? How should they be invested? In an August 1980 statement, the AFL-CIO Executive Council strongly encouraged affiliates to bargain for joint administration of benefit funds. The highest priority for redirected investment identified by the council was "a new independent institution, partially supported by pension funds and aimed at promotion of employment as part of a broad program for the reindustrialization of America" -- in essence, a public development bank in which workers would have a policy voice. Major obstacles confront the aggressive pursuit of such a goal. Most private pension funds are comp?ny-controlled, and de facto authority over investment policy has been delegated to banker-trustees. Public funds are usually regulated by state constitutions, statutes, and court decisions that limit permissible fund investments. Most. startup a nd smaller enterprises are excluded from investment simply because t~ey are unproven or too small to merit the_n~cessary_research. Finally, all pension fund investment policies ~re 1nfl~enced by the "prudent man" doctrine which, as conven~1onally interpreted, requires trustees to invest conser~~t~ve~y, based.on the narrowest measures of return to plan benericiaries. Ironically, such caution has often produced poor performance: one �48 Rational Reindustrialization study of funds holding nearly 20% of all U.S. fund assets found an average rate of return of 4.1%. For workers to gain some influence over their deferred earnings held in pension trusts, a sustained campaign will be required. Unions must bargain for joint administration. Public funds must be freed from socially irrational regulations. A doctrine of "social prudence" must be asserted, one that charges trustees with an affirmative resfonsibility to consider social criteria in investment policy. Vigorous use of the public balance sheet approach must be used to demonstrate the full economic value of targeting investments especially from the public employee funds to the communities of plan participants. Many regional and national risk pooling and capital targeting instruments must be developed, so that workers have the tools to safely direct the power of their pensions. As this campaign wins victories, the resources freed up for economic development in Michigan, in Detroit, and in our proposed mixed enterprise zone may be substantial. Michigan-headquartered private pension funds include five of the largest 100 and 38 of the largest 1000. They control nearly $20 billion in assets and include General Motors {$12.9 billion), Ford {$4.9 billion), Chrysler {$1.6 billion), and Bendix {$1.1 billion). Public employee pension funds in Michigan hold over $5 billion in assets, make 65% of their investment completely outside the state, and place only 12% in Michigan-based firms. Unions must win creation of and joint control over a state or area investment bank that guarantees a minimum rate of return to pension fund investments and targets a portion of its resources to zone enterprises. For example, as the pilot project building small cogenerators matures to profitability, new equity capital from the regional fund could help finance its expansion into much larger industrial cogenerator production. Eminent Domain: Only public authority will be able to accomplish the major spatial rationalizations that may be required within the zone. A mixed enterprise zone embracing and over laying a federally-mandated enterprise zone and a citydesignated tax increment finance district should include as much existing open space as possible to reduce the need for industrial land assemblage in the future. While Detroit has very little such space well served by the necessary transport and utility infrastructure, we have noted the potential cost 9. See especially the groundbreaking essay by Michael Leibig, Social Investments and the Law {Washington, 1980). �Toward Rationality 49 advantages of major reinvestment in existing facilities as compared with entirely new "greenfield" developments. While greenfield expansion often appears to minimize production costs, its huge -- and often publicly-assumed -- capital costs as compared with the "brownfield" or retrofit alternative calls that appearance into question. 10 We are convinced that when all costs are fully and properly enumerated, the bottom line will be urban reinvestment. Detroit's multi-story factories need not be industrial dinosaurs marked for extinction. We have noted that many of the product lines we recommend for Detroit are large, relatively low-volume-per-week goods suited for fabrication in rehabilitated multi-story factories. We would also point out that many of the smaller, startup enterprises that will bloom in our agenda can share multi-story facilities converted, through government initiative, into "industrial condominiums." Nevertheless, the need for land assemblage will inevitably arise as reindustrialization proceeds. The trauma of "urban greenfielding" in the interests of unaccountable private economic development has been harshly demonstrated to the nation by Detroit's Poletown experience. Without notice and with only token community consultation, a working class neighborhood was expropriated and dispersed in one short year to make way for a General Motors assembly plant, shaking the lives of and the linkages among thousands of citizens and hundreds of businesses. Rational Reindustrialization projects a new concept ion of the land assemblage process, in which public/worker/community authority dominates. The municipal exercise of eminent domain will not commit such blight-byannouncement but be the outcome of open, protracted discussion within the planning mechanism. If housing must be taken, relocated residents will move into an already constructed replacement community reflecting their preferences, a community financed by federal and state governments and the bonding power of the Tax Increment Finance Authority or the Economic Development Corporation. Some homes might even be physically relocated; in any case, neither residents nor businesses will lose the relationships that are their sustenance. Humane and democratic reconfiguration of land usage is possible only if public authority is d?rninant on the question in the governance of the mixed enterprise zone. The IO. See U.S. Office of Technology Assessment, Technology and and 1 ~8 0) Steel Industry Cornpeti ti veness (Washington, or Staughton Lynd, "Reindustrialization: Brownfield Greenfield?," Democracy (July 1981). �50 Rational Reindustrialization exercise of eminent domain would still occur, and private corporations might still be among the beneficiaries; but unli~e the Pole town experience, it will not be the questionably constitutional exercise of eminent domain for the obviously exclusive benefit of General Motors that led 2 of 7 Michigan Supreme Court justices to vote against Detroit's taking of Poletown. As Associate Justice Ryan, one of the dissenters, wrote: "Justifying condemnation for private corporations [requires] the retention of some measure of government control over the operation of the enterprise after it has passed into private hands." Precisely so. Only a reindustrialization that embodies ongoing public authority in the operation of enterprise preserves the rationality and cons ti tutionali ty of eminent domain for economic development. Bargained Zone Planning: Who should govern the mixed enterprise zone? Through what structure should decisions to wield the development tools we have described be made? We envision an incorporated, democratically-constituted Planning Authority that brings together (1) representatives of workers (both unions and boards of worker-owned firms); (2) private enterprise (big and small manufacturers, banks and other lenders, utilities); (3) communities (e.g., a zone-wide council of neighborhood organizations); and (4) government (E.D.C./T.I.F.A., the City). Each of these four blocs would have a set number of members elected or appointed to the Authority board by the entities it represents. Having recognized common interests in the process of establishing the zone and the Authority, the representatives would still necessarily bring contending interests to the governance of the zone. Open debate at the board table and in public would test the strength of the blocs represented; ultimately, each entity has the power to withhold its participation in the economy of the zone. These social contests! sometimes mild and sometimes sharp, would be resolved by adoption of a zone contract or bargained planning agreement binding on all participants. As the political experiment of the mixed enterprise zon~ matures,. the bargained planning agreement would embrace a w:der and w:der range of economic activity: wage and hiring policy; coordinated production of intra-zone orders· development and maintenance of infrastructure· distributi~n of governme~t resources; coordinated targeting of capital; efficient ma~erials movement~ and even formal merger of some zone enterprises. The Planning Authority would in effect levy a tax . , Or . "u ser f_ee " on zone enterprises, at ,first simply to finance its overs~ght role but later to enable it to make on-going targeted investments within the zone. �Toward Rationality 51 The commitment to a mixed enterprise zone would obviously constitute a major shift in the priorities of local government. Down town commercial interests would be told to rely mo 7e on market forces and be asked to forego their claim on public development resources. The citizenry would be asked to consider surrendering part of its tax resources to targeted use in the zone. The federal government would have to be won over to the logic a city using public balance sheet accounting and be persuaded to cooperate. Such a federally-tolerated well-developed mixed enterprise zone would be the highest stag~ of Rational Reindustrialization attainable in Detroit without a major restructuring of American politics. To go further, large resources are essential. Mature Plan Phase How large? we can assign rough round numbers to suggest the resources necessary to fully reindustrialize Detroit as a model of frostbelt recovery: to create 100,000 new industrial jobs, close to $4 billion in new investment would be required over time. In the third section of the next chapter, we will discuss how the public component of this investment might be raised. For now, suffice it to say that, for Rational Reindustrialization to progress to full form, Reagan and the free market troglodytes who shape his economic policies must go, to be replaced by a federal administration whose solution to the crisis of the 1980s is incipiently state-capitalist. While it does matter whether this evolution is dominated by anti-democratic pragmatists such as Felix Rohatyn or by genuine liberals seeking a statecapitalist regeneration of a more redistributively just society, in either case corporatist ins ti tut ions would be created. A crucial test of strength for progressives would be our ability to marshal the forces necessary to condition these institutions. If a Rohatynesque national development bank were founded, would city movements, trade unions, and other mass organizations of the working class and poor have sufficient strength in the streets and in Congress -- and sufficient clarity on what is desirable -- to s~ape part of the bank's mandate? Could we insure that some of its resources would be targeted to the Rational Reindustrialization of the frostbelt? The fullest implementation of our agenda may v~ry well depend on the convergence of the left and ~regressive forces in America into a national social-democratic movement with clear objectives and political power. T~is national bloc could influence federal energy, development finance, transportation, housing, and urban policy in ways tha~ would favor a full capital-conserving, job-creating industrial program for Detroit. �52 Rational Reindustrialization At the local political level, mature Rational Reindustr ializaton requires the advent of a City administration that shares our agenda's fullest objectives. Its leaders would represent a mobilized people in negotiat~ons wi~h private <;aJ?ital, with Washington, and with other 1ndustr1a~ commun1t~es of southeastern Michigan. As the scope of bargained planning came to encompass a widening range of city life, a popular movement would emerge, one that could elect and protect a creative leadership and which would provide the training ground for thousands of resourceful citizens guiding the planning contest in the factories and neighborhoods of Detroit. National Policy and Rational Reindustrialization The agenda described in this paper would be all the more feasible if certain national policies begin to be implemented in the 1980s. First, a national response to the current automotive sector crisis could slow the loss of key inter-firm linkages in the Detroit economy. Second, a national energy policy centered on fuel substitution and coal conversion, rather than on the production of diesel fuel from western shale, would place Detroit in a better position to capture a significant share of the U.S. energy hardware sector. Third, because start-up costs for our "Mature Plan" phase are large, an approach to national, regional, and urban revitalization based on an integrated federal capital targeting mechanism, such as a Reconstruction Finance Corporation with access to Energy Security Trust Fund monies, would make financing Detroit's future far easier. turn. We will examine each of these national areas in Policy for the Auto Transition An agenda to rationally reindustrialize Detroit's economy would be well �National Policy 53 served by a national policy aimed at slowing the decline of ~he U.S. a~tomotive_sector. The downsizing of the city's main industry 1s occurr 1ng at a dangerous pace; if the linkages that bind together the industrial economy are ruptured by too many sudden jolts -- bankruptcies, lost orders skilled workforce migration -- the cost of rebuilding the area~ s economy will be far greater. A managed approach to the auto crisis is important in buying time in which to marshal resources for rational conversion of Detroit's industrial base. There are two distinct dimensions to the crisis of auto-dependent Detroit. The first is the decade-long stagnation in Americans' real incomes, which has led to an aging of the vehicle fleet as consumers postpone new purchases. Stagnant real incomes tend to induce a shift away from more expensive, predominantly domestic, larger vehicles toward cheaper, smaller ones. This shift tends to dramatically increase imported -- and especially Japanese-made -- cars' share of the U.S. market, as they tend to be smaller, lighter, and (largely as a result of lower wages despite comparable productivity in Japan) less expensive relative to their quality. This income effect has been joined (and was preceded) by a second factor. In 1974-75, and again in 1979-80, fuel prices doubled. In both cases, the domestic auto makers were caught flat-footed, their factories geared to produce an output mix heavily weighted toward larger, high-unit-profit cars and light trucks. In 1974-75, the government responded by passing new car fuel economy regulations designed to force the Big Three to begin an expensive, but orderly, transition to an output mix favoring smaller vehicles. That transition has included several rounds of "downsizing," such that the average domestic 1982 model car is 75 percent more fuel-efficient than its 1974 counterpart. The 1979-80 fuel er isis proved that even these fuel economy gains were "too little, too late": larger cars and trucks piled up in inventory, the imports' market sh~re zoomed to 27 percent, and the Big Three laid off fully a third of its U.S. work force through an unprecedented wave of p~ant closings and capital spending cutbacks. Chrysler Corporation, the largest employer in Detroit, twice had to be granted a reprieve from imminent bankruptcy by federal loan guarantees tied to major wage and benefit concessions by its workers. Not surprisingly, the crisis in auto has attrac~ed many proposed "solutions." Some have called for more excl~sive reliance on the free market: removal of government regulationS, decontrol of gasoline prices, and a sink-or-swim approach to Chrysler's plight. Others have urged workers to accept ?ay and conditions cuts to reduce their employer's coS t s. st111 others have adopted the tack of demanding sta nd ing quotas �54 Rational Reindustrialization against foreign cars and trucks. A few have even proposed military action in the Persian Gulf to secure fuel supplies. u.s. Much as these proposals differ from one another, they all assume that saving the auto-centered?·~· industrial base means restoring existing corporate en t1 ties to superprofitability with no strings attachE:d· All assume t~at purely private companies are the only possible source of Jobs. We dispute the idea that only private investment can create employment. We see no reason to assume that the needs of workers for jobs, of the public for mobility, and of the corporations for profits will somehow all magically coincide. Public policy interventions played a role in the auto crisis, and must play a role in its resolution. The gove rnrnen t' s role in the eris is becomes obvious when one admits the naivete of the view that the domestic auto companies should have seen 1979-80's frantic switch to small cars corning. Late in 1975, the Big Three found that small car demand had collapsed. The public wanted larger cars. Import sales plunged. The va share of engine output rose, but couldn't keep pace with market demand. All of this, of course, had to do with the falling real price of gasoline from rnid-1974 through early 1979: consumers got the message that things were returning to normal. This is not to exonerate th auto companies, of course. Rather, it is to argue that in our economy private corporations respond to profit signals alone; because "small cars mean small profits," increased sales of small r, more fuel-efficient cars could only have been promoted by public policy. Hence, a viable national strategy to slow the d cline of the traditional auto sector must include the means to insulate auto and the public policies regulating it from energy shocks and the associated wide swings in international auto sector cornpeti tiveness. Specifically, in order to slow the decline of the U.S. industry, steps must be taken to retain North American employment and to narrow the gap between the pr i~e of the labor-power embodied in u. s. and Japanese nameplate sol~, here. The key step is enactment of "local conte~t I1 vehi~les requirements that would mandate that all vehicles sold in high_ volumes in the U.S. contain at least 75 percent North America~ value-added ~Y some future date. Such requirements would simultaneously induce Japanese investment in the U.S. and Canada; reduce the downward pressure on u.s. manufacturing wages (and hence on frostbelt tax bases); speed the integration of Japanese auto unions into the worldwide auto productivity/labor rate norm; and slow the out-sourcing of work by the Big Three to off-shore shops. For those who argue that local content mandates would raise car and truck prices, we �National Policy 55 respond that the U.S. government can and should dema d auto price restraint as a quid pro quo for reducing the threat to the Big Three's market share from low-wage foreign producers. Policy for the Energy Transition Rational Reindustr iali zation in Detroit is not strictly dependent on which policies are adopted to deal with U.S. over-dependence on scarce petroleum-based fuels. The least cost energy future for the nation, which we describe below, is also the one most conducive to Detroit's role as an energy hardware producer. Only one policy emphasis in the energy field -- massive subsidization of the synthesis of diesel fuel feedstocks from western oil shale -- could sabotage the planning process we have described. Any other policy direction, including a nonpolicy of letting "the market" determine fuel mix, will favor the substitution of gas for oil and the emergence of coal as the prime synthetic gas feedstock. Detroit's future will continue to depend on the health of the auto industry for at least the next 30-50 years. That fact dictates our strong interest in the u.s. having adequate supplies of high-heat content liquid fuels for the transportations ctor. That interest, in turn, leads us to advocate a 1980-2020 energy policy that frees up high-quality liquid fu ls from sectors that can easily be switched to gas. Basically, the so-called energy crisis is rooted in the absence of such fuel-switching: scare petroleum-based fuels for which there are no affordable substitutes available to the transportation sector are being wasted on stationary uses that can be cheaply nd quickly switch d. What should be done? First, large industrial and el ctric utlity boilers should be, and are being, s~itc~ed over to coal. Second, the possibility of interfuel subst1tut1on should be m ximiz d by policies encouraging large-scale production of low- and medium-BTU gas from coal. Such coal-based syngas once enjoyed a significant industrial market, and is being produced today -- at half the cost of ne~ ~atura~ gas -- without subsidy and d spite the lack of an expl1c1 t national Policy favoring it; conscious policy, however, could accelerate the return of this proven industrial gas supply technology. As more and more coal-based gas becomes available to industries that have not been able to switch from ~il or natural gas to coal, thy will switch to coal gas, freein~ up Oil for transportation fuels and natural gas for home heating. To make this thoroughly rational redistribution of fuels among sectors feasible, a third step is already underway: t~e upg1;ading of U.S. refineries to crack almost all crude oil into light fuels suitable for transportation. a �56 Rational Reindustrialization These three steps would mean that by the end of this century, about 70, rather than to~ay's 50, percent.of u.s. oil use would be in the transportation sector. Assuming an on-road vehicle fleet of 160 million units averaging 28 miles per gallon, and adding about 800,000 barrels a day (B/D) for aircraft, by 2000 the U.S. transportation sector can get by on about 7.5 million barrels a day (MBD) of petroleum products. Based on the consensus forecast that U.S. crude oil production in 2000 through 2020 will be about 7.0 MBD, at 70 percent transport fuels per barrel, the sector's domestic shortfall is only 2.6 MBD of product, less than half what the U.S. now imports. Unless too many of the resources needed to finance fuel switching and refinery upgrade flow instead into unnecessarily expensive, long lead-time shale and direct coal liquefaction projects, the coal gas-based energy transition can and will occur. Liquid fuels will be directed where their use is most efficient, and gasoline will be supplemented more and more by synthetic liquid fuel made from coal gas.II This is the rational 1980-2020 energy and transportation fuels strategy, and the stable, secure industrial jobs lie in the production of the hardware for energy production, storage, upgrading, and (coal) gasification. Moreover, because of the affordability of the low- and medium-BTU gas from coal that underpins this energy path, policies that contribute to its development should have great appeal to non-energy capitalists who, like consumers, must treat energy as a cost. We argue that this common interest creates the basis for an alliance of the public sector, the citizenry, and elements of the non-energy business community to preserve, and win a share of, the Energy Security Trust Fund financed by the tax on the windfall profits of oil companies due to price decontrol. Policy for Capital Targeting At some point in the 1980s, the nation will confront the failure of Reagan's laissez-faire, supply-side stewardship of economic policy. Despite continued stagnation and Reagan's abuse of the working 11. That synthetic liquid should be methanol because: (1) Methanol is an acceptable multi-purpose engin~ fuel for use in everything from the peaking turbines that now waste 400,000 B/D of_ oil to high compression car engines; (2) Methanol is producible as part of the coal-to-syngas-to-methanol cycle that _we've described~ and which is already yielding coal gas at a price below what industry pays for either oil or natural gas; ( 3). Me1thanol is already inexpensive, yielding a gallon of gasolines energy for $1.48, compared to gasoline from coal at $2.93, diesel fuel from shale at $2.60, and ethanol from corn or sugar cane at $2.99; and (4) Methanol is cleaner to make and cleaner to burn than any other synthetic liquid. �National Policy 57 class and poor, welfare-warfare liberalism will not recover· its demise was the predictable result of its ideological bank: ruptcy and programatic disarray. With the legitimacy of government a~ a source of security and an engine of growth in question, a period of danger and opportunity will arrive in American politics. With laissez-faire discredited no less than redistr ibuti ve liberalism, the debate will center on the objectives, forms, and costs of qualitatively new state interventions in the economy. Contending champions of the restructuring of the accumulation process will advance industrial policies that speak to debates over regional competition, energy sources and costs, urban recovery, and the renewal of basic infrastructure. Despite their differences on these matters, all serious participants in the contest will assume the necessity of major state spending. Vulgar critiques of "big government" will wilt before the hard fact of social decay. One example: a recent estimate of the cost of merely maintaining and renewing the existing U.S. highway, mass transit, railroad, water and sewer, and harbor systems during the next twa decades presents a staggering $1,225 billion bill. Some of these costs will be assumed locally, but the figure suggests the scale of federal intervention that will be required just to maintain the possibility of an industrial economy, let alone to achieve steady growth. In this context, what is the approximate magnitude of the capital needed to establish the Mature Plan version of Rational Reindustr ialization in Detroit? What does the capital stock required to equip 100,000 well-paid workers cost? This is not an easy question. we~ determine an uppe: bo~nd on the funds required by examining capital-output ratios in the firms producing goods similar to those we propose fo~ a new sector in Detroit. This method tells us that approximately $60,000 in annual sales are associated with each job, and that a capital investment of about $0.75 is re~uired to yiel~ e~ch $1.00 in annual sales. 12 By this reasoning, the $6 billion in annual sales required to employ 100,000 workers would entail capital requirements of some $4.5 billion. that B.ut this is only an upper limit, because it assumes the new Detroit energy hardware sector would be put 12 • As with jobs per dollar of sales, the finding of an energ?hardware capital-output ratio of 0.75 has a clo~e analogy in the auto sector. There, $600 million invested 1n a. 30?,00?unit per year assembly plant allows about $2. 7 billi_on in vehicle sales to be generated. Since assembly ~ontributes about 30% of total value-added per vehicle, the capi ta_l-outp~t ratio is l.8-to-2.7, or o.67. This accords c~osely with a Big Three 1978-80 assets-to-automotive sales ratio of 0 - 686 · a �58 Rational Reindustrialization together the way its capital-~asting prjvate secto~ counterparts were: in new plants, with rel~tive~y untrained la~or pools, and forced to procure interme?1ate 1~puts from pro~1tmaximizing market suppliers. There is, admittedly, no scientific way to quantify the savings that might accrue to Detroit's attempts to maximize the use of existing and potential linkages and wo r k forces , but rough estimates are poss i b 1 e • First , based on U.S. Department of Transportation analyses of the cost advantage that Japanese automakers reap due to industrial complexes -- as opposed to isolated plants -- it would not be unreasonable to reduce our capital needs figure by 10%, to $4. 05 billion. Second, assuming conservatively that one-third of new sector operations could be housed in existing, older facilities, the Office of Technology Assessment's spring 1980 study that found a 30% savings to "rounding out" existing steel plants versus building new ones suggests an additional reduction, to $3.65 billion {i.e., $4.05 billion reduced by one-third of 30%). This large sum seems modest when compared with the hundreds of billions of public and private dollars that will be required to restructure the national economy. However, we are still left with the basic question: where will the money come from to rationally reindustrialize Detroit? Part of the necessary $3.65-billion investment will be made by traditional private enterprise seeking the long-term benefits of the Detroit approach. Part will be raised by worker-owned enterprise from local and reg ion al investors and lenders, especially those with access to pension fund resources. Part will be provided from the revenues of local and state government. Part must come from a federal capital targeting mechanism. The federal government has, of course, always targeted capital in one way or another, and the history of more formalized national development banking reache back at least to Hoover's Reconstruction Finance Corporation. 1 3 As corporatism advances, the confusion and parochial infighting that surrounded Carter's National Development Bank proposal will abate; it will be time to seriously debate capital targeting. The severity of the situation presented by Reagan's denouement, and the broad political base required to legitimate the bold swing to major new state intervention, will compel a resolution of differences. But the national development bank that emerges from the push and pull of reg ion al and class interests refracted i~ the federal ~ove~nment will almost certainly be an institution shaped pr1mar1ly by corporatist forces. However, those 13. For an excellent historical account, see a soon-to-bepublished essay by David Wilmoth, "National Development Banking and the New Corporatism" {mimeo, U.C.-Berkeley, 1981). �National Policy 59 forces wi~l need allies ag~inst the ideological right, and to get them will have to make important -- if reluctant -- concessions to a progressive bloc in Congress. For what should that bloc fight? Corporatists such as Felix Rohatyn will conceive of the bank as an investor in infrastructure renewal, a stabilizer of municipal finances, and a source of equity capital for essential but troubled ind us tries in need of a corporate safety net. For them, the bank would be an institution "beyond politics" and thus more able to extract intensely political concessions from cities and unions while disciplining less corporatist lenders and companies. The progressive bloc would concur with the general proposition of investment in infrastructure and agree that the bank should have a municipal window. When cities come to borrow at that window, however, the terms of the loan will be a matter of intense debate. On the crucial issue of the bank's industrial investment policy, the progressive bloc and the forces it represents must advocate a "buy-in" complement to the corporatist "bail-out" strategy: there should be a requirement that failing firms falling into the corporate safety net bounce out with the added vigor of worker equity, financed perhaps by the development bank's guarantee of a loan to an E.S.O.P. trust. On the basis of such equity, a recovering auto parts supplier in Detroit might diversify and be brought into cooperation with the Mature Plan for reindustrialization of Detroit. The decisive issue for our Detroit agenda would be the bank's capacity and willingness to take a minority equity position in the fully or partially worker-owned enterprises that were born in the mixed enterprise zone phase of Rational Reindustrialization and that would now be seeking new capital for expansion. Progressives should fight to require that a certain percentage of the bank's loans, loan guara~tees, and especially equity purchases are targeted_ to the ~ind of enterprises that underlie our agenda in Detroit. In li~ht of the industrial dimensions of the energy path previously described, its obvious contribution to a secure and affordable energy future and its broad appeal to all energy consumers in all social ~lasses, we can even envision the new de~elopm~n t bank drawing from the Energy Security Trust Fund and rnveS t rng in the expanding worker/public firms in Detroit. Finally, such an RFC-like bank t~at targets a portion of its capital to the kind of urban economic development Program we advocate for Detroit should be made to gradually separate these investment demands from block grant-fu nd ed t 1 �60 Rational Reindustrialization cornmun i ty development. The necessary work of comrnun i ty renewal would then not be slowed by the funding needs of large-scale development, while the capital requirement_s of Rational Reindustrialization would not be constantly subJected to debate among parochial neighborhood interests. Our Agenda Can Work The foregoing is not merely wishful thinking unrelated to an assessment of what is possible. The large-scale energy hardware sector we have sketched uniquely satisfies three central requirements: 1. Properly managed, such a sector can unfetter the city's industrial engine and provide a socially-controlled source of investible surplus, while maintaining secure, well-paid employment. 2 • Only such a sector , g rounded in the existing pl ants and -- where possible -- equipment of the city and region, can maintain living standards during the transition process. That is, only such a plan preserves capital from the incomplete accounting of private capitalists. 3. Only public management can effect the conversion from auto industry dependence to planned energy hardware development. This is because only an integrated program of land assemblage, affordable replacement housing, intra-sectoral input procurement, and rational tax policy can overcome the parochial conflicts among developers, communities, creditors, and service deliverers that large-scale redevelopment inevitably entails. Some may object that a revitalization plan that gives such heavy emphasis to public investment is utopian in the United States of the early 1980s. we would agree, of course, that for the foreseeable future most productive activity in Detroit will be organized by private capital. It �It Can work is not inevitable, however, that will be in purely private hands. reas~ns why it pro?ably will not provides the dynamic push to the push occurs at all. 61 the leading growth sectors In fact, there are several be the private sector that regional economy, if such a For the very reasons that explain our tentative choice of public projects, the activities around which any recovery will be centered will require massive scale. It is extremely unlikely that private capital would take the risk of betting large chunks on what will obviously look to less venturesome minds on Wall Street like the longest of long shots. Unlikely, yes; absurb, no: the more farsighted may understand the power of a well-linkaged set of new enterprises; the capitalist class is not a monolith. There are Walter Wristons, but there are also Armand Hammers; there are Citibank traditionalists, but there are also the foreign loan departments of the central banks of social-democratic nations involved in North American energy joint ventures. Nor need government always remain a passive junior partner in a narrow, business-dominated agenda. In fact, as the fiscal crisis inevitably deepens, the public sector will realize that a strong role in production is its only insurance against unending private disinvestment. The market alone will never save the economies of cities such as Detroit. Even though disinvestment has eroded the cost of land, it cannot drive down the cost of either labor-power or capital fast enough or far enough to recreate the conditions for expanded reinvestment. Most important, even if private investors were inclined to take the gamble, they would lack the tradition, skill, experience, and resources to do the one thing that could radically ~ewer.their overa~l costs: the coordination of core and supplier firms and their workforces in the new ind us tries. If Westinghouse, for example, were to establish a coal gasifier operation in Detroit, ~t would tend to order components from it~ ~urrent, no~-Detroit suppliers. Given the excess demand position of the 1ndust:y, it might have to wait months for delivery. A public ent~rprise sector, however, could decide that, simultaneou~ly with ~he ~onversion of idle auto capacity, excess product~on capacity in ~he auto parts/tool and die sector should ?e given over to making gasifier components that would otherwise be scarce. . The experiences of the city of Bologna, Ital¥ ~re instructive in this regard. There, as here, government activity · production is surrounded by hostile · · t e ca pi tal in priva . ' ever . ~atchful for ways to discredit public activity. • ~he City g~vef its public production sector advantages over private capita in the following ways: I �62 Rational Reindustrialization a. public producers are clustered geographically to minimize transport costs, and sales of intermediate goods within the public sector are not subject to the equivalent of state sales taxes; b. public production is organized in enterprises similar to the public/worker firms we have described and tax policy is carefully, if somewhat clandestinely, used to reward private and public entities that purchase preferentially from these coops; and c. such enterprises themselves are taxed at more favorable property tax rates than private firms, the argument being that, as property, they are worth less than comparable buildings and machines in the hands of capitalists. Quite clearly, there are some fairly simple steps that an enlightened -- or desperate -- local government could take to allow a new productive sector to take hold. Still other skeptics will argue that we have delusions of grandeur. Even if there are ways to foster the development of a small public or mixed public/private production sector, some may call it folly to think of a new sector that could employ 100,000 workers. We disagree, though obviously we do not imagine immediate implementation of the Mature Plan version of Rational Reindustrialization. It is our view, however, that the hurdles to be overcome in bringing this agenda into being are, in some important ways, independent of the scale of the proposed activity. Many of the legal, financial, regulatory, political, and ideological obstacles that attach to a fairly grandiose conception of a new sector apply with equal force to a small version. Moreover, unless our agenda speaks to the core need of the disinvested local economy for a large number of stable, well-paid, metal-working jobs, it will at best operate at the margins of reform. Detroit is too far gone to be salvaged by even the best decentralized, neighborhood-based projects often advocated by adherents of the small-scale entrepreneurial model of revitalization. Many of those projects have a role to play in Detroit, as we noted earlier in distinguishing national capital targeting from community development funding. But they cannot form the core of a rational plan for rebuilding an industrial economy. The best available writing on what we call the "localist/communitarian" alternative, Martin Carnoy and Derek Shearer's Economic Democracy, argues that a needs-oriented sector ~ased on small businesses can be built on a big enough scale, 1.e., small, but repetitively, to "make ••• fights against [service and employment] cutbacks unnecessary by substantially reducing ••• economic distress." we have tried to �It Can Work 63 test that hypothesis for Detroit by seeing how much a lowprofit, needs-oriented sector could reduce living costs in the city. In the • most charitable case imaginable I some 3 5 % of local consumption could be locally produced in such a small business sector. Even if that sector could sell output at 15% below its current prices -- which we doubt -- living costs would be reduced only 5%. Such a reduction in what we earlier term~d "the cost of reproduction of labor-power" could, of course, help maintain the "social wage" associated with a given direct wage. But producing basic necessities for local consumption cannot rebuild the economy, and so cannot justify any substantial claim on the resources that could become available for basic reindustrialization. Moreover, while an agenda such as ours, that aims directly at the creation of a new emphasis for the manufacturing base, can sustain the small business sector so critical to the decentralized vision, the small business sector cannot restore industrial vitality. We share with Carney, Shearer, and other progressive redevelopment activists a commitment to the notion that only a new political culture can sustain the movement necessary to build a new urban economy. In the Detroit case, we believe that Rational Reindustrialization is a workable agenda which, if implemented, could initiate the process of a steadily-growing planned, semi-public sector, the management of which would create the possibility of a mass political culture of involvement, competence, and productivity. Such a culture could lift the transition toward real public/worker governance out of the realm of theory and into the real world of industrial and community planning. we foresee a future Detroit in which the hours of work per job could be progressively reduced. in favor .of increased employment throngh worker and commun 1 ty power 1n econ<?mic planning. we foresee a Detroit in_ which worke 7s, collectively, can become managers, and in which the tension between increased current benefits and increased investment for growth can be openly debated and resolved. In the pla_ce. of a Detroit whose factories are vacant monuments to the l1m1ts of purely Private economic power, we want a Detroit whose f~ctories are open and alive with constructive debate over conflicts between the full development of new work relations and the needs of a democratically-determined general development plan. This future Detroit is possible. ______....____ � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Wyckoff Planning and Zoning Collection Creator An entity primarily responsible for making the resource Planning & Zoning Center (Lansing, Mich.) (Organization) Wyckoff, Mark A. Description An account of the resource Municipal master plans and zoning ordinances from across the state of Michigan, spanning from the 1960s to the early 2020s. The bulk of the collection was compiled by urban planner Mark Wyckoff over the course of his career as the founder and principal planner of the Planning and Zoning Center in Lansing, Michigan. Some additions have been made to the collection by municipalities since it was transferred to Grand Valley State University. Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1960/2023 Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Subject The topic of the resource Michigan Comprehensive plan publications Master plan reports Zoning--Michigan Zoning--Maps Maps Land use--planning Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Identifier An unambiguous reference to the resource within a given context RHC-240 Format The file format, physical medium, or dimensions of the resource application/pdf Type The nature or genre of the resource Text Language A language of the resource eng Text A resource consisting primarily of words for reading. Examples include books, letters, dissertations, poems, newspapers, articles, archives of mailing lists. Note that facsimiles or images of texts are still of the genre Text. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context Detroit_Rational-Reindustrialization_1981 Creator An entity primarily responsible for making the resource Dan Luria Jack Russell Date A point or period of time associated with an event in the lifecycle of the resource 1981 Title A name given to the resource Rational Reindustrialization: An Economic Development Agenda for Detroit Description An account of the resource The Rational Reindustrialization: An Economic Development Agenda for Detroit report was prepared by Dan Luria and Jack Russell in 1981. Subject The topic of the resource Economic research Detroit, Michigan Wayne County (Mich.) Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Type The nature or genre of the resource Text Format The file format, physical medium, or dimensions of the resource application/pdf Language A language of the resource eng Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/b982be27820f779c9f9ed32bce530f6c.pdf 7276beaae399df11dc22cb6efcb2a820 PDF Text Text ... Planning For The Future Today Southeast Michigan Council Of Governments �• SBCOG... Planning For The Future Today SEMCOG is a regional planning partnership, accountable to member local governments in Southeast Michigan. Its primary missions are 1) planning on issues that extend beyond individual government boundaries and 2) intergovernmental relations in cooperation with local government, as well as state and federal agencies. The SEMCOG partnership strengthens efficient and effective local government, supporting local planning through its technical, data and intergovernmental resources. SEMCOG's membership includes cities, villages, townships, counties, intermediate school districts and community colleges in Livingston, Macomb, Monroe, Oakland, St. Clair, Washtenaw and Wayne Counties. SEMCOG's principal planning activities include adoption of region-wide plans and policies in the area of transportation, community and economic development, water and air quality and other environmental concerns as well as public safety and land use. SEMCOG also maintains the region's most extensive planning database, for demographic, transportation, infrastructure and development, both economic and physical. It is a depository for U.S. Census data as well as the great volume of data generated in various planning activities for more than 35 years. SEMCOG implements direct services through RideShare, the region's car/vanpool matching service; the Center for Joint Public Services, a resource for cooperative intergovernmental arrangements and the SEMCOG library's local ordinance files and governmental problem-solving service. Three principal sources of revenue support SEMCOG programs: federal grants and contracts, state grants and contracts and membership fees. All SEMCOG policy decisions are made by local elected officials, insuring that regional policies reflect the interests of member communities. There are two policy-making bodies: the General Assembly and an Executive Committee, with each member community represented on the General Assembly. SEMCOG's deliberative process includes broad-based representation from local government and the business community as well as environmental organizations and other special interest groups. They function together in technical advisory councils for transportation, environment, community and economic development, data analysis and education. \(f Printed at SEMCOG on recycled paper �Population and Households in Southeast Michigan, 1990-2000 July 2000 © SEMCOG 2000 Abstract This document contains estimates of population and households for every county and community in the seven-county region of Southeast Michigan, 1990-2000. It includes a brief explanation of recent changes in the region's population and a synopsis of the methodology used to produce the estimates. The report also lists possible factors that may cause differences between these estimates and Census 2000 results. Preparation of this document was financed in part through grants from the U.S. Department of Transportation , Federal Transit Administration and Federal Highway Administration , through the Michigan Department of Transportation and local membership contributions. Permission is granted to cite portions of this publication with proper attribution. The first source attribution must be SEMCOG , the Southeast Michigan Council of Governments. Subsequently, SEMCOG is sufficient. Reprinting in any form must include the publication's full title page. SEMCOG Southeast Michigan Council of Governments Information Services 660 Plaza Drive, Suite 1900 Detroit, MI 48226 313-961-4266 • Fax 313-961 -4869• www.semcog.org �1 Table of Contents Page 2 2 3 Regional Summary Importance of the Estimates Methodology and Use Table of Data Displays Tables 7 7 9 11 13 17 19 21 Table Table Table Table Table Table Table Table 1 2 3 4 S 6 7 8 Southeast Michigan Household and Population Estimates, 1990-2000 Livingston County Household and Population Estimates, 1990-2000 Macomb County Household and Population Estimates, 1990-2000 Monroe County Household and Population Estimates, 1990-2000 Oakland County Household and Population Estimates, 1990-2000 St. Clair County Household and Population Estimates, 1990-2000 Washtenaw County Household and Population Estimates, 1990-2000 Waym., County Household and Population Estima es, 1990-2000 Figures 4 s ., 6 6 8 8 10 10 12 12 16 16 18 18 20 20 Figure Figure Figure Figure Figure Figure Figure Figure Figure Figure Figure Figure Figure Figure Figure Figure 1 2 3a 3b 4a 4b Sa Sb 6a 6b 7a 7b Sa Sb 9a 9b Southeast Michigan Change in Households, 1990-2000 Southeast Michigan Change in Population, 1990-2000 Livingston County Change in Households, 1990-2000 Livingston County Change in Population, 1990-2000 Macomb County Change in Households, 1990-2000 Macomb County Change in Population, 1990-2000 Monroe County Change in Households, 1990-2000 Monroe County Change in Population, 1990-2000 Oakland County Change in Households, 1990-2000 Oakland County Change in Population, 1990-2000 St. Clair County Change in Households, 1990-2000 St. Clair County Change in Population, 1990-2000 Washtenaw County Change in Households, 1990-2000 Washtenaw County Change in Population, 1990-2000 Wayne County Change in Households, 1990-2000 Wayne County Change in Population, 1990-2000 �2 Regional Summary The population of Southeast Michigan continues to increase. Between 1990 and 2000, the region's population grew by more than 230,000 to 4.83 million, an increase of 5.1 percent. According to SEMCOG's report, 1999 Southeast Michigan Population and Household Estimates, the region began the 1990s with an annual population growth rate of 0.4 percent, which was less than half of Michigan's one percent population growth. During the mid-1990s, Southeast Michigan surpassed the state's growth rate and closed the decade with a growth rate of 0.7 percent compared to the state's 0.4 percent. Between 1990 and 2000, the region's households have grown at a faster rate than population. In 1990, there were 1.69 million households which grew by 10.4 percent to 1.87 million households in 2000. Households growing faster than population can be explained by the changing composition of households over time. While households with children have remained relatively stable over time, there has been a significant increase in the number of households without children, as the children of baby boomers have grown up and moved from home leaving their parents as empty nesters. The overall result has been a steady decline in the average household size, from 2.66 in 1990 to 2.53 in 2000. Importance of the Estimates There are two major reasons why SEMCOG continues to produce estimates even though Census 2000 was recently concluded. First, the SEMCOG estimates program was established in the 1970s to meet a growing demand for working household and population numbers among data users. These data enable them to plan until census results become available. Second, when the 2000 census figures become available, SEMCOG will do a comparison and then adjust its procedures for estimating population and households. The estimates presented here may differ from the 2000 census results due to several factors that change over time in each community and can only be accurately measured by the census. These factors include unanticipated post-1990 changes in household sizes and occupancy rates, annexation (shifting existing population between communities), changes in census undercount and overcount rates and discrepancies in building permit data. �3 Methodology and Use Household and population estimates are produced using the housing unit method. The housing unit method is the standard procedure. The change in the number of housing units is added to the 1990 census housing stock to determine these July 1, 2000 estimates. New housing additions and demolitions are taken from permits issued by SEMCOG communities for residential buildings and demolitions. Assumed vacancy rates are then applied to the estimated housing units to arrive at occupied housing units. Occupied housing units are converted to household population by applying an assumed household size. Separate estimates are completed by type of structure - single-family structures, two-family structures, multi-family (structures with three or more units), manufactured housing units and other structures containing housing units. Group quarters data from the Michigan State Demographer's Office are also used as an input. For purposes of these estimates, 1990 census vacancy rates for each of the housing structure types were assumed to prevail. However, the average household size for each of the housing structure types was assumed to have declined from 1990. The estimates for Detroit are based on their recent Master Address File, which provides a more accurate count of the city's housing units. Estimates for the cities of Dearborn and Hamtramck have been adjusted upward to reflect an increase in student enrollment in their respective public schools. Other communities - Clay Township, Dexter Township, Hamburg Township, Rose Township and Lyndon Township, for example - had their estimates adjusted upward because their 1990 vacancy rates reflected significant numbers of seasonal vacant housing units. The housing unit method provides a very accurate estimate of households. However, as time passes since the last census, a community's mix of households may change substantially. If there is significant turnover in households, and young families with children are replacing older one- and two-person households, the method may miss some of the population change. �4 Figure 1 Southeast Michigan Change in Households, 1990-2000 ONTARtO, CANADA. • • Decrease greater than 1% loss Little change 1% loss to 1% gain GJ Moderate increase 1% to 15% II Large increase greater than 15% • N COUNTY TOWNSHIP CITY V~ FRENCI-ITOWN Lake EM © 2000 SEMCOG �5 Figure 2 Southeast Michigan Change in Population, 1990-2000 ONT.ARK>, CANADA • • Decrease greater than 1% loss • Little change 1% loss to 1% gain CJ Moderate increase 1% to 15% • Large increase greater than 15% • N COUNT'/ TOWNSHIP CITY \'1logo FRENCHTOWN Lake EM © 2000 SEMCOG �6 Figure 3a Livingston Cqunty Change in Households, 1990-2000 ~ Decrease greater than 1% loss Figure 3b Livingston County Change in Population, 1990-2000 • • • Little change 1% loss to 1% gain Moderate increase 1% to 15% Large increase greater than 15% �7 Table 1 Southeast Michigan Household and Population Estimates, 1990-2000 Households Change July 1, I 2000 I Number Percent Regional Summary April 1, 1990 I 55,895 312,451 38,&\7 264,991 • 46,508 55,556 472,894 63,630 126,572 788,873 1,875,871 410,488 52,882 104,528 780,535 1,698,819 17,008 47.460 91048 62,406 10,748 22,044 8,338 1n,os2 43.7 17,9 19.5 15.2 20.3 21.1 1.1 10.4 County Livingston County Macomb County Monroe County ·• Oakland County St. Clair County Washtenaw County Wayne County Southeast Michigan I Household Size April 1, July 1, 1990 2000 2.83 2.44 2.64 2.94 2.68 2.84 2.61 2.58 2.60 2.33 2.53 2.53 2.73 2.50 2.67 2.66 April 1, 1990 I 115,645 717,400 Population July 1, I Change 2000 INumber Percent 159,326 770,995 148,129 1,2291896 166,640 316,040 2,035,536 4,826,562 133,600 1,083,592 145,607 282,937 2,111,687 4,590,468 43,681 53,595 14,529 146,304 21,033 33,103 -76,151 236,094 37.8 7.5 10.9 13.5 14.4 11.7 -3.6 5.1 Table 2 Livingston County Household and Population Estimates, 1990-2000 April 1, 1990 38,887 2,374 4,659 841 561 961 968 3,709 3,892 4,435 909 2,211 3,256 1,336 493 1,538 1,535 518 I I Households Change July 1. I 2000 I Number Percent 17,008 43.7 55,895 2,968 6.036 1,109 902 1,306 1,075 5,890 5,266 7,111 1,459 3,836 3,963 2,035 972 2,365 2,869 594 11377 25.0 268 341 699 479 31.9 60.8 35.9 11.1 58.8 35.3 60.3 60.5 73.5 21.7 52.3 97.2 827 53.8 1,334 345 107 2,181 1,374 2,676 550 1,625 707 29.6 11505 721 1,910 203 405 86.9 39.2 26.9 2,211 975 2,.933 1,169 722 194 32.7 19.9 Community Livingston County Brighton Brighton Twp Cohoctah Twp ConwayTwp Deerfield Twp Fowlerville Genoa Twp Green Oak Twp Hamburg Twp HandyTwp Hartland Twp Howell Howell Twp Iosco Twp Marion Twp Oceola Twp Pinckney Putnam Twp Tyrone Twp Unadilla Two Household Size April 1, July 1, 1990 2000 I 2.94 2.83 2.40 3.17 223 3.20 3.24 3.11 2.74 2.91 2.86 3.08 3.06 3.12 2.95 2.63 2.78 2.78 April 1, 1990 I Population July 1, I Change 2000 INumber Percent 115,645 5,686 14,815 159,326 43,681 37.8 6,631 945 18,625 3,810 16.6 25.7 2,693 3,405 712 26.4 1,818 3,000 2,648 10,820 11,604 2,813 3,866 2,822 16,358 15,094 19,972 4,387 11,062 9}291 995 866 174 54.7 28.9 6.6 51.2 30.1 52.7 2.89 2.77 13,083 3.-11 3.09 2.43 3.13 3.18 3.20 3.15 3.00 2.87 2.28 2.95 3.07 3.07 2,840 6,860 8,147 4,294 1,567 4,918 7,259 3.06 2.95 2.92 2.97 2.86 4,866 1,603 4,580 6,854 2,949 8,800 2,154 3.05 3.04 3.10 2.98 6,118 2,980 5,576 8;731 3,382 5,538 3,490 6,889 1,547 4,202 1,144 1,824 1,413 2,341 3,934 551 996 1,877 433 54.5 61.3 14.0 42.5 90.2 47.6 80.8 34.4 21.7 27.4 14.7 �8 Figure 4a Macomb County Change in Households, 1990-2000 II Decrease greater than 1% loss Little change 1% loss to 1% gain G6J Moderate increase 1% to 15% Large increase greater than 15% • • Figure 4b Macomb County Change in Population, 1990-2000 • �9 Table 3 Macomb County Household and Population Estimates, 1990-2000 Households Change April 1, I July 1. 1990 2000 INumber Percent 264,991 312,451 47,460 17.9 562 59 11.7 503 39.7 879 1,228 349 1,324·•. 67.1 2,213 889 3,974 1.7 3,906 68 4,516 50.7 8,916 13,432 7,037 21.7 32,459 39,496 62 0.5 13,505 13,443 862 16.6 5,180 6,042 0.0 0 48 48 11,112 1,165 11.7 9,947 57.2 1,539 560 979 18,570 11,215 152.5 7,355 5.6 18 320 338 0.3 7,307 20 7,287 39.3 3,149 888 2,261 253 32.8 1,025 772 291 27.7 1,343 1,052 474 30.8 2,014 1,540 324 42.9 756 1,080 16.4 1,537 217 1,320 4.6 20,435 898 19,537 7,682 45.6 24,518 16,836 5,155 12.6 45,990 40,835 201 0.7 27,419 27,218 ·1,971 4.4' 83 1,888 2.4 1,326 55,928 54,602 74.4 2,84.8 6,676 3,828 I . Household Size April 1, I July 1, Community 1990 2000 2.44 Macomb County 2.68 Armada 2.98 2.74 Annada Twp 3.35 3.05 Bruce Twp 3.15. · 2.90 · 2.25 Center Line 2.01 Chesterfield Twp 2.90 2.70 2.63 2.33 Clinton Twp 2.62 2.34 Eastpointe Fraser 2.63 2.38 Grosse Pte Shs (Pt} 2.19 1.96 Harrison Twp 2.22 2.47 LenoxTwp 3.10 2.62 Macomb Twp 3.09 2.89 ❖ Memphis Part 2.80 2.52 Mt Clemens 2.34 2.09 New Baltimore 2.53 2.40 New Haven 2.97 2.64 3.03 Ray Twp 2.77 2.60 Richmond 2.32 Richmond Twp 3.18 2.91 Romeo 2.63 2.31 Roseville 2.62 2.33 Shelby Twp 2.89 2.59 Sterling Heights 2.87 2.59 St. Clair Shores 2.49 2.22 2.66 2.37 Utica Warren 2.63 2.34 Washington Twp 2.96 2.81 April 1, 1990 717,400 1,548 2,943 4,193 9,026 25,905 85,866 35,283 13,899 105 24,685 3,069 22,714 896 18,405 5,798 2,331 3,230 4,141 2,528 3,520 51,412 48,655 117,810 68,107 5,081 144,864 11,386 I Pooulation July 1, I Change 2000 !Number Percent 7.5 770,995 53,595 1,585 37 2.4 27.2 801 3,744 53.4 6,434 2,241 -812 -9.0 8,214 36,380 10,475 40.4 92,708 6,842 8.0 -3,626 -10.3 31,657 14,667 5.5 768 94 -10.5 -11 24,851 166 0.7 5,390 75.6 2f321 ·. 53}14 31,000 136.5 -45 -5.0 851 -1,905 -10.4 16,500 1,812 7,610 31.3 2,747 17.8 416 3,764 534 16.5 4,809 16.1 668 3,263 735 29.1 2.3 3,601 81 -7.0 47,808 -3,604 63,605 14,950 30.7 119,922 2,112 1.8 -10.0 61,305 -6,802. ·•· 4i735 -346 -6.8 -8.7 132,238 -12,626 18,799 7,413 65.1 �10 Figure 5a Monroe County Change in Households, 1990-2000 . '! • 1:1 Decrease greater than 1% loss • • Little change 1% loss to 1% gain Moderate increase 1% to 15% II Large increase greater than 15% Figure 5b Monroe County Change in Population, 1990-2000 EXETER MILAN DU~OEE '- e • SUMMERFIELD RA!SJNVFLJ.E IDA �11 Table 4 Monroe County Household and Population Estimates, 1990-2000 I April 1, 1990 46,508 1,588 8,058 1,588 981 1,088 875 1,529 145 861 6,544 1,446 1,583 919 526 154 368 569 8,430 4,439 422 1,466 409 997 1,523 . July 1, 2000 55,556 1,881 10,566 2.160 1,053 1,493 1,020 1,928 175 1,017 8,059 1,652 1,796 1,083 564 161 685 616 8,692 5,419 447 1,785 450 1,150 1,704 .. Chanae Number Percent 9,048 293 2,508 572 72 405 145 399 30 156 1,515 206 213 164 38 7 317 47 262 980 25 319 41 153 181 19.5 18.5 31.1 36.0 7.3 37.2 16.6 26.1 20.7 18.1 23.2 14.2 13.5 17.8 7.2 4.5 86.1 8.3 3.1 22.1 5.9 21.8 10.0 15.3 11 .9 Community Monroe County Ash Twp Bedford Twp Berlin Twp Carleton Dundee Dundee Twp Erie Twp Estral Beach Exeter Twp Frenchtown Twp Ida Twp LaSalle Twp London Twp Luna Pier Maybee Milan Part Milan Twp Monroe Monroe Twp Petersburg Raisinville Twp South Rockwood Summerfield Twp Whiteford Twp I Household Size April 1, July 1, 1990 2000 2.84 2.97 2.94 2.92 2.82 2.45 3.10 2.94 2.97 3.19 2.74 3.15 3.14 3.17 2.87 3.25 2.66 292 2.62 2.64 2.85 3.15 2.99 3.09 2.91 2.64 2.78 2.73 2.70 2.59 2.37 2.90 2.65 2.77 2.98 2.53 2.95 2.94 2.96 2.68 3.02 2.11 2.72 2.44 2.46 2.64 2.91 2.78 2.88 2.72 April 1, 1990 133,600 4,710 23,748 4.635 2,770 2,664 2,712 4,492 430 2,753 18,225 4,554 4,985 2,915 1,507 500 980 1,659 22,902 11,909 1,201 4,619 1,221 3,076 4,433 I Pooulation July 1, I Chanae 2000 I Number Percent 148,129 5,225 28,906 5,828 2,728 3,531 2,953 5,104 485 3,040 20,690 4,875 5,287 3,205 1,512 487 1,448 1,674 22,059 13,512 1,182 5,189 1,252 3,315 4,642 14,529 515 5,158 1,193 -42 867 241 612 55 287 2A65 321 302 290 5 -13 468 15 -843 1,603 -19 570 31 239 209 10.9 10.9 21.7 25.7 -1 .5 32.5 8.9 13.6 12.8 10.4 13.5 7.0 6.1 9.9 0.3 -2.6 47.8 0.9 -3.7 13.5 -1.6 12.3 2.5 7.8 4.7 �12 Figure 6a Oakland County Change in Households, 1990-2000 Figure 6b Oakland County Change in Population, 1990-2000 • • • Decrease greater than 1% loss Little change 1% loss to 1% gain Moderate increase 1% to 15% 11 Large increase greater than 15% �13 Table 5 Oakland County Household and Population Estimates, 1990-2000 April 1, 1990 410,488 1,596 6,453 6,611 4,075 410 9,120 1,517 15,618 3,535 431 5,544 7,670 4,690 29,217 9,858 975 1,534 7,284 5,933 2,056 1,095 2,376 7,977 1,235 122 1,240 1,577 121 2,994 12,850 1,992 2,190 1,230 12,747 2,726 10,891 696 7,331 I Households Change July 1, I 2000 I Number Percent 472,894 62,406 15.2 2,080 30.3 484 1,807 28.0 8,260 6,701 90 1.4 4,113 0.9 38 4.1 427 17 9,390 270 3.0 1,593 5.0 76 16,713 7.0 1,095 4,691 1,156 32.7 3.7 16 447 1.5 5,629 85 3,204 41.8 10,874 4,739 1.0 49 32,789 9,929 1,098 1,932 7,326 7,094 2,420 1,349 2,389 11,876 1,228 133 1,284 1,605 142 4,343 13,135 2,569 3,001 1,305 18,770 4,444 10,957 771 11 ,173 3,572 71 123 398 42 1,161 364 254 13 3,899 -7 11 44 28 21 1,349 285 577 811 75 6,023 1,718 66 75 3,842 12.2 0.7 12.6 25.9 0.6 19.6 17.7 23.2 0.5 48.9 -0.6 9.0 3.5 1.8 17.4 45.1 2.2 29.0 37.0 6.1 47.3 63.0 0.6 10.8 52.4 Household Size April 1,1 July 1, April 1, 1990 2000 1990 Community 2.61 Oakland County 2.58 1,083,592 4,785 Addison Twp 2.99 2.96 17,076 2.40 2.32 Auburn Hills 2.50 16,960 Berkley 2.56 2.52 10,610 Beverly Hills 2.58 Bingham Fanns 2.44 2.41 1,001 2.13 19,997 Binningham 2.19 Bloomfield Hills 2.68 2.64 4,288 2.63 42,137 Bloomfield Twp 2.68 Brandon Twp 3.01 10,799 3.04 Clarkston 2.33 2.30 1,005 Clawson 2.48 2.42 13,874 Commerce Twp 2.88 2.83 22,156 Fannington 2.14 10,170 2.09 Fannington Hills 2.52 2.47 74,614 Ferndale 2.54 2.48 25,084 Franklin 2.69 2.63 2,626 Groveland Twp 3.05 3.03 4,705 Hazel Park 2.75 2.67 20,051 Highland Twp 3.02 2.97 17,941 Holly 2.68 2.63 51595 HollyTwp 2.97 2.92 3,257 Huntington Woods 2.70 2.64 6,419 Independence Twp 2.95 2.83 23,717 Keego Harbor 2.37 2.32 2,932 Lake Angefus 2.69 2.63 328 Lake Orion 2.37 2.32 3,057 Lathrup Village 2.75 2.68 4,329 Leonard 2.95 2.89 357 Lyon Twp 2.83 2.85 8,828 Madison Heights 2.49 2.43 32,196 Milford 2.74 2.69 5,500 Milford Twp 2.98 2.94 6,624 2.74 Northville Part 2.70 3,367 Novi 2.58 2.57 33,148 Oakland Twp 3.02 3.02 8,227 Oak Park 2.73 2.80 30,468 Orchard Lake 2.94 2.88 2,286 Orion Twp 2.80 21 ,019 2.84 I Population July 1, I Change 2000 I Number Percent 1,229,896 146,304 13.5 1,382 6,167 28.9 3,426 20.1 20,502 -185 16,775 ·1.1 10,460 -150 -1.4 1,027 26 2.6 20,025 28 0.1 4,426 138 3.2 44,175 2,038 4.8 14,165 3,366 31 .2 1,027 2.2 22 -141 13,733 -1.0 30,763 8,607 38.8 10,012 -158 -1.6 81,979 24,665 2,890 5,893 19,578 21,052 6,460 3,938 6,296 33,796 2,848 350 3,092 4,302 411 12,378 32,043 6,947 8,947 3,521 48,572 13,412 29,867 2,462 31,414 7,365 -419 264 1,188 -473 3,111 865 681 -123 10,079 -84 22 35 -27 54 3,550 -153 1,447 2,323 154 15,424 5,185 -601 176 10,395 9.9 -1.7 10.1 25.2 -2.4 17.3 15.5 20.9 -1.9 42.5 -2.9 6.7 1.1 -0.6 15.1 40.2 -0.5 26.3 35.1 4.6 46.5 63.0 -2.0 7.7 49.5 �14 Table 5 (continued) Oakland County Household and Population Estimates, 1990-2000 April 1, 1990 I 452 1,151 3,082 1,064 24,763 22,353 3,451 1,589 28,344 2,451 32,118 2,678 3,276 843 26,167 2,794 25,476 19,342 7,805 4,114 1,658 Households July 1, I Change 2000 I Number Percent 556 1,345 4,947 1,067 25,333 25,801 4,740 2,166 28)88 2,432 33,290 3,904 4,879 840 29,986 3,352 29,744 23,341 10,167 5,783 1,714 104 194 11865 3 570 3,448 1,289 577 444 -19 1,172 1,226 1,603 -3 3,819 558 4,268 3,999 2,362 1,669 56 23.0 16.9 60.5 0.3 2.3 15.4 37.4 36.3 1.6 -0.8 3.6 45.8 48.9 -0.4 14.6 20.0 16.8 20.7 30.3 40.6 3.4 Community I Household Size April 1, July 1, 1990 2000 2.72 2.53 2.85 2.55 2.69 2.72 2.12 3.05 2.23 1.98 2.27 2.48 2.96 2.22 2.76 2.17 2.54 West Bloomfield Twp 2.74 2.53 2.89 2.61 2.76 2.70 2.10 3.10 2.29 2.04 2.34 2.47 3.02 2.27 2.78 2.25 2.59 2.81 Whtte Lake Twp 2.87 Wixom Wolverine Lake 2.07 2.85 2.80 2.20 2.78 Ortonville Oxford Oxford Twp Pleasant Ridge Pontiac Rochester Hills Rochester Rose Twp Royal Oak Royal Oak Twp Southfield South Lyon Springfield Twp Sylvan Lake Troy Walled Lake Waterford Twp 2]8 April 1, ] 1990 1,252 2,929 9,004 2,775 71 ,166 61 ,766 7,130 4,926 65,410 sma 75,745 6,479 9,927 1,914 72,884 6,278 66,692 54,852 22,677 8,550 4,727 Ponulation July 1, I 2000 1,525 3,426 14,214 2?16 70,376 71 ,075 10,036 6,615 64,583 4,829 761258 9,749 14,457 1,865 82,693 7,279 76,114 65,557 28,614 12,775 4}70 I Change Number Percent 273 497 51210 .59 21 .8 17.0 57.9 -790 9,309 2,906 1,689 -827 -177 513 3,270 4,530 -49 9,809 1,001 9,422 10,705 5,937 4,225 43 -1 .1 15.1 40.8 34.3 -1.3 -2.1 ·3.5 0.7 50.5 45.6 -2.6 13.5 15.9 14.1 19.5 26.2 49.4 0.9 • �• 16 Figure 7a St. Clair County Change in Households, 1990-2000 , HURON • • • Figure 7b St. Clair County Change in Population, 1990-2000 Decrease greater than 1% loss Little change 1% loss to 1% gain Moderate increase 1% to 15% Large increase greater than 15% THURON 6 �17 Table 6 St. Clair County Household and Population Estimates, 1990-2000 April 1, 1990 52,882 1,664, ~ 760 ., 507' 1,356 579 1,455 817 3,365 1,603 1,029 1,171 1,?.36 95 472 3,261 404 351 2,143 597 2,443 294 1,693 3,359 128 479 13,158 2,749 655 2,015 1,583 719 742 Households July 1, Chane 2000 Number Percent Community 63,630 10,748 20.3 St. Clair County Algonac 1,852 1t3 188 . . . 1,100 340 44.7 Berlin Twp 657 150 · Brockway Twp 29.6 1,702 25.5 Burtchville Twp 346 629 8.6 Capac 50 1,732 277 19.0 Casco Twp 1,153 41.1 China Twp 336 3,955 17.5 ClayTwp 590 · 2,017 Clyde Twp 25.8 414 . Columbus Twp 1,553 524 50.9 1,391 18.8 220 Cottrellville Twp 1,448 212 17.2 East China Twp 2.1 97 2 Emmett 64.4 Emmett Twp 776 304 4,243 30.1 Fort Gratiot Twp 982 50.2 Grant Twp 607 203 155··•· 506 44.2 Greenwood Twp 2,629 486 22.7 Ira Twp 42.0 251 Kenockee Twp 848 28.8 Kimball Twp 3,146 703 19.0 Lynn Twp 350 56 182 Marine City 1,875 10.8 4,024 665 19.8 Marysville 16 12.5 Memphis Part 144 224 46.8 MusseyTwp 703 13,398 240 1.8 · PortHuron Port Huron Twp ., 958 • 34.8 3.707 57.6 1,032 RiteyTwp 3TT St. Clair 2,324 309 15.3 2,249 42.1 St. ClairTwp 666 291 40.5 Wales Twp 1,010 4.2 31 Yale 773 Household Size April 1, July 1, 1990 2000 2.73 2.60 2.73 2.53 3.17 3.02 3.02 ., 3.17' 2.46 2.62 2.73 2.57 3.13 2.98 3.24 3.08 2.63 2.48 2,99 3.15 3.14 2.91 2.82 2.69 2.51 2.38 3.13 2.95 3.22 3.12 2.69 2.54 2.96 2.84 2.95 2.80 2.61 2.46 2.91 3.05 >2.79 2.95 / 3.13 2.69 2.53 2.54 3.19 2.51 2.77 3.29 2.54 2.91 3.11 2.55 2.95 2.48 2.47 2.32 3.qs 2.35 2.53 ·3.16 2.41 2.82 2.96 2.40 April 1, 1990 145,607 4,551 2,407 1,609 3,559 1,583 4,552 2,644 8,862 5,052 3,235 3,301 3,216 . 297 1,519 8,968 1,210 1,037 5,587 1,854 7J247 921 4,556 8,515 325 1,530 33,694 7,621 2,154 5,116 4,614 2,294 1,977 Po ulation July 1, Chane Number Percent 2000 166,640 21,033 14.4 2.8 4,680 129 916 3,323 38.1 1,984 375 . 23.3 17.9 637 4.196 1,616 33 2.1 5,170 618 13.6 3,550 34.3 906 9,790 928 10.5 998 19.8 6,05~. 4,518 1,283 39.7 439 13.3 3l40 3,556 340 10.6 -11 286 -3.7 2,419 59.2 900 1,997 10,965 22.3 1,738 528 43.6 ,1A16 379 36.5 871 6,458 15.6 642 2,496 34.6 1,557 8,804 21.5 1,034 113 12.3 4,646 90 2.0 9,947 1,432 16.8 334 9 2.8 2,145 615 402 32,195 -1,499 -4.4 9,382 1,761 23.1 1,109 3,263 51.5 5,594 478 9.3 6,355 1,741 37.7 3,047 753 32.8 1,943 -34 -1.7 �• 18 Figure Ba Washtenaw County Change in Households, 1990-2000 - ii Decrease greater than 1% loss • Little change 1% loss to 1% gain • Figure 8b Washtenaw County Change in Population, 1990-2000 Moderate increase 1% to 15% Large increase greater than 15% �19 Table 7 Washtenaw County Household and Population Estimates, 1990-2000 April 1, 1990 104,528 41,660 1,464 1,471 130 451 1,390 633 1,527 536 721 11303 700 651 586 1,175 2,449 7,013 1,223 2,495 • 412 3,479 462 3,069 827 1,097 1,416 8,551 17637 I Households Change July 1, I Percent 2000 Number 126,572 21.1 22,044 44,830 7.6 31170 . 1,826 24.7 362 I 1,794 130 593 1,593 1,053 1,931 600 945 1,964 920 839 752 1,439 3,330 12,098 2,030 3,153 483 5,453 641 4,054 11041 1,838 2,043 8,573 20626 323 0 142 203 420 404 64 224 661 220 188 166 264 881 5,085 807 658 71 1,974 179 985 214 741 6'll 22 2989 22.0 0.0 31.5 14.6 66.4 26.5 11.9 31.1 f/J.7 31.4 28.9 28.3 22.5 36.0 72.5 66.0 26.4 172 56.7 38.7 32.1 25.9 67.5 44.3 0.3 16.9 Community Washtenaw County Ann Arbor Ann Arbor Twp Augusta Twp Barton Hills Bridgewater Twp Chelsea Dexter DexterTwp Freedom Twp Lima Twp Lodi Twp Lyndon Twp Manchester Manchester Twp Milan Part Northfield Twp Pittsfield Twp Salem Twp Saline Saline Twp Scio Twp Sharon Twp Superior Twp Sylvan Twp Webster Twp York Twp Yps11anti YosffantiTwn Household Size April 1,1 July 1, 1990 2000 2.50 2.32 2.36 3.00 2.60 2.89 2.53 2.36 2.87 2.77 2.96 2.99 2.78 2.69 2.97 2.60 2.68 2.33 3.05 2.57 3.10 2.75 2.96 2.84 2.95 2.95 2,99 2,38 256 2.33 2.12 2.22 2.76 2.35 2.65 2.33 2.15 2.66 2.54 2.74 2.77 2.57 2.35 2.75 2.33 2.45 2.33 3.03 2.43 2.85 2.57 2.74 2.60 2.74 2.77 2.77 2.17 2.37 April 1, 1990 282,937 109,608 3,463 4,415 334 1,304 3,772 1,497 4,407 1f486 2,132 3,902 2,228 1,753 1,739 3,060 6,732 17,650 3/34 6,660 1,276 9,578 1,366 8,720 2,508 3,235 6,225 24,846 45307 I Population July 1, I Change 2000 Number Percent I 316,040 108,109 4,058 4,956 306 1,572 3,969 2,265 5,164 1,526 2,593 5A58 2,648. 1,972 2,068 3,350 8,506 29f072 6,145 7,897 1,377 14,052 1,756 10,550 2,922 5,089 7,089 22,472 49099 33,103 ·1,499 595 541 -28 268 197 768 757 40 , 461 1,556 420 219 329 290 1,774 11,422 2,411 1,237 101 4,474 390 1,830 414 1,854 864 -2,374 3.792 11.7 -1.4 17.2 12,3 -8.4 20.6 5.2 51.3 17.2 2,7 21.6 39.9 18.9 12.5 18.9 9.5 26.4 64.7 64,6, 18.6 7.9 46.7 28.6 21.0 16.5 57.3 13.9 -9.6 8.4 �• 20 Figure 9a Wayne County Change in Households, 1990-2000 ffl Decrease greater than 1% loss Little change 1% loss to 1% gain • • Figure 9b Wayne County Change in Population, 1990-2000 Moderate increase 1% to 15% Large increase greater than 15% �21 Table 8 Wayne County Household and Population Estimates, 1990-2000 April 1. 1990 I 780,535 12,00Q 1,536 GA24 Households Change July 1, I 2000 I Number Percent 8,338 1.1 788,873 1.0 122 1z152 1,854 -~~ ' 35,442 23,432 374,057 4,570 2,670 11,213 1,579 3,506 2,387 3,837 4,853 1,007 6,560 7)908 8,551 27,961 37,156 23,649 349,325 4,382 3i419 11,446 1,700 4,149 2,397 3,900 4,867 1,039 6,619 7,666 M72 6,583 8,033 3,512 11 ,201 16,257 35,916 41670 1i251 6,141 4,267 8,815 20,123 4,268 5,066 1,095 7,844 12,128 7,524 4,899 11 ,166 16,323 38,043 19,544 • 31689 24,861 7,855 7,886 4,633 1,371 8,373 4)315 11 ,003 20,318 3,941 5,380 1,323 8$637 13,127 4,512 25,444 8,229 10,217 318 21127 · M17 1,714 217 -24,732 -188 749 233 121 643 10 63 14 32 59 -242 11 -509 1,387 -35 66 2,127 -37 120 2,232 48 2,188 195 -327 314 228 793 999 823 583 374 2,331 ~-- 20.7 33.1 43.1 4.8 0.9 -6.6 -4.1 28.1 2.1 7.7 18.3 0.4 1.6 0.3 3.2 0.9 -3.1 0.2 -6.3 39.5 -0.3 0.4 5.9 -0.8 9.6 36.3 1.1 24.8 1.0 -7.7 6.2 20.8 10.1 8.2 22.3 2.3 4.8 29.6 Community Wayne County Allen Park · BeHeville Brownstown Twp Canton Twp Dearborn Dearborn Heights Detrott Ecorse AatRock Garden City Gibraltar Grosse lie Twp Grosse Pointe Grosse Pte Farms Grosse Pte Park Grosse Pe Shs (Pt) Grosse Pte Woods Hamtramck Harper Woqds Highland Parl< Huron Twp Inkster Lincoln Park Livonia MeMndale Northville Part Northville Twp Plymouth Plymouth Twp Redford Twp River Rouge Riverview Rockwood Romulus Southgate Sumpter Twp Taylor Trenton Van Buren Twp Household Size April 1, July 1, 2000 1990 I 2.67 2.53 April 1, 1990 2,111,687 2.55 2J3 2.93 2.92 2.51 2.58 2.71 2.66 2.73 2.84 2.72 2.79 2.38 2.63 2.65 2.83 2.69 2.30 2.25 2.44 2.97 2.73 2.57 2.77 240 2.24 2.54 2.19 2.64 2.68 2.65 2.63 2.85 2.90 2.52 2.95 2.82 2.60 2.63 228 31,092 2.00 2.70 2.70 2.24 2.31 2.79 2.38 2.41 2.55 3,270 18,811 57,047 89,286 60,838 1,027,974 12,180 7,290 31,846 4,297 9.781 5,681 10,092 12,857 2,850 17,715 18,372 2,45 2.52 2.14 2.37 2.38 2.55 2.42 2.06 2.02 2.18 2.68 2.44 2.31 2.50 2.15 L98 2.40 1.96 2.43 2.40 2.38 2.34 2.ol 2.59 2.24 2.66 2.53 2.32 2.35 14,903 20,121 10,447 30,n2 41,832 100,850 11,216 2,859 17t313 9,560 23,648 54,387 11 ,314 13,894 31141 22,897 30,771 10,891 70,811 20,586 21 ,003 I Population Change July 1, I 2000 I Number Percent 2,035,536 28,148 3,70? 23,100 75,648 91 ,033 55,104 967,204 10,478 8,255 29,232 4,173 10,456 5,133 9,230 11,586 2,649 16,054 16,790 13,423 16,899 13,107 27,456 37,684 96,437 91985 2,773 21,619 8,684 27,362 49,231 9,374 13,189 3,550 22,529 29,553 12,045 65,061 19,280 24,224 -76,151 -2,944 -3.6 -9.5 433 4,292 18,601 1,747 -5,734 -60,770 -1 ,702 965 -2,614 -124 675 -548 -862 -1,271 -201 -1,661 -1,582 -1,480 -3i222 2,660 -3,316 -4,148 -4,413 -1,231 -86 4,306 -876 3,714 -5,156 -1 ,940 -705 409 -368 -1,218 1,154 -5,750 -1 ,306 3,221 13.2 22.8 32.6 2.0 -9.4 -5.9 -14.0 132 .a.2 -2.9 6.9 -9.6 -8.5 -9.9 -7.1 -9.4 -8.6 -9.9 -16.0 25.5 -10.8 -9.9 -4.4 -11.0 -3.0 24.9 -9.2 15.7 -9.5 -17.1 -5.1 13.0 -1.6 -4.0 10.6 -8.1 -6.3 15.3 �1111 22 Table 8 (continued) Wayne County Household and Population Estimates, 1990-2000 April 1, 1990 7,138 33,110 3,963 12,319 I Households Change July 1, I 2000 Percent Number 7,484 4.8 346 36,508 10.3 3,398 4,726 763 19.3 12,562 2.0 243 I Community Wayne Westland Woodhaven Wyandotte Household Size April 1, July 1, 1990 2000 2.70 2.41 2.28 2.53 2.90 2.64 2.24 2.50 I April 1, 1990 19,899 84,724 11,631 30,938 I Population Change July 1, I 2000 I Number Percent -1,221 -6.1 18,678 -281 84,443 -0.3 12,635 1,004 8.6 -2,603 28,335 -8.4 • �SEMCOG Officers 2000-2001 Marjorie A. Thomas Chairperson President, ISO of St. Clair County Board of Education Dante J. Lanzetta, Jr. First Vice Chairperson Commissioner, City of Birmingham Donald E. Dodge Vice Chairperson Commissioner, St. Clair County R. LaMar Frederick Vice Chairperson Supervisor, Bedford Township • Jeddy Hood Vice Chairperson Supervisor, West Bloomfield Township Maryann Mahaffey Vice Chairperson Council President Pro Tern City of Detroit Diana J. Kolakowski Immediate Past Chair Commissioner, Macomb County Board of Commissioners Paul E. Tait Executive Director � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Wyckoff Planning and Zoning Collection Creator An entity primarily responsible for making the resource Planning & Zoning Center (Lansing, Mich.) (Organization) Wyckoff, Mark A. Description An account of the resource Municipal master plans and zoning ordinances from across the state of Michigan, spanning from the 1960s to the early 2020s. The bulk of the collection was compiled by urban planner Mark Wyckoff over the course of his career as the founder and principal planner of the Planning and Zoning Center in Lansing, Michigan. Some additions have been made to the collection by municipalities since it was transferred to Grand Valley State University. Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1960/2023 Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Subject The topic of the resource Michigan Comprehensive plan publications Master plan reports Zoning--Michigan Zoning--Maps Maps Land use--planning Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Identifier An unambiguous reference to the resource within a given context RHC-240 Format The file format, physical medium, or dimensions of the resource application/pdf Type The nature or genre of the resource Text Language A language of the resource eng Text A resource consisting primarily of words for reading. Examples include books, letters, dissertations, poems, newspapers, articles, archives of mailing lists. Note that facsimiles or images of texts are still of the genre Text. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context Detroit_Population-Southeast-Michigan_2000 Creator An entity primarily responsible for making the resource Southeast Michigan Council of Governments Date A point or period of time associated with an event in the lifecycle of the resource 2000-07 Title A name given to the resource Population and Households in Southeast Michigan, 1990-2000 Description An account of the resource The Population and Households in Southeast Michigan, 1990-2000 report was prepared in July 2000 by the Southeast Michigan Council of Governments. Subject The topic of the resource Government report series Detroit, Michigan Wayne County (Mich.) Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Type The nature or genre of the resource Text Format The file format, physical medium, or dimensions of the resource application/pdf Language A language of the resource eng Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/d9b1510d765e575b2b7990953d1a7e31.pdf 1c6c8b9050b13e67119e457e42f23bdf PDF Text Text MASTER PLAN OF POLICIES CITY OF DETROIT MAYOR Coleman A. Young CITY COUNCIL Maryann Mahaffey, President Gil Hill, President Pro Tern Keith Butler Clyde Cleveland Barbara-Rose Collins David Eberhard Nicholas Hood Jack Kelley Mel Ravitz PLANNING DEPARTMENT • Ronald J. Hewitt, Director Daniel N. Lewis, Deputy Di rec.tor �DETROIT MASTER PLAN_DF POLICIES TABLE OF CONTENTS ,s ~ I. INTRODUCTION 100 101 II. I-1 I-4 CITY-WIDE POLICIES 201 202 203 204 205 III. 300 301 302 303 304 305 306 307 308 309 310 311 ~ ~ Introduction to Master Plan............ Record of Changes to Master Plan •••.•. IV. Social Development . . . . . . . . . . . . . . . . . . . . Economic Development . . . . . . . . . . . . . . • . . . Physical Development ..•..•..•......•.. Intergovernmental Relations .....•.•.•. Future Land Use Plan . . . • . . . . . . . . . . . . . . II-1 II-36 II-49 II-90 II-103 URBAN AREAS POLICIES Introduction to Urban Areas ....•.•.... Central Business District ...........•. East ................................. . East Central . . . . . . . . . . . . . . . . . . . . . . . . . . Near Northwest . . . . . . . . . . . . . . . . . . . . . • . . North . . . . . . . . . . . . . . . . . • . . . . . . . . . . . . . . . Northeast . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Northwest . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Riverfront . . . . . . . . . . . . . . . . . . . . . . . . . . . . Southwest . . . . . . . . . . . . . . . . . . . . . . . . . . . . . West .•••••••••••..••••..••.•..••••..•• Woodward . . • . • • . . . • . . . . . . . . . . . . . • . . . . . . III-1 III-2 III-20 III-41 III-60 III-74 III-86 III-103 III-122 III-123 III-145 III-158 DEFINITIONS AND STANDARDS 401 402 403 Land Use Definitions & Standards ..... . Trafficways Definitions & Standards .. . Zoning Definitions . . . . . . . . . . . . . . . . . . . . IV-1 IV-10 IV-15 APPENDIX A. Index to Master Plan A-1 �THE DETROIT MASTER PLAN OF POLICIES INTRODUCTION ARTICLE 100 INTRODUCTION SHORT TITLE: This document shall be known and may be cited as the DETROIT MASTER PLAN OF POLICIES. CHARTER PROVISIONS RELATED TO MASTER PLAN OF POLICIES: In November, 1973, the citizens of the City of Detroit approved the adoption of a new City Charter which restructured government to make it more responsive and effective. Many changes were made and innovations introduced that were to affect the planning process. The Preamble and Declaration of Rights section, being the first section of the Charter, set the tone and standard for all that followed. The adoption of the Detroit Comprehensive Plan (Master Plan of Policies) was intended to be one of the primary mechanisms to carry out the intent of the Charter, especially as expressed in the Preamble and Rights sections. The Detroit Comprehensive Plan (Master Plan of Policies) was defined as an integral part of the planning and decision-making process affecting the social, economic, and physical welfare of the City. THE MASTER PLANNING PROCESS: The research and writing of this Master Plan of Policies was done by the City of Detroit's Planning Department, within guidelines set by the Mayor. Numerous persons were contacted, both in the public and private sectors, and numerous meetings were attended. A number of preliminary meetings were held with citizens in every portion of the City. In addition, copies of the Master Plan of Policies were distributed to all Detroit public libraries and to numerous civic organizations, government agencies and neighborhood groups. Responses are incorporated into this Plan where appropriate. The continuous input of Detroit citizens into the Master Plan process was envisioned by the City Charter and formalized in an annual updating process outlined in Section 8-102: Periodic Review. This provision emphasizes both the desirability for input from citizens and the 3/90 I-1 �INTRODUCTION THE DETROIT MASTER PLAN OF POLI~IES necessity process. for change that is inherent in the Master Plan ' rn a larger sense, this Master Plan of Policies is not just a document but a process of which the document is one part. The document's role is to reassess past and projected policies and actions in the light of a long-range perspective. It is a taking of bearings, a pause of community self-assessment, along the path of a continuing journey. There is a continual need to replan. PURPOSE: The Master Plan is intended to give stability and a sense of direction, but also deliberately intended to allow flexible and realistic responses to changes in public needs, to unexpected opportunities, and to unforeseen social and economic changes. It is intended to suggest preferable directions. The Master Plan of Policies is an advocacy document that articulates the policy position of the City of Detroit to the private sector, to other government agencies, and to the world at large. The Plan also suggests possible strategies and programs that will help to implement a particular policy. The Master Plan is intended to provide a policy framework that will guide the development of more programmatic and more specific plans such as the five-year Capital Agenda, Community Development Area Plans, Department budgets, and zoning regulations among other things. SUMMARY OF POLICIES: Taken altogether, the policies set forth in this document cover a wide range of issues. They attempt to address the major concerns of the City of Detroit, such as the need to stabilize the level of population, the need to diversify the economic base, the need to train and retrain workers for future jobs, and the need to reinvest in underutilized facilities and infrastructure. Finally, the policies recognize the leadership function which the City of Detroit plays and has played traditionally within the southeastern Michigan region. The problems of development faced by Detroit today will likely become the problems in vast areas of the region tomorrow. The ability of Detroit to meet development challenges successfully is a gain for the entire region and for the State of Michigan. 3/90 I-2 �THE DETROIT MASTER PLAN OF POLIC~ES INTRODUCTION MASTER PLAN ORGANIZATION: The Master Plan of Policies is divided into chapters and further subdivided into articles. The two main chapters are City-Wide Policies and Urban Areas Policies. City-Wide Policies includes all policies and suggested methods for implementation that apply to the City of Detroit as a whole. Also the City-Wide Existing Land Use map and Future Land Use and Trafficways map are a part of this chapter. Urban Areas Policies treat specific geographic areas of the City and the policies which apply to those areas. An index map to the geographic areas is provided to facilitate locating the desired area and policies. Finally, a chapter dealing with definitions and technical standards is included as well as a chapter containing useful background information. 3/ 90 I-3 �THE DETROIT MASTER PLAN OF POLI~IES INTRODUCTION ARTICLE 101 RECORD OF MASTER PLAN CHANGES 3/90 I-4 �THE DETROIT MASTER PLAN OF POLIG_IES SOCIAL POLICIES ARTICLE 201 SOCIAL GOALS, POLICIES, AND STRATEGIES INTRODUCTION TO SOCIAL POLICIES To implement the intent of the Preamble, Declaration of Rights, and Planning Process sections of the 197 4 City of Detroit Charter, the following general Master Plan social goals and policies should ( 1) be used to analyze existing policy statements for completeness and comprehensiveness, and also (2) be used as a tool for the formulation of new policy proposals for major program areas and major projects. The basic idea of these following social policies for Detroit is to help maintain positive neighborhood and family environments that will support a productive, informed, and concerned citizenry and community. Some of the policies speak to the eliminating of factors that hurt the Detroit community, such as limited educational achievement, drug dependency, and lack of job opportunity. The policies also make clear that a socially healthy community is not the responsibility of government alone but everyone shoulders a portion of the work to be done. This involves churches, neighborhood associations, block clubs, schools, and civic associations. The quality of Detroit's social environment has a powerful impact on the stability of households and thus on the stability of the level of population in the City. It is the aim of these policies to improve the quality of Detroit I s social environment and to make Detroit a more attractive place for people wishing to live and raise their families here. The policies herein address a wide range of social needs and pertain to areas where, in some cases, the City has no direct control. Nevertheless, the City of Detroit must do all in its power to serve its people's needs and to articulate and advocate those needs whenever necessary. 3/90 II-1 �THE DETROIT MASTER PLAN OF POLICIES SOCIAL POLICIES EDUCATION POLICIES POLICY 201-1: Continual education. Recognize that in today's society good education is an essential preparation for all aspects of life, that education must be continual throughout an individual's life, and that many institutions, not just the school system, do or could contribute to the education process. METHODS: Increasing public awareness of the multiple purposes of education, the continual need for it, and the diverse potential sources of learning. Emphasizing the school system as a primary component of the education process while incorporating other appropriate components. Working for increased use of the media as instruments for public education. POLICY 201-2: Educational environment. Insure that there is a safe and secure environment conducive to the learning process in the schools, and that pupils have adequate opportunities to have the good nutrition, general good health, and supportive social services necessary to enable them to learn at an optimum level. METHODS: Encouraging the schools to develop and enforce more evenly and consistently a student code of conduct that students and faculty perceive as safe, equitable, and beneficial. Enforcing rules and regulations that isolate rowdy and intimidating members of the community from the student body. Utilizing influential members of the community to stress the importance of education to students and provide role models on a personal contact basis. Encouraging the schools to assign early morning patrol shifts to monitor the arrival of students and staff to prevent assaults and thefts; developing means such as CCTV, alarms, nontransparent doorways, etc., to prevent 3/90 II-2 �THE DETROIT MASTER PLAN OF POLI~IES SOCIAL POLICIES unauthorized entry to school facilities; increasing school security personnel; increasing community patrol and block club watch groups; establishing a high school student security apprentice program. Developing or improving programs to educate parents and the community to be more instrumental in the primary and secondary educational process. Encouraging parents to make home .' more conducive to and supportive of their children's learning. Reinforcing and improving programs intended to correct or improve conditions that make learning difficult for individual pupils; developing new programs, where necessary. Encouraging the reinstatement of school community agents specifically charged with the task of working to improve the immediate community in which the school is located. POLICY 201-3: Quality education. Insure that the quality of instruction in the schools is the best available; utilizing state-of-the-art methods and equipment. METHODS: Encouraging the schools to hire the most competent teachers available, teachers well-qualified in the subject matter they teach, and with dedication to assisting students to learn. Insist that teachers continually upgrade their knowledge and skills. Encouraging the schools to require teachers to keep abreast of the latest teaching methods and equipment, and to teach about the implications of the latest important technological innovations. Encouraging the schools to develop diverse pay scales that can adjust to changing demand in key teaching areas. Working to increase the length of the school day and year, to decrease class sizes and teachers' extra duties, and increase teacher salaries with rewards for excellence in teaching. Encouraging the schools to establish a teacher evaluation system that rewards superior teachers, encourages average 3/90 II-3 �SOCIAL POLICIES THE DETROIT MASTER PLAN OF POLICIES teachers to improve, inadequate teachers. and improves or terminates Encouraging the schools to develop liaisons with private enterprise that might lead to the acquisition of various state-of-the-art equipment. POLICY 201-4: Basic competency. Encourage policies that will keep the dropout rate from high school as low as possible, and insure that those completing their secondary education have achieved a basic degree of competency in the skills required for everyday living and the skills necessary to compete in the job market. METHODS: Requiring individuals to pass basic competency tests. Encouraging schools to motivate all students and help reduce dropout rates. Creating alternative programs for those students unable to cope with the traditional environment. Providing special handicapped. programs for the gifted and Improving marketing of the vocational-technical schools. Providing for the continued monitoring of the job market to determine trends in occupations and to determine which occupational skills may be needed. Improving liaisons with the business community to provide for on-the-job skill development, access to entry level jobs, and to monitor occupational trends. POLICY 201-5: Adult education. Insure that the educational system offers opportunities for adults to acquire the skills needed for functional day-to-day living as well as the everchanging job market. METHODS: Utilizing the existing adults in basic skills. 3/90 educational network to train II-4 �THE DETROIT MASTER PLAN OF POLICIES Developing programs with education to employees. employers SOCIAL POLICIES to of fer remedial Utilizing the new vocational/technical centers for adults and youth. POLICY 201-6: Post-secondary education system. Encourage a post-secondary education system that makes excellent education available to all who are qualified in the community, educates students to fulfill their personal potential as well as to staff the businesses and institutions of the area, advances basic knowledge and provides research for the private and public sectors of the community, and contributes to an attractive and dynamic urban environment. METHODS: Urging that scholarship programs and other financial assistance for the qualified and needy student be maintained. Encouraging the universities to extend the outreach of their programs to satellite locations within the City, e.g., the work place. Encouraging post-secondary institutions to provide for the continued monitoring of the job market to determine trends in occupations. Developing a coordinative mechanism among industry, government, and academic institutions to encourage exchange of ideas and staff to increase the practical relevancy of what is taught and its applications. Encouraging colleges and universities to identify and design university research that would help government and industry as well as advance basic knowledge. Encouraging universities t6 offer to students majoring in science or mathematics auxiliary teacher certification programs. Regulating private vocational schools to encourage high quality relevant training. 3/90 II-5 �THE DETROIT MASTER PLAN OF POLI~IES SOCIAL POLICIES POLICY 201-7: Multi-faceted education. Encourage education programs which educate the whole person, that help the individual toward personal fulfillment, and instill selfdiscipline and responsibility. METHODS: Encouraging programs to educate how the mind and body work, how they can be nurtured, and how to become socially productive. Encouraging students to perform community service as a way of nurturing social skills. Promoting the concepts and training of the "liberating education", i.e., developing critical awareness, skills of inquiry and analysis, and self-assurance and independence. Encouraging the availability of enrichment programs for adults. POLICY 201-8: Education - culture and values. Encourage all students, from an early age, to develop a value system that upholds the general ideals of society. METHODS: Stressing the importance of the family unit as the basic structural element of society. Impressing upon young adults from an early age responsibilities of having and raising children. Teaching youngsters about drugs, alcohol, futility of criminal behavior and values. the the ultimate Developing the student's sense of ethics about work, honesty, and being productive, useful members of society. Utilizing positive, inspiring examples and role models to demonstrate the pleasures in a life of honest work, development of skills, achievement, family, community and wholesome recreation, even at a modest level of income and wealth. 3/90 II-6 �THE DETROIT MASTER PLAN OF POLICIES SOCIAL POLICIES LIBRARY POLICIES POLICY 201-9: Financial support for public libraries. Support increasing and stabilizing financial support for the public library system. METHODS: Assuring S~ate support of the costs of the Main Library. Encouraging system. citizen support groups for the Library Reducing financial costs from loss of unreturned or damaged books by implementing the local misdemeanor ordinance. POLICY 201-10: Technological innovations in library services. Encourage use of the latest technological innovations in the operations and delivery of services by the library system to the public. METHODS: Encouraging the library system to implement the longrange plan and budget for phasing in technological improvements. Encouraging the contributions. system to seek grants and in-kind Encouraging public libraries to provide training and access to computers; access to public domain programs; develop connections for home computers to information systems; make use of cable and public television; expand use of bookmobiles, borrowing of tapes and records, including video tapes; and, aid the public in accessing university and private information sources generally. RECREATION, ARTS AND CULTURE POLICIES POLICY 201-11: Leisure time. Recognize the importance of leisure time activities for mental, physical, and social health, and for the development of human potential; and, educate for the self-awareness and leisure skills necessary for life-long constructive uses of leisure. 3/90 II-7 �SOCIAL POLICIES THE DETROIT MASTER PLAN OF POLIG_IES METHODS: Working leisure person. with the educational system to establish a education program for developing the whole Establishing computerized directories free to users showing location and hours of popular and traditional leisure opportunities. Providing leisure counselors and as field workers. in multi-service centers Developing and promoting mass media programs supportive of whole person development. Developing more community service volunteer programs. Better interrelating leisure with other human service systems for joint sharing. POLICY 201-12: Public outdoor recreation. Provide opportunities for public outdoor recreation activities in proportion to population density and to the availability of alternative (non-City) services. METHODS: Retaining and improving existing recreation land. Where feasible, consolidating small inadequate parcels into larger, more functional sites. Acquiring and developing new underserviced areas of the City. recreation land in Insuring that adequate maintenance funds are available for new recreational property and facility acquisitions. Acquiring public easements where outright purchase of land is not feasible. POLICY 201-13: Public indoor recreation. Provide opportunities for public indoor recreation activities in proportion to population density and to the availability of alternative (non-City) services. 3/90 II-8 �THE DETROIT MASTER PLAN OF POLIC.IES SOCIAL POLICIES METHODS: Providing indoor recreation operations funds permit. space, as capital and Renovating recreation facilities to increase accessibility for handicapped persons and to protect the health and safety of users. Insuring that programs are offered to all age groups of both genders in a safe and secure setting. Providing recreation programs for groups, including senior citizens, mentally handicapped persons. special population and physically and Continuing to broaden the functions of recreation and community centers to provide a multi-service approach to meeting the human service needs of all age groups and populations. POLICY 201-14: Public parks and recreation: coordination. Improve coordination efforts between City government and nonCity agencies providing recreation services to City youth, seniors, and handicapped. METHODS: Increasing coordination between the City administration and the Detroit Public Schools. Converting surplus private as well as public properties to recreation uses. Strengthening coordination between the public and private non-profit sector providers. the Continuing to coordinate between City recreation providers and arts agencies and facilities for cultural arts expansion. Establishing greater coordination between the City and State handicapped and community placement recreation services. Developing joint publicity programs apprising community of the various recreation opportunities. 3/90 the II-9 �THE DETROIT MASTER PLAN OF POLIC..IES SOCIAL POLICIES ,POLICY 201-15: Financial support for public parks and recreation. Increase financial support from non-City sources for public parks and recreation programs. METHODS: Supporting efforts to increase State and Federal funding. Increasing City revenues by use of fees for service and concessionaires. Working with developers in joint ventures. Expanding contributions to City parks and recreational programs from private sources. POLICY 201-16: Arts and culture: participation. Increase exposure to, and participation in, traditional art activities by new audiences. METHODS: Supporting and increasing student, senior, and other special audience transportation to centers of traditional culture and related cultural events. Fostering arts and awareness of local history. Encouraging the availability for school-related programs of professional artists and historians and the traditional arts; support public exhibitions, concerts, plays, and recitations in nontraditional places. Encouraging use of all types of media in promoting awareness and education in the arts and local history. 201-17: Ethnic and neighborhood arts. Encourage ethnic art activities and neighborhood arts events. POLICY METHODS: Encouraging festivals. neighborhood ethnic Reinforcing smaller ethnic centers activities on a year-round basis. 3/90 and and arts/crafts encouraging II-10 �THE DETROIT MASTER PLAN OF POLICIES SOCIAL POLICIES Continuing and increasing support for ethnic cultural institutions. Encouraging use of ethnic arts and architectural elements in new building development. Promoting art in public places. Examining the feasibility of a special high school for the visual and performing arts; strengthen the current programs for the performing arts in the public schools. Utilizing neighborhood theaters as cable programming feed centers, providing neighborhood arts activities with a broader audience. POLICY 201-18: Historic preservation - significant buildings. exceptionally significant individual historic buildings, especially those illustrating phases of Detroit's history, and those which are meaningful to contemporary Detroiters interested in the past history of their own or other ethnic groups. Preserve METHODS: Preserving prominent and excellent examples of various historic building styles. Identifying people, events, locations, and structures that are significant to the City's history, and preserving buildings, placing plaques, or recording by photography and representative artifacts to preserve that heritage. Recognizing places of historic events for a sense of heritage among residents and to make the City more interesting and understandable to visitors. Making sure the relevant local history is recorded and presented in museums and schools. Recognizing and preserving the multi-ethnicity of the City as it relates to the architecture, major events, and contributions of the City residents. POLICY 201-19: _A_r_t_i_s_t_s_'__w_o_r_k_i_n~g'-_a_n_d__l_i_v_1_·n__.._9__c_o_n=d_i_t_i_o_n_s_. Facilitate improvements in artists' working and living conditions . • 3/90 II-11 �THE DETROIT MASTER PLAN OF POLI~IES SOCIAL POLICIES METHODS: Fostering the establishment of low cost health and legal services for artists and their families. Encouraging the legal conversion of lofts into artists studios. Encouraging groups of artists to develop and organize joint exhibits and marketing outlets. ·~ Supporting the establishment of centers for drama, dance, music, and other appropriate arts. Establishing an artists' co-op, owned by artists themselves, for the purchase and rental of supplies, materials, and equipment. Establishing an artist access media center services and equipment. to provide Encouraging the services businesses to hire artists on a part-time basis. POLICY 201-20: Financial support for arts and culture. Foster and insure financial support for the arts, with the aim of rationalizing, stabilizing, and expanding Detroit's already established but fragmented arts and culture industry. METHODS: Supporting efforts to increase Federal funding arts. to the Supporting the reestablishment of public service arts employment programs. Supporting increases in State support and Detroit representations for the arts and cultural institutions in Detroit. Encouraging funding. the development of cooperation for arts Encouraging new private and corporate sponsorships for the arts . • 3/90 II-12 �THE DETROIT MASTER PLAN OF POLICIES SOCIAL POLICIES Examining the current fee structure of City museums and zoo to maximize revenues. Encouraging private support groups for all museums and zoo. Helping foster the recognition by the private sector that the arts and culture make noteworthy contributio ns to the daily economy of the City. Exploring the possibility of cultural investment. tax incentive bonds for Providing developmental assistance for the reforming of a Detroit-based recording industry: aid in the development of other arts and cottage industries. Encouraging the economic growth of the non-profit arts sector. Providing developmental assistance to arts organizations in setting up enterprises. Encouraging the development of booking, promotion, and arts marketing enterprises. Promoting arts and cultural activities for tourism. Encouraging and providing support to Detroit artists and arts organizations who are eligible to apply for funding. POLICY 201-21: Natural heritage. Recognize the role of humans in relation to their natural heritage and foster conditions that will insure this heritage for generations to come. METHODS: Repairing or replacing the Zoological Park exhibits and training staff, applying current knowledge of animal preservation and propagation. Strengthening educational services at the Zoological Park, including construction of an educational center and interpretive signage. Increasing marketing of natural available in City facilities. 3/90 heritage resources II-13 �THE DETROIT MASTER PLAN OF POLIC..IES SOCIAL POLICIES Promoting public awareness programs in ecology and our natural heritage. POLICY 201-22: Private non-profit recreation services: voluntary/charitable agencies. Encourage increases in recreation services provided by the voluntary/charitable agencies in areas now underserviced by them. METHODS: Strengthening coordination between recreation services providers for efficient and equitable allocation of resources. Encouraging the establishment of new recreation services or the expansion of recreation services in high youth, low-income areas of the City. Assisting in the promotion of programs and the recruiting of volunteers to lead groups. Supporting the retention of non-profit recreation agencies. POLICY 201-23: Private non- rofit recreation services: employers and/or unions. Encourage employers and or unions to provide their employees with convenient recreation services and an esthetically pleasing work environment. METHODS: Encouraging businesses recreation programs. to Insuring that the City is a establishing fitness programs. establish fitness model employers for and in Encouraging owners of large buildings to provide some common space for fitness programs. Encouraging landscaping, plazas, and landscapes in the work environment. Encouraging "quality of workplace" conditions. POLICY 201-24: Private non-profit recreation services: senior residential and community placement. Encourage operators of senior residential and community placement facilities to provide recreation programming for their residents. 3/90 II-14 �THE DETROIT MASTER PLAN OF POLI~IES SOCIAL POLICIES METHODS: Pressing for legislation requiring that senior residential centers provide recreation services for their residents. Developing a cadre of professionals to train volunteers to visit and provide programs at senior residential centers. Obtaining funding from the State to finance some of the recreational services needed. POLICY 201-25: Private non-profit recreation services: community recreation associations. Encourage the establishment of locally-supported community recreation associations. METHODS: Developing and distributing an instructions package for establishing community recreation associations and working with communities to help them establish them. HEALTH POLICIES POLICY 201-26: Protection of health. Take measures to protect residents, workers, and visitors from threats to their health in an urban environment such as Detroit that contains various health hazards with the potential to kill, injure, and disable individuals and substantially affect the health of the entire community. METHODS: Lessening the potential for traffic accidents and reducing the likelihood of death and injury by improving trafficways. Lessening the demand on trafficway systems by encouraging the use and improvement of public transportation. Reducing violent deaths including accidents, homicides, and suicides by encouraging alcohol and drug abuse prevention through education. 3/90 II-15 �THE DETROIT MASTER PLAN OF POLICIES SOCIAL POLICIES Eliminating environmental hazards through the continued monitoring of air and water, adequate sewage disposal, and requiring auto safety and emission inspection. Updating regulations on the chemicals. use of pesticides and other Updating regulations on the transportation of hazardous chemicals. Encouraging health and sex education programs in the school system with emphasis on communicable diseases such as Acquired Immune Deficiency Syndrome. POLICY 201-27: Prevention of expensive medical treatment. Direct more health care financial resources toward preventive efforts which reduce the necessity for expensive in-patient medical treatment. METHODS: Encouraging inter-institutional cooperation to eliminate duplication of resources. Supporting legislative action control capital expenditures. requiring Supporting legislation requiring annual increases in spending. hospitals hospitals Encouraging changes in insurance plans increased consumer awareness of costs. to to to contain stimulate Encouraging the implementation of stricter measures to eliminate financial abuse of prepaid medical/health programs. Encouraging the enactment of legislation to allow health care coverage of the unemployed by Medicaid. Recognizing the relationship between health status and socio-economic conditions of residents. Implementing those policies and strategies described elsewhere in this document which are directed toward improved socio-economic conditions of Detroit residents. 3/90 II-16 �THE DETROIT MASTER PLAN OF POLICj:ES SOCIAL POLICIES Continuing Early Periodic Screening, Diagnosis and Treatment (EPSDT) program sponsored to assure that those receiving public assistance have access to preventive health care and early treatment. Encouraging the development and implementation of community heal th education programs to inform people about health, illness, disability, and ways to improve their own health. Supporting the strengthening of community mental health programs. Developing and implementing nonmoralistic educational programs, particularly directed at young people, which inform of the consequences and dangers of irresponsible use of alcohol and drugs. Encouraging industry involvement in health maintenance and promotion such as through exercise programs and provision of fitness facilities. Urging public schools to continue public immunization programs. Urging public schools to programs in the schools. continue health protection POLICY 201-28: Prevention and treatment of drug and alcohol abuse. Encourage programs that help to prevent drug and alcohol abuse, especially among young people, and programs that provide the necessary treatment for those people wishing to relinquish drug or alcohol dependency. METHODS: Encouraging programs in the school system that teach youngsters self-esteem and let them know the potential dangers of drug or alcohol abuse. Encouraging the formation of support groups such as Alcoholics Anonymous to assist those who need continued reinforcement after treatment for drug or alcohol dependency. Providing a variety of types and levels of treatment for drug users. 3/90 II-17 �THE DETROIT MASTER PLAN OF POLIClES SOCIAL POLICIES Continuing those existing drug treatment centers operated by the City. Providing drug education programs using funds acquired through impoundment. POLICY 201-29: Mental health. Urge State agencies to review the results of cost-cutting efforts and develop prog r ams when they are needed. METHODS: Urging State action to develop improved alternatives to deinstitutionalization of the mentally ill, particularly for the existing and potential homeless population. POLICY 201-30: Health system. Recognize the necessity for accessible and available medical resources for Detroit residents, and further recognize the labor intensive nature of the health care industry. Detroit should remain the regional center for medical care and should be established as a center for research and development of medical technology. METHODS: Supporting efforts to enhance the Detroit Medical Center and discouraging the trend toward hospital proliferation. Support accessibility of health facilities for veterans in the Detroit metropolitan area by the relocation of the Veterans Administration Hospital to the Medical Center. Making all efforts to attract medical research and development activities to the Medical Center. POLICY 201-31: Health care. Support those measures which assure access to and delivery of comprehensive health care to every resident. METHODS: Encouraging home health care and day care as a viable, cost-containing alternative to in-patient care. Supporting strong enforcement affecting communicable diseases. 3/90 of public statutes II-18 �THE DETROIT MASTER PLAN OF POLIG_IES SOCIAL POLICIES Aggressively acting to treat and isolate if necessary diagnosed cases of communicable and infectious diseases including Acquired Immune Deficiency Syndrome (AIDS). Intensifying programs aimed at rodent, animal, and lead control. Supporting mobile health teams to treat the homeless. Requiring ppen access to medical facilities in the City for all City residents and their physicians. POLICY 201-32: Physical and mental well-being. Encourage and support active measures to upgrade and maintain high levels of physical and mental well-being of the individuals of the community. METHODS: Treating mental health services as a complement to and coordinated with physical heal th services. Improving coordination of community health services and facilities with other social services in the City would be a beginning step in establishing a more effective network of helping services. PUBLIC PROTECTION POLICIES POLICY 201-33: Police Department Image. Continue to promote the image of the Police Department as an integral part of the community, representing social order and the general wellbeing of the community. METHODS: Increasing police presence and visibility throughout the City for other than criminal activities. Increasing Police Athletic League (PAL) activities. Initiating Police Department involvement in schools. Encouraging the participation and assistance of the media in forming opinions relative to the role of police in improving the general quality of life and image of the community. Accentuating to the Police Department personnel that their role is to help citizens, not just fight crime. 3/90 II-19 �THE DETROIT MASTER PLAN OF POLI~IES SOCIAL POLICIES POLICY 201-34: Efficiency of the Police Department. Maintain an efficient Police Department capable of responding to and preventing criminal activity. METHODS: Increasing police presence and visibility. Concentrating efforts to rid our community of the career criminals. Actively promoting cooperative crime prevention efforts between government, the private sector, and citizens. Increasing efforts to organize neighborhood-watch type groups and other crime prevention programs. Seeking funds for justice system. public protection and the er iminal Implementing fully the Precinct Reorganization Plan to equalize workloads and improve efficiency. Investigating and adopting proven technological advances to improve police service. POLICY 201-35: Integrated Police Department. Maintain a well-integrated Police Department, providing services in a nondiscriminatory fashion. METHODS: Continuing the court approved affirmative action policy. Continuing to promote and recruit superior applicants. Continuing to stress police nondiscriminatory attitudes toward the public. POLICY 201-36: Community participation in crime prevention. Increase the participation of the community in crime prevention programs. METHODS: Expanding on Detroit's leadership role by encouraging neighborhood revitalization strategies that incorporate both physical and social er ime prevention techniques. 3/90 II-20 �~- THE DETROIT MASTER PLAN OF POLICIES SOCIAL POLICIES The primary objective must be to reduce the fear of crime in our city. Recognizing the importance of the media in forming opinions, encouraging the media to be more sensitive to crime issues. Aim to reduce fear of crime and increase the community's sense that social order exists. Encouraging neighborhood business expansion in the City through the use of tax incentives and other methods. POLICY 201-37: Drug enforcement. Discourage and eliminate the production, importation, distribution, or sale of narcotics in Detroit. Discourage the availability of all items used in the manufacture and use of narcotics. METHODS: Supporting efforts of the Federal government to halt the narcotics trade at the national and international level. Increasing surveillance and arrest of local drug dealers and their employees. Continuing programs of arresting drug users. POLICY 201-38: Fire protection: focusing on prevention and education. Continue to protect human life and property from the perils of fire, focusing on fire prevention awareness and education. METHODS: Implementing a computer system capable of providing information about the flammable or hazardous contents of structures in areas. Continuing to conduct an effective educational program dealing with fire prevention. Encouraging the extinguishers. use of smoke detectors and home fire Encouraging continued Federal financial participation in local fire protection efforts. Continuing to maintain a Fire Department that is capable of responding effectively to all fire emergencies. 3/90 II-21 �~r THE DETROIT MASTER PLAN OF POLICIES SOCIAL POLICIES Continuing.to insure that residential units are escapable in emergency situations. Encouraging the introduction of more fire retardant material in buildings and elsewhere and introducing selfextinguishing cigarettes. Promoting efforts to eliminate the willful act o f false fire alarms. Continuing to conduct analysis of fires that occur along with their underlying causes. POLICY 201-39: Fire: code enforcement and elimination of fire hazards. Enforce all appropriate code requirements and develop programs to provide for the elimination of structural fire hazards. METHODS: Continuing to conduct regular code inspection programs. Emphasizing fire prevention through public inspection, regulation, and incentives. education Developing programs that provide for the elimination of structural fire hazards. Making a comprehensive reexamination of all legislation dealing with fire protection. Encouraging property maintenance practices to eliminate the accumulation of refuse and combustibles. POLICY 201-40: Additional prison space. prison space to incarcerate felons. Provide additional METHODS: Giving an offenders. appropriate prison sentence for repeat Promoting support of additional prison space. Finding alternatives to the Emergency Powers Act which reduces prison sentences as the result of overcrowding. POLICY 201-41: Juvenile court system. effectiveness of the juvenile court system. 3/90 Improve the II-22 �THE DETROIT MASTER PLAN OF POLI!;_IES SOCIAL POLICIES METHODS: Making prevention the primary goal in treating potential juvenile offenders. Remanding juveniles demonstrating a pattern of violent criminal activity to the adult court system. Other thah for status offenses, requiring juveniles charged w{ th a er ime to appear with their parents in Juvenile Court. Including restitution and community service in juvenile sentences. Holding parents accountable children. Providing adequate offenders. for detention the actions facilities for of their juvenile POLICY 201-42: Educational system and criminality. Support and improve the educational system to help prevent growth of criminality. METHODS: Training teachers, counselors, and volunteers recognize students who are undergoing difficulty learning or coping. to in Building support programs into the school system and other institutions to counteract unstable family life and negative role models. Using schools development. as a building block for neighborhood Encouraging increased funding of local education through a more broad-based,equitable tax structure. Actively promoting stronger linkages between the Police Department and the educational system. Fostering Head Start and child abuse prevention programs. 3/90 II-23 �THE DETROIT MASTER PLAN OF POLICIES SOCIAL POLICIES POLICY 201-43: Anti-crime legislation. Investigate utilize Federal and State anti-crime legislation. and METHODS: Actively seeking anti-crime grants to provide for more police officers in the neighborhoods and increased citizen involvement. Promoting efforts to include social and economic programs as crime prevention measures. Making comprehensive examination of the effectiveness of all anti-crime legislation. POLICY 201-44: Economic factors and their effect on criminal behavior. Recognize that unemployment and/or the lack of opportunities for economic advancement are particularly acute for many Detroiters. METHODS: Convincing businesses and manufacturers to locate jobs in Detroit. Carrying out development. the Master Plan policies for economic POLICY 201-45: Prevention of arson. Remove dilapidated and vacant structures that are prime targets of malicious fires and arson. METHODS: Identifying arson-prone special programs. areas and target appropriate Boarding or demolishing vacant or vandalized structures. Encouraging immediate demolition of dangerous buildings. Eliminating improper combustibles . • 3/90 dumping and open storage of II-24 �THE DETROIT MASTER PLAN OF POLIC_JES SOCIAL POLICIES ,POLICY 201-46: Arson penalties. Eliminate incentives and encourage severe penalties against those engaging in arson. METHODS: Working with insurance companies to identify fires caused by arson, thereby invalidating insurance claims and reducing arson-for-profit. Identifying arson-prone areas and targeting appropriate special programs. Investigating measures that would lead to sentencing for persons convicted of arson. mandatory Educating the criminal justice network to the social and economic damage caused by arson and to the need for stronger sanctions. Instilling values in the citizenry that will reduce arson stemming from malicious acts. POLICY 201-47: Response to disaster. Improve the capacity of the City of Detroit to respond to any kind of natural or man-made disaster. METHODS: Maintaining and updating adopted City emergency plans. Acquiring additional communications Emergency Operations Center. equipment for the Improving the City warning siren system. Continuing the periodic training exercises for designated City emergency personnel. Conducting an expanded education program for departments and for the general public. Maintaining liaison with other State and Federal agencies with "emergency-related" responsibilities. SOCIAL SERVICES POLICIES POLICY 201-48: Child, spouse, and parent abuse. Place a high priority on the prevention of child, spouse, and parent abuse. 3/90 II-25 �THE DETROIT MASTER PLAN OF POLIG_IES SOCIAL POLICIES ,METHODS: Putting a stronger emphasis on early detection of children at risk or likely to be at risk with special emphasis on infants because normal community surveillance of infant abuse is difficult. Providing temporary shelters and encouraging the availability of legal counsel for battered spou s es. Developing programs to deal with parent abuse. POLICY 201-49: Consumer education. Continue to deliver the educational and informational services necessary to enhance the daily living conditions of the citizens of the City. METHODS: Processing consumer complaints promptly, providing statistics on trends and information about new needs for consumer protection and, in general, continuing to reduce the incidence of consumer misspending and fraud against consumers through consumer education and information. POLICY 201-50: Neighborhood self-help. Actively support neighborhood or community-based self-help organizations which a r e e n g a g i n g i n l o c a l h o u s i n g construction/conservation/rehabilitation efforts. METHODS: Encouraging clean-up, lot maintenance, and reuse projects of all types which would contribute to improvements in the neighborhood areas. Initiating City-supported smallscale neighborhood improvement projects for the purpose of demonstrating the effectiveness of such efforts. Supporting neighborhood-based housing programs providing them with a wider variety of services expertise. and and Promoting wider and increased publication of successful neighborhood self-help initiatives. Considering policies to bring about legal transfer of ownership or management control from owners who abandon or disinvest in their property to tenants. 3/90 II-26 �THE DETROIT MASTER PLAN OF POLIC,lES SOCIAL POLICIES Reviewing City housing programs to consider possible revisions or new programs that will provide additional financial resources. Seeking financial and technical assistance to support community-based neighborhood housing efforts. Promoting and encouraging increased private initiatives in City programs and community efforts. Instituting an electronic data processing capability to support neighborhood housing activities and communitybased organizations. Providing new housing units for moderate income persons using sweat equity and owner-builder concepts. Considering establishing special zoning to provide neighborhoods with more latitude and a larger tool arsenal to enhance their own development and vitality. Encouraging programs for housing repair. to develop do-it-yourself skills POLICY 201-51: Neighborhood stabilization. Use available housing resources as feasible to stabilize and/or revitalize neighborhood housing conditions and aid in reversing the process of physical-economic decline occurring in some City neighborhoods. METHODS: Finding ways to shorten the tax foreclosure process and to shorten the period between housing abandonment and measures to secure houses from vandalism. Putting more emphasis on the obligations of property owners to maintain property. Giving priority to funding neighborhood programs generate continued community investment. that Working to improve the quality of repair contractors. Providing accurate information, informed counselors, and needed aid and advocacy services to City residents. 3/90 II-27 �THE DETROIT MASTER PLAN OF POLICJES SOCIAL POLICIES Supporting efforts that will enable people with lower incomes to remain in stable, viable, but nonexclusionary City communities. Encouraging increased public, private, and community cooperation in neighborhood security efforts. Advertising neighborhood stabilization/revitalization efforts that are successful. Encouraging local merchants to sponsor community activities and to maintain a close relationship with the communities in which they are located. POLICY 201-52: Self-help for handicapped. Assist handicapped to become as self-sufficient as possible. the METHODS: Developing and maintaining public buildings and facilities so as to facilitate the social, economic, and physical mobility of the handicapped and physically impaired. Unless totally impractical, encouraging and requiring private developers to make provisions for accessibility by the handicapped and physically impaired members of our society. Mak-ing provisions for the employment of handicapped and physically impaired persons in development projects. Carrying out public functions in forums that provide full accessibility to the handicapped and physically impaired. Avoiding erecting barriers that inhibit the free participation of the handicapped and physically impaired members of the community. POLICY 201-53: Neighborhoods as supportive environment for families. Every viable neighborhood should have the highest possible level of basic public services - clean water and air, public safety protection, housing support (code, zoning, and other ordinance enforcement), sewage and solid waste disposal, street maintenance, traffic and parking control, public health measures, transportation, education, etc. 3/90 II-28 �THE DETROIT MASTER PLAN OF POLIC__JES SOCIAL POLICIES METHODS: Determining the level of community organization and interaction with other entities at which the City can be most effective in supporting the efforts of community groups. Providing technical assistance to neighborhood groups in their efforts to relate to public and other agencies around problems with services at the neighborhood level. Providing supporting and technical assistance to community groups in identifying activities of a self-help nature to improve the quality of life in their neighborhoods. Continuing and enhancing activities which place resources at the disposal of community level organizations for improvement of conditions. Strengthening the neighborhood participation City agencies in technical assistance, mobilization, and use of existing resources. level of resource Strengthening neighborhood level commercial establishments and assisting development of a productive resident-commercial service relationship. Continuing to advocate the interests of Detroit neighborhoods at State and SEMCOG levels in dealing with proposals which may result in the destabilizing of Detroit neighborhoods. POLICY 201-54: Social services to families and individuals. Determine the exact size, characteristics, and location of the population which is "at risk" in regard to adequate income, housing, and neighborhood conditions. External negative pressures on families should be reduced to the greatest degree possible. METHODS: Seeking resources and collaboration (universities, United Community Services, et al) to develop and carry out a sophisticated assessment of its overall conditions. 3/90 II-29 �THE DETROIT MASTER PLAN OF POLIG__IES SOCIAL POLICIES Involving its own and other neighborhood level organizations and agencies in a continuation study in targeted neighborhoods. Studying local impact of cuts and changes in legislation and regulation of Federal and State programs. Defining ways in which negative trends and impacts on people in Detroit can be lessened. negative Examining very closely the relationship between the condition of "homelessness" in the City and the State's II program of deinsti tutionalization of stabilized" mentally ill persons. Seeking outside resources and collaboration to evaluate, propose strategies, and resources for action in regard to adequate social services. Seeking and establishing more effective coordination and planning such as United Community Services, schools, and New Detroit in the area of the development of income and the treatment of other social problems. Evaluating use of City resources in terms of their efficiency and effectiveness, the level of its commitment to easing the impact of social problems, and the determination of ways in which local government can be most effective in its activities in the areas of: influence; enlisting of highly skilled, capable private resources (human and monetary); coordination; technical assistance and financial support to skilled organizations and agencies. POLICY 201-55: Non-traditional households. Support housing activities and programs engaged in providing adequate housing and support services to meet the housing needs of non- traditional households. METHODS: Encouraging development of affordable and safe housing needed by non-traditional households, with a supportive environment for both adults and children. Supporting ( SRO) . 3/90 efforts to improve Single Room Occupancy II-30 �THE DETROIT MASTER PLAN OF POLICIES SOCIAL POLICIES Supporting efforts to provide support services needed by non-traditional households. Monitoring conversions of SRO buildings to apartments, cooperatives, and condominiums that tend to displace SRO occupants. Supporting efforts to provide shared housing opportunit~es to non-traditional households which desire it. POLICY 201-56: Services for the homeless. Take action to reduce homelessness and to provide effective and coordinated services to the homeless. METHODS: Developing additional uni ts of transitional and permanent housing units dedicated to the homeless. Preserving current single-room occupancy buildings. Establishing a clearly designated coordinator of services to the homeless. Supporting the development of a center for homeless persons. comprehensive service Continuing to support agencies which provide services to the homeless. POLICY 201-57: Prenatal care and parenting skills. Every expectant mother should have access to good prenatal and follow-up care regardless of ability to pay. METHODS: Taking definite steps to determine the exact extent of lack of prenatal and follow-up care and cause mobilization of resources and cooperative efforts to combat in the areas of: infant health; teen pregnancies; training in parenting skills (for both parents); continued formal education for teen parents; coping skills for "at risk" parents (all ages and both parents) of infants; youth employment (male and female); strategies for involvement of both parents in the rearing and protection of the child; child abuse. 3/90 II-31 �THE DETROIT MASTER PLAN OF POLIC..IES SOCIAL POLICIES POLICY 201-58: Elementary school-age children and their parents. Provide adequate protection of the health and welfare of this age group as a major deterrent to both future social adjustment problems and the costly remedial measures required to correct them. METHODS: Maintaining "community" is especially important at this stage. These children are just beginning to move out of the family circle and to be required to negotiate broader systems (neighborhood and school, primarily) and to discover the nature of "their community". Lack of safe passage in the neighborhoods between home and school causes children to become more vulnerable to abuse from persons external to the home, in addition to vulnerability in the home. The protective aspect of community is vital at this stage. Providing expanded programming in recreation centers for elementary and pre-adolescent age youngsters. Including protection of elementary school-age children in studies to determine exact conditions in Detroit in areas of: early childhood education and health status. Including action against child abuse crime prevention program. in any concerted Devising a definite plan for coordination of appropriate City services and assigning responsibility for the carrying out of the City's role. Maintaining methods and relationships whereby the City can be abreast of the status of the programs which do exist in the City, determining gaps in accessibility, and taking action at appropriate levels. POLICY 201-59: Adolescent population. Provide adequate protection of the health and welfare of this age group as a major deterrent to both future social adjustment problems and the costly remedial measures required to correct them. METHODS: Promoting neighborhood conservation. 3/90 II-32 �THE DETROIT MASTER PLAN OF POLIG_IES SOCIAL POLICIES Promoting neighborhood and community atmosphere which is protective of children and youth. Promoting neighborhoods organized to be hospitable rather than hostile to youth. Publicly encouraging programs involving all of the neighborhood and higher level mechanisms for positive influence on youth, with involvement of the youth themselves in design and implementation. Local government should support the legislation for youth as well as adult employment - including wide ranging opportunities for voluntary work experiences. Providing local government support for equitable financing of educational institutions and special programs for the "at risk" population. Finding ways to help prevent teenage suicides. Provide adequate services to deal with those who run away from home. POLICY 201-60: Working parents. Encourage greater workplace flexibility to accommodate the needs of working parents with young children. METHODS: Encouraging employers to make scheduling adjustments in the work place. Encouraging assistance to workers in regard to child care at or near work sites. POLICY 201-61: Independence for elderly persons in planning and managing their own lives (incomes). Elderly persons should be assured of income and support adequate to meet their basic needs. METHODS: Actively promoting development of wide ranging opportunities for retraining and reemployment of Detroit's large unemployed middle-aged work force. 3/90 II-33 �THE DETROIT MASTER PLAN OF POLIC~ES SOCIAL POLICIES Supporting legislation and other activities which protect opportunities for employment of those elderly persons who are able and desirous of working. Providing active legislative support for changes in Social Security laws which discriminate against women: namely, the inability to benefit from their own Social Security contribution independent of those of their spouses and the 10-year marriage duration clause in regard to divorced women. POLICY 201-62: Independent old age (health and mobility). Services which assist elderly persons in achieving and maintaining physical health and mobility should be available and accessible without regard to economic status. METHODS: Promoting activities which encourage elderly persons in achieving and maintaining physical health and mobility should be available and accessible without regard to economic status. Continuing and increasing programs encouraging nutrition and other health promoting activities. good Encouraging activities which emphasize training of health professionals {including doctors) in the field of geriatrics, helping the aging population to maintain high standards of health for the longest possible period of time. Encouraging programs which make affordable for elderly persons. adequate health care Encouraging appropriate public health nursing, in-home health care aide programs for the elderly, and day care as a viable alternative to the more expensive in-patient hospital and nursing care. Assuring handicap accessible buildings. Assuring transportation which is convenient and meets special needs at low cost. Involving elderly persons in the planning of programs to serve their age group and neighborhoods. 3/90 II-34 �THE DETROIT MASTER PLAN OF POLICJES SOCIAL POLICIES POLICY 201-63: Independent old age. A coordinated network of Social Services to older citizens should exist in the City, with special emphasis on services to elderly persons with special needs. METHODS: Coordinating appropriate City services with those other agenciies providing services to the elderly. of Encouraging the efforts of agencies to bring about a higher level of effectiveness nd efficiency through coordination of their services. Encouraging programs which give wide ranging opportunities for passing on of values, skills, experiences from the senior generation to the younger. 3/90 II-35 �THE DETROIT MASTER PLAN OF POLICIES ECONOMIC POLICIES ARTICLE 202 ECONOMIC GOALS, POLICIES, AND STRATEGIES INTRODUCTION TO ECONOMIC POLICIES The economy of Detroit has long been based on the manufacturing of transportation vehicles and consumer durable goods. Detroit industry has produced every type of transportation vehicle from autos to aircraft, from steamships to spaceships. In the 1980's, however, Detroit's economic base is experiencing a profound transformation: it is moving from a reliance on manufacturing jobs toward an increased emphasis on service-oriented jobs. The economic policies set forth here recognize the importance of the past as well as the future: they address both the manufacturing sector and services sector and the challenge to retrain and re-educate Detroit's labor force so that the transition from past to future will benefit all workers. The policies also recognize the increased participation of women in the labor force and the many implications this has for child-rearing practices and the social environment. Finally, Detroit's closeness to Canada and its location on the Great Lakes/St. Lawrence Seaway is viewed as a very positive economic factor. The general economic climate of the community is the element which allows the other needed social and physical improvements to happen. The economic policies are fundamental to the future of Detroit. They are the foundation upon which other kinds of development will build. EMPLOYMENT POLICIES POLICY 202-1: Full employment for Detroit residents. Continue to assign the highest priority to attaining full employment for Detroit's residents. METHODS: Helping unemployed to plan better for their re-entry into the work force. 3/90 II-36 �THE DETROIT MASTER PLAN OF POLICJES ECONOMIC POLICIES Insuring adequate unemployment benefits, and encouraging unemployed to get skill retraining when needed. Recognizing workers' needs for security, predictability, advancement, and quality work life. Continuing realistic programs to attract new industry in targeted areas. Promoting incubation of new industry. Balancing stability with growth. Creating an environment attractive to business and industry relative to taxes, services, education, and setting. Promoting new services employment in selected areas. Exploring shorter work weeks and benefits of available jobs. job sharing to spread Fostering entrepreneurship, solving credit and insurance barriers. When unemployment is high, increase public sector especially rebuilding infrastructure. jobs, Encouraging support for youth corps. Encouraging City. placement of job providing institutions in Supporting tax credits for employing and training hard core unemployed. Seeking countercyclical funding f ram the Federal Government to cities with the most severe business cycles. POLICY 202-2: Economic development planning and delivery system. Maintain an economic development planning and delivery system at a level which will enable Detroit to (1) make enlightened decisions in the area of economic development; and ( 2) compete effectively in the battle to retain and expand Detroit's existing employers and tax base and attract new employers. METHODS: Expediting government approval process for developers. Encouraging formation of district employer associations. 3/90 II-37 �THE DETROIT MASTER PLAN OF POLICJES Assisting prospective incentives. Assisting employers improvements. employers ECONOMIC POLICIES to get financial in land assembly and infrastructure Encouraging training of entrepreneurs. Coordinating development to maximize overall impact. Encouraging development agencies to study overall economy and make the most of multiplier effects. Surveying employers to determine what is most needed. POLICY 202-3: City of Detroit employment base. Continue and, where feasible, upgrade the planning and implementation of programs and projects aimed at maintaining and expanding employment opportunities in the City in order to (1) provide jobs for residents unable to commute: (2) provide adequate levels of local retail commercial services for residents; and, (3) improve the City's tax base. METHODS: Making use of viable "enterprise zone" legislation. Providing transportation to where jobs are located. Revising laws to give adequate special incentives to locate in central city locations. Discouraging building public "urban sprawl". facilities which encourage POLICY 202-4: Education and job training and retraining. Provide Detroit residents the qualifications and job skills necessary to ( 1) enable them to compete effectively for available jobs, and (2) provide a skilled labor pool that will enable Detroit both to retain existing employers and attract new ones. METHODS: Using incentives to provide on-the-job training. Working toward a more effective and better funded Federal job training program. 3/90 II-38 �THE DETROIT MASTER PLAN OF POLICJES ECONOMIC POLICIES Working with school system to insure timely and suitable training for youngsters to enter the work force. POLICY 202-5: Equal employment opportunities for minorities. women. and the handicapped. Continue and, where feasible, upgrade the promulgation and enforcement of rules and the planning and implementation of programs and projects aimed at providing equal employment opportunities for minorities, women, and the handicapped. METHODS: Pursuing affirmative action for minorities, women, and the handicapped. Expanding "Head Start" programs and day-care programs. Encouraging labor unions to include minorities, females, and the handicapped in apprenticeship programs. Supporting programs. flexible working hours and/or work at home Supporting principles of equal pay for equal work. Supporting small business assistance for women. minorities and POLICY 202-6: Job opportunities and services for women. Make a special effort to improve job opportunities and related support services for female heads of households. METHODS: (Many of the approaches for serving these women would also aid in meeting the needs of men, especially single parents. ) Facilitating work-at-home arrangements and flexible work schedules for single parents. Encouraging neighborhood level community support systems for "fragile" families. Encouraging creation of child-care centers and latch-key programs. Inducing continuing public discussion of the causes of and remedies for female poverty that results in large numbers of children growing up in adverse poverty circumstances. Exploring "job sharing" strategies. 3/90 II-39 �THE DETROIT MASTER PLAN OF POLICJES ECONOMIC POLICIES SERVICE SECTOR POLICIES POLICY 202-7: Growth potential of service industries. Target plans, programs, and projects to retrain and expand service industry employers because this is the primary sector of the economy where there is growth. METHODS: Recognizing health services as major job providers. Encouraging Detroit financial nationally competitive. institutions to remain Encouraging foreign banks to locate in Detroit. POLICY 202-8: Retail development. Stimulate the local entrepreneurial talent of the City of Detroit by helping those already in business to compete effectively on a regional basis, and by encouraging new community-serving businesses to develop in the City. METHODS: Increasing the quality and use of market survey techniques to determine the significant consumer market segments in Detroit. Encouraging individual merchants and businessmen's associations to become sensitive to the needs of particular groups of consumers, such as the elderly, single-parent households, female shoppers, male shoppers, workers with limited time to shop, youth, visitors, conventioneers, etc. Encouraging Detroit's educational community to make pupils aware of the possibilities of their becoming entrepreneurs. Encouraging education for creative problem solving. Encouraging training in entrepreneurship for adults. Encouraging local merchants to form associations to make collective purchases for cost savings, for bookkeeping and cost-cutting devices, market information, and credit problems. Encouraging the development of shoppers' cooperatives and other forms of local ownership. Encouraging local merchants to sponsor special community events and in general maintaining close relations with their local community. 3/90 II-40 �THE DETROIT MASTER PLAN OF POLIOES ECONOMIC POLICIES Surveying existing businesses that may wish to locate outlets in Detroit (such as off-price retailers) and assisting in finding suitable locations. Encouraging the location of chain stores. POLICY 202-9 Commercial (for-profit) recreation and entertainment: an economic development tool. Recognize the strong role that the commercial recreation sector plays in the City economy and promote it as an economic development tool. METHODS: Promoting the downtown and adjacent commercial entertainment center. areas as a major Promoting the convention and tourism industry focusing on the Central Business District. Encouraging commercial water-related the riverfront. recreation uses on Encouraging artists and art groups. Helping promote other entertainment facilities in the City. POLICY 202-10: Cultural events. Recognize the value of cultural events for attracting tourists to the City, and promote them as an economic development tool. METHODS: Understanding and fostering the economic relationship between the recreation and culture programs. Developing a concentrated area, cooperatively backed by both public and private development, for non-profit arts and cottage craft industries, theaters, dance studios, design and fashion outlets, musical venues, food, shopping, and for-profit entertainment outlets. Fully restoring and promoting facilities like Fort Wayne. historically important Renovating and promoting for cultural and business use historical buildings, warehouses, and movie palace structures. Increasing tours of industrial plants and other businesses. 3/90 II-41 �ECONOMIC POLICIES THE DETROIT MASTER PLAN OF POLIC..JES Encouraging the development of travel and promotional packages featuring all aspects of Detroit's cultural offerings. Monitoring all arts activity and ancillary economic dollar multipliers in the public, private, and non-profit sectors. POLICY 202-11: Role of high technology in the economy. Utilize the knowledge that high technology is not a separate economic sector but a facet of the modernization of home, offices, factories, and the developing of plans, p r ograms, and projects to improve Detroit's economy. METHODS: Attracting and developing high tech industries encouraging availability of venture capital. and Promoting use of advanced technology in City agencies, and coordinating with private sector use. Encouraging further industrial processes. "research and development" in Supporting testing and training labs for small companies. POLICY 202-12: Energy usage. Monitor the role energy plays in Detroit's relative economic advantage. METHODS: Conducting more systematic research about - the role of energy considerations in industrial location; pinpointing problems and seeking solutions affecting industrial location in Detroit. MANUFACTURING POLICIES POLICY 202-13: Manufacturing employment. Continue and, where feasible, upgrade the planning and implementation of programs and projects targeted at retaining and expanding manufacturing employment even though the relative size of this sector of the economy is declining rapidly, because manufacturing jobs in general pay a living wage to their employees. METHODS: Supporting the auto industry as a continuing base of the economy and assist the "just-in-time" inventory process. 3/90 II-42 �THE DETROIT MASTER PLAN OF POLICJ:ES ECONOMIC POLICIES Encouraging the local steel industries to modernize. Encouraging local industry to use the local aluminum scrap. Supporting updating of machine-tool industry. Encouraging diversifying the economy. Fostering export. food processing industries, especially for Developing a local manufactured housing industry. Monitoring new modernization. industry trends and encouraging Fostering entrepreneurship and innovation. Utilizing available State funds related business. to aid food processing- POLICY 202-14: Industrial employer retention and expansion. Continue and, where feasible, upgrade Detroit's plans and programs to facilitate the retention and expansion of existing industrial employers. METHODS: Providing financial expansion. assistance for modernization and Organizing and supporting industrial district associations. Assisting employers to find new markets. Assisting in land acquisition through various means including assemblying and inventorying vacant parcels and expediting the transferral process where appropriate. Encouraging relocating to new Detroit facility when needed, or to stay nearby in the region if a suitable site is not available in Detroit. Encouraging legislation to attract or retain employers. Determining problems of employers through regular contacts. Improving trafficways around industrial areas. 3/90 II-43 �THE DETROIT MASTER PLAN OF POLICIES ECONOMIC POLICIES POLICY 202-15: Industrial employer attraction. Continue Detroit's plans and programs to attract new industrial , employers, including new branches of existing companies and, where feasible, upgrade them. METHODS: Providing financial incentives for new employers including City equity position in projects where appropriate. Promoting k~owledge of the fact that there exists a pool of skilled tool and die, model and pattern makers in the Detroit area. Promoting the advantages of the proximity and cooperative economic relationship between Detroit and Windsor, including the advantages brought about as a result of the Free Trade Agreement. Promoting unique sites near Port, Airport, etc. Assisting employers to find and develop sites, as needed. Maintaining and expanding industrial/commercial development promotional programs. Seeking suppliers of auto plants and foreign manufacturers to move to Detroit. Incubating new companies. Recruiting manufacturers which are counter-cyclical, where possible. less cyclical or POLICY 202-16: Industrial site availability. Maintain an inventory of available industrial sites and facilities of various sizes so that requests from employers wishing to locate or relocate in Detroit can be met on a timely basis. METHODS: Developing methods to make Detroit site costs competitive with suburban locations. Maintaining an inventory of vacant, ready to develop industrial sites of various sizes and transport options. Marketing the foreign trade zone. 3/90 II-44 �THE DETROIT MASTER PLAN OF POLIGJES ECONOMIC POLICIES Assembling usable industrial parcels by combining vacant, obsolete industrial with vacant and deteriorated nearby residential use areas. Working with realtors in placing industries. Maintaining an inventory of shared space for sale or lease in multi-use buildings, and exploring the possibility of shared services. Exploring use of industrial "shell" buildings. Demolishing potential. isolated vacant plants without economic HOUSING POLICIES POLICY 202-17: Private sector reinvestment in housing. Take appropriate actions to influence and facilitate increased private sector involvement in public programs that will propel and sustain City neighborhood-housing stabilization initiatives and promote City-wide revitalization. METHODS: Encouraging private residential development. Periodically, reviewing the · building code for anachronisms and City practices. Making available to the private sector a City-wide analysis and profile of Detroit neighborhood-housing needs. Giving priority to funding neighborhood programs that generate continued community investment with less public involvement. Supporting neighborhood-based housing programs. Insuring strict enforcement of the Michigan anti-redlining law and the community reinvestment act. Devising programs which facilitate and encourage higher levels of housing construction, maintenance, repair, and rehabilitation. Reviewing local housing development procedures and requirements to eliminate overregulation and unnecessary delays. 3/90 II-45 �THE DETROIT MASTER PLAN OF POLICIES ECONOMIC POLICIES Considering cooperative working programs between the financial institution, the City, property owner, and the tenants to induce rental property improvements. Encouraging more direct dialogue between development interests and community residents. private Developing programs to train minority housing developers, contractors, and rehabilitation workers. Considering 'programs to reduce land costs associa t ed with neighborhood-housing development using appropriate incentives. POLICY 202-18: Housing demand. Take appropriate actions to stimulate increased demand for Detroit housing by all household types. METHODS: Improving public/private housing availability. information sources on City Insuring that fair housing legislation is enforced. Pursuing additional housing renters and home buyers. subsidies for lower income Pursuing employment and training programs which create job opportunities and provide skills. Reviewing local zoning ordinances and building codes for changes that will facilitate providing appropriate housing. Encouraging private market participation to provide housing choices. Supporting Federal and State legislation that would provide assistance to central city new housing construction and rehabilitation. Considering possible revisions or new programs that will provide additional financial resources to reduce the cost of housing. Promoting the systematic marketing of Detroit's image. Considering possible revisions or new programs to make more favorable mortgage financing available. 3/90 II-46 �ECONOMIC POLICIES THE DETROIT MASTER PLAN OF POLICIES Maintaining and developing public transportation facilities which make the City accessible. Encouraging increased public, private, and cooperation in neighborhood security efforts. Supporting the development of amenities through capital and operating programs. Advertising the neighborhoods. City's commitment community and to services improving POLICY 202-19: Home ownership. Continue to promote efforts to stabilize and increase the level of home ownership and owner-occupied housing in the City. METHODS: Facilitating the removal of blighting conditions. Working with the insurance industry to provide a full line of insurance coverage at reasonable rates. Providing adequate funds and purchase and maintain homes. financing mechanisms to Supporting added State, Federal, and local programs that increase home ownership. Monitoring and assessing the viability of condominium and cooperative conversions. Supporting additional free or at-cost home repair and maintenance programs for lower income owners. Informing the public about different kinds of mortgages and their pitfalls. POLICY 202-20: Detroit city finances. Increase Detroit's tax base by promoting development. Obtain a fair share of Federal and State entitlement funds. This should be done so that the City will have adequate stable revenue sources to provide services to residents and employers, with an overall tax burden and fee-for-services schedule no higher than the average for communities in southeastern Michigan. METHODS: Implementing programs. 3/90 the City's development and employment II-47 �THE DETROIT MASTER PLAN OF POLICIES ECONOMIC POLICIES Implementing acquisition of adequate funding from State and Federal sources. POLICY 202-2la: Water supply rates. Maintain water rates at as moderate a level as possible which will provide sufficient revenue for proper system maintenance and operation but will not hamper economic development within the built-up area or discourage water sales to customers. POLICY 202-2lb: Sewerage rates. Maintain sewerage disposal rates at a moderate level which provides sufficient revenue for proper system maintenance and operation, does not hamper economic development within built-up areas, or discourage cooonunities from joining the Detroit system. METHODS: Retaining present customer base. Improving working relationships with system customers and the general public. Carefully reviewing all requests to extend services beyond the present areas in order to discourage urban sprawl. 3/90 II-48 �THE DETROIT MASTER PLAN OF POLICIES PHYSICAL ARTICLE 203 PHYSICAL DEVELOPMENT GOALS, POLICIES, AND STRATEGIES INTRODUCTION TO PHYSICAL DEVELOPMENT POLICIES The City of Detroit grew in distinct waves of population immigration. The period between 1910 to 1930 saw the population of the City increase from 465,700 to 993,700, a 113% increase. As a consequence of these surges in residents, much of the physical development of Detroit took place during such periods. More than 47% of the current housing stock was built during 1910 to 1935. In addition to housing, many public facilities such as schools, libraries, electrical substations, sewers, etc., were built at the same time. The policies presented here are aimed at addressing the problems inherent in the simultaneous aging of the housing stock, industrial buildings, and other facilities on such a large scale. Modernization, replacement, and reuse are all strategies appropriate to Detroit's physical condition. While the process of urban growth normally proceeds by adding new structures to the outer fringe of development, the process of aging is not as defined as that of growth. This means that while much of the inner areas of Detroit are in need of attention, some areas are aging or deteriorating more rapidly than others. The policies urge sensitivity to varying levels of deterioration and differing strategies of redevelopment. Correction of land-use problems cannot be done by the public sector alone. Individual property owners, business people, and neighborhood groups must all do their share. Collaboration between them and the public sector is essential. REDEVELOPMENT POLICIES POLICY 203-1: Attrition and renewal of physical facilities. Conservation of the City's physical resources should be a major priority of the City. Demolition should be a last resort to remove a major safety hazard. Special incentives for rehabilitating existing structures must be continued and expanded. 3/90 II-49 �THE DETROIT MASTER PLAN OF POLICIES PHYSICAL METHODS: Holding owners responsible for the condition of unoccupied property, and shortening the period before government is legally allowed to take action to salvage or demolish the building. Encouraging utilities and banks to make provision~ for retrofitting of structures. Encouraging owner occupancy of structures, condominium and cooperative ownership types. special including Encouraging and educating owners and potential owners to perform preventative maintenance and early repair on their property. POLICY 203-2: Vacant land. Promote optimal reuse of vacant land: exercise necessary actions to control and properly maintain vacant land. METHODS: Developing a computerized land use inventory information system to identify vacant property and target areas for development opportunities. Conducting design competitions to heighten awareness of available vacant City development sites. Expanding existing City practices regarding interim uses for vacant land, including City-owned vacant parcels being sold to adjacent property owners, using parcels by neighborhood groups for parking or as play lots and community gardens. Expediting the process of vacant land transferral where appropriate. Promoting development of City-owned surplus lots and providing new housing units for moderate income persons using sweat equity and an owner-builder concept. Reducing land costs associated with development, appropriate incentives. using Identifying whether there are physical constraints or basic infrastructure problems with existing City development sites and resolving them as appropriate. 3/90 II-50 �PHYSICAL THE DETROIT MASTER PLAN OF POLICIES Improving the City maintenance of vacant lots to eliminate problems of rodent infestation and other public health concerns. Considering possible development plans. land trades to facilitate City Insuring that new housing construction involving infill sites is designed to conform with the existing architecture. Consider transferring ownership of vacant lots to community organizations who are willing to improve and/or maintain them under a contractual arrangement with the City. POLICY 203-3: Redevelopment. Combat and contain neighborhood and commercial blight, remove blighted structures, assemble land for redevelopment, rebuild neighborhoods, and when necessary to a limited degree relocate families into other neighborhoods with better social and physical conditions. METHODS: A limited program of blight clearance and carefully coordinated relocation can create a new market for some housing units in relatively good condition in those areas of Detroit currently viable but with little demand. The new owners would have a home in good condition with high equity and low monthly payments. At the same time, land could be assembled for rebuilding of deteriorated neighborhoods including a wide range of housing types and including new opportunities for high income, moderate income as well as low-income housing. In some cases, land could be made available to encourage job-producing business to locate or expand. House moving should be explored to make use of vacant lots in nearby neighborhoods. POLICY 203-4: Community resource areas. Treat concentrated employment areas as resources for the whole community. METHODS: Maximizing the economic and employment potential of the Central Business District and Woodward area. 3/90 II-51 I I I I �THE DETROI-T MASTER PLAN OF POLICIES PHYSICAL Completing the Medical Center renewal project extending its influence within the Woodward area. and HOUSING STOCK POLICIES POLICY 203-5: Housin~ supPly. Take appropriate actions to facilitate the providing of an adequate supply and mix of Detroit housing for all household types. METHODS: Developing and utilizing a City-wide analysis and profile of neighborhood-housing needs. Developing and utilizing a City-wide housing conditions survey to provide a comprehensive profile. Supporting the provision of diverse types of housing. Encouraging multi-use projects with housing. Providing incentives for housing project designs that provide security, recreation, and esthetic quality. Reviewing City zoning, property tax, public service, and capital improvement programs to facilitate desired new housing construction. Supporting legislation that would construction and rehabilitation. assist new housing Planning for housing to meet special needs of families, children, the elderly, and the handicapped. Providing adequate financial and technical assistance to community-based groups in neighborhood housing. Enabling people with lower incomes to remain in stable, viable, but nonexclusionary communities with adequate services. Encouraging private market participation to housing attractive to young childless couples. provide Reviewing local zoning ordinances and building codes to facilitate appropriate down-sized, higher density housing units; zero lot line and manufactured housing technology should have higher priority. Facilitating use of mobile and other manufactured housing where appropriate. 3/90 II-52 �THE DETROIT MASTER PLAN OF POLIClES Identifying sites along "development edges" prime for housing development to enhance neighborhoods. PHYSICAL that are adjacent Conducting design competitions to heighten awareness of available vacant City development sites. Assessing and monitoring the viability of condominium and cooperative conversion. Being alert to violations of tenants' rights. Working to prevent the condition whereby speculators buy and hold groups of HUD houses. POLICY 203-6: Existing housing stock. Maintain habitable City housing stock in good repair by promoting regular maintenance programs for basically sound housing, and rehabilitation programs to repair housing that is in a state of disrepair or substandard and suitable for rehabilitation. METHODS: Supporting strict enforcement of the Michigan antiredlining law and the community reinvestment act. Supporting additional free or at-cost home repair and maintenance service for lower income home owners. Transferring ownership or management control from owners who abandon or disinvest in their property to tenants, individuals, or non-profit groups. Providing financial and technical assistance to community groups and non-profits engaged in housing conservation and rehabilitation efforts. Encouraging the private financial community to provide increased funds needed to leverage and sustain City housing rehabilitation and conservation. Training or informing persons about home maintenance or neighborhood conservation techniques. Emphasizing appropriate targeting and concentration of City housing rehabilitation and conservation resources in strategy areas. 3/90 II-53 �THE DETROIT MASTER PLAN OF POLICIES PHYSICAL Promoting increased minority contractors' participation in City housing rehabilitation and conservation programs. Considering possible revisions or new programs that will provide additional financial resources to support conservation and rehabilitation programs. Suppor..ting efforts being made to assure that fire and other homeowner insurance will be readily available. Increa~ing the private stabilization efforts. sector role in neighborhood Developing a City-wide housing conditions survey to provide a comparative profile of ·neighborhood housing conditions. -Considering placing a nuisance tax on owners of property that has deteriorated to a condition that blights a neighborhood. POLICY 203-7: Abandonment of property. Continue to promote programs and policies that will curtail contagious and concentrated housing abandonment that is evident in some City neighborhoods. METHODS: Considering policies to bring about legal transfer of ownership or management control from owners who abandon or disinvest in their property to tenants. Insuring that adequate investment funds are available at interest rates which encourage proper maintenance, rehabilitation, and construction. Providing training, advisory, and support services owners and managers of multi-family housing. to Quickly identifying structures which are in the process of being abandoned so they can be secured. Expediting City ownership and/or properties. Using homesteading to structures available. 3/90 make control of abandoned City controlled vacant II-54 �THE DETROIT MASTER PLAN OF POLICIES n POLICY 203-8: Public housing. , of City public housing. PHYSICAL Maintain an adequate supply METHODS: Monitoring Federal public housing legislation and supporting changes which increase the local government's control of rents, maintenance, financing, and management. Seeking to involve the State and County in sharing the cost of low-income public housing in Detroit. Working with the local and regional area HUD offices to develop innovative approaches to making low-income public housing more competitive. Where possible, rearranging housing configurations to permit better child surveillance and more "defensible space" features. Designating surrounding areas where low-income public housing is located for special considerations. This will include rehabilitation loan and grant programs for homes and businesses; organizations of the business community; technical assistance to residents, businesses, community groups, and other relevant groups; low-cost environmental improvements; and, priority consideration for all grant funds and new program development, where relevant. Continuing to work toward streamlining City management and maintenance techniques. Involving tenants in selfmanagement. Encouraging the scattered-site principle. voucher programs. Monitoring POLICY 203-9: Rental housing. Take actions to stabilize the quality and quantity of City rental housing stock and insure that there is an adequate supply available to those who desire it, especially lower income households. METHODS: Exploring use of the building code landlord funds into maintenance. to channel more Working with Federal agencies to provide more control over the indiscriminate sale of HUD properties. 3/90 II-55 �THE DETROIT MASTER PLAN OF POLICIES PHYSICAL Providing accurate information, informed counselors, and needed aid and advocacy services. Bringing about legal transfer of ownership or management control from owners who abandon or disinvest. Finding ways to reduce absentee ownership. Assessing and monitoring the viability of condominium and cooperative conversion. Supporting housing assistance programs that provide sufficient subsidies to lower income households. Supporting efforts being made to provide assurance that fire and other property insurance will be readily available. Supporting efforts to enforce fair housing legislation in the City. Supporting and facilitating efforts rehabilitate rental housing units. Reviewing housing legislation to compatible with Detroit housing enforcement procedures. to build and insure that it is and building code Supporting effective enforcement of inspection ordinance. the annual rental POLICY 203-10: Heating costs. Promote energy conservation and provide assistance in reducing heating costs. METHODS: Making available throughout the City, information, technical assistance, and assistance with cost. Updating building codes to permit use of the most energyefficient building technologies. Encouraging landlords to weatherize, bills. to reduce utility POLICY 203-11: Image of Detroit neighborhoods. neighborhood-housing activities which make a contribution to strengthening Detroit's image. 3/90 Promote positive II-56 �THE DETROIT MASTER PLAN OF POLICIES PHYSICAL ,METHODS: Conducting design competitions to heighten awareness of available vacant City development sites. Encouraging those interested in presenting the positive aspects of Detroit neighborhoods to the public. Promoting more organized neighborhood-based activities like neighborhood ethnic festivals. Promoting the systematic marketing of Detroit's image. Promoting the expansion of programs which emphasize Detroit's positive neighborhood aspects such as signs identifying neighborhoods. Advertising neighborhood stabilization/revitalization efforts that are successful, and the City's commitment to improving neighborhoods. RETAIL AREA POLICIES POLICY 203-12: Major retail centers. Promote and enhance the long-term competitive position of Detroit's major retail centers ( downtown and New Center) within the total retail pattern of the Detroit region. METHODS: Surveying and analyzing lines of merchandise, types of stores, types of services that would be unique within the Detroit region, and encouraging them to locate in downtown. Paying special attention to market segments (by age, gender, income, etc.). Promoting use of people mover and pedestrian skyway as links between downtown activity centers. Where appropriate, developing retai 1 11 themes II for different people mover stations. Encouraging building owners to market upper-level vacant space where it adjoins people-mover skyway system. Providing convenient retail centers. 3/90 short-term parking in the major II-57 �THE DETROIT MASTER PLAN OF POLICIES PHYSICAL Promoting a downtown parking system that is accessible, convenient, moderately priced, with lots that are paved, lighted, and landscaped. Encouraging merchants and retail sales potential especially workers who have need auto repair services services. businessmen to capture full of workers and visitors, limited time to shop, who may or other types of consumer Promoting retailing hours and workers' hours that will accommodate working single women and families with two working spouses. Building climate-controlled environments and creating an environment of fun for comparison shoppers, including frequent special events. POLICY 203-13: Comparison retail centers. Assure that Detroit resident consumers will have available to them reasonably accessible, competitively priced, high quality comparison goods and consumer services. METHODS: Maintaining and improving existing comparison shopping centers and shopping districts throughout the City by making them safe and pleasant areas in which to shop and to do business. Encouraging development of new types of centers or districts focused on home maintenance or personal service needs. Encouraging retail merchants to expand lines of merchandise to increase both variety and quality of goods and to work together. Recognizing the importance of certain public service facilities (such as the post office, Michigan Secretary of State) as well as the importance of chain stores, to the viability of comparison centers. Encouraging merchants' associations to perform frequent market studies. Encouraging transportation services without cars to reach Detroit inexpensively and conveniently. 3/90 to help shopping people areas II-58 �THE DETROIT MASTER PLAN OF POLI~IES PHYSICAL Encouraging the development of shoppers' cooperatives and other forms of local ownership. Encouraging merchants and other businessmen to coordinate hours of operation. Assuring public safety, sufficient crosswalk areas at intersections, high levels of street lighting . Continuing programs of facade improvement and street improvements and promote better relationships of parking facilities to store facilities. Encouraging grouping of stores street parking can be provided. in centers where off- Encouraging local merchants to strive for attractive and clean establishments and grounds. POLICY 203-14: Neighborhood commercial recreation. Encourage the establishment of neighborhood commercial recreation opportunities in areas lacking them. METHODS: Redeveloping or rehabilitating neighborhood commercial areas for recreation uses. Assisting in finding reuses of movie houses and bowling alleys. Promoting family-use oriented neighborhood businesses. Controlling nuisance-type neighborhoods. recreation businesses in POLICY 203-15: General commercial and neighborhood retail areas. Encourage the grouping of existing viable convenience retail establishments into one-stop shopping centers with a supermarket and drugstore anchors for the center. METHODS: Encouraging conversion of obsolete neighborhood-serving facilities. Where feasible, parking. 3/90 utilizing vacant gas lots stations for into off-street II-59 �THE DETROIT MASTER PLAN OF POLICIES PHYSICAL Demolishing vacant and abandoned structures. Rezoning from B4 to B2 or B3 portions of thoroughfare frontage that are no longer appropriate or viable for general business purposes. POLICY 203-16: Thoroughfare frontage. Maintain healthy commercial development along thoroughfares and phase out or redevelop excess or obsolete structures. METHODS: Continuing to utilize matching grants to stimulate owners to make facade improvements. Encouraging redevelopment of vacant strip commercial land in a manner that captures the automobile-oriented nature of the thoroughfare. Encouraging conversion of some vacant commercial lots into parking spaces to serve viable businesses. Parking should have high visibility and safety. Promoting drive-through style establishments including the sale of convenience goods (such as gas stations are beginning to do), restaurants, banks, newspaper stands, ticket booths, etc. Installing a system of directional signs identification markers that will help motorists establishments along thoroughfares more easily. and find Reducing visual blight along the major traffic arteries of the City. Stimulating residential and other uses to locate along thoroughfares. Reducing opportunities for abrasive uses to locate where they may damage other uses. INDUSTRIAL AREAS POLICIES POLICY 203-17: Industrial areas. Maximize the economic and employment potential of the City's industrial areas and reinforce them as long-term employment centers. 3/90 II-60 �THE DETROIT MASTER PLAN OF POLICIES PHYSICAL METHODS: Capitalizing upon existing major industrial employment anchors by improving the environment and security in surrounding areas, providing land for new small industries, promoting adaptive reuse of existing buildings, improvements in traffic circulation, and providing room for expansion. In strategic areas, promoting development of research facilities and related offices, especially emphasizing high technology in their manufacturing processes. Improving thoroughfares and rail access so that both workers and materials can move freely to and from the plant. Increasing emphasis on rehabilitation and subdivision of industrial buildings for inexpensive industrial rentals. The City should capitalize upon this newly available space. The buildings should be made as attractive as possible. Identifying suitable sites for modern industrial plants, with parking and with a margin of area for modernization and expansion. Promoting the basic concept of II Industrial Interpretation 11 as it relates to the educational and tourism aspects of industry. POLICY 203-18: Relationship of industry to residence. Improve physical, functional, and visual relationships between industries and adjacent neighborhoods. An effort should be made to strengthen the bond between major employment centers and the communities in which they are located. METHODS: Separating heavy industry and homes further, keeping heavy industry at the core of the industrial belts and lighter industry and business with compatible performance characteristics along the outer edges. Establishing green-space buffers and open areas between heavy industry and homes. 3/90 II-61 �THE DETROIT MASTER PLAN OF POLICIES PHYSICAL Widening some thoroughfares and routing some accessways along industrial corridors. Reviewing the edges of many industrial corridors for potential rezoning from M4 to M2 or M3 to protect nearby housing. Pockets of declining housing located within industrial areas should be zoned TM, transitional industrial. Promoting ·the basic concepts of the Image Corridor as it related to industry which is adjacent to residential and commercial areas. This concept establishes visual and/or physical buffers between unattractive industrial activities and the public space. Establishing landscape buffers along railroad corridor rights-of-way when they are adjacent to residential areas. Encouraging industries to establish a unified paint and maintenance program to improve the visual image of their facilities. HUMAN SERVICES FACILITIES POLICIES POLICY 203-19: Public school facilities. Utilize the existing public school plant in as advantageous and costeffective manner as possible. METHODS: Utilizing the public schools as developmental anchors which can be capitalized upon to give additional strength to their surrounding communities. Improving energy conservation in school buildings. Maintaining school facilities in proper repair. Making fuller community use of school buildings. Improving coordination between the City government and the Board of Education on use of schools and school facilities. POLICY 203-20: Access to and efficiency of post-secondary schools. Encourage the provision of convenient access to post-secondary schools, their cost effectiveness and positive relations with their surroundings. 3/90 II-62 �THE DETROIT MASTER PLAN OF POLI~IES PHYSICAL METHODS: Developing school sites for security and efficiency. Promoting their positive relationships with surrounding business areas and neighborhoods. Encouraging locations that provide access transit and other transportation modes. by public Encouraging grouping of educational facilities so that costly equipment and staff may be shared. POLICY 203-21: Access to library facilities. Encourage provision of convenient access to library facilities for all parts of the City and all segments of the population. METHODS: Locating branches so that they are convenient to large segments of the community or adjacent to major activity centers and access is not inhibited and public transit lines are available. Exploring non-traditional means of service delivery including the use of leased facilities and smaller, less permanent facilities. Also include expanded telephone service, computerized linkage to homes, use of cable systems, lending of tapes, cassettes and disks for home computers, linkages between various information systems to access world-wide networks. POLICY 203-22: Coordination for medical facility access. Insure that the Detroit Medical Center is developed with all appropriate facilities and specialties to make it a complete medical center including a Veterans Hospital. METHODS: Working with the State and the regional Comprehensive Health Planning Council to coordinate the development of medical facilities and to prevent the overbuilding or overdevelopment of facilities. Insuring that the Emergency Medical Service has funding and organization for adequate response time and full coverage of the City. 3/90 II-63 �THE DETROIT MASTER PLAN OF POLIC..IES PHYSICAL Improving physical access to medical centers by public transit or para-transit programs. POLICY 203-23: Overall public parks and recreation. Provide land and buildings for public recreation opportunities distributed throughout the neighborhoods .of the City in proportion to population density and to the availability of alternative (non-City) services. METHODS: Retaining and improving existing recreation land. Land now in recreation use should be kept unless exchanged for facilities of equal or better recreational value, or unless identified as "surplus", or as having liability problems. Acquiring and developing new recreation land in underserviced neighborhoods of the City. Reserving and assembling land or gaining easements as opportunities arise in renewal areas and strategic areas. Providing indoor recreation space by constructing new centers or expanding existing centers. POLICY 203-24: Coordination of recreation resources. Generally, a policy of joint use of existing land and facilities is an efficient use of resources and should be pursued whenever possible. METHODS: Increasing coordination between the City administration and the Detroit Public Schools. Considering surplus private as well as public properties for short- or long-term recreation use. Strengthening coordination between the public and private non-profit sector providers. the Providing transportation assistance to recreation centers and programs especially for the handicapped, seniors, and children. Encouraging the Huron-Clinton Metropolitan Authority to provide public transportation to its metro parks in the summer. 3/90 II-64 �THE DETROIT MASTER PLAN OF POLICIES PHYSICAL ,URBAN DESIGN AND ENVIRONMENTAL POLICIES POLICY 203-25: Natural environment and features. Recognize and maintain the natural environment and features of the City for its residents. This includes landscaping and vegetation, parks and open space, topography, and the riverfront. METHODS: (Vegetation) Including landscaping as an integral public and private development. element of both Defining and enhancing City patterns through vegetation. The importance of major streets can be made more visible through the use of several types of stately trees planted at regularly spaced intervals. Softening and vegetation. screening conflicting land uses with Designing landscaping to take into account maintenance concerns such as drainage, irrigation, soil type, susceptibility to salt and disease, and vandalism, abuse. Using plant material that is attractive all year long. Using more evergreen trees and shrubs that have interesting wintertime color and shapes. Using year-round ground cover more extensively. (Parks and Open Space) Protecting and preserving several unique parks and open areas. Accentuating slight variations in the City's flatness. opportunities exist, creating changes of level. Creating hills and valleys in parks. Protecting the slope of the land and edges along the River. Where Improving physical and visual access to the River and other major vistas, from adjacent areas. Establishing a series of bicycle and pedestrian walkways and small parks along the water's edge which allow public access along the River and are linked to Jefferson and major developments along the riverfront. 3/90 II-65 �PHYSICAL THE DETROIT MASTER PLAN OF POLIC.IES , POLICY 203-26: Climate and urban design. Recognize the effects of climate in Detroit and design structures and spaces to make life pleasant in this environment. METHODS: Taking into account the sun's orientation in siting of buildings, structures, parks, and plazas. Using vegetation effectively buildings and areas. for climate control of Providing shelter throughout the City at transit stops. Encouraging provision of canopies on building facades to protect pedestrians from the elements. Whenever possible, integrating atr iums, skylights, plazas, and outdoor cafes into developments. POLICY 203-27: Design elements. Improve the esthetic, physical, and functional condition of the City for the workers, visitors, and residents, and relating to the human needs of the users. METHODS: Building Design. Insuring that the size, shape, and color of new development respects its environment and takes into account its visible impact on the image and character of the surrounding cityscape. Where there is an already existing diversity of scale, insure that the integrity of the smaller elements is respected. Encouraging new development in commercial areas to include pedestrian-oriented, commercial uses on its ground level. Designing building facades to be coordinated and legible to passing motorists and pedestrians. Signage should be compatible with its building's architectural character and not be excessive in scale. Insuring that the siting and massing of buildings is responsive to its environment. Preserving buildings of architectural and historic significance and adaptively reusing them as much as possible. Identifying and emphasizing landmarks throughout the City; they should serve as orientation devices. Clearly marking and lighting up at night visually prominent buildings such as the Fisher Building in the New Center, Old Main on Wayne State's campus, and various churches around the City. 3/90 II-66 �THE DETROIT MASTER PLAN OF POLICIES PHYSICAL Barriers: Minimizing the effect of existing barriers inhibiting pedestrian circulation, including mobility of the handicapped, through modifications or additions to structures. New developments should be barrier-free. Color: Using colors on buildings that are compatible with the scale and type of building and its context. Scale: Make sensitive and intelligent use of scale, from the grandiose to the intimate, with an emphasis on "human" scale. Lighting: Providing adequate and attractive lighting for pedestrians and vehicles. Incorporating special or decorative lighting to emphasize architectural design or streetscape character. Providing for natural light in buildings whenever possible. Streets: Emphasizing the relationship of vehicular circulation paths to functional uses of the City in streetscape design. Clearly labeling and attractively landscaping gateways into the City and into downtown. Developing a set of designs of street standards for each classification to reinforce the use and image of those streets. Establishing streetscapes which generally have uniform setbacks, light standards, street furniture, and compatible landscaping. Giving careful attention to the maintenance and appearance of freeways. Lighting should be brighter for heavily used major arterial streets, and use of stately street trees would give these streets continuity and dignity. Coordinating signage along these corridors and encouraging it to be appropriate in scale to its surroundings. Lighting on collector streets should be less intense than those of the arterial routes and light standards should be smaller in scale. Making landscaping of appropriate scale. Improving pedestrian traffic flow in neighborhood shopping districts and in areas where there is intense pedestrian traffic. Gateways: Establishing the presence of visual gateways leading into the Central Business District and at other locations throughout the City where there is a significant change in character of the thoroughfare, such as a major activity center. Reinforcing with landscaping special lighting, sign control, screening, and improved maintenance. 3/90 II-67 �THE DETROIT MASTER PLAN OF POLICIES PHYSICAL Activity Nodes: Establishing activity nodes at major intersections utilizing the techniques mentioned in the two previous recommendations. Linkage: Strengthening vehicular and pedestrian linkage between adjacent development areas and/or neighborhoods. Identifying and emphasizing major circulation paths which connect one activity node to another. Encouraging greater activity relationship and pedestrian movement between opposite sides of the thoroughfare and also along existing development areas. Improving the visual entry into the riverfront and other neighborhood side streets with streetscape design elements. Public Mass Transit: Locating mass transit stations within a convenient distance of major activity centers. Designing stations compatible with their individual site context yet also appearing to have a similar identity system-wide. The stations, guideways, and entrances to the light rail system should be compatible to adjacent neighborhoods. Commercial Streets: Designing commercial streets, like other public spaces, for ease of maintenance, safety, security, and comfortable environment. Developing a comprehensive set of street graphics and sign criteria within the context of accepted traffic graphics design which will enhance traffic safety as well as improve the esthetics of commercial streets. Encouraging individual centers to express their unique character through murals and sculpture, conforming to an overall design theme. Matching image and appearance of commercial strips with their functional and symbolic role. Enhancing the dignity of the streetscape of symbolically important streets such as Woodward and Jefferson by planting a row of large shade trees along their entire routes, punctuating this canopy of shade trees with flowering trees at important intersections and entrances along their routes. Preserving many of the older, more distinctive styles of street light standards. When styles of street lights change along a route, making an attempt to insure that the various segments are compatible in terms of height, size, and color with one another. When a post is knocked down, matching a replacement as closely as possible. POLICY 203-28: Vistas and panoramas. Protect distinctive vistas and panoramas throughout the City. , 3/90 II-68 �THE DETROIT MASTER PLAN OF POLICIES PHYSICAL METHODS: Protecting visual and physical access to the riverfront. Protecting visual access to distinctive open spaces such as Belle Isle, Palmer Park, or the Main Library and the Detroit Institute of Arts. Protecting visual and physical access to distinctive landmarks such as the Soldiers and Sailors Monument or the Ambassador Bridge. POLICY 203-29: Architectural compatibility. Recognize the esthetic diversity of the City's neighborhoods when building new structures in these areas. Supplemental development should be compatible with any existing elements. Neighborhoods should continue to be maintained, and additional esthetic and recreational amenities should be provided to promote the neighborhood's continued viability. METHODS: Design theme. Expressing visually the uniqueness of different neighborhoods through landscaping, sculpture, murals, and in the way buildings are shown to relate to one another. Care should be taken to have light standards, signage, and street furniture that are esthetically consistent with their environment and each other. Vehicular circulation. Discouraging through-traffic from penetrating into residential areas. Reducing excessive amounts of traffic by a variety of design techniques, including narrowing of streets or intersections, landscaping, diversion of traffic and closing of streets. Trees: Shade trees are the single most important element that enhances the character and amenity of residential neighborhoods. When trees are lost from disease, replacing them immediately and then encouraging home owners to maintain them regularly. Public facilities: Designing public buildings such as schools, recreation centers, libraries, police and fire stations to be compatible with their neighborhood, landscaping them generously, and maintaining them neatly. 3/90 II-69 �THE DETROIT MASTER PLAN OF POLICIES POLICY 203-30: , public art as development. PHYSICAL Public art. Encourage the provision of part of every major public and private METHODS: Encouraging the adoption of a systematic public funding ordinance for public art commissions. Actively working with local and national design and architectural firms for the inclusion of sculpture and murals in projects. Encouraging spaces. the esthetic improvement of all public Encouraging the "adoption" of sculpture to be placed in neighborhood parks. Encouraging the selective use of murals to be executed by artists. POLICY 203-31: Historic preservation - overall design and economic feasibility. Historic preservation of individual buildings or districts should keep in mind the overall design and needs of the City and also be economically feasible. METHODS: Determining on a case-by-case basis the merits of historic designation for a particular building or group of buildings, keeping in mind broader design issues and economic concerns for the City. Identifying the potential uses for the buildings. Developing a preliminary financial renovation of the structure(s). package for the Marketing these structure(s) to investors, with Federal Tax Act credits and other financing mechanisms as incentives. POLICY 203-32: Historic districts. Use historic district designation in a way that will benefit the affected area and the City. 3/90 II-70 �THE DETROIT MASTER PLAN OF POLICIES PHYSICAL METHODS: Identifying areas of the City or structures which could benefit from designation and where there is potential financial interest. Fostering neighborhood confidence identification leading to increased historic properties. and community maintenance of Practicing selectivity of historic designation so that economic and structural development are not impeded. POLICY 203-33: Historic preservation - alternative uses. Find alternative uses for preserved or restored properties, where needed. METHODS: Redeveloping vacant structures by finding new uses and ways to conserve energy. Developing apartments within vacant high-rise office buildings and extremely large single-family houses in certain areas of the City. Preserving theaters and churches by converting them to community centers or combining the resources of several performing groups into an association operating out of one facility. TRANSPORTATION POLICIES POLICY 203-34: Funding of trafficways. The expenditure of trafficway funds should strike an appropriate balance between the improvement and upkeep of existing trafficways and the development of new trafficways. METHODS: Utilizing traffic management techniques, such as traffic signal integration, for proper sequencing for the flow of traffic as a means of improving the use of existing facilities. Utilizing lanes currently reserved for parking during high peak travel periods in order to get maximum use out of traffic lanes. Consideration must be given to abutting property owners with parking needs. 3/90 II-71 �THE DETROIT MASTER PLAN OF POLICIES PHYSICAL With minimum expenditure, developing left-turn channels to insure that left-turn movements do not interfere with through traffic. Developing grade-separated pedestrian crossings at areas of high volume or high-speed vehicular movement. Developing a repaving schedule that will insure a continuous high quality, safe road surface throughout the City and that is coordinated with other construction projects to minimize disruption. Maintaining thoroughfares and round safe passage. rights-of-way for year- Phasing out trafficways and alleys that no longer serve a useful traffic function. Working to make State and Federal funding more flexible for local needs. POLICY 203-35: Trafficways in neighborhoods. The trafficway system should be nondisruptive to the abutting neighborhoods; major trafficway functions should not split neighborhood areas. METHODS: When appropriate, converting one-way pairs to single twoway thoroughfares with the remaining alternate street converted to local usage. Conducting feasibility studies for "left only'' turning lanes at major intersections. Streets which become oneway at the alleys often create traffic problems because of the lack of stacking space, "turn around" areas, and conflicting traffic flows. Identify points where such problems occur and resolve the problems. Consider vacant commercial lots as entrances where two-way access is desired. When it is necessary to upgrade trafficways, do so within the existing right-of-way to the extent possible. Attempting to provide buffers such as berms, walls, and distance between high volume traff icways and adjacent sensitive uses. 3/90 II-72 �THE DETROIT MASTER PLAN OF POLICIES PHYSICAL Designating trafficways that abut less sensitive areas for use by heavy vehicles such as trucks. Considering the needs and requirements of the City and its residents in conjunction with the needs and requir-ements of the region for the regional trafficway system. Improving and/or grade-separating rail crossings where appropriate. Eliminating needed. traffic signals where they are no longer POLICY 203-36: Trafficways - infrastructure. The development of the traff icways system should be utilized as a tool in promoting the existing infrastructure of the City and region. METHODS: Designing the City's trafficways system to serve existing facilities, promoting their continued viability, and providing for the recycling of existing facilities. Designing and phasing the development of regional trafficways in such a manner so as not to promote continued sprawl of the residential, job, and economic base throughout the region. Limiting the development of major trafficways serving the hinterlands and utilizing scarce resources to maintain and upgrade the existing trafficways system. POLICY 203-37: Trafficways - orientation. Develop methods to orient users of the transportation system to the various parts of the City. METHODS: On a region-wide basis, developing a signage and orientation system which denotes certain communities and identifies their location. Within the City, identifying various neighborhoods through identification devices such as name logos, etc. Consider an improved street sign system to increase street name visibility to drivers along major thoroughfares. 3/90 II-73 �THE DETROIT MASTER PLAN OF POLICIES PHYSICAL Developing standards and guidelines for identification signs that utilize recognized insignias, shapes, etc. Within major activities areas such as the Central Business District and the New Center, developing and placing at strategic locations maps identifying major landmarks and destinations. Utilizing various devices such as color coding insignias·to identify various types of activities. and POLICY 203-38: Traff icways development. Insure that the trafficway system is used in conjunction with other devices as a development tool for the City. METHODS: As industrial sites become available, acquiring the necessary property to reconfigure the street system and consolidating parcels by the City. In residential areas that are subjected to a large amount of through-traffic because of turning movements, shortcuts, etc., providing diverters and other methods that will discourage through traffic movement. Closing thoroughfares and alleys that no longer serve a useful traffic purpose. Scheduling thoroughfare improvement to complement other infrastructure, facility and utility improvements in order to minimize disruption, taking advantage of joint construction efficiencies, and providing a highly usable product. Where needed, developing new thoroughfares to serve areas undergoing major redevelopment or areas where major new development might take place with an improved trafficway system. POLICY 203-39: Trafficway safety. the citizenry in the development trafficway system. Emphasize the safety of and utilization of the METHODS: Enacting and enforcing regulations that will insure that the vehicles and drivers operating on the City streets are safe. 3/90 II-74 �THE DETROIT MAST.ER PLAN OF POLIClES PHYSICAL Encouraging automobile manufacturers to build automobiles that can be more safely operated by drivers with marginal driving experience in urban traffic conditions. Examples include anti-skid devices, more visible lighting on vehicles, anti-rollback devices for hills and devices to prevent operation of vehicles by intoxicated individuals. Inventorying traffic areas deemed unsafe throughout the City and developing mechanisms for improvement and correction. Seeking funds to provide the maximum in safety devices throughout the City, including devices that will assist in preventing accidents and devices that will limit the severity of accidents. POLICY 203-40: Freight transportation. Maintain and, where feasible, upgrade Detroit's freight transportation system as one of the major assets of the City. METHODS: Marketing the Foreign Trade Zone. Encouraging Federal legislation that lowers local costs for Port improvements and maintenance. Considering further extension of the shipping season. Recognizing the importance transport systems to Detroit. of Canadian ports and Encouraging enlargement of the existing railroad tunnel under the Detroit River. Encouraging the improved freight-carrier processing capacity of the Ambassador Bridge in light of the potential increase in truck traffic resulting from the U.S./Canadian Free Trade Agreement. Supporting U. S. Army Corps of Engineers projects which would aid navigation and help Detroit. Making intermodal transport connections more efficient. Monitoring railroad track abandonment and consolidation. 3/90 II-75 �THE DETROIT MASTER PLAN OF POLICIES PHYSICAL Urging railroads to remove obsolete trackage and market lands for development. Upgrading Detroit City Airport and encouraging adjacent sites for freight transportation and other Airportrelated activity. Monitoring pipeline technology and insuring applications which will benefit Detroit. Keeping freight transport facilities in good repair. POLICY 203-41: Transit access. The existing public transit system should provide reasonable access to the neighborhoods, activity centers, and user groups of the City. METHODS: Continuously review the needs of Detroit residents who use Detroit's bus system in order to make the system more responsive to identified needs, including destinations or trip purpose, trip length, and time of day and week, and modifying the bus system to meet those needs. Determining the off-peak needs of various users of th~ bus system and serving those needs to the extent possible. Encouraging the enhancement of a "paratransit" system, especially to provide door-to-door services for the handicapped and elderly. Emphasizing service to Detroit shopping facilities and activity centers, as opposed to suburban centers. Developing an improved bus-repair · system so that enough buses are in use to serve needs. Encouraging ride sharing in automobiles so that those people who lack cars have more than one alternative. POLICY 203-42: Cost efficiency of public transit. A transit system must be maintained that is cost efficient in order to insure its continued viability, provide service to the people who are transit dependent, and maintain an alternate mode of travel for those who prefer it. 3/90 II-76 �THE DETROIT MASTER PLAN OF POLICIES PHYSICAL METHODS: I Considering the transit system as a public utility much like electricity, gas, and water, such that the need for public transit is no longer a debatable issue and necessary funds are provided as a matter of course. \ Providing amenities and service at levels that will encourage increased ridership. Pay special attention to security measures pertaining to transit usage. Considering the transit system as an adjunct to the traffic system. Utilizing earmarked trafficway funds on the basis of transit freeing trafficway space and better management of the trafficway system. Configuring the transit system in such a fashion that it encourages development to take place in selected corridors, thereby potentially increasing ridership in those corridors and benefit ting from increased efficiencies. Using flex-time in peak employment areas to level off demand for transit at rush hours. POLICY 203-43: Transit and economic development. The present and future public transit system should promote jobs and economic development in the City and serve to promote the utilization of the existing infrastructure. METHODS: Developing a fixed rail transit system that will serve to institutionalize and solidify Detroit's Central Business District and Lower Woodward Carr idor as the center and economic heart of the Detroit metropolitan region. Upgrading Detroit's transit system to provide better service and attract ridership at the City's economic activity centers. Developing transit lines that will provide access for Detroit residents to outlying job centers. Enhancing the Downtown People Mover. Expanding the system to serve additional activity areas of the Central Business District. 3/90 II-77 �THE DETROIT MASTER PLAN OF POLICIES PHYSICAL POLICY 203-44: Light rail transit system. Design and develop , a light rail rapid transit system focused on downtown Detroit with alignments along Woodward Avenue and Gratiot and terminating at locations in Oakland and Macomb Counties, respectively. METHODS: Restudying the traffic, parking, environmental, and economic development benefits of a light rail system to Detroit, Oakland, and Macomb Counties. Identifying sources of development funding, including State of Michigan and Federal government involvement. Promoting the concept of "value capture" wherein those businesses and areas most benefitted by the light rail system would contribute toward its development and/or operation. POLICY 203-45: Pedestrians. Major activity areas should be designed to accommodate high levels of pedestrian activity. METHODS: Attempting to separate vehicular from pedestrian traffic by grade separations in areas of extremely high activity. Creating vehicular-free zones and developing pedestrian malls and courts where a large amount of pedestrian traffic is necessary to carry out daily activities. Providing proper signage, refuge areas (safety standards), and traffic signal timings to allow for safe passage in high activity areas where large numbers of senior citizens and handicapped people are present. Insuring that proper weight is given to the volume of pedestrians and the type of pedestrians utilizing the crossing areas in the timing of traffic signals and other devices. Experimenting with pedestrian signalization and crosswalk timing patterns and peak-hour changes which give precedence to pedestrians over vehicles in high activity centers. 3/90 II-78 �THE DETROIT MASTER PLAN OF POLICIES PHYSI~ POLICY 203-46: Parking management. Develop a system to •provide for improved management and control of the parking facilities in major activity centers. METHODS: Developing realistic design standards that can be implemented for parking lots, both permanent and temporary facilities. Developing a pricing structure that is conducive to the use of public parking facilities in the activity centers and, at the same time, provides adequate return to operate and maintain the parking facilities in a manner that will enhance the area. Developing a method for relating the supply of parking facilities to the need. It should be part of an overall plan that might include shuttle facilities and shared parking facilities. Validation programs may be useful in major activity centers. Developing a management system to oversee and coordinate the parking that serves major activity centers that have a large number of parking spaces provided by multiple suppliers. Insuring that the operators of private parking lots and garages meet their responsibilities with respect to security, maintenance of facilities, and conformance to a fair pricing policy that is prevalent in the surrounding area. Insuring that existing codes and ordinances that pertain to parking including zoning, licensing requirements, relevant traffic ordinances, and individual grant requirements are strictly enforced. Developing a method so that short-term and long-term parking needs are balanced so that one does not take priority to the other's detriment. Insuring that the needs of the handicapped are met. Parking lots should not preempt viable economic uses or cause major disruption to building and development patterns. 3/90 II-79 �THE DETROIT MASTER PLAN OF POLICIES PHYSICAL Insuring that parking facilities are designed with consideration for the safety and security of its users including such items as lighting, lack of blind spots, etc. POLICY 203-47: Parking in neighborhoods. Parking in or near major activity areas should not be disruptive to surrounding residential neighborhoods. METHODS: Insuring that major activity centers provide adequate parking that is designed in such a way that it will encourage patrons of the activity centers to use it rather than park in nearby neighborhoods. Enforcing rules and ordinances concerning parking so that residents are not unduly penalized for their vehicles during events taking place in nearby activity centers, and so that adequate parking space remains for residents. Insuring that the parking lane is properly maintained and available for parking when on-street parking is an important element in the area's parking system. Enc.o uraging residents to pave driveways and build garages in neighborhoods which are exceptionally congested because of lack of off-street parking facilities. POLICY 203-48: On-street parking: On-street parking should not be disruptive to day-to-day life in the community or to the smooth flow of traffic nor should it be detrimental to the pedestrian system. It should serve commercial entities where off-street facilities cannot be provided. METHODS: Permitting on-street parking in areas where it is needed to serve commerce and residential needs to the extent possible. Prohibiting on-street parking during those peak traffic time periods in situations where the traffic flow requires it. Providing adequate signage, signalization and controls to accommodate pedestrian needs in areas with commercial concentrations. 3/90 II-80 �PHYSICAL THE DETROIT MASTER PLAN OF POLICIES Limiting parking to one side of the street may be helpful in some cases. POLICY 203-49: On-street loading. The loading and unloading of goods for commercial areas should not interfere with the orderly flow of traffic nor constitute a safety hazard. METHODS: Providing off-street loading wherever possible, utilizing off-street parking lots, vacant lots, and other available facilities. Encouraging the sharing of off-street loading by adjacent facilities. Allowing on-street loading only in areas where absolutely necessary and then only from the curb lane. Prohibiting on-street loading constitutes a safety hazard. entirely where it Developing means to provide for the security of the delivery personnel and vehicles when exact proximity between the delivery vehicle and the delivery place is not possible. Encouraging the development of rear delivery facilities where alley delivery is possible. POLICY 203-50: Aviation - Improve Detroit City Airport. Expand the airfield and air terminal capacity at Detroit city Airport in an economically sound and environmentally compatible manner in order to take advantage of the rapidly increasing aviation demand in the Detroit region. The major objectives of the expanded Airport will be to: 1. Provide convenient and transportation services businesses 2. Enhance the job and tax base of Detroit from the increased levels of economic activity that an expanded airport will generate 3. Complement the aviation capability of Detroit Metropolitan Wayne County Airport in a manner that creates a well-functioning regional airport system. 3/90 accessible air and ground to Detroit residents and II-81 �THE DETROIT MASTER PLAN OF POLICIES PHYSICAL METHODS: Promoting the expansion of the air carrier and corporate aircraft activity. Removing off-Airport opportunities arise. Improving ground facilities. aviation access and obstructions automobile as parking Promoting the locational advantages of City Airport (close to downtown, the New Center, GM Tech Center, etc.) and promoting the Airport as an incentive for development in its general area. Developing a new Airport Master Plan. This Master Plan will forecast aviation demand over 20 years; identify airport facilities required to meet the forecast demand: and propose an airport layout plan, a ground access plan, a staged development plan, and a financial plan. Analyzing the environmental impacts of all proposed improvements to Detroit City Airport and implementing apptopriate mitigation measures. Obtaining the financing required to implement any improvement program recommended in the Airport Master Plan as well as to carry out all necessary environmental mitigation measures. POLICY 203-51: Bicycles. Consider bicycles (and mopeds) as a viable alternate means of transportation. METHODS: Installing secure bicycle storage facilities at strategic locations throughout the City. Designing and developing a safe bicycle path network serving main activity centers and destinations throughout the City. Enforcing ordinances and regulations pertaining to the operation of bicycles that will insure safety of the bicycle rider. 3/90 II-82 �THE DETROIT MASTER PLAN OF POLICIES PHYSICAL ENVIRONMENTAL QUALITY POLICIES POLICY 203-52: Air quality. Support efforts to bring air quality in the City of Detroit into compliance with Federal air quality standards. METHODS: Using trees and vegetation wherever feasible to help reduce and disperse air pollution. Plant trees in loosely arranged bands or belts around sources of pollution. Continuing to implement auto emissions maintenance standards. inspection and Continuing to implement pollution control programs at major industrial sources. Implementing the fugitive dust program. POLICY 203-53: Dangerous or offensive odors. Protect Detroit residents to the extent possible from the effects of dangerous or annoying odors. METHODS: Continuing current efforts to resolve odor complaints in Detroit through the Wayne County Air Pollution Control office, which has legal authority. Continuing to enforce zoning regulations for the location of new uses that may cause odors. POLICY 203-54: Solid waste management. Continue to improve solid waste collection service for Detroit residents and businesses. METHODS: Continuing current collection service. Completing the conversion to one-man trucks, as the City budget permits. Continuing efforts to make collections as efficient and cost effective as possible. POLICY 203-55: Medical waste management. Protect citizens of Detroit from harm caused by medical waste. 3/90 the II-83 �PHYSICAL THE DETROIT MASTER PLAN OF POLICIES METHODS: Ensuring that all medical waste management activity in the City of Detroit is conducted in compliance with State, County, and City regulations. POLICY 203-56: Street cleaning. Maintain an acceptable level of cleanliness· for all streets, alleys, and vacant lots in the City. METHODS: Continuing to urge prior to pick-up. residents to store trash properly Continuing to provide periodic or special cleaning or sweeping, as required by sanitation conditions, within the limits of the City budget. Continuing to enforce City housekeeping ordinances as effectively as possible. codes and POLICY 203-57: Hazardous waste management. Protect the citizens of Detroit from harm caused by hazardous waste. METHODS: Developing and adopting improved zoning regulations and siting criteria to guide the establishment and operation of hazardous waste facilities in the City of Detroit. Encouraging the State of Michigan to refine and update its assessment of Michigan's present hazardous waste management capacity, and its projection of Michigan's future hazardous waste management capacity and technology needs, in relation to the City of Detroit's hazardous waste management capacity and needs. Establishing a Hazardous Waste Facility Review Committee, by ordinance, to insure a timely, coordinated City review and response to proposals to establish new or expanded hazardous waste facilities. Expanding and improving the ability of Detroit residents and businesses to participate effectively in the hazardous waste facility siting process and other decisions through improved notification requirements, 3/90 II-84 �THE DETROIT MASTER PLAN OF POLICIES PHYSICAL public education and technical assistance, and increased representation of local concerns. Supporting Federal and State initiatives to reduce the generation of hazardous waste, and increase the use of recycling and on-site treatment methods. Requiring an effective response by appropriate governmental agencies and the hazardous waste management industry to emergency incidents and identified sites in need of clean-up and stabilization. POLICY 203-58: Water quality management. Continue to own and operate the Detroit water and sewerage system in accordance with sound business and engineering principles and in compliance with air and water quality standards. METHODS: Continuing present operating practices. Updating and renovating the system as required. Continuing to oppose legislation that could alter institutional arrangement for management of the system. POLICY 203-59: Water supply. Produce and distribute a sufficient quantity of high quality potable water, at sufficient pressures, to meet the needs of water users of southeast Michigan. METHODS: Utilizing the existing water system as effectively as possible. Updating and renovating the system as required. POLICY 203-60: Flood insurance. Make sure Detroit remains eligible for any Federal funds available for flood-prone areas. Work to reduce flooding wherever possible. METHODS: Making sure dykes and sandbagged areas are adequately maintained. Continuing efforts to expand seawalls. Making sure drainage provisions are adequate. 3/90 II-85 �PHYSICAL THE DETROIT MASTER PLAN OF POLICIES Encourage energy . POLICY 203-61: Energy conservation. conservation by City of Detroit residents, business and industry, and government. METHODS: When new buildings are being built, analyzing placement on site, building mass, landscaping, and re l ation to winds with the intent of maximizing energy efficiency. Encouraging the use of public transportation service as a low-cost, energy efficient alternative to the use of private automobiles. Encouraging vehicles. the use of modern, fuel efficient motor Minimizing traffic congestion on the freeway and surface street system. Continuing to support efforts to control urban sprawl in the Detroit region. Supporting decisions production, the natural Federal and State policies and regulatory that will increase competition at the transportation, and distribution levels of gas industry. Encouraging and assisting Detroit home owners and rental housing operators to maintain and improve their buildings. Developing incentives for tenants in rental housing to reduce energy consumption, i.e., using individual meters for each apartment unit. Encouraging the systematic replacement of older housing which cannot be made energy efficient at a reasonable cost with new energy-saving multi-family structures. Supporting the use of Federal and State assistance to relocate low-income families from housing which cannot be weatherized satisfactorily. Supporting the use of special promotional power rates to encourage economic development in Detroit and southeastern Michigan and making more efficient use of available power plant capacity. 3/90 II-86 �THE DETROIT MASTER PLAN OF POLICIES PHYSICAL Encouraging realistic long-range planning by utilities to reduce the possibility of rate increases to support additional generation capacity in advance of need. Supporting the pooled use of generation capacity by utilities to reduce the need for plant expenditures to meet peak load requirements and to make maximum use of the most economical plants available to generate the power required at any time. Encouraging the use of existing power plant capacity in the region by eliminating the incentives for large power users to generate their own power. Encouraging Michigan utilities to improve the operating efficiency of power plants by making greater use of cogeneration turbines or other energy conservation techniques where feasible. Supporting Federal and State policies and regulations that will facilitate wholesale power sales between major utilities. Urging Federal action resulting in stricter standards of energy efficiency for home appliances. REZONING POLICIES POLICY 203-62: Remapping of zoning districts. Conduct a systematic and comprehensive study to amend the zoning maps in order to accomplish the following. OBJECTIVES: Reducing total amount of thoroughfare frontage zoned primarily for general business,while simultaneously encouraging uses along business frontages which are less abrasive and more compatible with adjacent development. Zoning to match current use and promoting similar uses where areas are in good condition. Using TM (Transitional Manufacturing) to protect the residents of a residential area that is proposed to be eventually converted to industry. 3/90 II-87 �THE DETROIT MASTER PLAN OF POLICIES PHYSICAL Using the Special Development Districts, SDl and SD2, to promote intense development of apartments and offices with compatible commercial and institutional uses along the radial thoroughfares near the Central Business District. Creating buffer areas between the M4 (Intense Industry) zoned areas and residentially zoned areas using M2 or other less permissive districts as appropriate. Where large existing residential areas are currently zoned for industrial development and there is no reasonable expectation for carrying this out in the near future, rezoning to a residential zone appropriate for the current uses. Recognizing special entry areas such as near the Ambassador Bridge or tunnel, and promoting development which makes use of these locations, with appropriate zoning. Rezoning most large existing (Parks and Recreation). recreation areas to PR · Near major new development projects and special features such as the Central Industrial area or the Airport, rezoning to capture new development potential. Retaining the current zoning wherever possible so that minimum disruption and fear are created. New zoning definitions/districts. Analyze the need for changing zoning definitions or creating new zoning districts to accommodate changes in lifestyles, technology, etc. POLICY 203-63: Examples: "Zero lot line'' development of residential structures. Residential structures which have no or minimum side, front, or rear yards but provide for light and air by way of an "atrium". Certain "mixed use" type development such as combinations of residential and industrial uses in the same structure. This could be permitted if performance standards regarding noise, vibration, odors, truck traffic, radiation, etc., were met. 3/90 II-88 �THE DETROIT MASTER PLAN OF POLICIES PHYSICAL Air rights zoning to provide for development potential in areas adjacent to high density pedestrian skyways even above or under public rights-of-way. Use of underground space such as the salt mines would require special zoning. These are extensive areas involving square miles and are a large residual potential development asset for environmentally controlled areas. Other examples include earth sheltered structures, spiral ramps, and multi-story basements. Performance standards for home occupations. Regulate by standards, not only by general definition. These standards would prohibit objectionable characteristics such as traffic, hazardous conditions, outside storage, and electrical interference and allow some home occupations in Rl and R2 districts rather than only in R3 and more intense districts. "Cluster housing" where a large lot is used in a highly irregular pattern for attached uni ts with personally controlled outdoor space and parking space. Urban farming for profit on scattered sites within residential and commercial areas {such as noncontiguous orchards). Performance standards zoning making greater use of site plan review procedures. The standards would cover aspects such as light, air, noise, electromagnetic interference, traffic, visual impact, etc. Use of bonuses where provision of services or facilities reduces need for zoning requirements. For example, if a development provides van services and membership in a ride-sharing program, parking requirements could be considered for reduction. Consider using the "transfer of development rights" principle, e.g., in some cities, if one development does not utilize the full permitted density, an adjacent development is often given the opportunity to utilize this additional capacity. 3/90 II-89 �THE DETROIT MASTER PLAN OF POLICIES INTERGOVERNMENTAL ARTICLE 204 INTERGOVERNMENTAL RELATIONS POLICIES INTRODUCTION TO INTERGOVERNMENTAL RELATIONS POLICIES While the actions, policies, and programs of Detroit's city government are of prime importance to Detroit's residents, property owners, employers, and employees, they are often dictated or influenced by outside forces: higher levels of government and/or the economy. These policies address Detroit's relationship to the Federal, State, Regional, and County governments and their various agencies which affect Detroit. Fiscal interrelationships between City and State are especially important. State actions concerning such diverse subjects as road-building and maintenance, crime, and social welfare affect the City. Detroit is incorporated under the Home Rule Cities Act which requires it to perform certain functions and permits it to do many more. The State limits the City's taxing and borrowing power, and requires the City to have a balanced budget each year. FEDERAL RELATIONS POLICIES POLICY 204-1: Unemployment. Seek various Federal measures which would help solve Detroit's unemployment problems. METHODS: Seeking the provision of public sector jobs where the private sector provides insufficient employment. Encouraging Federal support for a national youth corps. Requesting the Federal government to enact and expand special tax credits for employing and training hard-toemploy workers. Urging the U. S. to pursue a policy of full employment for people already in the U. S. prior to implementation of immigration policies designed solely to import lowcost workers. 3/90 II-90 �THE DETROIT MASTER PLAN OF POLICIES Encouraging the location institutions in Detroit. of INTERGOVERNMENTAL Federal, job-providing Working toward a more effective and better funded Federal job-training program. New legislation should provide for and encourage special training for hard-core unemployed. POLICY 204-2: Tax sources. The original idea of Federal/State/local separation developed when Federal income taxes did not exist and most taxing power was left to State and local levels. Since the Federal income tax is the most efficient and fairest tax mechanism available, it should continue to be used to provide needed revenue to States and local areas. METHODS: Attempting to illustrate to the Federal government that State and local taxing powers are not sufficient to support many basic services. Seeking Federal provision of countercyclical funding to aid cities with the most severe business cycles. POLICY 204-3: Targeting Federal monies. Some programs and monies should be targeted directly to the neediest central cities, not passed through State agencies. METHODS: Working with national coalitions of central cities to obtain reasonable allocation formulas for grant programs. Continue supporting the right to seek funding directly from Federal agencies. POLICY 204-4: Flexibility for local governments. Encourage the Federal government to allow localities maximum flexibility in the use of their share of Federal tax dollars. METHOD: Encouraging the Federal government not to impose reporting requirements that would go beyond the intent of Congress within particular legislative guidelines. 3/90 II-91 �THE DETROIT MASTER PLAN OF POLICIES INTERGOVERNMENTAL , POLICY 204-5: Fair share. Analyze how Federal tariffs, income tax, and fiscal policies hurt some areas more than others. Urge greater equity. Michigan should receive its fair share, including its share of Federal contracts. METHODS: Promoting policies reducing Federal defense spending, but also makinq sure Detroit business and industry receive their share of Federal contracts. Opposing Federal tax reform that would eliminate the depreciation allowances or tax credits that industries need to support their reinvestment. At the same time, insist that tax credits encouraging automation be paralleled by programs to help displaced workers. Supporting Federal anti-dumping and tariff provisions that are critical to the survival of Detroit and Michigan business. Seeking revisions of Federal and State tax laws so that enough special incentives are given for inner city business location to offset real and perceived economic advantages for location in . the suburbs. Monitoring Federal government applications of the steel trigger price mechanism on imports to make sure formulas do not put steel coming through Great Lakes ports at a competitive disadvantage. Making sure Detroit receives a fair share of Corps of Engineers (COE) projects by encouraging Michigan's Congressional delegation to support Corps of Engineers projects that would aid Detroit and providing information to Detroit Congressmen relating to potential projects the Corps might study and fund in Detroit. POLICY 204-6: Deregulation. Continue to monitor Federal deregulation and proposals to change trade, transportation, and freight policies. METHODS: in major efforts to Supporting and participating influence Federal policy that could affect Detroit business. 3/90 TI-92 �THE DETROIT MASTER PLAN OF POLICIES INTERGOVERNMENTAL POLICY 204-7: Foreign competition. Encourage the Federal , government to keep the U. S. economically competitive with other nations but not at the expense of some segments of the U.S. population. METHODS: Encouraging Federal subsidy of research and development and tax laws that favor modernization of industry. Pointing out to the Federal government that many displaced workers still require retraining or relocation assistance if they are to find a new place in the work force. Urging the Federal government to improve incentives for "research and development" and/or industries to collaborate in research with one another and universities. Urge the Federal government to improve access to foreign markets, and develop a better response to foreign government targeting practices. POLICY 204-8: Federal legislation and administrative rules. Promote legislation and administrative rules which are advantageous for maintaining and expanding Detroit's economy. Conversely, work to prevent and/or modify legislation and administrative rules which have an adverse affect on Detroit's economy. METHODS: Promoting Federal and State legislation to increase economic development funds for declining industrial cities. Monitoring the progress of new development bills through the legislative process. Working to have them target funds to . cities like Detroit and, if this is not possible, working to eliminate biases against such cities. Working to make the programs more efficient in improving long-term employment and to make the conditions for expanding the funds as flexible as possible. Monitoring and influencing the development of guidelines by administrative agencies. Trying to make them as favorable as possible to Detroit, with the minimum acceptable position being no bias against Detroit. 3/90 II-93 �THE DETROIT MASTER PLAN OF POLICIES INTERGOVERNMENTAL Evaluating pending industry regulation or deregulation legislation to determine the effect on Detroit's economy. Supporting bills which would improve Detroit, and working to modify and/or defeat those which would hurt it. Working to remove anti-Detroit bias legislation and administrative rules. Promoting· the formation of uniform benefit programs in areas where Detroit at a disadvantage, especially Workers Unemployment Insurance, and a National Plan. from existing national worker and Michigan are Compensation and Health Insurance Continuing to include the members of the Detroit Econom~ Growth Corporation ls Board of Directors and the companier and organizations they represent in the City's lobbying efforts at the Federal level. Continuing to work and strengthen alliances with organizations such as the National League of Cities, the Council on Urban Economic Development (CUED), and the Great Lakes State Governors Conference at the national level, and also Southeastern Michigan Council of Governments (SEMCOG) and the Greater Detroit Chamber of Commerce at the local level. Monitoring proposed changes in income and other tax laws to see whether they will help or hurt Detroit. Continually pressing toward better distribution Federal spending so that Michigan gets its share. of STATE OF MICHIGAN EXECUTIVE BRANCH POLICIES POLICY 204-10: Equitable representation. The City of Detroit should be equitably represented on all State boards, commissions, and committees. METHODS: Establishing and maintaining a administrative monitoring system. comprehensive State Insisting that administrative positions are filled by an adequate number of Detroit residents. 3/90 II-94 �THE DETROIT MASTER PLAN OF POLIC,lES INTERGOVERNMENTAL Finding better means of keeping the City informed and/or coordinating information about pending State legislation and administrative actions. Developing a more efficient mechanism for monitoring nonpolitical pending State actions. Seeing that Detroit has more representatives on State boards allocating Federal pass-through money. STATE OF MICHIGAN LEGISLATIVE BRANCH POLICIES POLICY 204-11: Intergovernmental relations. Research all existing State laws that affect the City of Detroit's intergovernmental relations with the idea of formulating possible amendments in order to give Detroit more equity when compared to the rest of the State. METHODS: Assigning appropriate staff to review and analyze appropriate State laws that refer to intergovernmental relationships. Drafting amendments to existing laws and/or new laws to improve the City of Detroit's equity with the rest of the State. Continuing to strive to improve Detroit's equity with the rest of the State. POLICY 204-12: Business attraction and retention. Develop mechanisms at the State level that will enable Detroit and other older, fully developed cities better to retain and attract appropriate development. METHODS: Supporting appropriate legislation that establishes new and more effective review mechanisms at the State and/or regional level based on the Federal Urban Impact Procedures. Supporting legislation that eliminates additional State assistance for projects relocating development from one jurisdiction in the State to another. Supporting special Federal and State legislation to meet the unique needs of Detroit and other older, fully developed cities. 3/90 II-95 �THE DETROIT MASTER PLAN OF POLICIES INTERGOVERNMENTAL Working to broaden State services to allow funding for necessary supportive services, such as Michigan State Housing Development Authority (MSHDA) financed retailing as part of a housing project. Supporting the State's promotion of its assets nationally and internationally. POLICY 204-13: Revenue sharing formulas. Federal, State, and County tax revenues should be better distributed to the City of Detroit and.other older, fully developed cities based upon new formulas that recognize both population size and needs. METHODS: Supporting appropriate legislation that mandates that the City of Detroit and other older, fully developed cities receive a fair share of County, State, and Federal funds, based upon City contribution and needs. Supporting necessary legislation and/or administrative rule changes mandating that when recipients include both residents and nonresidents, services and facilities shall be financed by higher levels of government, including the State. Supporting appropriate legislation providing compensation to local governments which provide community-based residential services for previously institutionalized persons. Encouraging use of State funds to facilitate access of City residents to out-State facilities and services, where necessary. Supporting a study in southeast Michigan, by an appropriate governmental agency, of the concept of regional tax base sharing. Identifying benefits and costs, both to existing tax base and community development. POLICY 204-14: Public school financing. Establish a more equitable and stable means of financing public schools. POLICY 204-15: Crime victims. Support State legislation expanding reimbursement for victims of crime. 3/90 II-96 �THE DETROIT MASTER PLAN OF POLIC,lES INTERGOVERNMENTAL METHODS: Supporting reimbursement for psychological counseling as well as medical costs and lost wages, and for funeral expenses of survivors of a victim. REGIONAL RELATIONS POLICIES POLICY 204-16: Participation in Great Lakes Regional Boards and Commissions. The City of Detroit should actively participate in all Great Lakes regional agencies and task forces. METHODS: Providing information and data to appropriate and any ongoing Great Lakes research projects. Articulating the economic development policies of Detroit as they relate to waterway usage. Raising environmental concerns that affect communities bordering the Great Lakes system. all POLICY 204-17: Detroit's significance in southeastern Michigan. The City of Detroit, being the center city of the southeastern Michigan region and the largest city in the State of Michigan, should retain and increase those uses, services, and facilities that are of special regional/State significance. METHODS: Maintaining and expanding the City's position as a center of business and professional activities in the region and the State. Maintaining and expanding the variety of cultural, entertainment, and institutional facilities that a large core city is obligated to support. Providing a diversified base of industries and services for a broad and stable economy. Making major improvements to the transportation system to insure that Detroit remains the region's distribution 3/90 II-97 �THE DETROIT MASTER PLAN OF POLIClES INTERGOVERNMENTAL center, a State distribution center, and competitive in transportation with other cities in the nation and world. Supporting appropriate legislation to require regional, State, and Federal agencies to provide an increased share of the funds necessary to operate those Detroit recreational facilities that are utilized by people from throughout the region. Promoting.~ better balance between the population served and facility capacity both within and outside Detroit. This can be done by utilizing for development vacant lots already served by public facilities before any new public facilities are constructed. POLICY 204-18: Representation on regional agencies. The City of Detroit should participate in regional organizations. Appropriate governing bodies of all appropriate agencies should be based upon the principle of "one person, one vote". METHODS: Participating in all agencies and bodies that address regional and State-wide issues and that affect City interests. Supporting appropriate State legislation and/or administrative rule changes that encourage units of government over 50,000 population in the region to belong to an appropriate umbrella regional agency. Supporting Federal legislation and/or administrative rule changes that encourage membership on appropriate regional agencies in order for local units of government to receive grants from the Federal government. Supporting appropriate State and Federal legislation mandating that the voting structure of all regional agencies shall be based upon the one person, one vote doctrine. Continuing to initiate regular contacts and share information with counterparts throughout the region and in appropriate out-State communities, to foster a greater understanding of regional and State-wide issues and their effects upon each community in southeastern Michigan and the State as a whole. 3/90 II-98 �INTERGOVERNMENTAL THE DETROIT MASTER PLAN OF POLICIES POLICY 204-19: Regional public parks and recreation. Strongly advocate Detroit's interests in regional recreation planning and programming. METHODS: Securing formal City representation on the regional body that controls the Huron-Clinton Metropolitan Authority. Seeking a formula that requires per-capita or percontribution allocations of resources from the HCMA. Encouraging HCMA' s providing public transportation to its parks in the summer. Negotiating with Wayne County distribution of park budget. a more equitable Supporting the requirement that any Michigan city using State or Federal funds for construction or operation of a recreation facility must make it available to all persons. Seeking County, regional, or State financial support to replace the Howell Nature Center. POLICY 204-20: Urban/rural balance. National, State, and regional land use policies should be enacted to mandate a balance of development between central cities and the suburbs. METHODS: Supporting those communities that wish to limit growth. (However, limiting growth should not be an excuse to prevent racial and/or economic integration.) Joining with older suburbs, environmentalists, and others in coalitions to prevent "urban sprawl" and allow communities to retain their existing populations. Supporting the enactment of new State legislation and administrative rule changes to control development outside the existing urbanized area by limiting State grants, amending the present State subdivision plat act to discourage large lot rural residential development, prohibiting development on ecologically fragile lands, prohibiting large developments of regional significance that are detrimental to the existing urbanized area, and requiring full service guarantees by the developer before new development is allowed. 3/90 II-99 �THE DETROIT MASTER PLAN OF POLIClES INTERGOVERNMENTAL Encouraging the Southeast Michigan Council of Governments and other regional planning organizations to revise their policies to limit growth where desirable, allow communities to retain their existing population, and keep growth in balance. Limiting growth should not be an excuse to prevent racial and/or economic integration. Supporting necessary State legislation and/or administrative rule changes to require commun : ties to provide for balanced land use development consistent with adequate local or County land use plans which meet regional and/or State criteria. POLICY 204-21: Equalized development costs. Develop a means by which it will become at least as advantageous for developers to build in, and home owners to purchase in, the City of Detroit as in the developing suburbs. METHODS: Supporting changes in Federal policies, such as lower interest rates on Federal Housing Administration (FHA) mortgages for housing in central cities, tax incentives to develop in the central city, and other changes as necessary, to make it at least as attractive for developers to build in the central city as in the outer suburbs. Supporting changes in Federal policies as needed to make it as advantageous for all types of developments to be located in central cities as in other "urban" areas. POLICY 204-22: Regional growth. Infrastructure or public facility extensions beyond the existing urbanized area should be allowed only if growth in population cannot be accommodated in the existing urbanized area, or facilities are needed to solve major pollution problems or remedy health hazards. METHODS: Supporting the development of a new Regional Sewer Service Area Plan to supersede existing plan. The new plan should be based upon the premise that the amount of land to be served by sewers should be correlated with the newly adopted regional population and household projections, or if the remedy to a major pollution problem of health hazard requires a sewer solution. 3/90 II-100 �THE DETROIT MASTER PLAN OF POLICIES Appropriate facility accordingly. plans INTERGOVERNMENTAL should also be amended Supporting appropriate legislation to prohibit the Federal government and the State of Michigan from funding new infrastructure projects that serve population growth only. This is already done in the case of sewer service dollars. Supporting appropriate State legislation and/or necessary administrative rule changes to require that the cost of new sewer and water projects be borne only by those who will benefit directly. Bonds for these projects should be floated based only upon the faith, credit, revenue, etc., of the area that will be directly served. Supporting appropriate State legislation to require that all other solutions to a pollution problem shall have been exhausted before a new sewer is constructed. Supporting appropriate legislation to require that public utility companies charge a more equitable cost of service for transmission to new developments that are distant from generating, switching, and storage facilities. Supporting legislation requiring that future infrastructure extensions shall conform to a local plan based upon realistic population projections. INTERNATIONAL TRADE POLICIES POLICY 204-23: Free Trade Agreement. Capitalize on the economic and development opportunities for the Detroit and Windsor region, especially regarding the Free Trade Agreement, in order to facilitate the channeling of increased foreign trade through our North American /Canadian border. METHODS: Encouraging joint development opportunities with Windsor, working together to establish the region as a "new international marketplace". Encouraging State of Michigan subsidy of the development of a World Trade Center in order to establish a physical presence that reflects the magnitude of trade and transport opportunities and facilities in the region. 3/90 II-101 �THE DETROIT MASTER PLAN OF POLICIES INTERGOVERNMENTAL Marketing the region as a hub of international trade, since the Detroit/Windsor region is the largest international trade region in North America. Targeting the attraction of industries to Detroit that could particularly take advantage of the Free Trade Agreement. Encouraging the start of trade programs, to host foreign trade delegations (Minsk, Africa, etc.), and to analyze import and export opportunities, as a result of the Free Trade Agreement. Encouraging the location of foreign consulates and trade missions in Detroit. 3/90 II-102 �THE DETROIT MASTER PLAN OF POLICIES URBAN AREAS ARTICLE 300 INTRODUCTION TO URBAN AREAS The following Chapter III of the Detroit Master Plan of Policies is focused on policies for specific geographic areas of Detroit. The entire City is divided into ten geographic divisions called sectors. In addition, there is one special area, the Riverfront, whose boundaries overlap several sectors. The sectors contain between 50,000 to 200,000 residents. Moreover, each sector is further divided into subsectors. Altogether, there are 52 subsectors. The content is organized by sector, with sectors presented in alphabetical order by name. Within each sector, policies that apply on a sector-wide basis are given first, and a subsector index and rezoning concept map are included. Following the sector-wide policies are subsector policies with maps of existing and future land use for each of the 52 subsectors. 3/90 III-1 �c ...... ..,., a•~T ...... ~ . , \JILLAQW SECTORS and SUB SECTORS IN THE CITY OF DETROIT Airport Subsector .....•.......••••• 302-7 Boynton Subsector ...... ~ ........... 309-16 Brightmoor Subsector ....•.......... 310-9 Brooks Subsector ..•................ 310-12 Burbank Subsector .•.....••......... 306-11 Butzel Subsector ..•..............•. 302-8 Cerveny-Grandmont Subsector ........ 307-9 Chadsey Subsector .•................ 309-14 Chandler Park Subsector ••..••••.... 302-9 Cody Subsector ....•................ 310-10 Condon Subsector ..•..........•..... 309-9 Conner Subsector .......• . ...•...... 306-12 Davison Subsector . . . . . . . . . . . . . . . . . . 305-9 Denby Subsector .............•....•. 306-13 Durfee Subsector ..........•........ 304-9 East Riverside .•..•..•..•.•.••..••• 302-10 Evergreen Subsector . . . . . . . . . . . . . . . . 310-7 Finney Subsector . . . . . . . . . . . . . . . . . . . 306-7 Foch Subsector . . . . . . . . . . . . . . . . . . . . . 302-11 Grant Subsector . . . . . . . . . . . . . . . . . . . . 306-9 Greenfield Subsector . . . . . . . . . . . . . . . 307-6 Harmony Village Subsector .•..•...•. 307-10 Hubbard-Richard/Corktown Subsector 309-12 Indian Village Subsector ........... 302-12 Jefferson-Mack Subsector ........... 302-13 Jeffries Subsector ....•...•.•....•• 309-8 Kettering Subsector .....•..•.•.•.•. 302-14 Lower East Central Subsector ....••• 303-10 Lower Woodward Subarea ............• 311-9 Mackenzie Subsector ................ 304-7 McNichols Subsector .... ~ .........•. 307-11 Middle East Central Subsector .....• 303-9 Middle Woodward Subarea .......•.••• 311-10 Near East Riverfront Subsector ....• 303-11 Nolan Subsector .......•...........• 305-7 Palmer Park Subsector ... ............ 307-8 Pembroke-Bagley Subsector ..•..•...• 307-7 Pershing Subsector ...............•• 305-8 Redford Subsector ................•. 310-6 Rosedale Subsector .............•••. 310-8 Rosa Parks Subsector ......•.••••••• 304-10 Rouge Subsector ................•... 310-11 Russell Woods Subsector .......•...• 304-8 Springwells Subsector .........••..• 309-13 State Fair Subsector ........•.••..• 305-6 St. Jean Subsector ...............•. 302-15 Tireman Subsector ..........•.....•. 309-10 Upper East Central Subsector •.•.•.. 303-8 West Riverfront Subsector .•......•. 309-15 Vernor-Junction Subsector •...•.•••• 309-11 �' DETROIT MASTER PLAN OF POLICIES_ CENTRAL BUSINESS DISTRICT ARTICLE 301 CENTRAL BUSINESS DISTRICT CENTRAL BUSINESS DISTRICT LOCATION AND EXTENT The Detroit Central Business District (CBD) is the downtown area of the City, generally bounded by the Fisher Freeway on the north, the Chrysler Freeway on the east, the Lodge Freeway on the west, and the Detroit . River on the south; it also includes the area south of East Jefferson to Orleans on the east, the area south of West Jefferson to Eighth Street on the west, as well as the area west of the Lodge, specifically including the State of Michigan Plaza and Wayne County Community College. Altogether, this area covers 1.35 square miles, or about 860 acres. CENTRAL BUSINESS DISTRICT FEATURES AND IMPORTANCE The Detroit Central Business District serves all of southeast Michigan and it is both historically and functionally the heart of the Detroit metropolitan area. The Central Business District is the seat of government for the County of Wayne and the City of Detroit as well as headquarters for u. S. government and State government in Southeast Michigan. It is headquarters for the Southeast Michigan Council of Governments and other regionally-focused agencies. Downtown Detroit is also a judicial center with more than 120 judges, magistrates, and referees presiding in County, State, and Federal Court facilities. Downtown Detroit has the densest concentration of office space in the State with about 17 million square feet occupied. Headquarters of Michigan's largest banking and financial institutions are housed in the Central Business District as are the headquarters of Michigan's major daily newspapers. The ci vie spirit of Detroit is symbolized by the Central Business District and it provides the primary urban image of the City and of the region to residents and visitors alike. Downtown is a "gateway" to Detroit. Physically, it is linked by radiating freeways and streets to the region and by tunnel to Windsor, Ontario, Canada. Functionally, downtown is the 3/90 III-2 �' RIVER 81 ,,,-, "' B2 83 84 86 "' R2 R3 R.4 R.5 R.6 RESTRICTED BUSINESS LOCAL BUSINESS/RESIDElfTIAL SHOPPING DISTRICT GENERAL BUSINESS GENERAL SER-IICES SING/.£·FAMID' RESIDElfTIAL TWO-FAJrlll.1 RESIDElfTIAL l.J:N(-DENSITY RESIDElfTIAL THOROUGHFARE RESIDElfTIAL MEDIUIJ·DENSITY RESIDElfT /Al HIGH-DENSITY RESIDElfTIAL GENEVJJZEO REZONING CONCEPT Ml M2 M3 M4 M5 WI/TED INDUSTRIAL RESTRICTED INDUSTRIAL GENERAL INDUSTRIAL llfTENSNE INDUSTRIAL SPECIAL INDUSTRIAL TM WJ TRMSfflONAL INDUSTRIAL WATERFROlfT INDUSTRIAL PR PN?KS and RECREATION SPECIAL DEVELOPMElfT !resident/al.with llmlted commercla/J S02 SPECIAL DEVELOPMElfT (commercial, with /Im/fed resident/al) 504 PROPOSED SPECIAL DEVELOPMElfT RNERFROlfT MIX USE S01 PO PLANNED DEVELOPMElfT PC PUBLIC CElfTER PCA RESTRICTED CElfTRAL BUSINESS CBD SECTOR �, DETROIT MASTER PLAN OF POLICIES_ t' 7'\ primary convention, southeast Michigan. meeting, CENTRAL BUSINESS DISTRICT and entertainment location in CENTRAL BUSINESS DISTRICT GOALS The goal is to enhance the role and functions of Detroit's Central Business District in all areas so that it continues to be competitive with and closely linked to other urban centers throughout the world. This goal will be accomplished by obtaining significant increases and improvements in administrative functions such as media, communications and corporate headquarters; the residential base; conventions and tourism; retailing; national and international business and banking; circulation within and to and from the CBD; and the environmental and esthetic appeal of the downtown area as a major urban place with a high level of excitement, interest, and vitality. CENTRAL BUSINESS DISTRICT PLANNING ISSUES AND F'O•roRE POTENTIALS Though Detroit is still the region's and the State's major center for administrative functions and services, with the increasing decentralization of many of these activities there is a need to make special efforts to insure that the downtown maintains its share of these functions and services as well as expand its supporting services. The benefits derived from the strong convention, tourist, recreation, and cultural sectors of the CBD need to be further capitalized on and expanded upon, especially increasing the number of hotel rooms. There needs to be a greater emphasis on the growing importance of communication, the media, and technological advancements in the CBD. The retailing areas of the CBD which have weakened in recent years need to be revitalized to provide improved services to downtown employees, residents, nearby workers, and visitors. An increase in the number of residents in the CBD and its immediate environs is an important factor in attracting and supporting new retail establishments. With the construction and operation of the Downtown People Mover (DPM), transportation access to and circulation within the CBD has improved. Future extensions and pedestrian linkage with the Detroit People Mover as well as provisions 3/90 III-3 �DETROIT MASTER PLAN OF POLICIES_ CENTRAL BUSINESS DISTRICT for adequate and appropriately priced parking facilities are still needed. Because of downtown's role as the State, Region, and the City's major activity center and symbolic image-maker, there needs to be special attention given to environmental and urban design concerns so that the CBD will continue to be a special experience for Detroiters and visitors. POLICY 301-1: · central Business District - Economic Base Take steps to insure that downtown Detroit will remain competitive with, and closely linked to, other major urban centers throughout the country and the world. Insure that development in the CBD emphasizes the kinds of activities that relate to a strong competitive position in the national and global economy such as international banking and finance, administration headquarters for major corporations, import-export trade services, and exportable business services. POLICY 301-2: Central Business District Culture & Tourism Insure that downtown Detroit, together with the Cultural Center area, remains the focus of activity - on a regional and State-wide basis - relating to cultural and civic events, urban entertainment and recreation, and all other functions which will enhance the area as a desirable location for tourists, conventions, and urban life and activity generally. Intensify the existing concentration of convention/tourist/recreation/cultural facilities and activities in the downtown area, especially making the best use of the expanded Cobo Convention center, Renaissance Center, the People Mover, and the existing special areas such as Greektown and Bricktown. Encourage new construction of hotel space near Cobo Center, and promote an increase in restaurants, bars, night clubs and other entertainment in and near this area; continue the ethnic festivals and concerts, the Freedom Festivals and parades, the boat and auto races, and replicate these types of events at smaller scale throughout the year; expand the level of service provided by tour boats and buses, trolleys and tramways, including service to Windsor convention and foreign shopping opportunities; encourage the establishment of an auto museum in the area or adjacent to a Downtown People Mover station. 3/90 III-4 �DETROIT MASTER PLAN OF POLICIES_ CENTRAL BUSINESS DISTRICT Support the continued growth of the Theater District in the , northern CBD area between Grand Circus Park and the Fisher Freeway. Improve landscaping in the area. Expand financing mechanisms to promote entertainment, concerts, theater productions. Encourage the bars, restaurants, and other entertainment and fitness facilities to promote the area and jointly recognize the increased access provided by the Downtown People Mover station, trolley, and mini-bus service. Promote downtown as a "fun" area with an increasi--ng supply of organized and spontaneous events always occurring, including: jogging, boating, walking: displays, art exhibits: art/music schools by artists-in-residence living in lofts and storefronts: outdoor cafes near activity areas: protect from weather by covered walkways, tunnels, gallerias, tents, balloons, inflatable structures, domes, landscaping. Portray downtown as the location of the State and region to experience and view the most technologically advanced developments. Encourage international conferences and coordinate activities with Canada: promote development of a Detroit-Windsor tramway as well as a ferry connection. Encourage each national trade and professional conference to open their displays to a wide public. Showcase rotating industrial displays. Increase special cultural events such as the opera, ballet, modern dance, jazz festival, artists fairs, gospel songfests. Seek methods of helping hotels to attract patrons during offpeak and weekday convention periods. POLICY A. 301-3: Central Framework Business District-Urban Design PEDESTRIAN PATHWAYS CONCEPT Promote downtown Detroit as a "walking city" through the creation of a superior pedestrian environment that builds upon development already in place and takes advantage of the area's compactness. Implement the concept by promoting the strong activity anchors of the Theater District in the northern portion of the area and linking it with activity centers in the southern portion of the CBD (Renaissance Center, Hart 3/90 III-5 �DETROIT MASTER PLAN OF POLICIES_ CENTRAL BUSINESS DISTRICT Plaza, Cobo Center) by strong pedestrian pathways with special , street furniture and other amenities. In addition to promoting major activity centers and linking them by pedestrian pathways, establish a variety of downtown neighborhoods, each with its own unique character. In each of these downtown neighborhoods, establish a key street or other central place where local services, shops, restaurants and other commercial activities, as well as the more dense housing facilities, can cluster, providing a focal area of intense pedestrian activity and a sense of urbanity and vitality. Where feasible, People Mover Stations should be physically incorporated as an element of the neighborhood core facility. C. STREET LEVEL ACTIVITY Provide for continuous pedestrian interest i.e., storefronts, restaurants with windows on the street and sidewalk cafes in warm weather, art galleries, display windows, etc. - along the linkage streets, particularly the primary axes, so that there is a sense of progression along these routes through an uninterrupted sequence of varied and intense activity. Skywalks should not complement street-level pedestrian activity, except to improve public safety. D. OPEN SPACE Provide for "people-oriented'' landscaped open space in carefully planned locations. In general, provide urban open space where it will clearly be an integral part of the pedestrian experience or a significant destination, but not where it amounts to ''dead space", interrupting continuity. Give special priority to the enhancement of Grand Circus Park in conjunction with major new entertainment development in that area. E. AMENITIES Provide adequate street lighting at the pedestrian scale, and use lighting creatively to enhance special building facades or other interesting features. Provide coordinated street furniture such as benches, planters, drinking fountains, waste receptacles, etc. Include sculpture, fountains, statues, murals, etc., to enrich the urban environment. Where possible, provide adequate public restroom facilities. 3/90 III-6 �DETROIT MASTER PLAN OF POLICIE5- .. F. CENTRAL BUSINESS DISTRICT ARCHITECTURE AND HISTORIC PRESERVATION Encourage architecture that represents enduring quality. Insure compatibility /esthetic harmony between new and existing structures. To the extent feasible, give high priority to the preservation of older buildings. Encourage restoration, rehabilitation, and reuse of older building facades to reflect the original architectural character. Consider permitting/encouraging arcaded sidewalks on certain streets i.e., where such treatment would not violate desirable setback lines. Consider developing gallerias - enclosed pedestrian streets - particularly in conjunction with People Mover stations. Encourage public circulation within existing and future buildings. Encourage canopies over public walkways where appropriate. Provide weather-protected transit waiting areas. G. VIEWS AND VISTAS Strengthen the visual access to the River from various locations in downtown. Establish other view corridors focusing on important buildings, statues, parks, and other esthetic features. H. GATEWAYS Provide "gateway" treatment at major entrances to the CBD, emphasizing changes in scale, land use, architectural character, and intensity of activity. Make use of pylons, landscape treatment, special lighting, paving materials, banners, etc., to provide definition and contrast. Consider gateway treatment at the following locations: Michigan at Lodge, Grand River at Fisher, Woodward at Fisher, Gratiot at Chrysler, East Jefferson at Chrysler, and West Fort at Lodge. POLICY 301-4: Central Business District Public and Private Office Development Downtown Detroit should remain the focus of financial, administrative, judicial, and office center activity for Detroit, the metropolitan region, and the State. Conserve and protect the existing major concentration of financial establishments near: Griswold and Fort; Renaissance Center; and the government office concentrations nearby; Woodward and Jefferson (City-County node); Lafayette/Michigan and Lodge Freeway (State-Federal node); Beaubien and Gratiot (Justice Center). Encourage expansion of these activities. 3/90 III-7 �DETROIT MASTER PLAN OF POLICIES_ CENTRAL BUSINESS DISTRICT , Encourage any new government offices to be located close to the Downtown People Mover stations. Provide supplementary transportation devices for CBD employment/service centers beyond easy reach of the Downtown People Mover extensions. The outlying centers include: IRS/State/Bell Service Center; Edison/El ton Park; Madison Center. Support special environmental amenities including extensive urban landscaping and modern office renovation so as to encourage the greatest possible efficiency and creativity of those who work here and their visitors. Insure other office amenities are available, such as fitness clubs, convenience shopping, and day-care centers. Insure that an adequate supply of parking decks and garages is available within and near the most central area so as to serve the short-term client, visitor, and constituent parking needs. Promote the concept that most longer term transportation needs of employees and managers will be served by mass transit and parking areas accessed from the Downtown People Mover. This will reduce the dependence upon the auto and parking demand in the most congested areas of the Central Business District. Those governmental and financial functions which it would be better to distribute for ease of service to their clients should not be concentrated in the most central portion of the CBD. They should be located to be more central to their clients or constituents. Recognize the importance of larger outdoor rally-oriented spaces for political and social purposes. Specifically have designed and built at Kennedy Square an improved facility to better fit this purpose. Support the provision of "people watching'' spaces as well for spontaneous meetings. Recognize and promote the international aspects of finance since this is a growth sector and downtown has international companies. Utilize tax incentives and other devices to encourage employment and skill training of Detroit residents and make special efforts to increase the proportion of Detroit residents in CBD jobs. 3/90 III-8 �DETROIT MASTER PLAN OF POLICIES_ CENTRAL BUSINESS DISTRICT POLICY 301-5: District Central Business Technology Communications Encourage development of state-of-the-art communications systems in and for the CBD to establish Detroit as a leader 1.n technology development and the CBD as a showcase for information and telecommunications technology. Encourage the Medical Center and institutions in the Cultural area to do likewise. Promote the recognition that one of the primary purposes of the Central Business District is communication, and take every step possible to support and facilitate fulfilling this role. Recognize that the area between West Lafayette and Michigan and Third is largely devoted to establishments and facilities specializing in various aspects of communication: telephone, television, and newspapers. Support intensification and expansion of this grouping. Encourage the growth of new communications and technology oriented businesses in the CBD; seek a greater variety of trade journals; try to attract industrial film makers to the CBD; and encourage the use of the new communications technology. Seek methods to provide incentives to promote building owners to improve communication and information capabilities. POLICY 301-6: Central Business District - Retail Development Strengthen retailing activities of all kinds in the CBD. Promote the conservation and revitalization of existing major retailing nodes: Woodward ( near transit stations or near employment/service centers); Greektown; Renaissance Center/Millender Center; Broadway-Randolph; Washington Boulevard. Promote the areas near the People Mover stations as appropriate for specialized retailing and services, each area developing its own theme and character. For each station, promote covered walkways, gallerias, pedestrian routes with retailing along each side. Promote the construction of major and renovated new intense mixed-use structures in the area, including the Hudson's building, Kern block, Crowley's block, Monroe block, and provide a large amount of new retailing space, hotel, office, 3/90 III-9 �DETROIT MASTER PLAN OF POLICIES_ ·• · housing, and parking . indoor spaces. space as CENTRAL BUSINESS DISTRICT well as public outdoor and Encourage a major expansion of the parking validation program so that shoppers are assured of a convenient and adequate supply of lower-cost short-term parking spaces. Support careful planning for convenience shopping for downtown residents, including shopping within residential structures. Plan for a removal from commercial use and conversion to other uses those areas known to have minimal market potential. Uses to which the obsolete retail space can be converted include offices, apartments, lofts, incubator space for new services. Give special attention to the particular shopping needs and problems of the various shopping segments, including (a) the over 400,000 Detroit residents located within a five-mile radius with incomes exceeding $ 2 billion; ( b) the 110,700 downtown employees and 60,000 nearby area employees; (c) 10 million or more annual visitors. Each group has different peak-time shopping needs and a 9-to-5 day often does not fit these needs; (d) adult households and single-parent households now account for almost 80 percent of Detroit City households and have very different shopping needs; (e) Windsor, with its 200,000 residents, Detroit's largest suburb and close to the CBD is a special market to be served, depending on exchange rates, duties , and goods availability. Encourage the 24-hour retail and service node near Griswold and Michigan to expand in scope and scale as working hours become more extended and downtown residents increase. including more Encourage a lively street life, musicians, flower, fruit, and craft peddlers, and artists. street street Improve all-weather environments, expanding gallerias, connected stores, covered plazas, utilizing more windbreaks and planning to make the best use of sunshine for outdoor areas. Provide electronic informational directories at many locations within retailing areas to help shoppers find the type of store ad merchandise desired. Coordinate special shuttle and minibus service from nearby employment centers including: Wayne State, State office 3/90 III-10 �DETROIT MASTER PLAN OF POLICIES_ CENTRAL BUSINESS DISTRICT center/West Side industrial; medical/cultural institutions; Eastern Market; East Riverfront. POLICY 301-7: Central Business District Housing and Neighborhood Development Encourage major new increases in the residential base of the CBD. Recognize and promote the concept that downtown residential living is appropriate and should be encouraged almost anywhere in the CBD (with the possible exceptions of the financial institutions, governmental institutions, and within retailing areas themselves.) Recognize, also, that many of the features which are desirable to have in a CBD are not possible without residents. Increase the level of CBD resident population to at least 15,000 through conversion of existing buildings and construction of new buildings, including: upper stories along Woodward and other shopping districts and near People Mover stations; along Washington Boulevard and Bagley; adaptive reuse of historic off ice and retail buildings; at primary "gateway" points, such as Michigan/Lodge, Grand River/Fisher, Gratiot/Chrysler, Fort Street/Lodge; along the east and west riverfront. Provide environmental improvements as necessary, such as landscaping, berms, careful lighting, appropriate surface treatment. Insure that services for downtown residents are available, including convenience type shopping, recreation, fitness, parking, security, education (especially including job skill upgrading, and adult-oriented programs). Promote urban design improvements which will aid in creating the most lively, enjoyable, and stimulating adult-oriented living environment. Be careful about relationships of residential to other uses so that each can be complementary and mutually supportive. Make use of rooftops, balconies, small plazas, and solariums to make use of the outdoors. Encourage a variety of housing types, including condominiums, cooperatives, lofts, high-rise and mid-rise, mixed use, etc., as well as a mix of residents by age, race, sex, income. Make special efforts to insure that parking is available near each apartment area, reserving spaces in adjacent lots and parking structures. 3/90 III-11 �DETROIT MASTER PLAN OF POLICIES- CENTRAL BUSINESS DISTRICT Promote a strong relationship of adjacent residential areas , with the downtown through special promotions, flyers, institutional offerings, and transportation connections: West Riverfront; Corktown; Focus; Cass; Brush Park/Medical Center; Eastern Market (lofts); Lafayette Park/Elmwood; Rivertown. POLICY 301-8: Central Business District Transportation System Promote efficient intra-city circulation into and out of the CBD for all travel modes. Continue the policy of making the CBD the focus of transit activity in Detroit and the region. Promote construction of a light rail mass transit system from downtown Detroit northward along Woodward and along Gratiot. Connect the light rail system with People Mover system in the Central Business District. Upgrade regional bus service and encourage its use. Promote efficient intra-CBD circulation for pedestrians, bicycles, automobiles, buses, and all other appropriate modes of transportation. Promote use of People Mover and interface with parking. Implement plans for an improved walkway system, include elevated and below-grade walkways, where these would not detract from street-level activity. Make further improvements to bus stop and layover locations. Provide better orientation devices for motorists and provide improved traffic management. Provide for a comprehensive parking policy where primary emphasis will be on the elimination of surface parking facilities in core areas of the CBD and the location of new parking facilities on its periphery, while also facilitating short-term parking near shops and restaurants. Facilitate the efficient and swift movement of traffic between entry points and parking. 3/90 III-12 �DETROIT MASTER PLAN OF POLICIES_ POLICY 301-9: CENTRAL BUSINESS DISTRICT Central Business District - Parking System Provide an adequate supply of well-located parking for retailers and shoppers while also providing necessary parking for employees and residents. Promote use of the People Mover. Insure inexpensive parking near the People Mover stops, and continue to explore use of an assessment district to pay for short-term free parking (assessment based on benefit). Encourage long-term parking in areas other than intense retail areas, providing shuttle service where necessary. Encourage a safe and secure environment near the retail and parking areas. Keep the parking areas clean and remove the most insensitive intrusions, such as junk piles and building remnants. Standardize signs. Try to close the short-term parking space deficit in the CBD core area. Encourage short-term parking that is in very close proximity to shopping facilities and services and with rates as inexpensive as possible. On the other hand, insure that "dead spots" are not created within high intensity shopping areas. Encourage the use of public transit for access to and travel within the CBD. Encourage use of car pools and van pools. Address the parking needs for conventions and tourism. POLICY 301-10: Central Business District - Public Protection Promote a high level of control and prevention of crimes and fires. Expand upon the Neighborhood Watch concept with Apartment Watch, Business Watch, and Vertical Watch in high-rises. Insure that design of structures such as parking structures does not create blind spots or other areas of low visibility. Encourage builders and developers to utilize the latest techniques in security devices. Educate the public to be ever-vigilant at special events and other areas where large crowds are gathering. Enforce housing and building codes for the provision of noncombustible construction sprinkler systems and fire control 3/90 III-13 �GENERALIZED EXISTING LAND USE t./f'f .J/lr OFFICES, USE Central Business District •••.••••• 301-11 III-13A �DETROIT MASTER PLAN OF POLICIES CENTRAL BUSINESS DISTRICT systems, fire-warning systems, and adequate escape routes, and retrofit existing structures for compliance. Educate CBD users and residents for evacuation techniques, fire control techniques, and fire prevention techniques. Insure that adequate and appropriate fire-fighting equipment is at all appropriate sites including attended parking lots and other parking facilities. Provide for and enforce adequate removal of rubbish and combustibles. Insure that adequate lighting is provided to help create a more secure environment. POLICY 301-11: Central Business Rezoning Concepts Utilize zoning downtown. as a tool to District help implement Land Use and policies for New office and retail development, including areas near the People Mover stations, should be developed very intensely and with surface-level activity. Surface parking lots should not be required as part of each new development, but provided commercially or in common structures, with non-surface parking being encouraged in new development. In the most intense central core area of the CBD, parking should be encouraged to be provided in structures. The areas along the riverfront, the Civic Center, and adjacent areas should be given special attention for compatibility of design. Consider rezoning the areas near the People Mover stations and Greektown which are currently B6 (General Services District) to a more appropriate zoning classification. Parking is not to be required of each developer on-site nor within 100 feet. Parking needs to be provided "in common", preferably in structures. Consider rezoning the areas on the northeastern and eastern edges of the CBD which are currently B4 (General Business) to encourage ultimately increased residential construction with compatible institutional and commercial uses. Parking will continue to be permitted here. All new development will be required to provide on-site parking or within 100 feet. Encourage residential construction and conversion. Retain present zoning in most areas, however; expand area included in Public Center Adjacent zoning classification. Provide for 3/90 III-14 I, �PLANNING UNITS CENTRAL BUSINESS DISTRICT A. Detroit Edison/Elton Park B. North Grand Circus Park C. Communications/Mass Media/ Convention Facilities D. Washington Boulevard/Bagley Area E. Major Shopping District F. Justice Center G. Financial/Government District H. Bricktown/Millender Center I. West Riverfront Area J. Civic Center K. Renaissance Center Central Business District ••••••••• 301-12 III-14A �DETROIT MASTER PLAN OF POLICIES_ CENTRAL BUSINESS DISTRICT sign review in high priority areas, especially from People , Mover stations. Provide for plan review for all surface parking lots; require landscape or other screening. POLICY 301-12: A. Central Business District Planning Area Policies Detroit Edison/El ton Park Planning Area Cass, Bagley, Freeway boundary) ( Grand River, East of Third, continue the corporate campus development. West of Third, develop a corporate campus related to new hightech industries and new low- and medium-rise residential buildings. Provide transit access to the Detroit People Mover by a spur or minibus. Provide sound barriers or soundproofing from freeways. Landscape surface parking areas. Insure pedestrian access to areas across freeways for services. Retain Elton Park as a recreation area. B. North Grand Circus Park Planning Area (Fisher Freeway, Adams, south side Grand Circus Park, Adams, Clifford, Middle, Grand River) Give priority to the development of an intensive residential community and an entertainment district in this area, especially along and near Woodward Avenue. Since there must be extensive parking in this area, give special attention to special landscaping. Develop theaters, nightclubs, restaurants, and similar entertainment uses as well as various types of medium- and high-density apartments, offices, and supporting commercial services. Give special priority to the enhancement of Grand Circus Park. Provide for any future development around the Park to help complete a sense of enclosure, i.e., new buildings fronting on Park, Witherell, or Adams across from the Park should be large (8 stories or more) and should not be set back from the street. The People Mover station in the Whitney Building gives special focus to the southern edge of this area, which will be appropriate for a comparison commercial node. In the area near Witherell, encourage retention and expansion of institutions and their services. 3/90 III-15 �DETROIT MASTER PLAN OF POLICIES_ c. CENTRAL BUSINESS DISTRICT Communications/Mass Media/Convention Facilities Planning Area (Bagley, Cass, Michigan, Washington Boulevard, Congress, Sixth, Jefferson, Eighth, Fort, Bagley, and Michigan) 'I Encourage additional communications and media-oriented development as well as residential, convenience retail, and supporting commercial uses. Specifically, develop mixed-use projects related to communications technology and including apartments, offices, and service commercial at Michigan and Third, Michigan and First, and Lafayette and Third. Develop hotels, entertainment, restaurants, etc., related to the new expanded Cobo Hall, heavily concentrated along and/or related to Washington Boulevard. Procure and reserve sites as needed in this area near Cobo Hall for parking structures. Parking structures will need to be provided here and elsewhere in the area to serve the high density of uses here and nearby. Provide minibus service or a Detroit People Mover spur to areas more than 1,000 feet from Detroit People Mover stations. The People Mover stations at Fort/Cass and Michigan/Cass provide special accessibility to this area and should be capitalized upon by high intensity development including retail services. D. Washington Boulevard/Bagley Planning Area (Middle, Clifford, Adams, Grand Circus, Washington Boulevard, alley west of Woodward, Michigan) Develop primarily as a residential community having a variety of housing types and income groups; also, include mixed residential/office, retail and hotels. Concentrate development generating intensive street activity along Washington Boulevard. Establish State Street as a secondary linkage street between Woodward and Washington Boulevard, and enhance this also as a pedestrian environment. Enhance the Capitol Park area as a small-scale convenience retail node to service residents. People Mover stations are at Woodward/Grand Circus and Times Square, and Michigan and Cass, which areas are especially appropriate for high-intensity uses and retail development. 3/90 III-16 �DETROIT MASTER PLAN OF POLICIES E. CENTRAL BUSINESS DISTRICT Major Shopping District Planning Area (Grand Circus, Adams, Brush, Monroe, St. Antoine, Macomb, Chrysler, Lafayette, Randolph, Cadillac Square, alley west of Woodward) Re-establish Woodward Avenue as a major shopping street in the City. Develop the Kern/Crowley/Monroe block as an intensely developed mixed-use project with retail, hotel, office, residential, and parking. Design this development to serve as a major regional indoor/outdoor shopping center, closely integrated with the Woodward Avenue shopping mall. Encourage new shopping, eating and drinking, entertainment and cultural facilities throughout the area. Give special support to Greektown, and expand westerly to eventually link up with Cadillac Center area. Encourage new residential uses throughout the area, especially in rehabilitated older buildings and upper stories over retail frontages. Promote distinctive residential apartments and special office and commercial development in the upper stories along Woodward Avenue. Encourage the provision of adequate short-term parking. Encourage a vastly expanded parking validation program. Encourage entertainment uses related to the theater district in the Madison Avenue area. Provide for the revitalization and growth of the Harmonie Park area as an arts district, encouraging galleries, studios, art supply stores, studio loft apartments, and related development. Enhance Harmonie Park. Encourage development across from the Park along the east side of Randolph, and insure that it provides a sense of enclosure for the Park. Once this is developed, open the Park physically and visually to the east. Encourage the reuse of Hudson's department store building for office, parking, ground floor retail, insuring that ground level pedestrian interest, especially on Woodward, is maximized. F. Justice Center Planning Area (Adams, Chrysler, Macomb, St. Antoine, Monroe, Brush) Continue and expand institutional uses. Improve pedestrian access between the justice buildings at Gratiot and St. Antoine to Greek town, to Madison Center, and to the Downtown People Mover stations. Encourage residential uses in the buildings in the Madison Center area if and when 3/90 III-17 �DETROIT MASTER PLAN OF POLICIES_ CENTRAL BUSINESS DISTRICT warehousing uses are no longer in demand. Encourage parking decks. Provide a "gateway" design treatment along Gratiot. G. Financial/City-County Government Planning (Michigan, Cadillac Square, Randolph, Jefferson, Woodward, Larned, Washington Boulevard) Area Locate new government administrative offices in this area. Continue to support this area as the financial and legal office core of the CBD. Improve the street-level pedestrian environment, especially with landscaping, display windows, and other amenities. Complete the proposed development at the Larned-Bates site with offices with ground-floor commercial. Improve Kennedy Square as an outdoor rally area with more trees, more land, better seating, and development of a water theme. Encourage an intensive multi-use structure on the former Greyhound garage site related to Larned-Bates development. All parking in this area should ultimately be in structures. H. Bricktown/Millender Center Planning Area (Lafayette, Chrysler, Jefferson, Randolph) Develop new institutional, office, residential, and related commercial uses. Brush, and to lesser extent Beaubien, should be reinforced as pedestrian routes between Renaissance Center and Greek town. Preserve existing buildings and the character of Bricktown. The three People Mover stations in this area should be promoted as development incentives encouraging high intensities of development. A hotel should be encouraged to be built at Lafayette/Beaubien. I. West Riverfront Planning Area (Jefferson, Sixth, Congress (extended west), Third, Detroit River) Support the continuation of future phases of the Riverfront Apartments West residential development. Encourage the development of a major hotel on the site adjacent to Joe Louis Arena. Continue to develop upper level skywalk connections to the Downtown People Mover station. Provide for the adequacy and continuity of the riverfront pedestrian/bicycle path through this area, and improve pedestrian access from West Jefferson and Sixth Street to the core of downtown. Support apartment development on remainder of the Free Press site. 3/90 III-18 �DETROIT MASTER PLAN OF POLICIES_ , J. CENTRAL BUSINESS DISTRICT Convention and Civic Center Area Planning Area (Congress, Washington Boulevard, Larned, Woodward, Bates extended, Detroit River) Encourage a joint public-private effort to build the proposed Detroit/Windsor aerial tramway. Insure that the heliports are readily accessible to Renaissance Center and Cobo Hall. Provide computerized electronic directional directorie s at key locations. Strongly encourage new hotel facilities. Provide for the continuity of the riverfront pedestrian/bicycle path through this area. Improve pedestrian link across Jefferson into Hart Plaza. Establish a skywalk system linking Cobo Hall to the east. Promote development to capture advantages of the People Mover station at Larned/Griswold. K. Renaissance Center Planning Area Detroit River, Bates extended) (Jefferson, Orleans, In the area immediately east and south of Renaissance Center, encourage multi-use development such as high density residential/commercial incorporating health and recreation facilities, restaurants, and hotel, retail, and office uses. Provide for the continuity of the riverfront pedestrian/bicycle path on the River's edge with easy access from Jefferson. Encourage the use of mass transit. Encourage sufficient parking as an integral part of all new uses. Encourage any non-intensive reuses of industrial buildings east of Renaissance Center to be short-term in anticipation of a future market for more intensive uses. Study the feasibility of a marine transportation passenger dock in this area with shuttle service or provide a weather-protected walkway to the Renaissance Center and the Renaissance Center Downtown People Mover station. -- 3/90 III-19 �THE DETROIT MASTER PLAN OF POLICIES EAST SECTOR ARTICLE 302 EAST SECTOR POLICIES EAST SECTOR LOCATION AND EXTENT The East Sector is generally bounded by Mt. Elliott on the west, McNichols, Conner, and the Ford Freeway on the north; Philip and Alter on the east: and the Detroit River on the south. As of 1980, the area was home to 158,315 people. There were 53,296 households. The East Sector includes nine subsectors: Airport, Kettering, St. Jean, Chandler Park, Butzel, Indian Village, Foch, Jefferson-Mack, and East Riverside Subsectors. EAST SECTOR PLANNING ISSUES AND FUTURE POTENTIALS By all statistical measures: population, household income, housing occupancy, employment, the East Sector has experienced serious decline. The outward appearance of neighborhoods within this Sector vary enormously from the well-kept residences of historic Indian Village and Berry Subdivision to numerous vacant or abandoned areas, both residential and commercial, scattered throughout the Sector. The massive new industrial development known as the Jefferson/Conner Industrial Revitalization PRoject generally located between Mack, Freud, St. Jean, and Conner is the major new development of the area and should have a significant impact on the economic base of the City and especially on the economic well-being of this Sector. The possible expansion of City Airport would also have a major effect on the economic and physical development of the East Sector. In effect, the City Airport and the industrial development help to form a major industrial corridor which bisects the East Sector. This industrial corridor connects with the major proposed and existing residential, commercial, and recreational developments along the east riverfront to form an inverted "T" of defined areas of activity. Planning objectives are to continue with the orderly development of the Jefferson/Conner Industrial Revitalization Project, to develop and implement the Master Plan for City -- 3/90 III-20 �SUBBECTCRB AA 1 Inch •S000tt. l.Lnorth acret = O 112 1 1112 ~=---:::. C::::::::::. o.o o.5 1.0 1.s 2 miln 2.0 c::=:::.,---,=-..r==' lr.Uomet.,. EAST SECTOR Airport Subsector ... .- ..•.•••••••••. 302-7 Butzel Subsector .•..•.••.•••••••••• 302-8 Chandler Park Subsector ••.••••••••• 302-9 East Riverside •••..••...•....•..••. 302-10 Foch Subsector •.••..••..••••..•.•.. 302-11 Indian Village Subsector ..•..••.•. 302-12 Jefferson-Mack Subsector .•.......• 302-13 Kettering Subsector ..••..•.••...••. 302-14 St. Jean Subsector .•...•..•••...... 302-15 �-- I I RE GENERALJZED ZONING CONCEPT SINGLE-FAM/ TWO-F Ml/LY ~E;(DSIDENTIAL LON·DENSfTY ENT/AL THOROUGHF~ES/DENTIAL . MEDIUM-OEN E RESIDENTl/!J.. f/lGH·DENS,;;rr RESIDENTl/ll RESIDENTl/!J.. RI Rl R3 1W RS R6 RESTRICTED LOCAL BUSI BUSINESS ~1i:~/NG i~f,ti;fSIDENTIAL GENE/ii_ BUSINESS SERVICES 81 82 83 114 86 UMrTED I RESTRIC;muSTRIAL GENERAL 1fo//DUSTRIAL /NTENSN STRIAL SPECIAL TNou!NOUSTRIAL STRIAL Ml M2 M3 M4 7 MS WI TRMSrTION WATERFRO:t INDUSTRIAL INOUSTR/Af. PR PAAKS and RECREATION CJ AAEA UNDER STUDY TM SPECIAL DEV lresldenllol. { PEC/Af. DEVELOPM commerclo/J commerclal,wltn /Im ENT SD4 PROPOSED SP£ /fed resident/al) RNERFRONT M1f'1fsfEVELOPMENT SDI s02 PD wif/,9(:t//f,f PLMNED DE PC PUBUC CE VELOPMENT PCA RESTRICTED NTER CENTRAf. BUSINESS ' '' I I I '' I . :' '' I EAST SECTOl --------·----- --- --------- ----- ------ ------ ----- �THE DETROIT MASTER PLAN OF POLICIES EAST SECTOR Airport, and generally to alleviate the problems of housing deterioration and abandonment, and upgrade the neighborhoods and shopping areas of the East Sector. Careful planning on the part of the City, the East Sector residents and community groups and the private sector employers will be required to help redevelop the area's neighborhoods and to restore sound shopping. POLICY 302-1: East Sector General Policies. Vigorously promote efforts to bring about close cooperation between City agencies and business and community groups as an essential resource in the revitalization of declining neighborhoods and preservation of those which are still intact. Land Use - Upgrade the physical appearance of the East Grand Boulevard streetscape, providing a park-drive treatment north from the Belle Isle Bridge. Develop comprehensive street graphics treatment on E. Jefferson, including consideration of mechanisms to remove rooftop signs. POLICY 302-2: East Sector - Residential Development. Implement various programs to deal with blight an.d vacant lots, including removal of unsafe structures and residential relocation utilizing the City's inventory of vacant, taxforeclosed houses. Encourage and assist housing repair, conservation, and rehabilitation by assuring the availability of financial support such as home and business improvement loans at reasonable prices. Remove unsafe and blighted structures, assemble land for development, preserve and rebuild neighborhoods and, when necessary, relocate families into other neighborhoods with better social and physical conditions. Implement the Law Department's program to locate and assess the owners of unkempt and dangerous buildings and abandoned lots for the cost of demolition, cleaning, or maintaining that real estate. POLICY 302-3: East Sector - Commercial Development. Develop the Jefferson-Chalmers commercial area. Encourage facade improvements along Gratiot, Van Dyke, Jefferson, and Harper. Improve both the appearance and the function of commercial areas. On currently owned Airport land and on land that may be acquired, increase the capacity of Detroit City Airport to accommodate and enhance an economic revitalization 3/90 III-21 �THE DETROIT MASTER PLAN OF POLICIES EAST SECTOR of the East Sector of the City. Seek additional air . carrier(s) for basing at Detroit City Airport. Develop a strong marketing program for the City Airport and related development. Recycle surplus commercial buildings. POLICY 302-4: East Sector - Industrial Development. Promote the East Sector as a prime location for both the traditional industries which have been in this area and new growth industries. Provide an adequate inventory of sites of varying sizes for industrial development. Make a special effort to improve job opportunities and related support services for female heads of households. Promote programs to train new workers and retrain the labor force. Assemble parcels for industrial parks in existing industrial areas. Demolish isolated vacant plants with no economic potential. Recycle surplus industrial buildings. Develop an industrial park near Detroit City Airport to accommodate airport-related businesses and industries. POLICY 302-5: East Sector - Transportation System. Improve public transit in both the Gratiot and Jefferson corridors. Consider bicycles as an alternate means of transportation. POLICY 302-6: East Sector - Recreation System. Acquire and develop new recreation land, particularly on the riverfront, in renewal areas, and in under-serviced areas. 3/90 III-22 �' AIRPORT \=· _ :RLM:: ......... SUBSECTOR ~ 4--- INST 0 ~ ; ~ t O ! •• I• ·- INP;,- o.o ,.I-__- .25 .JO - ,.o .7J .,. c.=.:::J i=:::J RLM EAST SECTOR --- =;: --L.ANauaa C.!.- J: RL-io,_q,_ RLM---'YRM--.. -.,,--.uai RH-'Y . . . - . . i IND • RLM Bi_, .·-:-: -· .. ·-· i==·1 •••t:_ SRC-~-.-....i~ INST-1-ttu<1a1a1 IND-Glnonl--=-a.i L't IND- u-,,c --=---i TRC- ThOroU9hfare -- • ident.ial- • INOi" ... •;j.: C011a11rcial MC .. RLM/V ...,cro-c..l SC-~~ : T: RLC- ....i ~ ~ ~ o-c..l GC--~ CC--a-=ai . +. ' -. 1,'J ~ c==~ +- . /// . . @ 1 indl•2000ft, -L! -t MIJR•--...-..i MP- Major Park RC- ..creau.on Area Under Study POS· 1...- Open 0s1- Open Sp• c•-Inst.aut.ional V• Vacant. CEM-..._, *- Playtield AIRPORT .····-. SUBSECTOR lR~ .......~----···: ... 0 3w OSI . ij . .J.. .--•7............. . RLM ..j ~--··: ~ ,,. 0 r===:::, o.o ,---,= = .21 -- 1 ===:, .so .n 1.0 EAST SECTOR -- -~&.ANDU- RL-i:...-q,~ ALM-.....-.. - . . . . , ~ RM--,_,.,...,,~ RH-B1_,..,....,Mol4ont.ul SRC- -.,..i - . - u o i ~ INST - i n . u - - . i IND--~ L't IND- u-,,c In<Oaual TRC- ThoroughfaN lleaidant.ialCc.Nrcial MC-.,.,cr~ GC·-- SC-si-:,.&lo:..n::w RLC-~~- CC--Cman:1A1 MUR-,.._u.~ MP- KaJor Park RC - bcrHt..on POS- P e ~ t Open Space OSI· Open V- Sp•c•-Inat:it.uuonal Vacant CEM·-,, *• PlayUald Airport :Subsector ••.••••••••.•.•••• 302-7 III-22A �THE DETROIT MASTER PLAN OF POLICIES EAST SECTOR AIRPORT SUBSECTOR BOUNDARIES AND FEATURES The Airport Subsector is bounded by McNichols, Conner, Edsel Ford Freeway, and the eastern boundary of Hamtramck. Detroit City Airport is located within this subsector, less than five miles northeast of Detroit's Central Business District. Today, the Airport's primary role in the community is that of a corporate aviation facility with air cargo services and limited short-haul air carrier services. In this r ole, the Airport is a major asset to businesses of all sizes in the Detroit area. SUMMARY OF PLANNING ISSUES, AIRPORT SUBSECTOR About 85 percent of the housing units in the Airport Subsector were built between 1915 and 1934. The mean value of Airport's single-family house is considerably lower than the City-wide average. Vacant housing rates among the residential areas in the subsector are higher than the City-wide rate. Detroit City Airport has recently expanded its commercial flight activity. An Airport Master Plan process is currently under way, the results of which could have a major impact on the physical and economic structure of the Airport Subsector. POLICY 302-7: Airport Subsector Policies. The portion of the Airport Subsector located east of Van Dyke and north of Gratiot is currently (beginning in June 1989} being studied to assess the potential for upgrading Detroit City Airport to become a reliever airport for Detroit Metro. The conclusion of the study will produce a Detroit City Airport Master Plan. For the area west of Van Dyke to Mt. Elliott and from East McNichols to the Edsel Ford Freeway, generally encourage more industrial uses. Housing ihould be buffered from heavy industry by a corridor of light industry extending from Grinnell to Harper, generally along the St. Cyril-GeorgiaSherwood alignment with heavy industry to the west and housing to the east. • 3/90 III-23 �• BUTZ L GC - / RH - Hi9' c-.a,.ey _,_.,_., -,;..,X-· -, .,~•······· . ..\ R';~\ ·-.. .. \ , -.:,., ._,. ~ /4 \R\ L •• RL- taw Dooeiey ~ RLM- ~.. c-.a,.ey _,_.,_., RM-,_..,.,..,,_<>-~ _...~V .~ . ~· ,: . ND\ INST- lnlltituba>ol IND- __,_ ~ LIIND-Li¢<Imaual RLM ~ .,,,..,,. -• ,~ . .,\~•• •• ...;.::.. •• • .. c· \ M', .'.~. \ __ • , <: · •,lv.:::.NST \\iv. f. •~••,, ••• •\-.,-.. \ ••·· RLM .:' . ••••• · ·· \ \ : \ ...✓, . \,.• ..);,•.:· . \. ·• •• \ $..··-::..•·•:: \:-:. -\ ••\ ~ ..•• ~ ••• INST \., .l••• ~ ,~.. . \ RLM ~ •• GC- GononJ. o:.o.dAl cc--- •••• RM V'"-~ ••.-~·... !.·\ GC I •·. •• ~ .;. RM V \ •• ._·. ·.•. -: . ... •• IND • . •• TAC- T!IOrou9hfare ..•1.dea.tial-coaaarcial' MC- ..; a r SC-"-1Al.RLC-~- \ • -.. ~RH&INL . , .:. ·. ·,. ... .. .. GC ,.,- RLM/'•• -.:·- ••• ••1-, Y, , . · , \ ••··••,,.I_;• • le \ V \ \ '• ."· · '• ~ •, · ..\ \••j~D \ ' \\c :..>,"°"RH \ /'· .. \::'. . . .. .. ..••,; . .,,, .,/ \.~... \ ... . \ ~~ SRC- "-1Al. ~ \ '\❖• MUR-111,m,-~ POS- ,..,...,.nt _.. s,..ce 0S1-epen Space-Institutional V• Vacan t CEM·c.m.t.ry *· -~-~~ ,•£✓•- INST Playfield H&INST 0 .2, .,. .---. 0 ,0 ·"............,.• - EAST SECTOR BUTZEL ----- ~...-uaa Rl- taw a.wiey _ , _ . . . , ___,_,. ama.ey ~ RLMRM--,;.. a . . . e y ~ RH-1119\....,_.,~ SRC- ._,_.i - . - . . . . i - . . . . i INST- :io.u_,....i IND-....aiLI IND- Liont TAC- Thoroughhn llaaidential-CciaMreia l MC- *:rc:r a:..&.~ SC-._...iRLC- ~ .'l,xal CtzlmrCi&l GC- c...r&1 ~ cc--~ MUR-..,-,u.~ MP- Ma J or Park RC- Rec:uat10n POS- Permanent Open Spac:. OSI - Ope n Spac•- I na u s:. 1.1t:1 0na l V- CEM- *- Vaca :i t c-u..-y Phyfield AA l'=nonh • 11ncn a2ooott. - 0 o.o ,---, = .25 .50 .71 ,.o EAST SECTOR Butzel Subsector .••.•••.••..•.....• 302-8 III-23A �THE DETROIT MASTER PLAN OF POLICIES EAST SECTOR BUTZEL SUBSECTOR BOUNDARIES AND FEATURES The Butzel Subsector is bounded by Mack, Van Dyke, East Jefferson, and Mt. Elliott. The subsector includes a range of housing types, commercial and retail uses along Mack, Kercheval, and East Jefferson, and industry in the Mt. Elliott industrial corridor. Institutional development includes the Butzel Family Center, the Health Department's Child and Family Center on Kercheval, the Detroit Riverview Hospital, and 1:he nursing home and adult foster care home district along East Grand Boulevard. A portion (about half) of the West Village neighborhood is within the subsector's boundaries. The Butzel Subsector is adjacent to the east riverfront and within sight of Belle Isle. SUMMARY OF PLANNING ISSUES, BUTZEL SUBSECTOR Industrial development in the Mt. Elliott corridor is some of the oldest in Detroit. The majority of the housing in the Butzel Subsector also dates from the early 1900 1 s and has been passed on to low-income families. It is very typical for housing of this age to require a substantial amount of maintenance. Loss of population at the scale experienced in the Butzel Subsector has tended to reduce the ability of the area to support local shopping, schools, and other services. Nearly 50 percent of the housing units in the Butzel area are in small, multi-family structures; the remaining housing units are evenly divided between single-family and large apartment buildings. Only about 40 percent of the housing units are owner-occupied, which presents a problem for housing rehabilitation programs. There is considerable variation in the condition of housing. Housing located west of the Mt. Elliott industrial corridor (near Mt. Elliott) is in generally poor condition. Housing along the eastern edge of the corridor is also in poor condition. There is some mixture of housing and industry along this edge. Housing conditions improve as the distance from the industrial corridor increases. The large residential structures lining East Grand Boulevard from Jefferson to Mack are in generally good condition. This street includes large single-family homes, apartment buildings, and compatible commercial uses • 3/90 III-24 �THE DETROIT MASTER PLAN OF POLICIES EAST SECTOR such as clinics and funeral homes. Many of the large homes have been converted to commercial/institutional uses such as ' nursing homes and adult foster care facilities. Housing in the area between Grand Boulevard and Van Dyke is in generally fair to poor condition; the loss of housing to abandonment and then demolition has damaged this area, especially near Mack, Jefferson Avenue, and along Van Dyke. BOTZEL SUBSECTOR GOALS The Butzel Subsector is in a unique location as it contains the "gateway" to Belle Isle and is across Jefferson from major development sites on the near east riverfront. The Subsector's location should be taken full advantage of with new residential/commercial development taking place on the sparsely occupied parcels near Jefferson west of E. Grand Blvd. extending redevelopment northward from the riverfront. The more intact housing, benefitting from the new development, should be reinforced through rehabilitation and rebuilding programs and adequately buffered from the Mt. Elliott industrial corridor. POLICY 302-8: Butzel Subsector Policies. In the area generally bounded by Jefferson, Lafayette, Mt. Elliott, and the alley west of East Grand Boulevard, encourage major redirection to high-intensity commercial and residential. Assemble land into larger parcels for this purpose. Encourage major change in the area west of the Boulevard frontage. In the area west of Concord, north of Kercheval, continue housing uses with major rehabilitation and rebuilding. Between Kercheval and Lafayette, redevelop as moderate density residential. (To the east of East Grand Boulevard, less dramatic changes in land use are foreseen.} • 3/90 III-25 �PARK CHANDLER --- ~I.AND .... RL-1.a< ..... , ~ RLM--..-...,~ RM-_.,._,,,,~ -~ RH-111-,. - . , ~ SRC-~~~ INST- ,.,,...=-ai INO-Gomn.l~ LJ:IND-L14><Imauul TAC- Tborouqhfar• Maidantial-~aial MC-o.i.. a-cial SC-....,...ia--ci&l RLC-~- GC---.i~ cc--- MUR-t11.-u,o~ POS· ........... _ .. Spac,, OSI- Op41n Spae• -Inatnutional V- Vacant CEM-~ *- Playfield 1 UICfl I 1000ft. - 0 o.o .25 SO 75 ,.o ...... ··- c=::.r===t:=.:.5c=::::i EAST SECTOR PARK CHANDLER --- U- •--- ... ~"-""" ~ RL- 1a, - . . , , , , ~ RLM- - 1 . a ema,q, ~ RM-_... ....,_,,,,iui-.w RH-111-,.-.. .. ~ SRC- - - . i ~ - - = a 1 INST- x - . - - . i IND--..aii:.........i LJ: IND- 1.:.-,.. --=--i TRC- Thorcuqhfar• AHid • nt.id•C0111119rci • l MC-o.i .. SCRLC- o:-:a&1 ~~ ....,..i o-,:w CDonrciA1 GC---.io:-rcw CC- c,,,,.rua, .,,.__'"CW MUR--u-~ MP- N.aJor Park RC- Recreauon POS- hra&nent Opan Space OSI - Ope:, S;>•c•-Ir.sutuuona l V- Vacant CEM-"-to.ry 1 • lftCfll f 1000ft . - 0 o.o 2!i SO 75 1.0 ··- c:::::::F==1:-=:::F:=::, EAST SECTOR Chandler Park Subsector .......•..•. 302-9 III-25A ..... �THE DETROIT MASTER PLAN OF POLICIES EAST SECTOR CHANDLER PARK SUBSECTOR BOUNDARIES AND FEATURES .The Chandler Park Subsector is bounded by the Edsel Ford Freeway on the north, Alter on the east, Mack on the south, and Conner on the west. The 1980 population of the Chandler Park Subsector was 17,917. SUMMARY OF PLANNING ISSUES, CHANDLER PARK SUBSECTOR Housing quality varies considerably. The best housing in the subsector is along Chandler Park Drive and Dickerson. Conditions in the remainder of the residential area north of Warren and east of Dickerson are not as good. The majority of residential structures are single-family detached and twofamily flats primarily of brick construction. While there are a number of four-flats and small multiples scattered throughout this portion of the subsector, the largest cluster of apartments is on Lakewood just north of Warren. South of Warren near Alter, the housing condition is fair. However, toward Conner, conditions decline to fair to poor, and in some cases the residential development on some blocks is in poor condition. At the intersection of Warren and Conner is located the Parkside Homes public housing project. This project is a combination of rowhouses and apartments in fair condition. The buildings are of brick construction and structurally sound. However, maintenance problems have led to a decline in the appearance of the structures, mechanical problems in the project (primarily heating problems), and poor general upkeep of the project grounds. Many units are vacant, and this has led to entire buildings being vacant and boarded. The Housing Department is currently in the process at implementing a Master Plan to revitalize Parkside HOmes. CHANDLER PARK SUBSECTOR GOALS The City will have a major influence on the future of this subsector. Chandler Park, the revitalized Parkside Homes, new capital improvement projects and rehabilitation efforts should be used to stabilize the remaining residential areas and make them attractive to persons of modest incomes who may want to live near the numerous employment centers nearby. 3/90 III-26 �THE DETROIT MASTER PLAN OF POLic_JES POLICY 302-9: EAST SECTOR Chandler Park Subsector Policies. Acquire any land needed for City capital improvement projects south of Warren, rehabilitate existing housing, and promote a market for new housing. Revitalize Parkside Homes, in accordance with the Housing Department's Master Plan for Parkside, including upgrading of mechanical and electrical systems. Renovate Parkside Recreation Center, make it accessible to the handicapped, and cover the outdoor pool for year-round use. Along the East Warren business frontage, institute a commercial stabilization project and encourage compatible development, including residential, on vacant parcels. Institute a commercial stabilization project on the Mack frontage, and encourage rehabilitation of the residential units on the upper floors. 3/90 III-27 �\ :.~\\ GC . ___\.l-~'.::'.::::..:.:..~•~•-·••••....•· ...\;· ',_ .- ••••••••••••••••••• .....~. I' GC ··.. ... • --:'> ,:· ~ ;. RM/V \_ .:~ ,····{•••'i..' ....•· 'c •••••• ••• RC \ IND _._.. ECl8T1NG'-AN01.a11 RL- ..., ,,....,. -......u..1. RLM·--<Y~ RM,-..-,,,.~ RH---<Y~ SRC- -..i - - - , - - - = - i INST- n . t i - - . i IND--.iRC- Recreation ...-. ••• \ \ ••••• R .C --- ------------- \ RL •• ~ ••••••••••••••• •••••• .• \ •••••• TRC- RIVERSIDE --···· •••••••• •• ------ EAST •••• V ......... .\.._ \•••••••••••••••••••••• '•:•• •••. V \ \,. .......,-:~~•\ •·. v• RLM .... ,• c'" ~·~. .·. ...:·· .,...,.: RLM/V . - / ✓·· •• ··.. RM/V -~ ; ; • ~ ); •· .. \ ..... '., V •••••••••• •• •• ...V ...-···· \ ••::.-.:__ _ RC -- ~- .. .. • Tboroughf•r• Mddantial• Ccaaercial 11111Cfl r MC- .-icr em..d&l SC--..io-c..i RLC-~~ GC--.i.~ CC·-<>aard.&l MUR _ _ _ ___, 2000ft . - 0 POs-~-•-n•~~ 0.0 .H .50 ~ .75 t.O .---, OSI• O'pen V• Space-In • tl.tuu.onal Vacant CEM·'--'Y *- EAST SECTOR Playfield \ \ ~ DETROIT EAST RIVERSIDE --- RL . ...,_,,,.-.-uai •• ~ RM-----,,,.~ RHSRC- 9pocl&l - . - . w . ~ INST-r-u--.i IND--.i- Bi"'_.,.~ U:INO-u,,,.-.m&1 East Riverside .• Thcrcughhra RHidential- C~rcia.: SC-~o-eai -~LANDU RLM- ,__.., ,.,.,,,,,. TRC- RIVER RLC-~11-1a:nmrc,.,.i GC- - . i o - e a i CC--e>ma=-.1 MUR- u. - . - u a i MP- K&Jor Park RC- Racre • ti.on POS- Perm.anent Open Space OSI- Op•n Spac•-lnsutuuonal V- Vacant CEM·c-..-,, •.•••. 302-10 0 0.0 .H 50 ~ 75 1.0 .---, EAST SECTOR III-27A ..... �THE DETROIT MASTER PLAN OF POLICIES EAST SECTOR EAST RIVERSIDE SUBSECTOR BOUNDARIES AND FEATURES The East Riverside Subsector is bounded by the Detroit River on the south, Marquette on the west, Jefferson Avenue on the north, and the City limits (just east of Alter Road) on the east. It is approximately 1,500 acres in size, of which about 360 acres is devoted to industrial and commercial uses, while the remainder is residential. SUMMARY OF PLANNING ISSUES, EAST RIVERSIDE SUBSECTOR As is the case throughout the East Sector, housing in the East Riverside Subsector is old. The mean appraised value for single-family homes in the Subsector is somewhat lower than the City-wide average. The vacancy rate in the East Riverside Subsector is higher than that for the City. The vacancy rate of multiples, buildings with five or more housing units, is nearly double the City-wide rate. The City has undertaken the Jefferson-Conner Industrial Revitalization Project to allow for the redevelopment and consolidation of the Chrysler Jefferson Assembly Plant north of Jefferson with a supplier industrial park south of Jefferson to Freud between Conner/Clairpointe and St. Jean. The area to the south of Freud and immediately west of the Conner Creek plant is proposed for high density residential. The waterfront portion of this area is proposed to be an expansion of the City's existing recreational activities. EAST RIVERSIDE SUBSECTOR GOALS The East Riverside Subsector should benefit greatly from its location on the riverfront and as the site of a portion of the Chrysler expansion and Jefferson-Chalmers projects. This subsector is envisioned as having a series of parks, marinas, and water-oriented development at the River's edge and a strengthened industrial corridor capitalizing on the Chrysler expansion serviced by a ring road. There will be a compatible mix of new and existing housing in the remaining areas of the subsector, and the Jefferson-Chalmers plan will be realized with housing of various types and densities and an institutional campus adjacent to a convenience shopping center on Jefferson. • 3/90 III-28 �THE DETROIT MASTER PLAN OF POLICIES POLICY 302-10: A. EAST SECTOR East Riverside Subsector Policies Riverside Residential and Chrysler Area (Area bounded by Marquette, E. Jefferson, Conner/Clairpointe, and the Detroit River harborline.) This area includes the Riverside neighborhood, the Sindbad's and Kean's marinas, the Chrysler industrial area, and the Detroit Edison-Conner Creek area. Promote the development of this area as a River-oriented community. Retain and expand marina functions and promote new high- and medium-rise apartment developments related to the boating areas. Insure adequate provision of school, shopping, and recreation facilities and services for the population of this area. Retain and further develop public access areas at the foot of Marquette, Fairview, and St. Jean for passive, River-related activities including fishing, viewing, picnicking, and boat launching. Expand the quantity of boat wells and marinas, and explore the possibilities for expansion through construction beyond the harborline, movement of the harborline, and extension of canals. Protect against flooding and shoreline erosion by the construction and maintenance of seawalls, building above the floodline and regrading land levels, where needed, particularly . near the Harding Canal. Pr_ovide adequate thoroughfares utilizing St. Jean, Freud, and Conner/Clairpointe as secondaries, and Marquette and Fairview as collectors, all with Park Drive treatment. Encourage revitalization and redevelopment of the residential area east of Waterworks Park using a mixture of rehabilitation and new construction where appropriate. As redevelopment catalysts for this area, utilize both the canal and new marina-oriented residential development along the River. Provide local streets as needed, but design to minimize truck and outside traffic circulating through the residential area. Encourage development of the area near the current EdisonConner power plant with increased public access to the River's edge to encourage residential development to the east and west. Insure that coal is handled and stored in a manner which will minimize negative impacts on surrounding areas. Encourage development of employment intensive industry generally between St. Jean and Clairpointe and northerly of the Edison-Conner Creek plant. Insure that adequate space is reserved for suppliers of the major new industries north of Jefferson. All industrial truck traffic is to be contained within a ring road system to consist of 3/90 III-29 �THE DETROIT MASTER PLAN OF POLICIES EAST SECTOR St. Jean, E. Jefferson, Conner-Clairpointe, and Freud. Remove all housing from the industrial area described above. ' Encourage improvement of air and water quality conditions immediately west of Conner Creek so that River-related uses, including boating and housing, can be developed. The Jefferson-Hart fire station, Engine 32, should be rebuilt in the vicinity of its current location with at least secondary thoroughfare access. B. Jefferson-Chalmers area. (Area bounded by Conner-Clairpointe, E. Jefferson, City limits near Alter Road, and the Detroit River harborline.) This area is a designated Neighborhood Development Project and includes Grayhaven, Gregory and Bayview marinas, and a series of public parks. Continue support of the Jefferson-Chalmers area as primarily a lowto medium-density residential community with reservation of the River's edge as public access areas. Continue support for residential rehabilitation. Encourage the removal of seriously dilapidated structures and promote the new development of a variety of housing types including single-family detached units, townhouses, and apartments. Promote development of housing with a water orientation utilizing Klenk Island, Grayhaven, Windmill Pointe, and parcels near Conner and Fox Creeks. Support the development of an institutional campus in the area bordering E. Jefferson between Conner and Drexel, extending south of Freud, to include facilities for education, training, and recreation. Support the development of a convenience shopping area near Jefferson and to the east of the institutional campus. Resolve the water quality problem of Fox Creek in cooperation with Grosse Pointe Park and Wayne County through wastewater facility construction or other appropriate methods. The entire seawall at the eastern edge of Fox Creek along Alter, to which the City of Detroit retains an easement, should be replaced to withstand a 100-year flood. Regrade the land level and require all new construction to be above flood level lines. 3/90 III-30 �, --·····...... \ •••••~•••••••• :: RM ••••••• ......······················· ..::~·-··-t·····1 5, i,;; ,. ~ RM RLM : ..!--tNST • : ~~ \~ ~-----~- RLM/V -~-d---:.} I : _.................~• : .·====-=-==-!¥,.~.;••• \ - IND ~ -,,or. \ \ ••'lt•~~, , ~-=1-=-"1 •••••••••••• c:~ R H ! \ RM/V _;;~ GC/V . \•••••••:::;r~::~v\ ... ..... .... RH/V ....... \ --~..- RL---q,~ RLM•,-..-q,~ RM•--ty~ RH-111..,_q,~ SRC- 9Pod.ol - . . . . ~ INST-1-1IND-~,__......,_ LJ: IND- u,,,. Imbtt1A1 ---- LAND U : : : • c:.,__,.--~=-~ ~ ••• r --•idaratial- C:cmnercial MC- i.Jar ~ SC-_,..i~ RLC-~~ GC-~~ cc---,. 20 MUR-...-uoo~ POS- Mna.aneDt .....---, .25 . .so = .71 1 1. 0 c:::=-f===L-=:F=--, EAST SECTOR Playfield TRC- I incll •2000 tt . 12 o.o c,pen spac. OSI- Open Spae• -Insu.tut i onal V- Vae • nt CEM--.,, Thorcughfar • Jla • idAntial- Caa.rcJ.al MC.-nCII ~~!"•~••••••••••••• •••• .-• . *- FOCH -1~ ~- .,.. ---- TAC- Thoroughfare FOCH = ~/V: ,,-,,;-::-~=~- Najar ""10m'CW. ~ft 1 incft ,2ooott . ... sc. . . . . , ~ •• RL-""' - t r ~ RLM- .__._ - t v ~ RM--..-ty~ RH-a1,,,omm.tr~ SRC- - , ~~ INST-1-1IND-......i_....., LJ: IND- u,,,. Izdaai&l RLC-~a-ew GC-c--a1~ CC--em-=w. MUR--o.~ POS- ..nuu,anc. Open space OSI-Open V• Sp • ce-1nst1.tut i onal .., 0 o.o ,----, = .25 . .so .7S 1. 0 Vacant CEM·-,, *- Playfield Foch Subsector ..•..••.•••.•........ 302-11 EAST SECTOR III-30A �THE DETROIT MASTER PLAN OF POLIC.IES EAST SECTOR FOCH SUBSECTOR BOUNDARIES.AND FEATURES The Foch Subsector is bounded by Mack Avenue to the north, Conner to the east, Jefferson to the south, and Fischer to the west. The Subsector is approximately 1,200 acres in size, of which 350 acres are devoted _to industrial and commercial uses while the remainder is residential. SUMMARY OF PLANNING ISSUES, FOCH SUBSECTOR The City has undertaken the Jefferson-Conner Revitalization Project which allows for the redevelopment and consolidation of the Chrysler Jefferson Assembly Plant north of Jefferson between St. Jean and Conner. The project includes a ring road and landscaped buffering to separate the industrial activities from surrounding residential development. The residential development of the Foch Subsector is generally a mixture of single-family detached and two-family flats. Apartment buildings are scattered throughout the Subsector; however, they are generally concentrated in the blocks between Kercheval and Jefferson. There is also a small concentration of apartment buildings on the blocks between Mack and Charlevoix immediately west of St. Jean. Recent losses of small apartment buildings have been very high throughout the area. Along Jefferson there are several large apartment buildings. Much of the residential development on Kercheval and Jefferson is at high density. The structural condition of housing in the Foch Subsector varies from fair to poor. Throughout the Subsector there are many vacant structures (some are boarded, and some are not), burned-out structures, many vacant lots, and many structures with substantial structural defects, which leaves many of them beyond rehabilitation. The area bounded by Fischer, Mack, Cadillac Boulevard, and Jefferson Avenue is in a very distressed state. There is a substantial amount of vacant land, many vacant structures (some are boarded and some are not) and burned-out structures. While many of the apartment buildings and some other residential structures are of brick construction and could be rehabilitated, many of the residential units in this area have substantial structural defects which leave them beyond longterm rehabilitation. The portion of the Subsector bounded by Montclair, Mack, St. Jean, and Jefferson has similar conditions to the area above. The remainder of the Foch Subsector, that area bounded 3/ 90 III-31 �THE DETROIT MASTER PLAN OF POLig:'.ES EAST SECTOR by Cadillac Boulevard, Mack, Montclair, and Jefferson, is in fair condition. While there are signs of blight evident, such ' as vacant structures, vacant lots, and buildings with structural defects, this area is not as depressed as those areas described earlier. FOCH SOBSECTOR GOALS The Foch Subsector needs to continue the major rebuilding effort which has begun with the Jefferson/Conner Revitaliza~ion Project which will redevelop the east one-third of the Subsector. Housing redevelopment should take place in the areas between Fischer and Cadillac and between St. Jean and Montclair which, along with the more sound existing residential in between, will make for a varied and att+active housing area for persons who might work in the Jefferson/Conner industrial area. The increase in residents and workers in the area will help revitalize the commercial areas along Jefferson and Mack. POLICY 302-11: Foch Subsector Policies Proceed with implementation of plans to develop a major new automotive assembly plant in the area generally bounded by Mack, Conner, Jefferson, and St. Jean. Establish St. Jean, Mack, and Conner as ring roads around the project area with heavy landscaping and earth berming to provide adequate buffering be t ween industrial and residential uses. Develop new commercial and multi-family uses along Jefferson. Upgrade Mack to thoroughfare residential-commercial. Encourage commercial stabilization of the commercial area along Jefferson west of Lemay. Maintain sound commercial uses and develop density-compatible residential use on Vernor, Charlevoix, and Kercheval. Provide additional recreation facilities. In the area generally bounded by Fischer, East Jefferson, Cadillac Boulevard, and Mack, pursue major residential revitalization: remove blighted structures, assemble land for redevelopment, rebuild neighborhoods and, when necessary, relocate families to better housing elsewhere. Begin the redevelopment at Fischer and proceed eastward. Provide similar treatment in the area bounded by Montclair, Mack, St. Jean, and Jeff er son, beginning at St. Jean and proceeding westward. 3/90 III-32 �INDIAN VILLAGE __ ....._.. axlSTII\DLANauaa ___,..,..z GC r· ✓\.:.•. <II' •• RL-""' °'"'"'-'Y - . - . . i RLM- ...,._,. o.-,.ty ~ $'< RM--... - t y ~ INST- I n a t i - - . i IND-_,_~ RL •• RLM\ & V \ .,~; • /-'_ ••.-, U: IND- u~ '.\\\ . -;:•~:0-t. ·- v _.-;.~---·._· .._; •••./RM ~.. ._.:.. •.... ': ··...--.-•.. ••• R ....... L :,. RM\ /4 • •.RC ... . .. . ...., : • •.Ri-r, ... •• RH •·.•••\••·.. ··.•• .. .:\ ' \•· \ • ••• ••.,\ IndlaUU.l TRC- ThoroUqhfar• Ritaidant.ial-o:-rcUl MC-""lar- \ .~s·· RL Ge -· •~..,.;.\_:' RL -:: °'"'"'-'Y ~ RH- 8191 SRC-si-:w~~ \("'••••RM SC-si-,;...iRLC-~- . ..... ..... .. •\$~ant • GC-_,__ CC--em-rci.al ..,•• INST MUR-..--~ M~ MaJar Park RC- Recr• at: Jon POS· ,.....,.,.t Open space •• •• vtater ..- \ _• .... ~ \\ OSI-Open RC V- Space-Innuut i onal Vi1cant CEM·a...t.ry RC NST \~"-RH INST t_ llncht2000ft, \. 0 0.0 .2J .JO .---, .71 1.0 ,---, - EAST SECTOR INCIAN VILLAGE aa:N • •AUZIID RL---ty~ RLM- .....-... ,.,.;.ty ~ RM--.... ,......,,~ RH- 8191 -ty ~ SRC- si-,;...i ~~ INST - Inati-.1-1 IND--.rai~ Ll: IND- u~ l:nOuouul TAC- Thoroughfare Reaid•ntial-C0111Derchl MC- ..;er 0,aarca1 SCRLCGC- si-:w ~ ~11.ocLl ~ c.nor.i ~ CC· -a-.rc.al MUR- ,.._ UN ~ t i . a l POS- Pen:aanent OSI .. Open Open Spa. ea Space-Inatitutl.onal V- Vacant CEM·~ *- Playfhld AA l.Lnonh • o.o Ci , Inch ,1ooott. .25 .so .75 ru- ,.o ~ EAST SECTOR Indian Village Subsector ••••.•..•• 302-12 III-32A - �THE DETROIT MASTER PLAN OF POLI~IES EAST SECTOR INDIAN VILLAGE SUBSECTOR BOUNDARIES AND FEATURES The Indian Village Subsector is an area of two census tracts in the shape of an upside-down letter "T". The stem of the "T" is bounded by Jefferson, Fischer, Mack, and Van Dyke Avenues. The crossbar of the "T" is the riverfront north to Jefferson, and f ram the MacArthur Bridge on the west to Marquette Avenue on the east. The stem of the "T" generally includes the Indian Village neighborhood and the easterly portion of th~ neighborhood known as West Village. The riverfront portion of the Subsector includes the Brodhead Naval Armory, Solidarity House (international headquarters of the United Auto Workers), Berry Subdivision, a sizable district of apartment houses and apartment hotels, a number of City parks, and the City Water Treatment Plant. The Subsector faces Belle Isle Park, an island in the Detroit River. SUMMARY OF PLANNING ISSUES, INDIAN VILLAGE SUBSECTOR Except for the northwest corner of the Subsector and a few homes on Fischer, the cycle of abandonment and demolition prevalent in other parts of the East Sector has bypassed this Subsector. In addition to the generally excellent housing stock, the community has an infrastructure of attractive commercial and institutional uses along Jefferson, parks, and churches. Many of the apartment developments on the River have private boat landings or riverside lawns. The mansions of Indian Village are famous for their gardens. West Village is a virtual museum of architectural styles. In separate actions, West Village, Berry Subdivision, and Indian Village have been designated as historic districts. INDIAN VILLAGE SUBSECTOR GOALS The Indian Village Subsector should remain an attractive residential area for the City of Detroit and the entire metropolitan area. The historic Indian Village, West Village, and Berry Subdivision areas will be conserved, as well as the high-rise apartment buildings along the riverfront. Additional high-rise apartment buildings should be developed on vacant and under-developed parcels which will take advantage of the view and proximity to the River without limiting other's enjoyment of the River. Public access should be provided along the riverfront by such means as parks, boatwells, and bicycle and pedestrian paths. 3/90 III-33 �THE DETROIT MASTER PLAN OF POLICIES POLICY 302-12: A. EAST SECTOR Indian Village Subs-ector Policies Indian Village/West Village District (Area bounded by Mack, Fischer, Van Jefferson.) Dyke, and E. Support the maintenance of residences in the historic Indian Village and West Village districts. Phase out general commercial uses on Charlevoix and Kercheval. Upgrade Mack frontage. Encourage rehabilitation of buildings on Van Dyke, Maxwell, Fischer, and Parker. B. East Jefferson Apartment District. (Area bounded by East Grand Boulevard, East Jefferson, east property line of the Jeffersonian and Riverhouse Apartments, and the Detroit River harborline.) This area includes Gabriel Richard Park, the East Jefferson apartment district, Merner ial and Owen Parks. Retain and rehabilitate the existing apartments as needed. Encourage development of additional high-rise apartments on vacant parcels or on parking lots, preserving views of the River by careful siting of buildings and setbacks from north-south sight lines. Reserve land at the Rier 's edge for public access, wherever possible. Retain and improve parks, as needed, and rehabilitate areas nearest the River's edge for public access, wherever possible. Retain and improve parks, as needed, and rehabilitate areas nearest the River's edge with improved seawalls, picnicking, and fishing areas, improved access and landscaping. Explore methods of expanding the quantity of boatwells in the area including dredging, construction beyond the harborline, and/or relocation of the harbor line. Provide for improved pedestrian and bicycling experiences by way of more adequate paths, lane markings, landscaping and informative signage at entry points near East Jefferson and provide a park drive treatment along Jefferson. C. Berry Historic District and Waterworks Park (Area bounded by E. Jefferson, Marquette, the Detroit River harborline, and the east property line of the Jeffersonian and Ri verhouse Apartments.) This area includes Berry Historic District, Gregory's Marina, and Waterworks Park. Provide protection for Berry Subdivision as a single-family area; encourage development of compatible housing on available parcels, and provide improved landscape treatment of the entry area along Jefferson. Encourage the development of apartments 3/90 III-34 �THE DETROIT MASTER PLAN OF POLICIES EAST SECTOR with integral boatwells along the east side of Parkview. Support the development of a boat-service center along Motor ' Boat Lane with apartments near the River. Protect significant River views by requiring setbacks from north-south streets. Dedicate for public use the northwest corner and River's edge of Waterworks Park. Explore methods of increasing the number of boatwells in the area, including dredging, construction beyond the harborline, or even moving the harborline. Provide access to the public activity node at the south side of Waterworks Park via Marquette, a collector thoroughfare, with a park drive treatment. Provide local streets as needed. 3/90 III-35 �JEFFERSON• MACK - <:; ... ~ ~ GC~ t \. RL,,...Donoi.,.~ RLM- ... Dmaity - ~ RM _ _,_,,__,,,~ RH- Bi<II 0mai.,. ~ SRC- si-:,.u ~~ INST - IMtit:ut=&l IND- - . i Induoui.&l. IJ:IND-~- ;,;,,,,,·· ----=-············ ..-~-: -. ~ -:.......... ,. - ,.. ..,,,,,,.,,. ~ # \ ·: •••••• RLM \ A;,.,;•:.(•• ~ ............. ·\ ••• ••••~ . . . . .• · •• ·~ ·, • .,.~~• · • •._ • \ .-~ ; . • ~ TAC- T!\orouqhf•r• Raeideni.ial-Coaaarcial MC ...., . , . ~ SC-~o..zd.&l RLC- ~ o..n:w GC- - . i o..zd.&l ............ 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Donoi"Y ~ RLM--.. - . , . ~ RM--.... - , , , ~ RH-Bi<l>Dnli"Y~ SRC-~~-o:-cai INST-tnati=-ai IND- - . i Iraatti&l Ll: IND- LL¢< -.crta1 TAC- Thoroughfare Raaidantial-ComNrcial MC- "'j ar """'9rcal SC- si-,1a1 ""'-<d.al RLC- ~~ a,,mm,cw GC- Gormra.l Q:,marcw CC--a.-=w MUR- , . , - , u • ~ POS- Permanent Opan Space OSI- Open Space,- l nstn ut..1.o nal V- V acant CEM · """"= LT IND - AA lb""". 1 inch 12000ft. 0 o.o .so ,..--,, .21 ·" '="'1.0 EAST SECTOR Jefferson-Mack Subsector ..•......• 302-13 III-35A - �THE DETROfT MASTER PLAN OF POLIC.IES EAST SECTOR JEFFERSON-MACK SUBSECTOR BOUNDARIES AND FEATURES The Jefferson-Mack Subsector is bounded by Mack Avenue on the north, the Detroit/Grosse Pointe Park City limits on the east, Jefferson Avenue on the south, ad Conner on the west. The Subsector is approximately 720 ~cres in size, of which 120 acres are devoted to industrial and commercial uses and the remainder to residential. SUMMARY OF PLANNING ISSUES, JEFFERSON-MACK SUBSECTOR The residential sections generally have a very high percentage of vacant land and vacant residential units. On many streets west of Lakewood the rate of vacant land is 50 percent or higher. The remaining residential s~ructures range in condition from fair to very poor. The blocks east of Lakewood have less vacant land and residential units than the residential areas located west of Lakewood. The housing is in fair to good condition. JEFFERSON-MACK SUBSECTOR GOALS It will the considerable work to return a large portion of the Jefferson-Mack Subsector to a level that would be considered viable. However, with major rehabi 1 i ta tion and spot clearance efforts in the residential areas, restructuring of the commercial strips to relate more to the immediate area, and proper buffering from the industrial areas to the west, the Subsector can become a pleasant, convenient community to house, among others, persons working in the adjacent industrial corridor. POLICY 302-13: Jefferson-Mack Subsector Policies West of Lakewood, provide for major rehabilitation of existing housing units along with substantial spot clearance of those units that are beyond economical rehabilitation. Encourage rehabilitation and spot clearance of housing east of the alley west of Lakewood. Institute commercial stabilization project on Mack. Develop Kercheval as thoroughfare residentialcommercial. (Rezone to B2, Local Business and Residential.) Keep existing sound commercial on Charlevoix and develop residential at compatible densities to surrounding neighborhoods. Rezone to R2 (Two-Family Residential). Provide additional recreation facilities and a neighborhood recreation center. Buffer M4 (Intensive Industrial) uses from residential uses with an M2 (Restricted Industrial) zone. 3/90 III-36 �P' KETTERING aaN • •.-.uzaa &XISTINGI LANCI Laa RL- t.aw ,....,,,, ~ RLM- ......-.,. 01na.,:y ~ RM--,...,01na..,,~ RH-Bi-,,,...,_,:y~ SRC- Spoci.al ~~ INST- 1nn,.=ia,&). IND- o..ru Induotri.Ll U: IND- Liqht Induotri.Ll RLM \ .. ·' .-:.. ,,~ . . .... ...... 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POS- hlrma.n.ent Open Space OSI- Open Space-Institutional V• Vacant CEM·c...tery ~- AA 1h'lch•2000ft, l,'J 0 = F====1t:===o.O .21 .JO .71 1.0 c::::::::.r===,c=::Jr:::::i EAST SECTOR Kettering Subsector . . . . . . . . . . . . . . . . 302-14 III-36A I flllle �P' THE DETROIT MASTER PLAN OF POLIOES EAST SECTOR KETTERING SUBSECTOR BOUNDARIES AND FEATURES ' The Kettering Subsector is bounded by the Ford Freeway, McClellan, Mack, and Mt. Elliott. The area is developed primarily with one- and two-family homes, general commercial uses along Gratiot, and industr¥ in the Bellevue industrial corridor at the western edge of the Subsector. SUMMARY OF PLANNING ISSUES, KETTERING SUBSECTOR Housing in the Kettering Subsector has been identified as one of the major concerns of the residents. A substantial majority of this housing was built in the 1900-1920 time period; as a result, Kettering home owners must deal with the various maintenance needs of housing 60 or more years old. Boarded housing units, vacant residential lots, many in need of a clean-up, are very common in most neighborhoods in the Kettering Subsector, except for the Van Dyke-Fischer band. In areas where housing abandonment and then demolition are most severe, it is not unusual to find blocks where more than half of the homes have been removed. In those blocks where a major portion of the housing has been lost, the residual vacant lots are distributed in a random pattern among the remaining housing. Groups of vacant lots do occur frequently, but some acquisition and demolition generally would be required to prepare a site large enough to be attractive to a developer for new development. KETTERING SUBSECTOR GOALS Positive aspects of the Kettering Subsector: the industrial corridor between Mt.Elliott and the Conrail beltline, and the attractive residential area between Van Dyke and Fischer may to some extent be utilized to overcome the problems of aged housing and numerous vacant lots. The Subsector is envisioned as having a strengthened and expanded industrial corridor in its western portion along with residential areas taking advantage of vacant lots to make for a less dense community and less intense commercial strips more appropriate to serve the surrounding areas. POLICY 302-14: Kettering Subsector Policies Assist in adaptive revitalization of the Packard headquarters and the Essex Wire Company plant buildings. Redirect land uses from residential to industrial in the area between East 3/90 III-37 �r THE DETROIT MASTER PLAN OF POLICIES EAST SECTOR Grand Boulevard and the Ford Freeway, and also between the , Conrail beltline corridor and Mt. Elliott. Encourage local commercial-residential uses and regroup existing businesses into clusters along the Mack commercial strip. Begin this redevelopment on the north side of Mack along the first few blocks west of McClellan, or just east of Van Dyke. Encourage a commercial structure rehabilitation program, and encourage thoroughfare residential commercial on East Forest between McClellan and Van Dyke. Phase out obsolete commercial uses on Gratiot to· allow for major redevelopment. Encourage industrial expansion east of Mt. Elliott between East Grand Boulevard and Ford Freeway to at least Frontenac. Encourage industrial expansion between Mt. Elliott and the Conrail beltline. Construct a neighborhood recreation center. Provide recreation programming in non-City owned buildings. Encourage adjoining homeowners to purchase vacant lots in order to increase yard space. 3/90 III-38 �BT. JEAN maN• 91Auzaa BXIIITING LANO uall ~~ ,.,~g § .. RL-i-emaitv~ AJ}\··· '-.. :- ·•·•···. -...:..::..•, , - •• -, .....~ ~~fff#."~?-~•··· ··.:··~-~··.. INST ;// G~/ ~CSE ' Fi•? r-· ,...,:.;._~(,(· ---~·:--!'-...•~ . €~ .•··--·········· •d'!•~> -:: 1'i"" #F ·. __ . ·.. RLM/V \ . .....-•--•·-•·•-·••• I • IND .. :;. " ---~·-: '"···-·······-Gc7 ·······-....:. GC RLM/v ..,••••• ••••••• •• ••••• \ • ~-·•••••(I.:.. -··· ../',;.', ~~·•iNST,:\Rc\ ·•.-··' .•. . ••-1. .--·.• RLM- .. -.,, ~ RM---..cy~ RH- & o h - . . . , , ~ SRC- si-:<A1 ~~ INST - Izlatit:uti....i IND--.-1.1:IND-Uflll:- TAC• TbOroQCJbhr• Reaidantial-0-U-cial MC- MJcr o..-rd.&l SC- si-:<A1 c:-mcw. RLC- ~ e:a.rr:w GC-GmcaJ.CC--o:-n:w MUR-111-'u.~ RC- -~-·· .--~-- RL~••••::~; ~o•-=..,\ -..(_• GC Recrau.1cn OSI-Open V• Space-lnatitutional Vacant CEM-~ *- RLM Playfield t_ I inch '200011 . - 0 0.0 .25 .JO .71 r--, 1.0 ~ EAST SECTOR l BT. JEAN G• N • .. AUDD PADPnPPII LAN0U- RL- i- emaitv ~ RLM--...--..,,~ RM--... - - . " " ~ RH-.,_..,_.,,~ SRC- si-:<A1 ~ - o : - r o , . , , J , I NST - InaU--.i. IND--.iL'IIND-Uflll:-.=-i TAC- Thoroughfare Reaidantial-CoaNrcial MC-i.1cro:-n:w SC- si-:<A1 C>mmd£l RLC- ~ - GC- Gmor&l CC--Cl:lmmti.a.l MUR- 111-' - ~ POS- Permanent Open Space OSI- Open Space-'InatJ.tutional V• Vacant CEM-~ *- Playfield 0,0 .2J .JO = .7S 1,0 c:::::::::Jr - - ,c.___, EAST SECTOR St. Jean Subsector .•...•........... 302-15 III-38A - �r THE DETROIT MASTER PLAN OF POLIC,..IES EAST SECTOR ST. JEAN SUBSECTOR BOUNDARIES AND FEATURES The St. Jean Subsector is bounded by the Edsel Ford Freeway (I-94) to the north, Conner on the east, Mack on the south, and McClellan to the west. SUMMARY OF PLANNING ISSUES, ST. JEAN SUBSECTOR The vast majority of housing in the St. Jean Subsector is either single-family detached or two-family flats. While apartment buildings are scattered throughout the Subsector, there is no concentration of multiple-dwelling units. Housing in the St. Jean Subsector is in fair to poor condition. There are many vacant structures (some are boarded, and some are open and dangerous), burned-out structures, many vacant lots, and many structures with substantial structural defects, which leaves many of them beyond feasible rehabilitation. Residents of the St. Jean Subsector have identified maintenance and rehabilitation of housing in the area as one of their top priorities. ST. JEAN SUBSECTOR GOALS In the future, the St. Jean Subsector should contain a strengthened industrial district in its southeast area which will take advantage of the nearby Airport-related developments, and the Chrysler Plant industrial corridor. The Warren-Conner shopping district and the institutions on Conner will also act as employment bases for the Sector's residents as well as serving the needs of the larger East Sector community. There should be a blend of existing and redeveloped housing in the Subsector which will be adequately buffered from the industrial district and serve as a viable community to house, among others, workers in the Subsector's employment centers. POLICY 302-15: St. Jean Subsector Policies. Develop residential uses, compatible with the neighborhood, on the vacant parts of Shoemaker and East Forest. Consider replatting in the Shoemaker area to reduce irregularity of lots. In the area east of St. Jean south of Warren, remove abandoned structures as soon as possible and maintain vacant 3/90 III-39 �r .THE DETROIT MASTER PLAN OF POLICIES EAST SECTOR land - in interim uses. Encourage residents in this area to relocate to better housing elsewhere in the Sector. This area ' should be promoted for industrial development, providing a buffering strip of light industrial-uses east of St. Jean developed to protect the residential areas to the west. Encourage thoroughfare residential-commercial on East Warren and Mack. Upgrade the landscaping and encourage self-help clean-up of the Warren/Conner shopping center. r 3/90 III-40 �THE DETROIT MASTER PLAN OF POLI~IES EAST CENTRAL SECTOR ARTICLE 303 EAST CENTRAL SECTOR EAST CENTRAL SECTOR LOCATION AND EXTENT The East Central Sector is a narrow strip -0f the City, roughly three-quarters of a mile wide and four miles long, running from the southern boundary of Hamtramck south to the Detroit River. It is bounded on the west by the Chrysler Freeway and the Woodward Corridor, and on the east by Mt. Elliott and the East Sector. The Sector is divided into four subsectors: Upper East Central, Middle East Central, Lower East Central, and Near East Riverfront. EAST CENTRAL SECTOR PLANNING ISSUES AND FUTURE POTENTIALS The East Central Sector is a diverse area containing, at the north end, the massive Central Industrial Park which includes the General Motors Assembly Plant and, at the south end, the Lafayette/Elmwood urban renewal area, Harbortown residential development and River Place off ice park. It also contains other major industrial facilities, including the GM-Saginaw Division Plant and Chevrolet Forge, as well as the Eastern Market, the Forest Park urban renewal project, the McDougallHunt project area, and other industrial, cornmerc ial, and residential uses. The policies which follow make the assumption that considerable development pressures will occur within the nearto mid-range future in the area along the riverfront. In the area north of Gratiot and south of Ford Freeway, except for projects already planned, development will be some years away. In the longer run, this area will also be ripe for development. The major planning objectives are to increase employment opportunities for residents; continue to seek other industrial firms to locate in the Central Industrial project, especially suppliers to the General Motors plant; address the vacant land problem; address the problem of the incompatible mix of residential and industrial land uses; provide for the orderly expansion of the Eastern Market area; preserve sound older 3/90 III-41 �. SECTOR • MIDDLE East Central LOWER East Central _,;:.,...~,__..,.! ~ .l ,,.->'t NEAR East Riverfront Lower East Central Subsector . . . . . . . 303-10 Middle East Central Subsector .... 303-9 Near East Riverfront Subsector .... 303-11 Upper East Central Subsector . . . . . . . 303-8 �. GENERALIZED REZONING CONCEPT U S/NGLE·F All/LY RESIDElfflt,L TWO-FAll/LY RESIDElffll>l LON·DENSfTY RESIDElff/4 THOROOGHFAAE REStDElffll>l UEDIUU-DENSfTY RES/0£/ffl/>l HIGH-DENSfTY RES!DElffll>l 81 B2 LOC4 BUSINESSI RESIDE/fft,4L 11 12 13 M RS 83 84 86 RESTRICTED BUSINESS SHOPPING DISTRICT GENERl>l BUSINESS GENERl>l SER,1/CES UllfTED INOJSTRll>l RESTRICTED INOJSTRl/>l GENERl>l INOJSTRl/>l M4 llffENSNE INOJSTR/4 M5 SPEC/4 INOJSTRll>l Ml M2 M3 SPECl/>l DEYELOPUElff !resldettlal,w/lh /Im/led corrrnerc/a/J SD2 SPEC/4 DEYELDPUElff !convnerclat.wlth llmited resldmla/J S04 PROPOSED SPEC/4 DEVELDPUElff RNERFRO/ff 11/X USE SDI PD PC l'CA TM WI PUNNED DEYELDPME/ff PUBUC CENTER RESTRICTED CE/ffR,4L BUSINESS TRMSfTIONAL /NOJSTRl/>l WATERFRO/ff INOOSTRll>l PR PAAKS arr/ RECREATION .:l PUBUC WHAAF EAST CENTRAL SECTOR �THE DETROIT MASTER PLAN OF POLI~IES EAST CENTRAL SECTOR housing; and maximize the riverfront potential as a source of employment, a high density, mixed income, residential area, ' and an esthetically pleasing, safe, publicly accessible area for recreational purposes. POLICY 303-1: East Central Sector - Land Use Expand all functions of the Eastern Market. Control abrasive uses and encourage residential development on excess commercial land. Encourage renovation and reuse of vacant and under-utilized buildings such as warehouses and factories. Recognize and enhance the special districts including Elmwood, Forest Park, Eastern Market, Chene-Ferry, and the Riverfront. Respect the identity of special areas while lessening their isolation from the surrounding neighborhoods. POLICY 303-2: East Central Sector - Residential Development Encourage and assist housing conservation and rehabilitation. Increase the supply of good quality housing, especially in the riverfront area. POLICY 303-3: East Central Sector - Commercial Development Promote establishment of new business and ins ti tut ions in suitable sections of the area. Support programs which can make Eastern Market and Chene/Ferry more efficient and modern. Improve both the appearance and the function of the commercial areas. POLICY 303-4: East Central Sector - Industrial Development Make as efficient as possible the industrial core in the Upper East Central Subsector. Take advantage of positive impacts of the General Motors Plant upon the City and the immediately surrounding area, while alleviating any adverse impacts on surrounding residential communities. Provide land for small industrial facilities near Central Industrial Park. Encourage expansion and modernization of existing industrial uses near the GM plant. Continue to support the development of Milwaukee Junction. POLICY 303-5: East Central Sector - Transportation System Improve vehicular and pedestrian linkages between East Jefferson and Lafayette Park, the Riverfront district, the future Linked Riverfront Parks and the Detroit River. Improve transportation access and traffic circulation for all modes of transportation in the East Central Sector, while 3/90 III-42 �THE DETROIT MASTER PLAN OF POLI.CIES EAST CENTRAL SECTOR alleviating any adverse impacts upon surrounding communities. Develop a system for pedestrian and bicycle circulation. Take advantage of development opportunities which may result from transportation improvements. Develop and improve roadways to and along the riverfront. Improve rail service and truck routes north of Gratiot in_ the Eastern Market area. Consolidate railroad freight lines and remove abandoned rail tracks in the riverfront area between St. Aubin and East Grand Boulevard. Eliminate rail tracks where not needed. Provide vehicular circulation links between Milwaukee Junction and Eastern Market. POLICY 303-6: East Central Recreation System Develop playfield space north of Gratiot and east of St. Aubin. Provide active recreation land in urban renewal areas and other areas where land use changes are occurring~ Increase ~enior citizen recreation programs, especially north of Gratiot. Build vest-pocket parks in new developments. Continue to implement the linked riverfront parks proposal. Reserve the River's edge for River-oriented use, especially those which derive special benefits from such a location, such as recreational boating or natural views and setting. Expand leisure time opportunities, especially those which are Riverrelated. POLICY 303-7: East Central Urban Design Recognize and protect distinctive urban spaces and vistas. Improve the visual and perceptual environment of the riverfront area. Establish a sense of progression and visual gateways leading into the CBD on Jefferson and Gratiot. Improve the visual entry into the riverfront area. In the riverfront area, improve curbs, lighting, streets and sidewalks in poor condition, except where clearance and development of building(s) is imminent. 3/90 III-43 �• • Xl • TING LAND U •• RL - Low Dens i ty Residential RLM - Low-Medium Density Residential IND - Industry LT. IND . - Light Industry INST - Institutional VAC - Vacant ··.·.·. .·.·.· :;i~\\\::'.;:/\\\:::::-:-:.: ~For further explanation of these Land Use Categories refer to the Appendix of this report. "2':~---~ q :E IND IN0U8TRV -·- ·•-'"Wy z: W ~I'I ul l. 0 0 .0 .25 .50 .75 1.0 m,le ~c::::::J k,toffleter UPPER EAST CENTRAL R • C0MM • Naaa FUTURE LAND us• RLM Low-Medium Density Residential IND - Industry LT. IND - Light Industry INST - Institutional >- s ~For further explanation of t hese Land Use Categories refer to the Appendi x of this report. iI u. II II IND INDU • TRV ..... -........y / E GRANO BL.VO . 0 o.o = UPPER Upper East Central Subsector .•..•.. 303-8 .25 50 75 -- r==l 1.0 m 11e ,------, ll1 !0Meter EAST CENTRAL III-43A �• THE DETROIT MASTER PLAN OF POLU:IES EAST CENTRAL SECTOR UPPER EAST CENTRAL SUBSECTOR BOUNDARIES AND FEATURES The Upper East Central Subsector forms a U-shaped configuration that wraps around the southern end of the City of Hamtramck. From east to west, the Subsector extends from Mt. Elliott to the Chrysler Freeway and to the south it is bounded by the Ford Freeway-Grand Trunk Railroad and East Warren; the Detroit/Hamtramck boundary is the northern border; almost half of the area of the Upper East Central Subsector is included in the Central Industrial Park. SUMMARY OF PLANNING ISSUES, UPPER EAST CENTRAL SUBSECTOR A means of raising the level of employment opportunities for persons with low- and moderate-level skills needs to be found. Traffic circulation needs to be studied around the Central Industrial Park project and in and out of Hamtramck as it relates to both the Chevrolet and the General Motors complexes and the impact of the changes on the adjacent neighborhoods. UPPER EAST CENTRAL SUBSECTOR GOALS The Upper East Central Subsector is envisioned as a thriving industrial district centered around the General Motors Assembly Plant, but also containing the Resource Rec·o very Plant and other existing, expanded, and relocated industries of a diversified nature. The industrial areas will be wellbuffered from, and will generate minimal traffic through, nearby residential areas. There will be efficient transportation routes between industrial centers and convenient public transportation available for workers within the area. POLICY 303-8: Upper East Central Subsector Policies Continue to support the development of the Central Industrial Park Project by fulfilling the City's agreements and by providing adequate City services. Continue to support the Resource Recovery Plant. Improve the conditions for other industry in the area by providing land for small industrial operations which may move into the area as a result of the new General Motors facility, and by providing opportunities for expansion and modernization of industrial operations which already exist in the East Central Sector. Provide for improvements to traffic circulation, particularly near Chene. Improve public transit stops for workers going to the new General Motors plant. Improve trafficway conditions between related industrial plants, both nearby and in the region. 3/90 III-44 �THE DETROIT MASTER PLAN OF POLICIES EAST CENTRAL SECTOR Pr-0vide buffer areas of light industry or open space between industry and residential communities in order to alleviate any adverse impacts. Restrict heavy volumes of traffic that may pass from industrial areas and through adjacent residential areas. Except for the residences at the northeast of the General Motors plant, consider eventually removing the remaining residences wherever feasible and consolidate the land into industrial parcels. Identify possible industrial expansion areas accessible to rail, and encourage industries dependent upon rail lines to relocate in identified areas. Work closely with present freight lines to insure, or obtain the industrial mass to support, continued rail service, and encourage excellent maintenance of rail facilities. Promote development and prepare sites for new development by identifying potential development parcels, assembling into larger parcels, removing obsolete structures, and promoting appropriate uses. Encourage owners, especially the railroads, to lease or sell any land not fully utilized. Where new industry is being encouraged, seek diversification of Detroit's economic base wherever possible. Continue to support the development of Milwaukee Junction. Where land is available, support expansion and new development of food-processing industry along with other industry in the Milwaukee Junction development area. Provide adequate vehicular circulation links between Milwaukee Junction and Eastern Market, while alleviating any traffic impacts upon the Forest Park residential development located between the two areas. Provide buffering of adjacent residential by 1 ight industrial zoning and greenbelts. 3/90 III-45 �EXISTING LAND USE ¼/; ~o.:;~ '-' .!i ' : :· : :··- J._ FWY. .am;:, .... ~ ·'VAC INST E. GAANC ,: : :' .:GC:. ·~!============c: i:--·-r: AM :ALMSi: ~: !d INC GC 11 ,C I • :: 1: : -~---f-.:.· · E . WAAAEN RM - Medium Density Residential RLM Low-Medium Density Res i den ti a 1 GC General Co111Tiercial IND - Industry LT. IND - Li ght Industry INST - Institutional VAC - •:acant °For further explanation of these Land Use Categories, refer to the Appendix of this report. '!'l"'--,;.l._i:,..lllisit·._F,.o_,A.,;;;;E;;;s;.;T_"""'l~,;:.;;..- 1 NsT•....:;=:¼='--+- U !i vAca:~---.llil ~! ~. 1 §!! • ALM. : --"!!.~-= ,1~c :•_;r'INST ~ n AM ~.. ~ . •••? 2 · ·;.,-••::,,-... ...,-<'o" Ge : .I;" : ~....... I • ·'.~·.:•-·--•• ~ • _....,., ·" I :• ,"'.I T ~ ••:;.• • • ., r,: ACK : VAC VAC: INST---.:.··~ : :-•:_:':JY, AM 1 1 ~ "' ii l,!.V___...... ; ~::~~~L~~:~ INST 1Nb ~······~r:.-··· ~~ m••-- p•~k,,.. •• • V .J !,, :, t ~·1/ ..J i 0 jI ,t-f---9~ ~, •~. 'ii l inch I 2000tt . Kfel 0 .0 = .25 .50 ,---- t .O .75 mile MIDDLE EAST CENTRAL RECOMMENCED FUTURE LANO USE ~~ - Medi~~ Density ?.es1::!e:-i t..:..a l G~ - Gentl:al Ce, .. ,,uel c.i d~ DIST. I~O. - Distribution InCustry ISD - Industrv LT. I~O - Light rr\dustry INST - Inst1.tut.1onal RLC - Residential/Local Coi::mercial SRC - Special Residential / Cc:nmerc1.al INC INST >- i,;.--; t GC ••••• t :•LT ,: :-:-INC:: j: : S~ - : rt~ ··-: .t - ;".;: r--, -==~ _.l'......: liT 'I ~ lf1NST "t ..ILl :;: ;•,:i i 'F-: :rf, ;:,! -·· - _J' ~ • , := r---y ~~c :- ~: ! INST [ } ~ 2 , - ~ :·• ~ ~ · ma•C p•c: +~ '"'9 •••• I ~, l: IST INC !L I I - •• •· :,--'• • )=~··· INST r:iACK INST ,~....__l •••~.......-..-'.. La nd Use catec:;ories, r efer to tl':.e A~pend ix of this re?ort.. ;GCiV AM 1 For furt.!':.er explanation of t~ese •.~.ILTIN • t--.!::, t !1INST -,: .... :.. ,i-: : ; ii....,.,»- ,,; JH w:; : ~ .... :U.FOAEST !: ' .,_...,.._ AM NST: _.,••=• •• ••==~· ~=~ ••; / ~ s A c ••••=••\">'-<.'0 •• <:l' ~ w I 1 , net,: 2000ft. I ---.:=-noflh I ..c,cs = , ,;, a 0 .0 .25 ,50 r== .75 1.0 m,1e MICDLE EAST CENTRAL �THE DETROIT MASTER PLAN OF POLICIES EAST CENTRAL SECTOR MIDDLE EAST CENTRAL SUBSECTOR BOUNDARIES AND FEATURES The Middle East Central the Ford Freeway, on the by Mt. Elliott, and on Chrysler Freeway to East to the Ford Freeway. Subsector is bounded on the north by south by Gratiot Avenue, on the east the west by a line drawn along the Warrenr east to St. Aubin, and north SUMMARY OF PLANNING ISSUES, MIDDLE EAST CENTRAL SUBSECTOR Considerable mixing of industrial and residential uses and resulting incompatible uses; employment opportunity expansion; orderly expansion of Eastern Market and abatement of any major noise-producing activities vis-a-vis the adjacent residential area are the major planning issues facing this area. Organizing a community-wide approach to common problems, such as lack of alley and vacant lot maintenance, appears to be difficult for many parts of this subsector. Better organization of community self-help might alleviate these problems. MIDDLE EAST CENTRAL SUBSECTOR GOALS The Middle East Central Subsector should continue to be one of the most active and diversified development areas in the City featuring a revitalized ad expanded Eastern Market and a new Brewery Park office complex. The Forest Park area will contain recently built and additional new housing with appropriate recreation facilities provided along with new light industrial uses. The area east of St. Aubin will benefit from the surrounding activity and community self-help effort to become a well-maintained and strengthened residential area. This residential area, along with public improvements and support, will result in a rejuvenated Chene commercial strip. POLICY 303-9: Middle East Central Subsector Policies Encourage better organization of community self-help efforts, particularly in the area generally bounded by I-94, Mt. Elliott, St. Aubin, and Gratiot. Implement plans to restore and improve the Chene commercial strip and the Chene-Ferry Market. Improve recreational facilities. Provide better buffers against nearby noxious land uses. Acquire and demolish vacant buildings on the north side of Gratiot commercial strip, between Mt. Elliott and Chene, possibly creating more parking space. On the south 3/90 III-46 �THE DETROIT MASTER PLAN OF POLI~IES EAST CENTRAL SECTOR side, treat as part of the McDougall-Hunt project; this may entail rehabilitation and some clearance. Complete the expansion plans for Eastern Market and retain it as the primary focus of a regional food wholesaling district and farmers market activity; encourage more efficient handling of goods; improve orientation devices, traffic control, and truck parking and loading. Maintain rail service to the Eastern Market area, and provide for grade separation of all tracks at Mack. Promote the 20-acre site between Russell and the Chrysler Freeway for development related to the Eastern Market. Complete the development of the Brewery Park office complex. Implement the Forest Park Development Plan which includes the continuation of new housing development between Forest, Russell, Mack, and the Chrysler Freeway, and the development of light industrial, institutional, and recreational uses east of Russell, between Mack and Warren. 3/ 90 III-47 �• Xl• TINO A ID • NTIAL. . /:;;-. ,.............h\\ r ·1· ~ ;:,i) :: ~ :f' ,-:: •·· ;:;..... -., 21: INST lz !I C: \) I~ : -• RLM IDaNTIA1/;/ / r· .,i....1 ci •• •For further explanation of these Land Use Categories refer to the Appendix of this report. ........ -ii ••• U RLM - Low-Medi um Density Res i denti a 1 GC - General Corrmercial SC - Speci al Corrmercial IND · Industry LT. IND - Light Industry INST - Institutional REC - Recreation VAC - Vacant RLM •• LAND I (It "' INST INBT GIC VAC LT. IND VAC NBT , ,nc,, : 2000ft oc .-cre1 0 o.o .25 50 75 10 11 '" • ==-:J==l_~= k i lometer LOWER EAST CENTRAL • • caMM• Naaa FUTURE LAND UBE RLM - Low-Medium Density Res i den ti a1 SRC - Special Residential Convnerci a 1 GC - Genera 1 Corrmerci a 1 SC - Special Corrmercial BR R •• LT. IND• Light Industry INST - Institutional REC - Recreational RLM ID • NTIAL LC VERNOR -~-~."!"..... ~ Ial~ :i 41 RLM •• • / ~I I 1D NTI oc • , ••• 1 : &T: .L.AAN~ • BC LC Local Commercial/Residential •for further explanation of these Land Use Categor.ies refer to the Appendix of this report. LC LT. IND REC .l SC INST 0 o.o .25 .so ,.o ,..... ....... .75 c:::::f===i~, LOWER Lower East Central Subsector •••••.• 303-10 EAST CENTRAL III-47A -~- - - -- - �THE DETROIT MASTER PLAN OF POLI~IES EAST CENTRAL SECTOR LOWER EAST CENTRAL SUBSECTOR BOUNDARIES AND FEATURES The Lower East Central Subsector is bounded on the north by Gratiot, on the west by the Chrysler Freeway, on the south by Larned, East Grand Boulevard and Lafayette, and on the east by Mt. Elliott. SUMMARY OF PLANNING ISSUES, LOWER EAST CENTRAL SUBSECTOR Maintenance of consistency in development of remaining lots in the Lafayette/Elmwood area; reduction of remaining security problems; completion of work to assure full visual access to riverfront at Chene and Mt. Elliott entrances; and effective preservation of vintage housing in McDougall-Hunt are the issues for the area. LOWER EAST CENTRAL SUBSECTOR GOALS The redevelopment areas within the Lower East Central Subsector will be completed and will continue to be regionally attractive areas of newer housing of various types for persons of a wide range of incomes. The older housing area in the subsector will be maintained with the help of public improvements and programs, and will be strengthened by the surrounding development. The commercial strips on Gratiot and Mt. Elliott will be beautified and redeveloped, where needed, and act as gateways to the Central Business District and the riverfront, respectively, as well as serve the surrounding areas. POLICY 303-10: Lower East Central Subsector Policies Complete the development of new parcels in the Elmwood Park area. housing in the remaining Continue to work carefully with the Citizens District Councils, and make such improvements as are possible. As development is completed on Chene, the section along Vernor should be improved. The design unity of Gratiot should be improved, and special treatment should be given to the ares where Gratiot serves as an entrance to the Central Business District. Redevelop the Gratiot and Mt. Elliott commercial frontages. Along Gratiot, between St. Aubin and Mt. Elliott, and along Mt. Elliott between Gratiot and Vernor, encourage rehabilitation and maintenance of viable structures; eliminate unsound buildings and encourage new commercial development. III-48 3/90 - ---- - - -- �THE DETROIT MASTER PLAN OF POLIJ;:IES EAST CENTRAL SECTOR • In the portion of McDougall-Hunt bounded by Chene, Vernor, Mt. Elliott, and Gratiot, repair public infrastructure, rehabilitate structures, and relocate families in nonviable housing to sound dwellings within the project. Remove all structures in the area bounded by the alley east of St. Aubin, Chene, Gratiot, and Vernor, and provide for medium-density residential redevelopment. ' 3/90 III-49 �0 0: ; 0 sr 0 0 ~ FISHEA " i 1111 FWV ;;: 0 0: :,: u • ...3' ~1! .~H G/1 DETROIT Near East Riverfront EXISTING LAND UBE SRC - Special Residential Conmercial IND - Industrial t 2000ft, lflCft I INST- Institutional 1,. 0 1,2 ..... VAC - Vacant REC - Recreation o.o ,---, = .25 .50 .75 . ci ~ RIVER Near East Riverfront RECOMMENOEO FUTURE LANO USE RH High Density Residential LI Light Industrial PT Port Terminal SC Special Co1TU11ercial SRC -- Special Residential-Co1TU11ercial MP -- Major Park INST -- Institutional C -- conunercial Map revised 7-88 accordi~g Public Wharf to Near East Riverfront Plan, adopted B-87 & -- Near East Riverfront Subsector ..•• 303-11 1 Inch • 2000 ft . 1,. 0 0.0 1,2 ..... .50 .75 1.0 ,.....-----,~ .25 III-49A 1.0 �THE DETROIT MASTER PLAN OF POLICIES EAST CENTRAL SECTOR NEAR EAST RIVERFRONT SUBSECTOR BOUNDARIES AND FEATURES ' The Near East Riverfront boundaries are defined on the west by Bates (extended) to the River and the Belle Isle (McArthur) Bridge to the east, by East Jefferson and the Detroit River on the north and south. This area is comprised of approximately 320 acres. The area also includes an adjacent 80-acre area bounded by Mt. Elliott, East Lafayette, East Grand Boulevard, and East Jefferson. Additionally, the area includes the n.o rth side of East Jeff er son bounded by East Larned, Mt. Elliott, East Jefferson, and the Chrysler service drive. SUMMARY OF PLANNING ISSUES, NEAR EAST RIVERFRONT SUBSECTOR The Near East Riverfront Subsector is one of several areas of the City of Detroit experiencing considerable private sector redevelopment pressure. Having a detailed plan of redevelopment is in the best interests of both the City and the private sector. The nature of the Near East Riverfront redevelopment can be characterized as change from an underutilized industrial and warehousing district to a residential, recreational, and office development area. Higher intensity of use means that traffic circulation and parking are a major concern. Compatibility between present active industrial facilities and new housing and recreational facilities requires planning attention. Also, the desirability of public access to and along the River must be balanced against the need for residential privacy. Finally, the reuse potential of existing structures must be considered if the design character of the area is to be maintained. NEAR EAST RIVERFRONT SUBSECTOR GOALS The Near East Riverfront is the portion of Detroit's riverfront likely to undergo the most dramatic change in the near future from an industrial and former warehousing area to an area emphasizing mixed-use, some housing, recreation, and light commercial. Its proximity to the Central Business District makes it a logical location for functions serving tourists and conventions as well as other visitors from outside Detroit. It is also an area where the general trend toward downtown and near downtown housing can be furthered. The basic intent of these Master Plan policies is to show, in ample detail, a clear direction of change of land use in the Near East Riverfront area from industrial to non-industrial uses. 3/90 III-50 �THE DETROIT MASTER PLAN OF POLI,CIES POLICY 303-11: A. EAST CENTRAL SECTOR Near East Riverfront Subsector Policies TRAFFICWAYS E. Jefferson serves and will continue to function as the major east-west thoroughfare. Seccndary thoroughfares, which provide more than local property service, are proposed to include: Rivard, Orleans, Chene, Jos. Campau, Mt. Elliott, East Grand Boulevard, and Atwater (between St. Antoine and Orleans). Franklin is proposed as a continuous collector street between St. Antoine and Adair. Other streets will provide local access. Interim truck routes should be established to service existing industries and be planned and designed mainly along north-south corridors in order to minimize impact on east-west streets, particularly Atwater, so a not to adversely affect commercial and residential development sites. The Conrail (NYCRR) railroad right-of-way north of Jefferson between Beaufait and Bellevue can be developed to handle traffic movement into and out of the Uniroyal site. The railroad right-of-way area can serve as a peak traffic thoroughfare that would connect with an improved Vernor Avenue for westward-bound traffic. B. PARKING Encourage the provision of parking in structures or "podiums" with air rights development above. Generally, if parking structures are considered for construction on parcels fronting on the River, they should be encouraged to be no more than two-story parking podiums with intense development above, south of Atwater. Up to four-story parking podiums with intense development above will be encouraged north of Atwater. Parking podiums are here defined as parking structures, built to accommodate air-rights development for residential, office/commercial, or other uses above. Free-standing parking structures will be discouraged north and south of Atwater. Where appropriate, retail uses are intended to be built along the ground floor of major parking podiums. The function of the parking deck of podiums adjacent to Renaissance Center is that of a continuous strip of parking and offices connected by skywalks which would create an entire, interrelated unit. Along the second level or skywalk locations, retail activity may be appropriate in some locations. The possibility of "shared parking" among developments must be explored in more detail in order to achieve an overall 3/90 III-51 �THE DETROIT MASTER PLAN OF POLICIES EAST CENTRAL SECTOR reduction in land area used for parking within the Near East Riverfront. C. TRANSIT The present railroad (GTWRR) tr.acks along St. Aubin leading into the East Riverfront area, towards Renaissance Center, should remain and eventually accommodate a light rail or subway line. For east-west circulation, a theme shuttle bus should provide service for internal travel between developments, along Franklin and Atwater. A shuttle bus is flexible and can redirect its route according to changes in activity in the area. In the plans that have been developed for the Woodward Avenue transit system as applied to the East Riverfront, the subway should be a major added stimulus to development. Specific line and station locations in this area have been chosen to maximize the positive impacts on potential new development. Subway stations should be located on Jefferson adjacent to the Renaissance Center and in the vicinity of Franklin and Orleans. D. URBAN DESIGN POLICIES River Image The Detroit River should be emphasized as the primary physical image of the area. This segment of the riverfront will always present strong impact on Detroit's image. Strong steps must be taken to assure that the image is most positive. To this end, a separate and more detailed study of urban design issues along the Near East Riverfront area should be encouraged. Views of the River Moderate setbacks of about 20 feet from the right-of-way along north-south streets from Jefferson Avenue, promoting visual access to the riverfront, should be instituted. View corridors, especially from Jefferson Avenue, should be placed so as not to block any significant views. The areas where major north-south streets terminate at or near the River's edge should be kept open to preserve views of the River. 3/90 III-52 �THE DETROIT MASTER PLAN OF POLIClES EAST CENTRAL SECTOR Public Wharves Public marina/wharves with commercial development and a nautical theme should be developed in several locations along the riverfront. Continuous Riverwalk A continuous pedestrian/bicycle path should be provided generally along the riverfront edge and along Atwater, Guoin, and Wight Streets as indicated on the "Trafficways Plan" map. This path should generally have a minimum width of 19 feet to allow for a bicycle path, a pedestrian walk, and adequate landscaping where feasible. Skywalks There should be a -system of skywalks linking Renaissance Center and the parking podiums of other nearby development complexes, providing an enclosed environment from office to automobile, once anyone enters a parking structure connected with the Center. Gateway Entries Entry points at the intersections of Jefferson and the primary streets which continue south into the Near East Riverfront area should receive special design treatment such as landscaping, portals, paving materials, banners, lighting and/or other visual elements to enhance these major points of entry into the Riverfront area. Landscaping and the special design treatment should also link gateway entries along the Jefferson east-west continuum, within the public right-of-way. Character and Quality The special character and quality of the riverfront area should be recognized and encouraged. Careful consideration should be given to the texture, color, and form of the streetscape and buildings. Special lighting should be added complementing the character of the area, and enhancing security. Franklin/Woodbridge New development should complement and be compatible with the existing character of the Franklin/Woodbridge Street area between St. Antoine and Dubois. Careful consideration should be given to the size, shape, and character of new buildings 3/90 III-53 �THE DETROIT MASTER PLAN OF POLIC.IES EAST CENTRAL SECTOR in relation to the district. Franklin Street should be established as the central east-west spine of pedestrian activity oriented to shopping and entertainment. Scale and Pedestrian Circulation Pedestrian-scaled development should be encouraged throughout. New development should be geared toward street-level pedestrian-generating uses as much as possible. Parking structures shq·uld contain street-level commercial uses. Conflict between pedestrian and vehicular traffic should be minimized as much as possible. Alleys ad small streets should be designed as integral parts of a pedestrian network. Distinctive landscaping, attractive street furniture, and a well-designed signage system should enhance pedestrian activities. Historic Character The historic nature of the district should be emphasized. Architecturally significant and/or historic buildings should be adaptively reused where practical and appropriate. Historic interpretive trails should be developed. Public Safety Public spaces and streets should be designed for maximum public safety. The design of new development should provide for natural surveillance ( "eyes on the street"). Adequate and appropriate lighting should be provided. Three-Dimensionality The three-dimensionality of the district should be carefully considered in the context of new development. The relationships between the parks, streets, buildings, and circulation patterns should be recognized when planning new development. The design of new development should consider its vertical impact on the skyline. Changes of level, separation of grade, especially at the River's edge, should be encouraged. E. INDUSTRIAL PERFORMANCE The existing non-River-oriented factories between Rivard and Jos. Campau should be encouraged to improve their operating characteristics to achieve lower noise levels, improved outdoor storage, and reduced air pollution so that development opportunities are not lost. Whenever industry is relocated, 3/90 III-54 �- THE DETROIT MASTER PLAN OF POLikIES EAST CENTRAL SECTOR every effort should be made to find a suitable relocation in the City. Since the cement plants are waterfront-dependent and would be very costly to move, they are considered fixtures until such time as their relocation becomes feasible. F. PUBLIC ACCESS Implement existing plan for riverfront parks and bicycle paths. The linked parks concept, including a continuous pedestrian and bicycle path, should continue to be implemented through careful phasing. Public pedestrian and bicycle access to the River's edge should be maximized. When housing, commercial, or institutional uses are preferable on parcels along the River, buffers and easements should be provided to enable public access along the riverfront. Parks sometimes can serve the function of buffers. G. HOUSING Insure that variety in housing types · is available in new development. In order to encourage housing to be developed, performance criteria should be formulated and implemented for each potential housing site to insure that mixed housing types and mixed family types (as categorized by income, size, tenure, etc.) are provided, and a "sense of community" is developed. Some child-oriented housing should be provided in the eastern end of the Near East Riverfront area, but childoriented housing should be limited in the western half because of the high land value and the high density of development being proposed, as well as existing industry and trucking. Preferably, any new senior housing should be located near Jefferson, rather than close to the River, to be near needed services including . bus transportation. Promote housing/commercial and institutional along both sides of East Jefferson. H. ADAPTIVE REUSE Promote adaptive reuses in appropriate areas. Certain areas have special "character" and need special treatment. Jos. Campau street frontage should be given conservation type treatment, discouraging demolition of existing structures and encouraging rehabilitation and infill construction designed to complement the area. Jos. Campau now contains several pleasant buildings. This character should be maintained and strengthened. There are some fine, old industrial buildings along Mt. Elliott at Wight which should be retained and 3/90 III-55 �THE DETROIT MASTER PLAN OF POLICIES EAST CENTRAL SECTOR adaptively reused, if possible, with a entertainment, housing, retail, and offices. I. mixture of ECONOMIC DEVELOPMENT Promote employment opportunity as a priority component in both physical and economic development. Redevelopment of this area should contain sites for job intensive businesses compatible with future residential development. Sites should be made available for returning a considerable number of new jobs back into this area, using the River as an amenity to encourage job-producing development in areas such as business offices, entertainment, restaurants, cultural facilities, communications and institutional uses, rather than heavy industrial or warehousing uses. POLICY 303-12: A. Near East Riverfront Planning Unit Policies East Grand Boulevard to Mt. Elliott Planning Unit (D-1) (Jefferson to River) This area includes the grand entrance to Belle Isle, East Grand Boulevard, and the prominent landscaped entry park. Immediately to the west of the entry is the Uniroyal area, which should be intensely developed with a combination of offices near Jefferson, apartments near the River, and which should also include supporting commercial and institutional use. High tech, research-oriented, or entertainment-oriented developments, provided they are high intensity, could also be good uses of the site. The area to the west, near Mt. Elliott, should be developed with commercial, residential, or institutional land use. Adaptive reuse of some of the buildings would be appropriate. The Mt. Elliott park, including the Coast Guard Museum building, should be developed with a strong River relationship, including a "public wharf" with an integral commercial node. The continuous pedestrian/bicycle path should be developed generally along the River's edge, as shown on the trafficways plan, continuing to the east. Provisions should be made to access the Belle Isle Bridge from the pedestrian/bicycle path. B. Mt. Elliott to Jos. Campau Planning Unit (D-2) (Jefferson to River) The predominant strategy throughout this area will be to promote major change. Development parcels will be assembled, 3/90 III-56 �THE DETROIT MASTER PLAN OF POLICIES EAST CENTRAL SECTOR largely through private negotiation, and construction of • housing, office, commercial, and related uses will be promoted. Selective adaptive reuse of older industrial buildings for these new uses will be encouraged. New public open spaces will be developed as well as pedestrian/bicycle linkages between the various public open spaces and riverfront parks, with significant portions of these open spaces being at the River's edge. Special planning or urban design solutions may be sought to achieve compatibility between a limited number of existing light industries and non-industrial uses. If there is a need to relocate viable industry, every effort will be made to find a suitable relocation site within the City. The proposed land use for the area generally bounded by Jos. Campau, Woodbridge, Walker extended to the River, and the Detroit River is a mixed land use of Special Commercial (predominantly commercial). The proposed land use for the area generally bounded by East Jefferson, the west property line of the Immigration Service and Coast Guard, the Detroit River and Walker extended to the River, is a mixed land use of Special Residential-Commercial (predominantly residential). The proposed land use for the area along Jefferson to Franklin between Jos. Campau and Adair shall be General Commercial. An institutional area near Mt. Elliott recognizes the existing Immigration Service and Coast Guard. C. Jos. Campau to Orleans Planning Unit (D-3) (Jefferson to River) The Chene Park and St. Aubin Park are now significant features of this portion of the riverfront. The area should be developed to provide live entertainment, transient marinas, as well as River viewing and fishing. Use of the expanded amphitheater within Chene Park can be facilitated by providing necessary shared parking as part of development proposed within the area. Careful buffering, traffic control and phasing of interim and shared permanent parking will be needed so that good quality residential living can be achieved. Adjacent to these parks, commercial including shops, restaurants, lounges, institutions, and apartments should only be developed at significant density at the intersection of Jos. Campau and Atwater, and at the intersection of Orleans and Atwater. The entrance at Chene and Jefferson should be treated as a major entry point to the area. Within the first block south of Jefferson, Chene should be treated as a boulevard in order to serve as a transition for Chene Street 3/90 III-57 �THE DETROIT MASTER PLAN OF POLICIES EAST CENTRAL SECTOR north of Jefferson. Also, gateway type buildings and significant landscape features should be built at this · intersection. Franklin should be retained as a through street througho~t this area, while Atwater should be treated primarily for local access and need not be continuous. Orleans should be treated as a major new access road between Jefferson and Atwater. Significant continuous pedestrian/bicycle access should be provided along Atwater, making connections to public River access points both to the east and west . .· D. Orleans to St. Antoine Planning Unit (D-4) (Jefferson to River) The parcels south of Atwater along the River should be developed with intense, high density residential and some commercial. Parking should be in structures and if south of Atwater should be ~ncouraged to be no more than two stories. The blocks between Atwater and Franklin should be developed intensely with commercial uses and parking in mixed-use structures. Some apartments are also appropriate. The area between Franklin and Jefferson should continue with a variety of small-scale commercial developments . Orleans, Rivard, St. Antoine, and Atwater should provide major access to Jefferson and to the development to the west. A continuous pedestrian/bicycle path should be provided along the River's edge and Atwater with significant public access to the River's edge at selected points. Skywalks between adjacent developments are encouraged with shared parking, when appropriate . E. Mt. Elliott to East Grand Boulevard Planning Unit (D-5) (Jefferson to East Lafayette) The ultimate reuse of the Uniroyal site will, of course, impact on the area generally bounded by East Jefferson, East Lafayette, Mt. Elliott, and East Grand Boulevard. Aside from a few structures of potential architectural or historic merit, this area should be considered for major redirection if and when the market exists for development of properties along Jefferson. Land should be assembled into larger parcels as opportunities occur and made available for development. Highintensity commercial/residential development is appropriate here. In this area, sites are appropriate near E. Jefferson Avenue for high-intensity office, commercial, residential development. Further north, housing can be constructed at moderate densities. The proposed land use for this area is 3/90 III-58 �THE DETROIT MASTER PLAN OF POLICIES I~ . EAST CENTRAL SECTOR mixed use of Special Residential-Commercial residential) . F. Chrysler Freeway to Mt. Elliott (Jefferson to East Larned) (predominantly Planning Unit ( D-6) The area has been proposed for minimal change with an office development possibly on the northeast corner of Chene and Jefferson and a small park development, which would tie-in with the Elmwood/Lafayette parks to the north, located on the block between St. Aubin and Rivard. East Larned Street would be improved so that it does not appear as a back door and enhances the Lafayette/Elmwood area to the north. Dumpsters and other outdoor storage areas would be esthetically treated with landscaping and other design features in order to improve the appearance of those elements along East Larned. The uses to be promoted for this area are offices, apartments, institutions, and ~ther similar general commercial uses. 3/90 III-59 - ---- �THE DETROIT MASTER PLAN OF POLICIES NEAR NORTHWEST SECTOR ARTICLE 304 NEAR NORTHWEST SECTOR NEAR NORTHWEST SECTOR LOCATION AND EXTENT The Near Northwest Sector represents approximately nine percent of the City's total land area. In 1980, the Sector's population (156,198) represented 13 percent of the City's total population. The Near Northwest Sector is bounded by the Conrail Railroad on the west and north; the Lodge Freeway on the east; and the southern boundary is formed by the Ford and Jeffries Freeways, the Detroit Terminal Railroad, and Tireman Avenue. NEAR NORTHWEST PLANNING ISSUES AND FUTURE POTENTIALS The Near Northwest Sector is a diverse area which contains some of Detroit's most well-preserved and desirable neighborhoods. The Sector also contains deteriorating areas, particularly some commercial strips which often abut sound residential areas. The housing stock is somewhat older than the City-wide average, and the median income was only about 80% of the City-wide average as of 1980. Unemployment is high, as is the percentage of households deriving income from public assistance. The Sector contains two major institutions, Henry Ford Hospital and the Herman Kiefer complex which houses the City's Health Department. Both institutions are located in the southeastern portion of the Sector. The Jeffries Freeway, which bisects the Near Northwest Sector, has disrupted the integrity of many adjacent neighborhoods. It runs diagonally and parallel to Grand River Avenue throughout a large portion of the Sector. This has had a negative impact on Grand River, a major thoroughfare, in terms of greatly lessened access, traffic, and activity. The Near Northwest Sector also has a strong network of neighborhood and community organizations, and many neighborhoods have a high proportion of people strongly interested in the welfare of the City as well as the local 3/90 III-60 �• • BUBB CTOIIIS AA l.1=..... 1 Inch • 5000 tt. 1cr• c::= ...___ mltft 0.0 0.5 1.0 1.5 2.0 c:=:::::,,___r:::::-:, NEAR NORTHWEST SECTOR Durfee Subsector •.....•...•..•...•. 304-9 Mackenzie Subsector~ ....••.......•. 304-7 Rosa Parks Subsector •.............• 304-10 Russell Woods Subsector .••.•...••. 304-8 �GENERAUZED REZONING CONCEPT 115 R6 SINGL£-FAIIILY RESIDENTIJL T«>-FAll/LY RESIDElfTIN.. Lat,-OENSfTY RESIDENTIJL THOROOGHFNIE RESIDENTIJL IIEDIUU-DENSfTY RES/DENTIN.. HIGH-DENSfTY RES/r£NTIN.. Bl 82 83 84 86 RESTRICTED 8JSINESS ILCN.. BiJSINESSIRESlr£KT/)l Sl;()PPING DISTRICT GEVERJL 81S!NESS GDiERJl SEffl/CES Ml M2 LJl,IJTED INIJJSTR/)l RESTRICTED INIJJSTRJJL GDiERJL INIJJSTRIAL INTENSNE /NIJJSTRJ)l SPEC/)l INIJJSTRJJL 111 R2 R3 IU M3 M4 M5 SDI SPECIAL DEVELOPIIENT fresldertlal,wlth lfnited rxxmrrciaJ 502 SPECIAL DEVELOPIIENT (a:mnerda/, with llnited reslderlfcJJ S04 PROPOSED SPECIJL IDE/.OPJIEJrT RIVERFRONT 11/X USE PO l'C PCA TM WI -· -- Pt.MNED DEVELDPIIENT P!JBUC CENTER RESTRICTED CENTRJJ. BUSINESS TP.MSITION.61.. IN/JJSTRl.61.. WATERFRONT /NIJJSTRl.61.. PR P_!.'?KS and RECREATKJN 4 PUBUC WH/>RF NEAR NORTHWEST SECTOR �THE DETROIT MASTER PLAN OF POLICIES . community. One major Near Northwest Sector conservation and a rehabilitation rather NEAR NORTHWEST SECTOR concern expressed by residents of the centered on the need for neighborhood strong desire to see more building than demolition. The primary planning objectives for this Sector are to conserve existing housing, construct new housing in several designated areas building upon the strengths of the Sector (sound housing·, institutions, and community interest), and to develop strong local shopping and/or residential areas along commercial strips with general shopping areas being designated at major intersections. GENERAL POLICIES The revitalization of the Near Northwest Sector will focus on the conservation of existing housing, neighborhoods, and viable commercial areas. POLICY 304-1: Near Northwest Land Use Enhance existing land use patterns by lending stronger definition to existing neighborhoods. Concentrate local shopping and new residential development along existing commercial corridors into self-sufficient nodes. Downzoning of the north side of Grand River between Livernois and Grand Boulevard from B4 (General Business) to a more restrictive classification should be considered . POLICY 304-2: Near Northwest Residential Development In addition to development nodes along commercial corridors generally, provide for the construction of new housing adjacent to the following positive development influences: Oakman Boulevard; Russell Woods Subdivision; Ford Hospital; Metropolitan Hospital; Research Park; Boston-Edison Historic District; the Virginia Park Development Project; and, the Herman-Kiefer Health Complex. POLICY 304-3: Near Northwest Commercial Development Promote the location of new retail uses in existing shopping areas: the Virginia Park shopping center; the Grand RiverOakman shopping center; Dexter-Davison; or along the Dexter, Linwood, West Chicago, Joy, or Livernois commercial frontages. Develop major commercial centers at: Rosa Parks at West Philadelphia; Grand River at West Grand Boulevard; Grand River 3/90 III-61 �• THE DETROIT MASTER PLAN OF POLICIES NEAR NORTHWEST SECTOR • at Dexter; Dexter at Davison; and Grand River at Oakman. Develop smaller commercial centers at: West Grand Boulevard at Linwood; Dexter at Joy Road; Grand River at Joy Road; Livernois at Grand River; Livernois at Lyndon; Wyoming at Schoolcraft; Wyoming at . Joy; and, West Chicago at Meyers. Upgrade the Grand River-Oakman retail center to its former status, including a-shopping mall on the north side of Grand River east of Oakman. Encourage the rehabilitation and reuse of the Riviera ~heater. POLICY 304-4: Near Northwest Industrial Development Utilize whatever governmental programs or joint development possibilities are available to assist industrial development. POLICY 304-5: Near Northwest Transportation System Develop pedestrian and bicycle routes along Oakman Boulevard and other scenic thoroughfares. POLICY 304-6: Near Northwest Recreation System Assign the City-owned parking lot on Bishop Playfield to the Recreation Department for use as part of the recreation facility. Expand and improve Salsinger Playground. Increase security and improve senior and handicapped accessibility at Northwestern Recreation Center. 3/90 III-62 �MACKENZIE --- ··--I.AND~ RL-io,-oy-...ai RLM- ,_._ - < Y - . - i RM--,_ ...... . , - - . , . i RH---<Y~ SRC-~-.--.i~ INST-i:n.c1--..,. IND--.i--....i ll:IND-1.1¢t11daraial TAC- Tborou.ghfare --•idaftt.ial-Cc:aaerciel MC- Major - SC--..io-c.ai RLC- ~ -.:i..i GC--.io-c.ai cc--- RL MUR----MP- 11aJcr ,.,. RC- -.-.«1an POS--c_,.,_ 051 • Opan Spae.-Inat..a.tut::a.on• l V• Vacant CEM- ~ *- Playfield 9-83 AA lb..... . IND ;- r- ;.. ! rr •12 RL RL RL 0.0 RL .......,t."~:. ~f tt LJ ClJ ..... 1 lncft • 2000 fl . . , r==L=-=-=r===---, ,. ,---, = .50 U NEAR NORTHWEST SECTOR ae :IND IND ~ RL / :_~ IND MACKENZIE ~, - ,.:.,._~'Y- / l ntl!'n 1a1e x, • r----y IND :::::!.LT ~ .;.. ••a : INST l ----- •--C111:l-11c-•m u •• !..AND RL - io,0mo1oy- RLM- ~.. - < Y _ , - . . , , RM--.. ...... . , - - . . i RH_.,_,_'Y~ SRC- si-d,111 - ~ INST-,-;.-..-i IND--.ill: IND- 1.1¢t - - . . . . i TAC- Tboro.fa.re Alaidantial•CC-.rcia l MC-Nojor- SC-._...iRLC-~GC--- cc---- MURMPRC- ~Jo=rGC AL AL<; Open Space Space-Inatit.!Jtional CEM-.,.,,._,, S• *- ,.!............ --- "LT: AL iIIN~j ,....-.. t IND ! : L Recreat i on OSI - Open :AL :; f : ., ~ : u. - Ma j or Park POS- Pezaanent. r ; :~ • lli-i AL -·~--······· p --·i 9·83 LAL:*: INST AA lb ..... INST 1 inch •2000 ft . -~ LJ ClJ acre• AL RL i 0.0 AL Playfield AL R Ti rl!'man Mackenzie Subsector ••.•••••.••••••• 304-7 .so ,---, 1.0 ,---, . ,. NEAR NORTHWEST SECTOR III-62A �• THE DETROIT MASTER PLAN OF POLICIES NEAR NORTHWEST SECTOR , MACKENZIE SUBSECTOR BOUNDARIES AND FEATURES The Mackenzie Subsector is generally bounded by Tireman Avenue on the south; the Conrail (formerly Penn Central) railroad tracks on the west and north;- and, the Detroit Terminal Railroad and Jeffries Freeway (in part) along the east. The Subsector is named after the high scho~ which serves the area. With the exception of the industrial corridors along the rail lines and the commercial frontage along the major streets, the entire area is residential. The industrial uses surround the area on its west, north, and east edges. Major features and landmarks in Mackenzie include the Grand River-Oakman shopping center and Oakman Boulevard, which cuts through the Subsector. The Jeffries Freeway is north of Grand River and south of the Lyndon Avenue/Conrail industrial corridor, but pedestrian and vehicular bridges provide for access and interchange between the areas. SUMMARY OF PLANNING ISSUES, MACKENZIE SUBSECTOR This Subsector is in relatively fair to good condition but in need of corrective conservation measures, especially north of West Chicago, to prevent future problems. The variety of housing types reflects the different development periods. The older housing stock is now approaching 70 years in age and is most in need of concentrated maintenance. As in many other areas, there is an excess of land along thoroughfare frontages zoned for general commercial use which should modified to reflect existing and desired local commercial and residential uses, and to provide better protection of residential areas from abrasive commercial uses. Viable commercial uses in this area are ones that provide convenience shopping for adjacent neighborhoods. These uses are now scattered and would better serve the area and provide mutual reinforcement if they could be clustered at strategic points such as major street intersections. The major shopping node at Grand River and Oakman needs revitalization, particularly by redevelopment of the former Sears' site. Most smaller industrial operations in the area appear viable and should continue to provide a long-term employment and tax base. Many of these are blighting influences on adjacent 3/90 III-63 �• THE DETROIT MASTER PLAN OF POLICIES NEAR NORTHWEST SECTOR , residential areas, however, and should be better maintained and buffered from nearby housing. Larger industrial holdings that are now vacant are blighting influences and should be actively promoted for reuse. MACKENZIE SUBSECTOR GOALS This Subsector is one of the City's older residential areas, and signs of dge are apparent. There is a need for improved maintenance and some rehabilitation. With a good spirit of cooperative effort and the implementation of these policies, however, this can become an increasingly desirable residential community with attractive, convenient shopping areas and proximity to a wide range of employment opportunities. Policy 304-7: Mackenzie Subsector Policies No major changes in land use are recommended for the Mackenzie Subsector. Active conservation of homes, support of local businesses, and improvements for certain commercial street frontages and fringe industrial areas will help insure that Mackenzie will remain a viable and livable community. The basic housing strategy should start with the fact that the single- and multiple-housing is still predominantly owneroccupied and in generally good condition. Monitor existing multiple housing stock and provide appropriate measures to prevent deterioration. Provide new multiple housing for adult and senior citizens, especially along West Chicago and Joy or in other locations close to shopping, community facilities, and bus routes. Provide proper protection of residential areas from land use conflicts by rerouting truck traffic away from residential streets, providing a higher degree of visual and physical separation and buffering between residential and abrasive nonresidential uses, controlling or removing nonconforming uses and concentrating commercial and industrial development on under-utilized sites, providing the necessary site design controls to insure adequate on-site parking and landscaping and/or other buffering from residential areas. Provide housing conservation programs in older areas where signs of neglect are appearing. In those areas where vacancies indicate a surplus of general commercial land, provide for less intense business use or thoroughfare-oriented residential uses. Seek a developer to build new commercial of mixed-use facility on the former Sears' site at Grand River and Oakman. 3/90 III-64 �• l • RUSSELL waaaa -- a>c:laTING LAND uaa RL-s.-~---.& ALM· ~ ~., ~ RM- - - - - . e r ~ RH-.,.--.q,........_ SRC--..-INST--..--.. INO---... U:INO-u.--. TRC-~,..,. ~1a.1~1 MC---... sc-- RLC-_,.__ GC-~~ ce--- MUA-..._.u.~ MP..MJU ·-· RC•lacNHlOII POS-,._to,,aa...,_ OSl•~n V• S~c•·ln • t.Lt\.lt.1.ClfMll Y.ac&."'lt CEM---, *· Playtield 9/83 AA LJ cu 1 IMfl • 2000 ft . l1=nor1t1 o.o .st Id- , .• c::=.,r::::::1::::::::r==-, - NEAR NORTHWEST SECTOR __ RUSSELL WDDDS • ., __::111011 __,c, P.AND utl AL-,_..,...,.~ ALM-~.. . . , . . . , . ~ AM--... - . , . - AH- 111-. ..,...,. - - . . i SAC- llpocal. ~~ INST--.t>&im&l lND--.i-.m.ai ll:IND-u•-.m.ai MC-11rJcra:-d.al SC- ._,_.i ALC-~o:-cl.a! GC--.i"-="l cc--~ MUA--u..~ MP- JlaJor Park RC- Jtacreauon POS- N...,,.,.. _,, · OSI• Open Spac••Innitution•l V- Vacant CEM-c....ry *- Playtield 9/83 AA 1 lftCfl • 2000 ft. ll:"ort" 0 o.o ... ,--, n cu ..---, .• ..... NEAR NORTHWEST SECTOR Russell Woods Subsector ••••••••••• 304-8 III-64A �• THE DETROIT MASTER PLAN OF POLICJES NEAR NORTHWEST SECTOR , ROSSELL WOODS BOUNDARIES AND FEATURES The Russell Woods Subsector, primarily a residential area, is bounded by Dexter Avenue on the east, Joy Road on the south, the Jeffries Freeway on the west, and the Detroit Terminal Railroad - now Conrail - on the north. The area is divided by Livernois Avenue, a major north/south thoroughfare. The small amount of industry in the Subsector is located along the Detroit Terminal Railroad. The median household income for the Russell Woods Subsector is somewhat lower than the Near Northwest Sector median and considerably lower than the City median. The housing stock is aging - nearly two-thirds of it was built during the sixyear period between 1922 and 1927. The predominant housing type in this Subsector is the small multiple structure: two flats, four flats, and larger apartment buildings. Less than one-third of the housing is in single-family detached units. SUMMARY OF PLANNING ISSUES, RUSSELL WOODS SUBSECTOR The area between Livernois and Dexter, south of Cortland to Joy Road, is an area that exhibits a generally low level of maintenance. Vacant structures, abandonment, and subsequent demolition are the major problems in this area. Some of the hardest hit blocks in this area are half vacant land, and as the number and size of vacant lots and the number of vacant structures increases, property values decrease and the likelihood of further abandonments increases. There is some good housing in this area, and there are blocks with virtually no vacancies, especially in the area near Nardin Park. Virtually all of the abandonment in this area has occurred in the last 15 years. Solutions to the problem will be particularly difficult in this small area because of the low income of the residents. The Russell Woods Subsector has a problem with traffic congestion on some streets. Many areas lack off-street parking. Many streets are narrow and cannot adequately carry the amount of traffic that flows through the area. This is especially true of streets such as Elmhurst, Boston Boulevard, and West Chicago. Access to Schoolcraft (which terminates at Ewald Circle) creates heavy traffic on Ewald Circle and Oakman Boulevard. Both of these streets are primarily residential and should not carry high volumes of traffic. Ewald Circle is often used as a short-cut to the Jeffries Freeway. 3/90 III-65 �• THE DETROIT MASTER PLAN OF POLIC,_IES NEAR NORTHWEST SECTOR • Almost all of the major streets in the Russell Woods Subsector were developed for general commercial uses, with Grand River, Livernois, and Dexter being the major eommercial strips. Portions of this commercial frontage are no longer commercially viable and vacant buildings and vacant land are commonplace along some of these streets. It is apparent that the area no longer supports the amount and type of commercial activity that it previously supported; this condition is common in other parts of the City as well. RUSSELL WOODS SUBSECTOR GOALS The Russell Woods Subsector has many positive features to build upon, i.e., the Russell Woods subdivision, the sound stable community between Livernois and the Jeffries Freeway, including Oakman Boulevard and Ewald Circle, and certain potentials for growth and stability along Grand River, Livernois, and Dexter. These features should be reinforced and should be used as anchors in efforts to maintain and rebuild those portions of the Subsector that need development or major rehabilitation. The Russell Woods Subsector requires no major land use changes. The problems here are difficult in places, but with a coordinated effort on the part of the City, the community, and the local businesses, many improvements can be made. The land that is accruing through the demolition of obsolete structures offers an opportunity for ultimate redevelopment into a renewed well-planned residential community. Policy 304-8: Russell Woods Subsector Policies Provide an appropriate array of programs to check abandonment and to create opportunities for new housing. In severely deteriorated areas, consolidate land for redevelopment, rehabilitate existing structures, and create development incentives for the private sector. Where indicated, redevelop portions of commercial strips to non-commercial uses. Encourage local commercial, multi-family residential and institutional uses, rather than general commercial uses along these strips. Encourage existing industrial uses along the Detroit Terminal Railroad to remain and expand, where feasible, within the existing industrial area. Provide improved buffering between industry and abutting residential areas north of Ewald Circle. 3/90 III-66 �• DURFl!E ( =-r . _, -= ====--===/ --~ - - ·r IND ,. .................... - I F RLM ,- IND ,..:.:.. 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NEAR NORTHWEST SECTOR Durfee Subsector .•.•••••••••.••••.• 304-9 III-66A �THE DETROIT MASTER PLAN OF POLICJES NEAR NORTHWEST SECTOR , DURFEE SOBSECTOR BOUNDARIES AND FEATURES The Durfee Subsector is bounded by the Conrail line, formerly the Detroit Terminal Railroad, just north of Oakman Boulevard, the western Highland Park boundary, and the Lodge Freeway, Clairmount, Joy Road, and Dexter. The Subsector is residential. Major institutional features in the Durfee Subsector include the Detroi~ Public School campus of Central High, Roosevelt Elementary, and Durfee Middle School, the Sacred Heart Seminary on Chicago Boulevard, and Metropolitan Hospital. An industrial corridor borders the northern edge of the Subsector and contains several businesses whose products or services are well-known to Detroit residents, such as the Hostess Cake Bakery and Focus Hope. The population demographic characteristics are similar to City averages and to the neighboring Russell Woods Subsector. Housing is predominately in small multiples but one-third is in apartment buildings of 9 or more units. Only about one in five housing units are single-family. There was a 19% decrease in housing stock between 1970 and 1980, mostly in multi-family dwelling units, and a 29% decrease in population. Income levels are lower than the City-wide and Sector-wide medians. SUMMARY OF PLANNING ISSUES, DURFEE SUBSECTOR Broken porches are relatively frequent among the brick homes in the Subsector and these are by far the predominant structure type. The need for exterior paint and trim is evident for many structures throughout the Subsector and garages are almost universally dilapidated in the Subsector, except for those located in either the Boston-Edison or Oakman Boulevard districts. It is apparent that much of Durfee I s housing stock is of an age and condition that, although still better than much of the rest of the City's older stock because it is predominantly brick, is nearing a point where significant reinvestment will be necessary to halt decay and further loss of units. Many of the apartments in the Subsector, particularly along Chicago and Woodrow Wilson, are in serious trouble due to a complex of factors and further demolitions are possible. Stable apartment housing does exist north of Davison along Dexter, along sections of LaSalle, and east of Central High 0 3/90 III-67 �• THE DETROIT MASTER PLAN OF POLICIES -.NEAR NORTHWEST SECTOR • School. This area also includes a large number of threefamily flats, located along narrow streets; auto parking and storage is a problem. Perhaps the poorest housing wit.hin Durfee is the small area east of the Lodge Freeway east to the Highland Park boundary. Although there are a few attractive units of frame housing there, many of the uni ts are barely standard and numerous units are abandoned. The industrial area north of Oakman Boulevard should remain industrial and, with proper buffering, the industrial area south of Oakman could be expanded, if required. The industrial area between Linwood and Dexter near Dor is should remain industrial with possible minor expansion on the north side of Doris. Buffering along Doris should be improved to protect the adjoining residential from industrial noise and traffic. DURFEE SUBSECTOR GOALS In this area of predominately multi-family housing units, some of the problems stem from the relatively low demand for apartments versus single-family homes. With the trends toward smaller household sizes, however, and as ultimate resurgence of the City as a desirable place to live, the resulting market forces should stimulate a revitalization of this area. The following policies are designed to promote and facilitate this revitalization. POLICY 304-9: Durfee Subsector Policies No major land use changes are recommended for the Durfee Subsector. However, a comprehensive housing rehabilitation and neighborhood reinvestment program is needed in much of the area, giving particular attention to the unique needs of senior citizens and female heads of households. Make every effort to develop a market for apartment housing in this area and rehabilitate as many existing apartment buildings as is feasible, especially along Boston, Chicago, and Rochester between Dexter and Linwood, and provide infill development in the form of new residential and convenience shopping uses. If it is determined that rehabilitation and repopulation is not feasible, remove the vacant, abandoned structures as soon as practicable. 3/90 III-68 -I �THE DETROIT MASTER PIJ\N OF POLICIES NEAR NORTHWEST SECTOR . In highly dense areas, sell vacant lots to adjoining property owners for off-street parking or yard space. Consider imaginative reuses for larger lots created by apartment building demolition. Promote new apartment housing for the former ~rittendon Hospital site-and the area near the Detroit Repertory Theater on Woodrow Wilson. Encourage use of Federal tax credits for rehabilitation of architecturally significant apartment buildings. Encourage facade improvements, better maintenance, removal of abandoned structures, and more residential uses in the healthy commercial areas along Rosa Parks and Linwood. Encourage general commercial uses along Davison and Livernois. Within the existing industrial area, support existing industries and encourage reuse of vacant facilities and more intensive use of land, buffering adjacent housing areas. Near the City boundary, coordinate planning with Highland Park. Find new uses for vacant facilities created by institutional closings. Provide additional playgrounds and playlots where demand indicates. 3/90 III-69 �J 0Y GC RM = --, _,...-. I -, 1 :- q ~ R M RM RM ·"'I·v:Gc ;-- .----. .· 10/83 MC- 1111cr ~ SC- spoci&l 0:a1mc&1 RLC- ~ 0:Darci&l GC--.i.~ CC·-a-:d&l MUR-111..i-~ MP... Najar Park ROSA PARKS -- ISXISTINlll&.ANDi.aa RL - ,-..,..,:y-.;-..i RLM•--,:y_,-....., RC- 1 UICfil : - 0 ._::nat.ion POS· ,.......,., Open • .,..,. OSf-apen Spac•- I nsutut.ion& ! RM-_,__.,. ~ RH•--,:y~ SRC- 1poc1&1 - - . . . i ~ INST. i.u-......i 2000ft 0.0 50 V• Vacant CEM·c:.o.-y IND•.......ilmUa:!Al *- LJ:IND-u.q1,<lDl!uftz1&1 ··- l'fttl,e NEAR NORTHWEST SECTOR Play1'.ield JO Y . R: . !RM Rl.C I RM RM ,----· RM :- RM 0 0 0 RLM 3: ! d L.~.~f § ! E UCLI D ;I ';: <_ Ap::iMO \J NT M~ RM RM 1.0 i==r==='~ "' = :! 9/83 TRC- ROSA PARKS -- u•• •--cw-:11--:1 I.Allm RL-i.....,..,:y~ RLM- , - , . --,.,,,. ~ RM--.. - " ' ~ RH-81¢..,..,:y~ SRC- - - . i - - . . i ~ INST-1oat.1-1ooa1 IND•-iinoUtti&l LJ: IND- lJ.qb< - - = . a i Thorouqhfar• HaddentialC~ r c h .l MC-1111cr~ SC- si-,iAi"-<:i&.1 RLC-~~ GC--,.~ CC--a-rci.i MUR---~ MP- flla j or Park RC- Recreation POS- P e ~ t OSI- Ope.n *- l. 0 0.0 Open Space 50 Space-tnat i tut i ona l Playf'ield CEM·c:.o.-y Rosa Parks Subsector ••.••••.•••••.• 304-10 ·- 1.C, Mt .. i==r==='c:::..::Jc::=-J NEAR NORTHWEST SECTOR III-69A �• THE DETROIT MASTER PLAN OF POLICIES NEAR NORTHWEST SECTOR ROSA PARKS SUBSECTOR BOUNDARIES AND FEATURES The Rosa Parks Subsector is bounded by the Ford Freeway (I-94) on the south, the Jeffries Freeway (I-96) on the west, Clairmount Avenue and Joy Road-on the north, and the Lodge Freeway ( US-10) on the east. The area is predominantly residential, along with schools (such as Northwestern High School), churches, and commercial facilities serving the immediate neighborhood. Henry Ford Hospital is a facility of region-wide importance. There is also a small industrial corridor at the Subsector's southeastern corner. The Rosa Parks Subsector has led redevelopment and rebuilding in Detroit with hundreds of new housing uni ts occupied in Research Park, Virginia Park, near Henry Ford Hospital and along the Grand Boulevard. Because of these urban renewal areas and the fact that most of the other housing in this Subsector is the oldest, and poorest, in the Sector, the Rosa Parks Subsector has three distinct types of residential areas: new family housing, senior housing, and the older housing which existed before urban renewal and which is typical of older housing in the other subsectors, i.e., mostly small multiples with some larger apartment buildings and single-family homes. Population has decreased steadily since 1950 due to urban renewal as well as general attrition and abandonment. SUMMARY OF PLANNING ISSUES, ROSA PARKS SUBSECTOR Much of the area south of West Grand Boulevard is in disrepair and some of the neighborhoods near Grand River Avenue have been affected. Most of the buildings along Heritage Place ( formerly Dumbarton) have been torn down. Changing market conditions and increased operating costs have resulted in a very significant shrinkage of the large multiple-housing buildings in the Near Northwest Sector. The families that once occupied these buildings (small, or lower income Black households) have settled into flats or taken apartments in the outer portions of the City. An aging housing stock and a population affected by continuing high levels of poverty and unemployment are an inauspicious mix. Simply stated, a household which cannot pay its mortgage or its heating bills is not going to be able to invest in a new roof or a new furnace. Over the coming years, maintenance levels in the still solid neighborhoods must be closely 3/90 III-70 �• r THE DETROIT MASTER PLAN OF POLI~JES NEAR NORTHWEST SECTOR . watched, especially the large multiples and the frame housing. Joy and Linwood are severely distressed as commercial streets. Industrial development in Rosa Parks is confined to the area along or near the Grand Trunk Railroad and Conrail tracks at the southeastern corner of the Subsector. There is a large amount of vacant land that is zoned for manufacturing which could accommodate many new jobs. The Rosa Parks Subsector, as in the case of the remainder of the Sector, is deficient in recreation space. Ways must be found to preserve and enhance the basically solid (and, in many cases, quite attractive) neighborhoods in the Subsector. Much of the Subsector 's housing was, when new, among the most exclusive in the City and even now remains among the most attractive of the City's low- and moderateincome communities. Portions of the residential area to the south of West Grand Boulevard are in need of many improvements. This is the oldest, and probably the most debilitated housing in the Near Northwest Sector. With excellent access to the New Center area and to Henry Ford Hospital, this community could be seen as a choice location, but the consolidation of vacant land and the development of new housing is needed here, along with the rehabilitation of the more viable blocks. The Virginia Park Urban Renewal project area is located in a community of well-constructed, viable housing which had suffered from the effects of the 1967 civil disturbances. Since then, the depopulation of large apartments and the effects of continuing high unemployment have been further negative factors. Continued implementation of infill housing and housing rehabilitation and completion of the major housing projects are needed. Historic designation may be helpful in many portions of Rosa Parks where development has reached and generally passed 50 years of age. LaSalle Gardens, the Dexter Boulevard frontage, and other areas may qualify. If the formal procedures of historic designation are not deemed appropriate, it is nonetheless important for the City to recognize the valuable nature of these residential settings. The conditions along Grand River Avenue and other commercial streets such as Joy Road are an extremely negative factor and give a very poor impression of a community where the housing 3/90 III-71 �• THE DETROIT MASTER PLAN OF POLI~IES NEAR NORTHWEST SECTOR is by no means in bad condition. Residential and local commercial development should be encouraged and abrasive general commercial land use discouraged. Also, traffic controls and signage on Grand River are a holdover from its days as a major arterial (i.e.~ before the Jeffries Freeway was opened) and perhaps should be reviewed. The site of Olympia Stadium (now closed) should be examined for possible reuse, when it becomes available. Also, vacant land on Heritage Place (formerly Dumbarton) should be developed. ROSA PARKS SUBSECTOR GOALS This Subsector is one of the oldest areas of the City and has many problems. It is, however, well-located in terms of access to many important centers and many of the remaining structures are interesting and attractive architecturally. Because of its location and character, this area should be a good candidate for "recycling" by the private sector once the right conditions are in place. The following policies are designed to address immediate problems as well as help begin the process of renewal. POLICY 304-10: Rosa Parks Subsector Policies Concentrate efforts to rebuild this Subsector south of West Grand Boulevard. in the area Change West Grand Boulevard east of 14th Street from general business uses to high density residential use, or some other appropriate land use type. Encourage medium-density residential development on the vacant land on Heritage Place (formerly Dumbarton). South of West Grand Boulevard, consolidate vacant land and develop new housing; rehabilitate viable housing. In the Virginia Park urban renewal project area, complete major housing projects, especially rehabilitation and infill housing. Change the Grand River and Joy Road local commercial areas to a residential use. 3/90 III-72 �• THE DETROIT MASTER PLAN OF POLICIES NEAR NORTHWEST SECTOR Consider historic significance of LaSalle Park and vicinity, the Dexter Boulevard frontage, and other qualified areas. 3/90 III-73 �• THE DETROIT MASTER PLAN OF POLIC,J:ES NORTH SECTOR ARTICLE 305 NORTH SECTOR NORTH SECTOR LOCATION AND EXTENT The North Sector of Detroit is bounded by Woodward on the west, Eight Mile Road on the north, Mt. Elliott on the east, and on the south by the cities of Hamtramck and Highland Park, and the Grand Trunk Western Railroad lines. In addition to the cities of Hamtramck and Highland Park, the North Sector borders the cities of Ferndale, Hazel Park, and Warren. Alt~gether, the North Sector is approximately 10.5 square miles, or 7.5 percent of the total land area of the City of Detroit. In terms of income, employment, age distribution and household composition, the North Sector is very similar to the City as a whole. However, it has the largest proportion of foreignborn residents of all of the Detroit planning sectors. NORTH SECTOR PLANNING ISSUES AND FUTURE POTENTIALS The elements most greatly affecting the future of the North Sector are its industrial facilities, its neighborhood systems, and -- directly tied to neighborhoods -- its housing stock. The Sector's greatest potential lies in the maximization of these three resources. Industrial areas of the North Sector appear to have excellent potential for continued employment opportunities, for expansion of select areas, and for continued support of the economic base of the City, given the Sector's attributes of location. Central to the future of the North Sector is its neighborhood systems. The North Sector has many healthy neighborhoods on which to expand; it has just as many neighborhoods with the potential to become just as healthy as any of the best neighborhoods of the Detroit metropolitan area. The North Sector is a major trucking center, second in importance only to the Southwest Sector (among Detroit's 11 planning sectors). 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JP', .. ft."1'5l:~ ..:- Y. .......... •• • .... .. ;~'f •• 'J' .;r•,.• • ,. ~;·........ •~•\ .~ ;;··:t-•,/ :_.i .. ~.. .. . !'.. ',.· ., .., .- •. ,.. A2 • 1• •• "'""""---' •• .,• -~ e 4 • •• ~ - • Ill / .. .r : : : • • ~ ': l j . .. NORTH SECTOR �• THE ~OIT MASTER PLAN OF POLIC,J:ES NORTH SECTOR through traffic. The Sector is not heavily industrialized; there are very few active rail sidings here, and no rail classification yards (areas used for switching and freight trains linking up) or terminals remaining active. The construction of the planned Light Rail Transit (LRT) system along Woodward will have an important impact on the North Sector. The regional transportation plan calls for the development of a LRT system in the Woodward Corridor from downtown Detroit to the northern suburbs. POLICY 305-1: North Sector Land Use. the economic development potential for the near future at the State Exposition and Fairgrounds, major intersections along Woodward Avenue, and industrial areas. Develop intense residential-commercial uses at major intersections along Woodward related to future light rail transit station development. Maximize POLICY 305-2: North Sector Residential Development Encourage the continuation of low-density single-family areas while encouraging the development of moderate-density housing along under-utilized major and secondary thoroughfares and the development of high-density housing near future light rail transit stops. POLICY 305-3: North Sector - Commercial Development Consolidate commercial strips and incorporate medium-high density residential uses. For most commercial strips, lower intensity of use from General Business to Local Business or to a residential zone. Establish appropriate commercial uses along Woodward, Eight Mile Road, and the Chrysler Freeway entry points to take advantage of heavy automobile traffic. Improve both the appearance and function of the commercial areas. POLICY 305-4: North Sector - Transportation System Develop the Woodward Avenue light rail transit system. POLICY 305-5: North Sector - Recreation System Build a new indoor/outdoor community recreation facility west of Ryan. 3/90 III-75 �• STATE EXl - • RC - sp,ec.1.al Reudential-Ccamerc:ial INaT - ?119titu,tional IND - C.neral Indu.at.n.al LT. IND - Light Induatrial Cll i ... :uw,•• }. •._ CC .. Ccap..r1. • on Cc:amarc1.al MUA .. Mixed UM Re • ident.ial 0 Open Space POSIT - Port C M - CetN1:ery i ·\ .... ...... .. •.... • - c••-••••-~~••--•••••••••1• • - - - ~ ;.~--~-;.;.· ; _~.; , . •••• • =· IND *- : '':8-•· \ - Oiatr1.buei0n Ind.u • t.rl.&l 8C - Special CC-rcial RLC • R.e • identJ.al/t.oc:al ~ r c i a l OC - General Coaaarc:ial ....: ... IIILM •T MC - Major C~rcial -i.l. ...\ a RLM - Low-Mec:Uum Dim. • ity Re • idencial RM - Medium D•n • icy Rea:Mlencial AH - High o.n..1.ty Reeidential ···.•. - caaNaAAL LANO U • AL - Low Density R•ai.denti.al ............ i.• o,r.:· • TINCil FAIR i.' : , t ••• ,11..M :: :i:~ \\_ u~: I w :~ .! .j--.::-M- =--=--~ \.. \ : ... : =-.=.= '1 ••• :: 1 UICh I ..,._, •.A• :: .... -=_ IND :: .. Pb.ytield :.,-·-.....;~ ·.,____; L ..........·-····.:;:.;~?t \ me - 2000ft . - ~v,. ~ c::= '-=--I, 0 0.0 ,-----, = .25 .50 75 1.0 "'''- NORTH SECTOR STATE R RM - Jl'lediua Den• ity Re • ll,CW:nt.1.al RH - Ri9h O.ndty Reu.d.eneial ,.._____,____""'__ C • AC - ~ Inatitutional IND - O.naral Induatru.l LT. IND - t.iqht Inctu • crial 0111T - Diatribuu.on Indu•ui.al ~ -- I L ' MC - Major ca..rcial ft -~··-················: ---~ ,.... : •••••••••--••••••- : : .•• . ..... \ IND :- ~-•••\ i y•e..c ... : : •M Open sea~ - Caiatary *- Playfield - - Proposed Transit Station 1 s . . A.poandix for axplui.ation of cateqori•• ,l. ,\.. -~.. c-- \ .. •._ J..' :\~.;. : ! ... o• C \\ \ · .~ : -· .r;. ••••••p •• \ spee1.al c~rc1.al Re • ident.ial/ Loc:al COlllaarcial Genaral c onni.rc1.al PORT- - Port : :: •~ - Compa.r1. • on Commarcial MUR - Mixed Uaa R&a1.dent1.al : I• \\.. •••••••••••••~~ "M •• : SC RLC GC CC -- ! ·- cac~ : •• : ~~~9t· ~~ : :*::\ AL Special R• • id-,.U.al-C~rcial IN.,.. - \ \ __ ··· cac u•• RL - t.ov O.n • ity Ra • idanti&l ..~. \\. c.> • CCMMaNaaa ~UTUR • caaN • RAL LANO RLM - t.ow-f(ediua oen • ity Re • id•neial JaA.llltaRCIUNIDa - - •- - FAIR ALM - ~ 111 .,, 1 ,ncPI ••,:.i 1 2000N. \........J l:.............l~S~?-i -.... ~ .,,. ~~ me 0.0 .25 50 7$ .. 1.0 c_:::::r==c::::::f==' ...,...., NORTH SECTOR State Fair Subsector •••••••••...•.• 305-6 III-75A '"' . �• THE DETROIT MASTER PLAN OF POLI~IES NORTH SECTOR STATE FAIR SOBSECTOR BOUNDARIES AND F-EATURES A largely residential area bounded by East Eight Mile, Grand Trunk Western Railroad, Highland Park city boundary, and Woodward Avenue. A major land use of this unit is the Michigan Exposition and Fairgrounds. SUMMARY OF PLANNING ISSUES, STATE FAIR SOBSECTOR In general, the overall condition of State Fair's housing areas is fair to good. As in many other areas of the City, however, there is a need for a full range of measures to halt deterioration, including the clearance of obsolete structures, encouragement of reinvestment, disposal of vacant lots, and rehabilitation of the housing stock. The potential of a future Woodward Avenue transit corridor is particularly important to this subsector and could stimulate a great deal of new development, especially in conjunction with possible new uses of the State Fairgrounds, such as for a year-round regional conference center. There is much healthy commercial development in this area but, as in many other areas, there appears to be an over-abundance of commercially zoned land, and there is a lack of organization : convenience and general commercial as well as light industrial uses are mixed together in no apparent order. Industrial areas are basically viable, but there are problems relating to land-use conflicts between industrial and residential areas. In some cases, expansion of industry into obsolete residential areas is appropriate; in others, better buffering between the two uses is necessary. There is a need for more and better recreation facilities in the area. Finally, the concentration of Arab-Chaldeans in the Seven Mile-John R area affords an opportunity for a special ethnic village type of development, similar to that in Greektown. The Seven Mile commercial frontage already has a very strong ethnic character and could be developed further with the interest and involvement of the local business community. Of special note is the area east of John R which, based on the level of complaints, suffers from several environmental problems often linked to quality of health. 3/90 III-76 �IP THE DETROIT MASTER PLAN OF POLICIES NORTH SECTOR STATE FAIR SUBSECTOR GOALS This area has great potential. The State Fairgrounds should become an increasingly important regional center on a yearround basis, bringing a major influx of cultural and economic activity into the area. The neighborhood housing, with proper care and attention, should become more desirable as improvements are made and new economic activity materializes. The commercial areas, once they become better organized and upgraded, can provide convenience shopping as well as general commercial services of a more regional nature. Finally, as the success of Greektown and other ethnic enclaves has demonstrated, there is vast potential for a thriving ethnic community here which can bring new vitality to the entire subsector. POLICY 305-6: State Fair Subsector Policies. Implement a variety of housing strategies throughout the area including spot demolition and the offering of vacant lots to adjacent homeowners as well as the full range of rehabilitation measures. Work with community groups to clean up and maintain vacant lots until an appropriate permanent use is determined. Encourage private reinvestment programs similar to Neighborhood Housing Services and decreased mortgage interest programs in the area bounded by Woodward, Seven Mile, John R, and McNichols. In the area east of John R, concentrate spot demolition of vacant structures along with a vacant lot cleanup campaign; encourage new housing construction in this area while also considering potential land acquisition for a neighborhood-oriented park. Encourage the implementation of both the light rail and the Michigan State Exposition and Fairground Master Plan. In conjunction with these plans, encourage intense mixed use development near proposed transit stations. Implement programs to provide better organization and esthetic improvements on commercial strips so that convenience shopping is clustered into mutually reinforcing nodes and general commercial and light industrial uses are not in conflict with neighborhood-oriented activities. Encourage the continuation and, where feasible, the expansion of the industrial uses within the State Fair subsector. Insure that new industry is environmentally compatible with surrounding development, and provide better physical 3/90 III-77 �• THE DETROIT MA~ PLAN OF POLICIES NORTH SECTOR definition between industrial and residential areas. Where • residential uses are adjacent to industrial uses, encourage the development of landscape-screens and/or other appropriate buffering. Encourage industrial expansion _in blocks which are clearly dominated by vacant and unkempt lots, vacant and dilapidated structures, and where industrial encroachment is already apparent. To ease this transition, first encourage and assist the few remaining families to move into better housing within this same subsector, employing an area vacant housing "rehabilitation and occupancy" program. Prior to such action, obtain a firm commitment from the private sector for industrial expansion. Increase nearby neighborhood playground space for children. Consider expansion of existing school playground sites and encouragement of access to part of the State Fairgrounds for neighborhood use. Encourage the development of a bicycle route via Outer Drive East and West, State Fair, Palmer Park, and West Seven Mile. - Work with the Chaldean community to explore the potential of development of a strengthened and more "tourist" oriented ethnic district along the Seven Mile commercial frontage. 3/90 III-78 �• NOLAN l!Xl • • ; .. .r····· QC ·\.~::~:--!:::' ac? • •• •••••• • ALM \ ,..._ RH - HJ.qh Oena1.t.y R•a1.dent..J.&l • RC - Special Rea1.dane1.al-Coaaerc:1.al INIIT - In • ti.tution&l INO - General Induai:.rial LT. INCi - Light. Induatri.al CIC .: ::TI· .. :j .: '•!·· \•-1: . . ,.. ~ IN : \ V - ;. •LM ;i \,: ·,. ·= : : >: : ... ~ •T : -: : ~! ! CIIIT - OutriDUtion Induau1.al . •• MC - Major caaa.rc:ial ... AL : .: \ IIC - Spacial ec:a-rcial RLC - Reaideneial/Local c:cas.rcial .. \ CIC - Gen•ral Comnerci.al CC - C0111p&ruon c~rcial ··. . MUR - Mixed U•• Re • idantial ep.n Space PORT - Port C M - cemeury Play tield ···········--········-················ ~~•••••••••••••••-'ISi. •• -~ •••.,;.......: ~••••4g••••; • • Q N RAL. LANO U • & RM - MediWll Oena1,.ty R•aMS.enei.al '-\\ ·····: . .·.. •.\ . ·-- ...··············t ...............I ········----·····-··· rr: t ............aw..- ..=::: ·\. • TINQ RL - Low oenai.cy •••i.dential RLM - Low-Nedium Cenaity Reeidentu.l a• - ! • *- AL . ·\ 1 •. ., ·.• \_-..... 'le~- \\. Ml,,.£ \".·. -~\.. .I-·· : ·-~----:~ -.::..:: ~---- .-••~:::..t;DallM✓ --•••• ~ \'.;;_» - - • - • • • • • • ••••••·• See ~ t tor explanation of c:ateqori•• I Inch 12000ft. - ING ✓•- DC 0 1.T IND o.o .so .2, .n 1.0 c::::::::r==1:::::::...i'="""' NORTH SECTOR ·4. 04-2 - NOLAN R • ..c ---7 -.t· AL RL - Low oanu.ey Re • idential Low-filed.iu:m Oen • ity Reeidentia.l RLM - RM - !Olediu:m Oen • ity R•• id.ential RM - Riqh Den • icy Re • idanti.al ~... • RC - special Re • idential-co..rcial INST - Inatitutional IN0 - General. Induatrial :---··-·-··-:--····· ,. .·-.s.--=-:.--, .. :t;_l .....,.., . . ."" ....:-.---=-.- : : _ ••• R'si-....... _ •••• Jlt' - LT. IN0 - Liqht Indu • trial ClaT - Distribution Ind:u • trial AL . =~ =: 1N9T . . . . .. .·~ : •-•••••Q•C••••••••:_.. _::::::::--•::=.- ::==~ LT IN D.,.jl,,o~.. 00 • C0MM • N0• 0 "UTUR• Q • N • RAL L.AN0 U •• QC ............n. ......... - .............. } ,, MC - Major Cc:mnarc:1.al IIC - Special C~rcial RLC - Re • idential/LocaJ. Coa.rcial CIC - General Com1111:rc1.al CC - Compariaon Commerci.al MUR - Mixed U•• Re • idential 0 • - Open Sp&c• PORT - Port C M - Cemetery • AL Sae *- Playt'ield ~ t tor explanation of cataqorie • I Inch 12000ft. 0 - 1,,, 1 - c==~~ 0.0 .25 .JO .7S 1.0 c::::::J=:::,C-:::Jr:::::::::::, 4.04-3 Nolan Subsector .••••••••••••••.•..• 305-7 NORTH SECTOR III-78A �• THE DETROIT MASTER PLAN OF POL~_IES NORTH SECTOR NOLAN SOBSECTOR BOUNDARIES AND FEATURES The Nolan -Subsector is a predominantly residential area bounded by Eight Mile, Conant, McNichols, the Chrysler Freeway to Seven Mile, and the Grand Trunk Western Railroad to Eight Mile. This area and its population appear to be relatively stable: poverty levels are about the same here as for the City as a whole. SUMMARY OF PLANNING ISSUES, NOLAN SUBSECTOR In essence, the residential areas of this subsector appear healthy but are not without signs of need for repair: deterioration is evident in the oldest, frame structure areas, but the overwhelming majority of the stock is either sound or clearly rehabilitable. The communities' efforts to upkeep their homes and grounds is evident, yet many of the structures are aged and thus their need for major structural repairs is beginning to outpace the resident's ability to make such repairs along with routine maintenance. The environmental conditions of this subsector are also very good. With rare exception, neighborhoods are clean, wellmaintained, and quiet. Since few obnoxious uses are present in the subsector, very few conflicts between uses exist. With the exception of the area around Jerome and McNichols, infringement of industrial uses into residential areas is nonexistent. There are problems of poor organization and some deterioration of commercial uses. NOLAN SOBSECTOR GOALS This subsector is relatively in good condition now, and with the implementation of the following policies, the area should become an increasingly stable and desirable residential community. POLICY 305-7: Nolan Subsector Policies Implement a full range of housing rehabilitation measures where needed, including rehabilitation of low- and moderateincome housing through community group activities, vacant housing rehabilitation and occupancy, and the encouragement of cooperative private reinvestment. Concentrate these efforts in the older areas such as near the railroad and the 3/90 III-79 �• THE DETROIT MASTER PLAN OF POLiClES NORTH SECTOR freeway, but also utilize all measures to prevent blight in the stronger areas. Reorganize commercial strips: demolish obsolete structures, provide off-street parking, where needed encourage facade improvements and sign control, ~nd establish Seven Mile and Conant as the two primary concentration of local commercial activity, encouraging residential use in~ the other strips (except McNichols). Retain Eight Mile as a general commercial strip. Continue the development of McNichols as a light industrial and business services area. R€solve the recreational inadequacies of this subsector as opportunities arise; expand selected existing recreational facilities when feasible. Acquire land for development of a community-sized playfield and a number of component playfields as opportunity permits. Encourage industrial uses within Nolan to remain, but continue expansion of existing industrial acreage only to the area between Jerome and McNichols. Encourage amenable and ~ntensive industries to locate in this triangle . • 3/90 III-80 �PERSHING • • AAL. •• llXlaTINCI Cl N L.ANCI U RL • Low Den•it:y Re • ic:t.nU&l RLM - Low-Mediua oimi • it.y wte•identi &.1 ia\_ :.J...., .....-::.::~--r:::-:::-:::-::-::-::""'31!"':-:::..,t-=...!-------.,..;:-...-.::--:::,::::::::;r,--~ , :'····; : t~r !_.:t~ *oa i ·r----: ... ~ i : i*oa: i ..-r-. : : .' • ,..,~ ..i.,;,,._,;,•----..:...~ - -...M"!~e!~~-ll!!i~·.·.:t.;;.-= ~ :'-T.l"'"": f :...-...i ' \ ) h r . ,.... 08 RL •• 911L : :~ : t IND ... : •• : : INaT....... : : ~. :: I • •••: INST : F, : . : ,... ~· ! RM - Mediw:a D&nait.y JteaM!entl.&l RH - High Denai.ty Reaident.i&l RC - Special R• aidenti&l-C~rei.al INST - Ina t i tut. i onal IN0 - General tndU11t.rial LT. IN0 - t.ighe Induauial Dl T • Dhtrikn,11:.ion In.dun.rial MC - Maj or ccaaarcial IIC - Spacial C~rc1&l R&..C - Re • W.ntial/t.oca1 CC-reial • • CIC - eaen.ral coamarcial CC - Cc:apariaon c011aarcial MUA - Mixed u.. Rea i da.nt.ial • - 0 Open S~ee POAT - Port: C M - c . . . t•ry • - ···-.:L·'::::.=;· =':.--..-···· •••••../2:!~.---····· ............:"!t:':~•.:. · ~ .....:! -7~::;.: ...:.~~;.~...-. .~.:;~::-:;.;;.~~:;:,~.~-=-=-~ *- Playti•ld "I . . . . IIINaT' • i • '--¼: !- : '"'- INST~ i--:::..c :.:.J =:: . !. !. • • ,- '"'- .rE a ,t_,. 1 tftCf'I I 2000ft . ..... 0 0 .0 25 .50 .75 ,------., 1.0 ,----, NORTH SECTOR • PERSHING • • RIICCIMM NCl CI flUTUA Cl N RAL. 1.ANCI U • • ·······---··;,1_•···: •• ··: -e:. '\ : I==·····* =====:=.········· ------= ~ :-"' IN I I INC LT. INC - a*• ••• - -. AL ,· CJC - General Cc:.aerc.i.al CC - Ccaparuon Caaaercial MUA - Mixed UH Re • idential Ca - Open Space I AL _ -~ -, 8C - Spec.i.al c~rcial RLC - Rea1.dent1.aU t.ocal cc-rci&l ·IND"-i., -4~ : •t r:2 PORT - Port C t-·······---··.:.-,--·-·······-···-·------·· ·-· :,.-w:;-;~ • RLC _. I _.,;. \---•••-l==:i••-'•••••••••• .. ••••••"g••••••••••••• .. •••• IJt.ia'T • 1 i ')(ac '• . .,_ \, AL \ • I : :I: J: .=-~+-; : : : • • t T : .... RM : I •M - Cemetery *- Playtield • •41 : I : i.!'.':~.-.:~ Riqh. oen• iey Reaident.ial Special Raaidential-C~rci&l tnatitutional General tndu.aerial Light tnduaerial ClaT - O.ht.ril::rution Indu• trial MC - Major ccamerc.i.al •! : - I--~-· - -;:::;t•••••...,... - I..ov-Medium oen.aity Aaaidential - Medium Oen • ity Re • W.nt.ial • ___ .,__..., --·r:.~.D •• :=. :-"'! : RL.M RM RH SIIC IN.,. me INST ~ \ • RL. - Low Denait;y Raaidential : : INST •• s- ~ tor explanation ct cat.egori•• Ai 1 IND 1 0 0.0 .25 .50 .75 1.0 ··- c:::::::Jr-------,~ NORTH SECTOR Pershing Subsector •••••••••••.••.•. 305-8 III-BOA ...... �• THE DETROIT MASTER PLAN OF POLICIES NORTH SECTOR PERSHING SUBSECTOR BOUNDARIES AND FEATURES The Pershing Subsector is a predominantly single-family residential area bounded by Eight Mile, Mt. Elliott, Nevada, and Conant. It is quite stable and family-oriented, with income levels well above City averages. SUMMARY OF PLANNING ISSUES, PERSHING SUBSECTOR Although this is a family-oriented community, there is a need to address the general increase in one- and two-person households by providing smaller dwelling units in multi-family structures. The problems of lack of organization and overabundance of commercial strip frontage exist to some extent here, as does the need for a better interface between industry and adjacent residential or local commercial uses. PERSHING SUBSECTOR GOALS The Pershing Subsector is one of the more affluent and desirable neighborhoods in Detroit. The fundamental goal is to preserve and enhance the area as a family-oriented residential community with sound, well-maintained housing, attractive, convenient shopping, and protection from blight, crime, and the effects of land-use conflicts, through the implementation of the following policies. POLICY 305-8: Pershing Subsector Policies Diversify the present housing stock to address the housing needs of the smaller one- and two-person households through the development of apartments and townhouses and other forms of multi-family structures. Encourage a variety of ownership . types, including condominiums and cooperatives. To prevent altering the basic single-family home ownership character of this subsector, to avoid disruption of existing neighborhoods, and to meet the transportation needs of such higher density housing, limit this new multi-unit development to areas along under-utilized major and secondary thoroughfares, especially Nevada, Seven Mi le, and Conant. Provide physical esthetic improvements along these frontages to create desirable environments for multi-family housing. Maintain a consistently high level of quality in housing through code enforcement, structural rehabilitation programs, community organization, and cooperative programs among 3/90 III-81 �• THE DETROIT MASTER PLAN OF POLICIES NORTH SECTOR community and business groups and local financial ' ins ti tut ions. Continue to provide maintenance and needed improvements to the Sojourner Truth project. Concentrate programs specifically designed to encourage rehabilitation and occupancy o~ vacant housing, such as the Nuisance Abatement Program, in the area south of Outer Drive. Remove obsolete commercial structures. Off-street parking means should be investigated and implemented where feasible and encourage facade improvements. Encourage new residential and local commercial on both Conant and Seven Mile. Retain Eight Mile in general commercial uses. Encourage industrial uses within Pershing Subsector to remain. Recognizing present land use activities, structures, lot depth, and accessibility, retain the industrial uses in the Mt. Elliott corridor. Consider reuse of vacant parcels and buildings for high technology, robotics, or similar industries. • Give special consideration to the treatment of industrial land which faces or is adjacent to residential or commercial uses. Encourage such areas to be used as visitor entrance areas, for the executive offices or other administrative functions rather than for the industrial functions. Develop a full-service recreation center including a gym and pool at either Farwell Park or Krainz Park. In addition, promote improvements to Farwell, including permanent bleachers and support buildings. Expand Krainz Park as opportunity permits. 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This subsector is relatively less affluent than other subsectors in the area with older housing and greater need generally for remedial action. SUMMARY OF PLANNING ISSUES-, DAVISON SUBSECTOR Sixty percent of Davison i s -, - general residential structures (structures of eight or less housing units) are over 55 years old. With close to 90 percent of its stock built over a 20year period, Davison's stock lacks sufficient age diversification to allow phasing of major repairs and replacement for normal attrition. In many of the housing areas, deterioration has already set in to the point of requiring substantial rehabilitation. Because Davison is centrally located in the region and is bounded and traversed by two freeways, two rail lines, and six major thoroughfares, it is well-suited for uses requiring centrality and high accessibility such as distributing and manufacturing. Thus, economic development potential for this subsector largely in industrial intensification and expansion. is The construction of a State prison complex on the site adjacent to the Detroit Terminal rail yard should bolster economic development in the area. Expansion and intensification potential exists for the McNichols-Dequindre area. Its present uses are low intensity (both in labor and capital), and vacant and under-utilized land is present both within the industrial area itself as well as between the Chrysler Freeway and the Highland Park water reservoir. Davison's residential areas, as previously indicated, are in a variety of conditions. Most need rejuvenation either through rehabilitation or reconstruction. Only one area, the area south of Jayne Playfield, does not appear to need public assistance to remain healthy. This area, though, should be watched for signs of deterioration as a large proportion of 3/90 III-83 �• THE DETROIT MASTER PLAN OF POLICIES NORTH SECTOR the structures are 60 years old or older. In addition, many problems may exist without any readily visible indications from the outside. Commercial support service for Davison is considered inadequate. While having substantial commercial acreage zoned, the subsector lacks a local convenience shopping district. While Conant and Seven Mile commercial frontage serve the other subsectors in this capacity, no equivalent strip is located in Davison. Consideration should be given either to downgrading a few contiguous block faces to local commercial, or to the development of a small local convenience shopping district or node. Land use conflicts exist in a number of places. Examples of such places include the area between residential areas and the freeways; between industrial areas; and, possibly, between the reservoir and residential areas. Improvements in recreational facilities are needed, both in terms of additional land and facilities improvements. DAVISON SUBSECTOR GOALS Although the Davison Subsector has some severe problems in terms of deterioration, lack of maintenance and poor land use organization, the future potential for revitalization is good. By reinforcing the strength of the industrial areas and allowing some expansion where needed into certain obsolete residential areas, a solid economic base can be established, providing well-paying jobs for area residents. Increased income, combined with the implementation of the following policies, should insure the future of this community as a desirable neighborhood with sound housing close to places of employment. POLICY 305-9: Davison Subsector Policies Give special consideration to the treatment of industrial land which faces or is adjacent to residential or local commercial uses. Encourage such areas to be used as visitor entrance areas, executive business offices or other administrative functions, rather than for industrial functions. Provide landscape buffer screening where needed. Consider expansion of industrial uses into residential areas where additional industrial land is needed, especially in areas where industrial encroachment is already occurring, where there is already a mix of residential and industrial uses, or where isolated small pockets of housing are surrounded by non3/90 III-84 �• i THE DETROIT MASTER PLAN OF POLLO.ES NORTH SECTOR Insure that there is no truck traffic, residential uses. , odors, noise, dust, unsightly views, or other environmental impacts from such industrial expansion within remaining residential areas. Focus neighborhood cooperatLve reinvestment programs, involving the community and local financial institutions, in the area south of Jayne Playfield. Throughout the Davison Subsector, employ code enforcement programs in conjunction with grant and loan programs. Use spot demolition to remove obsolete structures. Encourage the formation of 40- and 45foot wide lots by selling half-lots to adjacent property owners. In conjunction with this, encourage property owners to build garages and pave side drives to alleviate on-street parking congestion. Provide the Davison Subsector with well-planned convenience shopping through the creation of a smaH convenience shopping district or node. Consolidate general commercial uses toward major intersections, and rezone excess commercial land. Encourage such commercial frontage improvements as provision of off-street parking, better maintenance and landscaping, sign controls, and facade improvements. Provide improved recreation facilities through acquisition of adjacent land, where needed, and through implementation of planned improvements to the Lasky Recreation Center, including barrier-free access and improved maintenance. Insure that the construction of the new prison facility will have no adverse effects on the surrounding community. 3/90 III-85 �• l - - .. -THE D.E':CROIT MASTER PLAN OF POLICIES NORTHEAST SECTOR ARTICLE 306 NORTHEAST SECTOR NORTHEAST SECTOR LOCATION AND EXTENT The Northeast Sector lies north of an area bounded on the south by East McNichols, Conner, Edsel Ford Freeway and Alter Road, with Mt. Elliott forming its western boundary. The north boundary, East Eight Mile Road, also forms the southern boundaries for the suburban communities of Warren and East Detroit. On the east, the Northeast Sector boundaries meet those of Harper Woods and all of the Grosse Pointe communities except Grosse Pointe Shores. Other than the Ford Freeway, which separates the southernmost section from the rest of the Sector, the Sector's notable landmarks are those just outside of it. These are Eastland to its northeast, the City Airport to its southeast, and Chandler Park to its south. There are six subsectors in the Northeast Sector. They are described in the order as follows: Grant, Mt. Olivet, Burbank, Conner, Denby, and Finney. NORTHEAST SECTOR PLANNING ISSUES AND FUTURE POTENTIALS The Northeast Sector is primarily a residential district comprised predominantly of single-family homes built relatively late in Detroit's development. Sixty percent of the homes were built between 1935 ad 1954. There are a few small multiple family uni ts in the area, as well as some industrial uses providing about 6,000 jobs. The large number of church-supported schools is a unique feature of this Sector, in comparison to the rest of the City. The proportion of school-age children attending private or parochial schools amounts to more than twice that of the City as a whole. There is a need to keep in close touch with changes in this public/non-public school relationship and respond to shifting demand for public school facilities, when required. 3/90 III-86 �• Subaectara 1 inch • 3200 ft = 0 ½ ~ NORTHEAST SECTOR Burbank Subsector.... • .••..•. 306-11 Conner Subsector... • • • . ••.••..• 306-12 Denby Subsector...... • ••••.••• 306-13 Finney Subsector •.•...•••..•.•••..• 306-14 Grant Subsector..... . . . . .••.• 306-9 Mt. Olivet Subsector ............•.• 306-10 �•. . . I I ii l;,g ;; .., I :i( I - 81 82 83 8" 86 RT R2 R3 R4 R5 R6 RESTRICTED BUSINESS LOCAL BUSINESSIRESIDDfTIAL SHOPPING DISTRICT GENERAL BUSINESS GENERAL SER/ICES S!NGLE-F AJIILY RESIDENTIAL TWO-F .MIILY RESIDENTIAL LON-DENSITY RESIDENTIAL THOROUGHF.ARE RESIDENT /AL MEDIUM-DENSITY RES/DENTIN. HIGH-DENSITY RESIDENTIAL SDI GENE/tWZED I resident/al. wiffl !fmltl!d Ct)f1VT'edal) REZONING CONCEPT SD2 UM/TED INOOSTRIAL RESTRICTED INDUSTRIAL GENERAL INDUSTRIAL INTENSNE INDUSTRIAL SPECIAL INWSTRIAL TM WI TRMSITIONN. INOOSTRIAL WATERFRONT INOOSTR!AL PR ?.ARKS and RECREATION 4 PUBUC WHARF SPECIAL DEVELDPMENT ICO'llflY!fdal. wit fl 1/mltl!d residential) S04 Ml M2 M3 M4 M5 SPECIAL DEVELDPMENT PD PROPOSED SPECIAL DEVELDPMEJfT RNERFRONT MIX USE PLMNED DEYELDPMENT PC PUBUC CENTER PCA RESTRICTED CENTRAL BUSINESS NORTHEAST SECTOR �• THE DETROIT MASTER .!!LAN OF POLICIES NORTHEAST SECTOR The area is generally in sound condition and requires ongoing ' maintenance, rather than extensive redevelopment. Thus, the major general planning objectives for this Sector are to conserve and reinforce sound development and prevent light from gaining a foothold in any part of the Sector. POLICY 306-1: Northeast Sector General Development Recognize and vigorously promote close cooperation between City agencies and business and community groups as an essential resource in the preservation of housing and neighborhoods. Work closely with local citizen groups to deal with community problems in a speedy and efficient manner. POLICY 306-2: Northeast Sector - Land Use Promote the best utilization of, and adequate control methods for, the thoroughfare frontages. Establish interim open space uses in cleared areas that are not immediately redevelopable. Provide for adequate environmental protection from negative impacts resulting from the operations at Detroit City Airport. POLICY 306-3: Northeast Sector - Residential Development Strengthen sound residential neighborhoods. Encourage the closing of residential alleys. Encourage self-help and provide housing conservation assistance where needed. POLICY 306-4: Northeast Sector - Commercial Development Reinforce healthy strip commercial development by promoting the availability of business improvement and small business loans at standard interest rates and terms, and insurance at reasonable prices. Work closely with local merchants, retailers, business owners, and other respected groups to improve commercial conditions. Phase out obsolete strip commercial frontage development. POLICY 306-5: Northeast Sector - Industrial Development Support existing heal thy industries; allow for industrial expansion as indicated; discourage expansion of abrasive industries; and, provide buffering of adjacent residential areas. 3/90 III-87 �• THE DETROIT MASTER PLAN OF POLICIES POLICY 306-6: NORTHEAST SECTOR Northeast Sector - Transportation System - Improve vehicular circulation. Improve public transportation opportunities. Provide for adequate buffering and protection from negative environmental impacts resulting from the operation and possible expansion of Detroit City Airport. POLICY 306-7: Northeast Sector - Recreation System Provide increased recreational opportunities. POLICY 306-8: Northeast Sector - Institutional System Improve existing facilities for projected increased public school enrollment. 3/90 III-88 �p GRANT • EXIIIT1NCI 1311N RAI. I.AND us • j :~~•••••! .f: IND RL • : : • 1N..r". IND -~~==:~•#.' \ ===;;;;;;~~=::::::==~==~ci·~ :-••0: 1I I . :1'. '1 i, RL. IND -:j- • r 0 ~ii : -i i : 1~~--~·-···,, 11L .:-······ QC 1 l R~... \ : •y..: :IN 1 T I ..... : • • .: ~ _)' : ~ i:=i: i RLM - ~edicm ::we•i="/ R••i;enei.al "':' RM - ~ed.ia Ccr.si:-/ !t•ai.a:::!..al RH - :!!.;~ i:ler..si:-1 baiter.":.:.al RL : :··v·-:···' ....... ' ae • ii!a:le!&l RL - :.CV Ctt.•it-f '' ! !:•••••••-: . . . ._,_.'.'' e li•,I : IND IN • T CC SRC - S~ial R•sii!e::.eial-C=-==a:-i:i&l ... ~~ INST - ::a:!:.""J.eicr.al IND - Ge:i•ral Inc!l:Seia! LT. INC .. ~T-\'!. t:-Au•~i~l :I •• .:::--. \\...:.-·} 01ST - Di11tri=Ucn I:d.:l.s~i.1.l ~•:er MC cc=.r::i&l BC - S;,ecUl ca:ar..r:i&l \7~~= f \ •,-:;, ••••',:-.": RLC - .autant.ul./t.ocal c.=a:-:ial QC - Greara.1 ecm::.r:ia!. CC - ~ ! . a o n c:cce::ial MUR - :11!!.xe t?ae Resica~~al '•,••--•.:•c•-•••-: 1Na -T ~---!!~:::::,.: ./·!! ~ , •• os--sp,oce u, 0 ....I PORT- l'C~ CEM - C:naui=7 "' 1 UICf'I : 2000ft . ocre• 0 =,.o t/2 ~ ,----, = 0.0 .25 .50 . 75 1 "'''• NORTHEAST SECTOR GRANT R • coMMIINC&D CIRN • RAI. FUTUR I.AND us • • ✓ a:I L ... Lew i:ec.ait-/ bsid • !'l.::i&.1. RLM - Lcv-!'l11elica :rJi:y i\es!.:!eneiU rND ·~ :,-/ / a:IM .. !'!eCica D~i-=-! :\es:S.c!e~-:.i.al RH • !!!.~ Ce~ir/ ~•aigei:_~.al SRC - s;:ecta.1 a.• ~e::.c.i&l-Ce:::a::eial INST• :bs:.!.bU.or.&l INC - ~ a l lrlCUSc!.a.: LT. INC - t.i.;!:.: t:A-.s.sc'i..1.l 01ST MC SC RLC ... ... - Dis::i=.cic:~ I:.Cus-::::.~: !'!ajc:- o=:r:a:::..a.l S;:ecial Ccc:ta:::ial i!.H~n~al/:.C,:al ~=-a:::~.1.l GC - Gu..e:a.l <===.ar::..1.: CC - C::::::;,,ar:.son C=e:::.al MUR - 0 u, ~!.,tr- t:H !tHita:-;:i.al OS - c;,.11 S?&ee !='ORT - ,~::-:. ....0I CEM - C~e•:-! f--' 0 REC - Rac:r..ation 1t:. . 1 lfleft : 2000 ,,. NORTHEAST SECTOR Grant Subsector . . . . . . . . . . . . . . . . . . . . 306-9 III-88A �• ' THE DETROIT MASTER PLAN OF POLICIES NORTHEAST SECTOR GRANT SUBSECTOR BOUNDARIES AND FEATURES The Grant Subsector is bounded by Eight Mile Road on the north, the Grand Trunk Western Railroad and Van Dyke on the east, McNichols on the south, and Mt. Elliott on the west. SUMMARY OF PLANNING ISSUES, GRANT SUBSECTOR Some spot clearance of blighted residential and commercial structures will be needed. Relocation of residents from areas surrounded by industrial uses is desirable, e.g., on Filer. As long as the housing is viable and in good use, buffer zones between industry and residential should be constructed and maintained wherever possible. GRANT SUBSECTOR GOALS The area is generally comprised of sound and stable singlefamily neighborhoods, a strong industrial corridor on the west, several fairly strong commercial strips such as Van Dyke, Seven Mile Road, Eight Mile Road, and the new Bel-Air shopping center. All these elements should be supported and continue to be strong . in the future. Possible conflicts between the residential and industrial uses should be handled through buffering and traffic circulation techniques, and any negative impacts resulting from the possible lengthening of runways and consequent expansion of operations at City Airport should be addressed. POLICY 306-9: Grant Subsector Policies Continue residential uses in most of the residential areas. With the cooperation of community groups, explore the possibility of establishing a neighborhood self-help maintenance improvement program. For the purpose of maintaining housing at its current high level, code inspection and enforcement in critical situations should be encouraged along with rehabilitation loans and grants and possible selected spot clearance of those structures that are not economically rehabilitable. This can be accomplished provided that funds from either private or public sources are available. In the interim, encourage residents to continue to maintain and improve their property. Provide buffering from adjacent residential by industrial uses. Encourage the closing of 3/90 III-89 �THE DETROIT MASTER PLAN OF POLICES NORTHEAST SECTOR residential alleys along with the establishment of curb-side , garbage pick-up where possible. In the two small residential areas abuttting the railroad south of 7 Mile Road and north of McNichols, maintain full City services. Encourage owners_to maintain and improve their property. When opportunities present themselves, encourage the relocation of residents, thereby making the area available for industrial expansion, which is a more appropriate longterm use. Relocation should take place in a thoughtful, fair, equitable manner so that residents are not unduly penalized. Continue existing uses on public school and major recreation facility sites. Encourage year-round use of school playgrounds to help serve the recreational needs of the community. Continue existing uses on major institutional sites. Explore the possibility of the Evangelical Lutheran Institute for the Deaf's athletic field being shared with the Detroit Department of Recreation to help serve the recreational needs of the community. Continue shopping center at East Outer Drive and Sherwood. Continue strip commercial uses long Van Dyke and Eight Mile. Encourage owners to continue to maintain and improve their property. Provide buffering from adjacent residential and off-street parking where required by commercial uses. Encourage compatible development, including residential, on vacant parcels. Maintain sound commercial uses on Seven Mile Road commercial strip. Upgrade area as opportunity arises to a thoroughfare residential-commercial strip; that is, apartment development with supporting neighborhood commercial uses. Encourage thoroughfare residential-commercial strip development on vacant parcels. In the interim, enforce the City's litter ordinance to keep weeds and debris from accumulating on vacant parcels. Provide buffering from adjacent residential and commercial by industrial uses. Alleviate congestion along Seven Mile through strategies that might include parking restrictions and/or widening of selected intersections. Continue use of industrial areas as industrial districts. Maintain full City services. Insure adequate buffering between industry and adjoining residential areas. 3/90 III-90 �THE DETROIT MASTER PLAN OF POLICIES NORTHEAST SECTOR Support Bel-Air Shopping Center through the provision of City • services, traffic system accommodations, etc. For the parcel at Nevada and Sherwood, encourage the development of light industrial uses properly screened and buffered from adjacent residential uses. For the site adjacent to Holy Cross development of new residential units Development should be in character density as, the existing residential this site. 3/90 Hospital, encourage the on this parcel of land. with, and at a similar development adjacent to III-91 �• IND - Ge:te=al Indast:!.al MT. OLIVET • XlaTING G• N LANCI U •• • RAL RL - :.c:-~ =•!!2ie"'/ R.a•idenci&l. RLM - ~Kia11 :er.ai~y tlea!.~•nt.!.A: RM - !'!r-!.::,. :er.• i:y IIAsiC.:o.ciai RH - a!.;:. ~•~iey Rauc!enc:.al SRC - S:;:•:!.al aeaidential-Cc=a:c!.•l INST - --r • ..... lO""al LT. IND - :.!;~'! ::::Un-~l Cl T • Di•:..:!.'.=uti0a I::c:.at:!..a! • MC - :-!&!:: -:==arc!al SC - s;,e:!al Cc:c:ae::!.al RLC - i\esi~e:-.ti&l/Loc:al C:::::.:.:!.al QC - C..:•=•!. c.:::=iar-...ia!. CC - c=;a::.son c::=:a_-:ial ~ fb~th ac,.• 0.0 POAT - 10~ Cl!M - ::.:.:•:--/ REC .. Rac:.a~!.on Ci ClJ 1 inch a 2000 ft. ,------, = .lS ,SO .71 LT, INC - t..!.;!".s: ::-.i:!-.lat:ia.l LI • RaCCMM NCl• CI l"UTUR• G • N • RAL LAND UII• RL - Lev : • csity Rea.1d.ne1al RLM - Lcv~ed.it:11 Cenaity Reai~•nci&.l RM - ~•c!!.:.:::t :>er-..ai~ Reaidencial RH - P.:!.;!:. te:tSity Ra • id• n.cial SRC - 3?• ::.al R• aidantial-coaca:c:.al SC ALC GC CC - s9 • ::.al ca:•uc:i&l ae.siC.•n~al./Loca1 Com:=erc:ia.l G•r.a.::&!. c.=-.r:ial cco;,a:;.scn ca=a::i.-.!. C• !Mt.a:--! ClJ ~rth ilcres ~= 11 0 0 .0 CEM - 1 ,----, = .25 .,o .,, t.0 mile REC • 1tac-:• a~:.on NORTHEAST SECTOR INST - •...s ......... c ••al Olive: Subsec::o:- .. , 1nct1 a2ooot1. CIST - Ois'!::-:.:Uti:a. tl:t!u• u:.al MC - ~ajc: C:::mard.a.l mue NORTHEAST SECTOR INC - Gena:al In=:9t:!al MT. OLIVET 1.0 ...... 306-10 �• THE DETROIT MASTER PLAN OF POLICIES NORTHEAST SECTOR MT. OLIVET SUBSECTOR BOUNDARIES AND FEATURES The Mt. Olivet Subsector is bounded by Eight Mile Road on the north, Gratiot on the east, McNichols on the south, and Van Dyke and the Grand Trunk and Western Railroad on the west. SUMMARY OF PLANNING ISSUES, MT. OLIVET SUBSECTOR Some spot clearance of blighted residential and commercial structures will be needed. Additional outdoor recreation facilities should be provided when the opportunities arise. MT. OLIVET SUBSECTOR GOALS This subsector should continue to feature sound residential areas with strengthened commercial strips and a revitalized Gratiot-Seven Mile Road shopping district. The emphasis should be on conservation of the current housing stock with programs being used to assist older persons, who make up a relatively high percentage of head of households, in maintaining their homes. POLICY 306-10: Mt. Olivet Subsector Policies Continue residential uses in all existing residential areas. With the cooperation of community groups, explore the possibility of establishing a neighborhood self-help maintenance improvement program. For the purpose of maintaining housing at its current high level, code inspection and enforcement in critical situations should be encouraged along with rehabilitation loans and grants, and possible selected spot clearance of those structures that are not economically rehabilitable. This can be accomplished provided that funds from either private or public sources are available. In the interim, encourage residents to continue to maintain and improve their property. Encourage the closing of residential alleys along with the establishment of curb-side pick-up, where possible. Explore the possibility of instituting parking restrictions on residential streets adjacent to the Seven Mile-Gratiot shopping district in order to minimize negative effects on residents. Adequate amounts of parking within the Seven Mile-Gratiot district will need to be available. Continue facility 3/90 existing sites. uses on public school and Encourage year-round use recreation of school III-92 �• I I THE DETROIT MASTER PLAN OF POLICIES NORTHEAST SECTOR playgrounds to help serve the recreational needs of the ' community. Continue existing uses on major institution sites. Continue strip commercial uses on Eight Mile Road and on Gratiot. Encourage owners to continue to maintain and improve their property. Provide buffering from adjacent residential and off-street parking where r-equired by commercial uses. Encourage compatible development, including residential, on vacant parcels. Maintain sound commercial uses on McNichols and Seven Mile Road. Upgrade areas as opportunities arise to thoroughfare residential-commercial strips; that is, apartment development with supporting neighborhood commercial uses. Encourage thoroughfare residential-commercial strip development on vacant parcels. In the interim, enforce City's litter ordinance to keep weeds and debris from accumulating on vacant lots. Explore the possibility of providing more off-street parking in order to alleviate congestion. Support efforts to develop an enhanced shopping district in the Gratiot-Seven Mile Road area. Encourage owners to continue to maintain and improve their property. Continue publicly funded improvements, including landscaping, building rehabilitation, and parking lot improvements. Discourage the establishment of additional fast-food operations and autorelated uses. Continue use of industrial areas as industrial districts. Maintain full City services. Insure adequate buffering between industry and adjoining residential areas. 3/90 III-93 �• BURBANK .:·:· · · ':~. . . . . .: • Xl8TINQ I /f ... .- . , .••• . .-7 .. 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REC • a.c::.ac:.on ., ..L i : ' ./ ... Cl!M - -~ -~,1• IIIL ~ - ---==--- - - -- / ..... / I RL • • RAL Cl N LAND US• ,1 - 1NIClll2000II. - . -· ~"':" ~ ~~ _J~~ r-~.:-::~ .ar~~_;;;~. ., i 11 ~ 0 0.0 !/ ~ ~ .so .25 = .... 1 .75 ,.o c=..=:F==t:::::::F=-' I ' • \ .__// "'' L--,----------------------.---'---------' lu- NORTHEAST SECTOR BURBANK . # ..~············~······= ••• ! / : : I --cac i .. L ::-.i'.NaT AL :: : : : RL 1 •OBI: C: I : ~i l l i : : C • . . . . .• ;CC • •••• ' ....... !I 'J: I ',11 LS • -""':~···················7 :·····~~\ . ·! i .., :-r"u: .... ALM:.: . .. ./ . Q~/ RLM' RM RH SRC INST IND LT. INC OIIIT ... • - • MC • SC RLC - ~ i e 1 :er:.si:y ltas.i:!•nt.ial :,.,..ai::t ;1.esi.c.e:.-:!.al ,ied!,:;=. !!!.;~ Ce:tai:y lt••i~a:-,.c!al S;i,ecia.l l• • ide:u:,!.al-Ce=::a:'Cial ::Uc!t"J.ti:::.al Ge:e:al I~uat.::.&!.. U:;::.:. I:-.rhsi:.:!.3! Di.s:..:~:.icn I::.~u•:=:.a l ~•!c:: C=:a:c!.sl S;,.c::.al C=-me::!..d l.ea~r.:!.a!./"'...cea! :=irc:ial GC .. C..r.e:-&l ~=-:-::.:..!..: CC - cc-;:c · s-• GC 1: : ••••••-•••• 1•:.:· ~ ; RaCCMM • NCl• CI PUTUR • GIIN&RAL L.ANC US& RL • Lev ;:e~it:-f ResiCa:i:!.al i I I : .;:- QC L. ,- RL c--•-R• sl. MUR - ~:.XV- t:se l•s:.:.•:-.:...:.s! OS - ~::. S;:a-::e PORT - ?0:--:. CEM - ce:e:. • :"'f REC • a.c:eac:.on OSI ·o;,.:s Sp•c:••!:-:.st.:.:..-.:::.0n•l i-••--,•····-· , ...~• T ' =f:.'=1= = ac ✓,/ !.:' :: I :' RL RL INaT,,•• • ./ •· Q :•: !••{ _/ tno,tt, Q 1 ;nch •100011. uJ --···~ I. ___..,. --. ·:s"' :'" -. ~.• '-1,...,:_..,. _____ ,...,,,....,...,c..,.~~-,»1;r..,s=:af~..,. .. : _.' RLC . • ~ . • • : ,••• / KNII 0 .0 .l5 .!O . 75 1.0 c::::::::::::ic::=ii = ;c==::i kUometer NORTHEAST SECTOR Burbank Subsector . . . . . . . . . . . . . . . . . . 306-11 IE-93A �• ! THE DETROIT MASTER PLAN OF POLICIES NORTHEAST SECTOR BURBANK SUBSECTOR BOUNDARIES AND FEATURES The boundaries of the Burbank Sector are Eight Mile Road on the north, Kelly on the east, Houston-Whittier on the south, and Gratiot on the west. To its northeast is the Eastland Shopping Center. SUMMARY OF PLANNING ISSUES, BURBANK SUBSECTOR Some spot clearance of blighted residential and commercial structures will be needed. Obsolete strip commercial structures along Gratiot should be cleared. BURBANK SUBSECTOR GOALS The Burbank Subsector should continue to contain sound, stable residential areas through the use of housing conservation techniques. The strong-commercial strips on Gratiot, Eight Mile Road, and Seven Mile Road should remain so. The GratiotSeven Mile Road shopping district should be revitalized and the issues relating to the Houston-Whittier/Kelley/Hayes commercial area should be addressed resulting in a resurgence of that area. POLICY 306-11: Burbank Subsector policies. Continue the existing residential development. With the cooperation of the community groups, explore the possibility of establishing a neighborhood self-help maintenance improvement program. For the purpose of maintaining this housing at its current high level code inspection and enforcement in critical situations should be encouraged along with rehabilitation loans and grants and possible selected spot clearance of those structures that are not economically rehabilitable. This can be accomplished provided that funds from either private or public sources are available. In the interim, encourage residents to continue to maintain and improve their property. Encourage the closing of residential alleys along with the establishment of curb-side garbage pick-up, where possible. Explore the possibility of instituting parking restrictions on residential streets immediately west of Kelly in order to minimize negative effects from commercial activities on the east side of Kelly Road. 3/90 III-94 �. THE DETROIT MASTER PLAN OF POLICIES NORTHEAST SECTOR Continue existing uses on public school and recreation ' facility sites. Encourage year-round use of school playgrounds to help serve the recreational needs of the community. Continue existing uses on major -institutional sites. Continue strip commercial uses on portions of Seven Mile Road, Eight Mile Road, Moross, and Gratiot. Encourage owners to continue to maintain and improve their property. Provide buffering from adjacent residential where required. Encourage compatible development on vacant parcels. Support efforts to develop an enhanced shopping district in the Gratiot-Seven Mile Road area. Encourage owners to continue to maintain and improve their property. Continue publicly funded improvements. including landscaping, building rehabilitation, and parking lot improvements. Discourage the establishment of additional fast-food operations and autorelated uses. Continue shopping district use in the Kelly Road/HoustonWhi ttler /Hayes area. Encourage owners to continue to maintain and improve their structures. Alleviate congestion at Kelly Road/Houston-Whittier/Hayes intersections through strategies that might include turning lanes, parking restrictions, and/or widening of the intersections. 3/90 III-95 �• ~=============:...__ _ _ __:_~~-=--=--=--=--=--=--=--=--=----- ~ t~... f-• •• : A ··•••• oc:1 ••• ====-=.::.::c__c___ N-::N-::E-=R-=-=-=-=-=-=~ rl • XlaTING ,,_./ LANCI Gl• N • RAI. ua• ••• •••=:-::-.~~ .•.~ . o ~ c~~ •,1c"-'1c:•..,c 1_!: :/ ;: / c···········•{i,;··~.':........, \•••:L:aC/ \ ,. _ ,,;/' -r ___ j____ • • • • • • • • \ ~ RL // ::j/ \: RL \ / .. ::"\ 11' .,.;,· \ ~ I , .,-o{•• •• # •• ,:<:~:........::.~ ""••,'. ,i ....···(..::.. •'O~ •••· ··········: : . ••••• AL ••,·•••:~~ ~:=~--.: : : \ RLM ! : : \ :~ 1 .i : : , Q~ \O: ! ! \ : AM : ., : ..... / ;. : : =7~ --:: --=--=- b---====-/" >-- : "M : 1111ST • '>,.,. ' ! i =~•'f.~ AL .••-----IN • T . \J' ~ •••• ·••• ,,t.( •••••• ,••• 7N8T ~••• : •••• :lcac ~// I ' AL I I =-•••! '"'•~ ...: : i":=.I \ r··•· ! • tl'lif I T ; J Cl ; ...---~••,• \ ~..~,........ ~•~..!.:~:••••••••\ o j : \ ~)ta. ..............................! I :""··:'.I •••• • •t ••l f I / · ·\ . ~~. •••y~ : : = :: = /;- I • . -- -J ! Q 1 : ,• : · _; : : ;' ac : :. / -~~7&_:,_.;,:;:~../••••••~ ! CIC/ I EDS;:L ·~.:-'-:,("'>~-~··~········.; / ~ 0 ~ ·:;~. ~~:f-l .. C I I °'L : -- :-••,: RL I ·; llll • T :.; , \_.:,• • • ~::t·~-·-~;.-~,,atr~~j' ~=;:::-:~ ~ &~.. 1 indl 12000ft. u..J 0 0.0 I J .2,!.--:!,0 c::..::_i .7S 1.0 mil • c::::::::r==-, NORTHEAST SECTOR CONNER REC - Rac:reaucn OSI - c ;:e:i s;:ac:e-::is:.:.:.~:. :.:n., i I 1ndl a2ooo tt. n u..J acre • 0 NORTHEAST SECTOR Conner Subsector ... · · · · · · · · · · · · · · .. 306-12 III-95A �. i THE DETROIT MASTER PLAN OF POLICIES NORTHEAST SECTOR CONNER SUBSECTOR BOUNDARIES AND FEATURES The Conner Subsector is bounded by McNichols and HoustonWhittier to the north, Hayes to the east, the Ford Freeway to the south, and Conner to the west. To its west is the Detroit City Airport, and on its south. across the Ford Freeway is Chandler Park. SUMMARY OF PLANNING ISSUES, CONNER SUBSECTOR The Conner Subsector is different eneugh so that programs and policies recommended in the other subsectors may not be appropriate here. While there are economic difficulties in the subsector at the present time, there are also many strengths. This subsector is very stable with respect to population change and has many young families with children. It is upon these strengths that the future of the subsector will be planned. Spot clearance of blighted and non-rehabilitable residential and commercial structures, including obsolete strip commercial buildings along McNichols, will be required. The Harper frontage must be studied for the best long-range future use. When opportunities occur, additional outdoor recreation facilities should be provided. CONNER SUBSECTOR GOALS This subsector, though containing many sound residential areas, shows signs of some deterioration of its housing stock in some areas. Declines in housing conditions should be arrested and reversed with rehabilitation and nuisance abatement programs being stressed. Gratiot should remain the most important commercial strip, while the McNichols nd Conner commercial strips, which are less strong, should take on more of the character of Chalmers, a mixture of low-rise apartment buildings and neighborhood commercial. The Harper commercial strip should be more actively redirected toward thoroughfare residential commercial or, on the south side, light industrial. POLICY 306-12: Conner Subsector policies In most residential areas, continue the residential land use. With the cooperation of community groups, explore the possibility of establishing a neighborhood self-help maintenance improvement program. In order to upgrade residential development in this subsector, code inspection 3/90 III-96 �• THE DE:fROIT MASTER PLAN OF POLICIES NORTHEAST SECTOR and enforcement in critical situations should be encouraged, • along with rehabilitation loans and grants and possible selected spot clearance of those structures that are not uneconomically rehabilitable. This can be accomplished provided that funds from either private or public sources are available. In the interim, encourage residents to continue to maintain and improve their property. A close working relationship with law enforcement agencies must be established in order to end possible arson in the area near McNichols and Gratiot. Encourage the closing of residential alleys along with the establishment of curb-side garbage pick-up, where possible. Explore the possibility of instituting parking restrictions on residential streets adjacent to the Gratiot Avenue business frontage in order to minimize negative effects on residents. In the residential area just east of Conner between E. Outer Drive and Harper, within funding limits, explore the possibility of establishing a conservation project along with rehabilitation loans and grants and a code enforcement program. It should be recognized that substantial spot clearance of those structures that are not economically rehabili table will be necessary in this area. Enforce the City's litter ordinance and encourage residents to maintain and improve their property. Encourage the closing of residential alleys along with the establishment of curbside garbage pick-up, where possible. Continue existing uses on public school sites. year-round use of school playgrounds to help recreational needs of the community. Encourage serve the Continue existing uses on major institution sites. Explore the possibility of St. Juliana's playground being shared with the Detroit Department of Recreation to help serve the recreational needs of the community. Continue general strip commercial uses on Gratiot and on Conner. Encourage owners to maintain and improve their property. Provide buffering from adjacent residential and off-street parking where required by commercial uses. Encourage new uses to reoccupy vacant structures. Encourage compatible development, including residential, on vacant parcels. In the interim, enforce the City's litter ordinance to keep weeds and debris from accumulating on vacant lots. 3/90 III-97 �• THE DETROIT MASTER PLAN OF POLICJES NORTHEAST SECTOR Chalmers is a good example of the proper development of a • thoroughfare residential/commercial district. Continued development and maintenance of these uses should be encouraged. Additional general commercial uses should be discouraged; however, existing uses should be allowed to remain, and maintenance and improvements to these uses should be encouraged. Encourage compatible uses in vacant structures that are acceptable to both the business community and residents. Maintain sound commercial uses along McNichols. Upgrade area as opportunity arises to a thoroughfare residential-commercial strip, that is, apartment development with supporting neighborhood commercial uses. Encourage thoroughfare residential-commercial strip development on vacant parcels. Explore the possibility of providing more off-street parking in order to alleviate congestion. A detailed study should be initiated to determine the best long-term use of Harper. Possible uses that should be studied include continued use of Harper as a general commercial strip, and/or upgrading the area to a thoroughfare residentialcommercial strip, that is, apartment development with supporting neighborhood commercial uses. Light industrial uses should not be overlooked, especially between Harper and the freeway since it is more isolated. The study should address the possibility of locating small neighborhood shopping centers on the vacant parcels located between Harper and the freeway. Facade and architectural treatment recommendations pertaining to existing sound commercial uses should be included in this study. While the study is in progress, maintain sound uses. Encourage owners to maintain and improve their property. Upgrade area as opportunity arises to uses compatible with the results of the proposed study. In the interim, enforce the City's litter ordinance to keep weeds and debris from accumulating on vacant lots. 3/90 III-98 �. • CENBV • XlaTING GaN • RAL. L.AND U - RL - ~ ;;;::ecait:y Residan-c:.al RLM - Lcv-!4edil::a Cenait".I a.eai:!aa.::.&1. RM - .!'!edic:a Deiuity Itea~-ci~ RH - B!.;~ D•!"..tit-/ R•• iCm-c!.al SRC - Sjleeial R• • ida:"1.ti&l.Ce==-:c:.al. INST INC LT. INC DIST MC • tn.c.!t-;:tional Ge:i.• ral Induac.:ial U;h.t I.::c.u• c:ial Di.9:.r~t.icn I:-..Cu • ~:..1.l )l&jcr C==-rcial ac - s;:ecial c.acm:a::ial ALC - Re • ic!ent.ial./Lccal C:=.e::ial QC - Gece:ral c:.::=.r--i.a.l CC - co=;iar!. • oc c:=e::ial MUR - ~ix!V- 'CH :t• ai:!.e:,,,:.!.al CS - 0pe.-,, S~•=• PCRT - i'o~ Cl!M - c:e:a:•:-/ REC • Jtacread.on OSI ·o;::• :t si:•ce-I:uu:~:.ion&l 0 o.o 2S SO ,---. .7S 1.0 ..... ~ NORTHEAST SECTOR CENBV R • CDMM • ND• D Q&N • RAL. FUTUR • L.AND US& RL - Lev Cetuiity Jtesit!• :i.:!al RLM - ~•c:H,1.:111 Ce:iai:.7 ile • !.:!• n':ial RM - .!'!ed.!.:.::: :er.. ie>/ h • .ic9::::::..a.&. RM .. e!;~ ?:•~ii:"/ Jta • il!u::!al SRC - Special Ru1idr.1ei.al-c===e::ial INIIT - !:u:!t.~:icnal INC - Ge:,eral I:,,c!u• cial LT. INC - t.!.;~: ::-~• c.:bl 01ST - Dh'!.:-!~t.ian I.r.(!ua~.:.al MC • ~ajc::- C:=:r:.rci&l SC - S~c:ial C:oaaaarcial ALC .. l'.u ic!er.-:.!.al/I.ocal ===-::i&l GC .. G•r.e:al C..:ZC.r::.al CC - ca:;,ar:.son c=:=.~::.3.l MUR .. "-:!...x~ t·se ~••:.c!er.t:..t.l OS - Oil•~ S;:a:e PORT .. i'o::. Cl!M .. Ce:ta'!e:-1 REC• Racreaticn OSI - ere!\ S~•ce-t:ist:.:.c.:.ion•l I inc" : 2000 rt ,cre1 0 0 .0 25 so r---"' = .75 1.0 NORTHEAST SECTOR Denby Subsector . . . . . . . . . . . . . . . . . . . . 306-13 III-98.A �. I THE DETROIT MASTER PLAN OF POLICIES NORTHEAST SECTOR DENBY SUBSECTOR BOUNDARIES AND FEATURES The Denby Subsector is bounded to the north and the east by Kelly Road and the City limits, to the west by Hayes, and on the south by the Ford Freeway. SUMMARY OF PLANNING ISSUES, DENBY SUBSECTOR The Denby Subsector had a 1980 population of 21,158, compared to its 1970 population of 25,045, a population loss of 13 percent during this period. This is very close to the Northeast Sector decline of 12 percent. There are relatively fewer children in the Denby Subsector than in any other subsector in the Northeast Sector. Moreover, the Denby Subsector has the highest proportion of senior citizen heads of household than any other subsector in the City. Thirty-three percent of the households in Denby have a head at least 65 years of age, compared to 28 and 21 percent for the Northeast Sector and the City a whole, respectively. Data on social characteristics and economic conditions in the Denby Subsector indicate that it is about the best of the subsectors in the Northeast Sector, and thus is substantially better off than in the City as a whole. DENBY SUBSECTOR GOALS The residential areas within the Denby Subsector should continue to be generally sound and stable. These areas should be the focus of housing conservation programs to aid senior owners to maintain their property at their current level. The Morang/Cadieux and Whittier thoroughfare residential commercial strips should continue to be strong while maintaining their neighborhood character. POLICY 306-13: Denby Subsector Policies In all residential areas, as needed and within funding limits, explore the possibility of establishing a neighborhood selfhelp maintenance improvement program. For the purpose of maintaining this housing at its current high level, code inspection and enforcement in critical situations should be encouraged along with rehabilitation loans and grants and possible selected spot clearance of those structures that are not economically rehabili table. This can be accomplished 3/90 III-99 �. i THE DETROIT MASTER PLAN OF POLICIES NORTHEAST SECTOR provided that funds from either private or public sources are , available. In the interim, encourage residents to continue to maintain and improve their property. Encourage the closing of residential alleys along with the establishment of curb-side garbage pick-up, where possible. Continue existing uses of public school and major recreation facility sites. Encourage year-round use of school playgrounds to help serve recreational needs of the community. Continue existing uses on major institution sites. Along Kelly, continue commercial use. Encourage owners to continue to maintain and improve their structures. Alleviate congestion at Kelly Road/Houston-Whittier intersection through strategies that might include turning lanes, parking restrictions, and/or a widening of the intersection. Along Harper, maintain sound general commercial uses. Upgrade area as opportunity arises. Encourage compatible development on vacant lots. In the interim, enforce the City's litter ordinance to keep weeds and debris from accumulating on vacant lots. Morang/Cadieux and Whittier are excellent examples of the proper development of thoroughfare residential-commercial districts. Continued development and maintenance of these uses should be encouraged. Additional general commercial uses should be discouraged; however, existing uses should be allowed to remain and maintenance and improvements to these uses encouraged. Explore the possibility of providing more off-street parking in order to alleviate congestion. 3/90 III-100 �• I ;/ ,,'I ... !/ I INC • Ge:,e:al I:xhlscr!.al FINNEY aXlaTING LANCI RL RLM RM RM SRC • ... • - a • N • RAL • UB • icanc!al ~ . : l i c a Cea • i1:7 ite • i~•nti•l !.cv C•:-:.•if:"f b ~et!!.aii .Du.aiey J.•a1'ie:-:.-:.!.al ~i;~ Cena.icy b • ic!a::.c!al S;:eebl Jteaidenc:lal-c=a:eial 01ST MC SC RLC QC ... • - Ciat:!.=\:ticn Ir.O: • e!.a!. .!'!&jc: c:::=z.:ccial L1 u.J 1 inch ,2ooott. g~. S;: • ei•l C::caar::!.al ite1it!ent.!.&1/toc:al C==e:-Cal ~r.•:al c=::.r:i&!. CC - Cc::r;;a:!.s::m C:::m:te:::!.al ICl'ff 0 = =,.o i=::::r==t::::::::F==:i 12 r=====7 o.o PORT - .»or: CEM - ca-_ata:-1 .so .25 .7' 1 mile lcJ-r REC• OSI INST - ::ut!.':.~t.ional %\ LT. INC - t.!;~:. I:'".du11t.:ial bc:: • ati.on • C;:e:, S~•c••!:'l. • Uc-.i::..oMl NORTHEAST SECTOR r···: : ••7:'':f•c.,..,,va.,. ... FINNEY R • CCMM • NC• CI PUTURII GaN• RAL LANCI UB• RL RLM RM RH SRC INST - t.ov - c• c.11ity ae • id • ncial 1.cv-!i!:• c!i~ : • n • ity a•• ic!• ntial INC - Ga:i•:-&.l Icc!uscial LT. INC - t.i;:::.s: ::-Au.st.=ial CIST - Ois:.:i=-.:t.icn Inc!un.rial MC - ~•jc:- C-=-ercial SC • S;,.cial C=-er:ial RLC - ilui:!•r.'!ial/Lacal. C===-:C:.al G:C ... G.lr:.•:-s.:. C===ar:!al CC - C~a:!s:,n c.:::=e:cial CEM - Cn.a:.e::,, ~.C!.-:.::2 ,e:uiit7 Res.i.4-nt.J.al ?.!;:I c • :-.si.ey R• aic!.• nci.al S?•cial it• sid• :i.cial-Cci:=e::ia.l REC - Racr•at.:.on OSI - C;::e:1 S;=4ce- !::s:. :.:.u:.:.onal ::-.s:::.:·.::-::..c:-.al Finnev Subsec+:or . .. .. ... . 30 f1-l <1 %\ g:,.. 1 inch 1 2000 nu.J tt. acr'9• 0.0 ,---, = .25 ,JO .7S t.0 NORTHEAST SECTOR TTT-7 r. nu �• THE DETROIT MASTER PLAN OF POLIC.IES NORTHEAST SECTOR FINNEY SOBSECTOR BOUNDARIES AND FEATURES The Finney Subsector is bounded by the City limits to the east and south, by the Ford Freeway to the north, and by Alter to the west. SUMMARY OF PLANNING ISSUES, FINNEY SUBSECTOR The Finney Subsector, like the Northeast Sector as a whole, is more stable and economically better off than other portions of the City. Also, both areas have a high proportion of senior citizens and, correspondingly, a lower proportion of families with children than the remainder of the City. There will be a need for spot clearance of blighted residential and commercial structures in this subsector. FINNEY SOBSECTOR GOALS Varying types of housing strategies should be used in order to continue the strong residential areas covering a large part of the subsector; improve the housing stock in areas which are showing some signs of deterioration, and revitalize more seriously declined areas through a combination of activities, including spot clearance. Mack between Alter and Outer Drive along with Warren should continue to service the area as neighborhood commercial strips, while Mack east of Outer Drive along with Harper should remain general commercial strips with adequate buffering between them and nearby residential areas. POLICY 306-14: Finney Subsector Policies Continue existing residential development. With the cooperation of community groups, explore the possibility of establishing a neighborhood self-help maintenance improvement program. For the purpose of maintaining housing at its current high level, code inspection and enforcement in er i ti cal situations should be encouraged along with rehabilitation loans and grants and possible selected spot clearance of those structures that are not economically rehabilitable. This can be accomplished provided that funds from either private or public sources are available. In the interim, encourage residents to continue to maintain and improve their property. Explore the possibility of preserving examples of II immigrant II housing in order that future generations will be able to see examples of that period of City development. Provide buffering between residential 3/90 III-101 �THE DETROIT MASTER PLAN OF POLIQ:ES NORTHEAST SECTOR and adjoining commercial uses where required. Establish and , enforce parking restrictions where needed to prevent the utilization of residential streets for employees and/or customer parking. Encourage the closing of residential alleys along with the establishment of curb-side garbage pick-up, where possible. In residential area bounded by Mack, Alter, Warren, and Barham, within funding limits, explore the possibility of establishing a conservation project along with rehabilitation loans and grants and a code enforcement program. It should be recognized that substantial spot clearance of those structures that are not economically rehabili table will be necessary in this area. Enforce the City's litter ordinance and encourage residents to maintain and improve their property. Encourage the closing of residential alleys along with the establishment of curb-side garbage pick-up, where possible. Continue existing uses on public school and major recreation facility sites. Encourage year-round use of school playgrounds to help serve the recreational needs of the community. Continue existing uses on major institution sites. Continue strip commercial uses on Harper and on Mack east of Outer Drive. Encourage owners to continue to maintain and improve their structures. Encourage compatible development on vacant lots. In the interim, enforce the City's litter ordinance to keep weeds and debris from accumulating on vacant lots. Encourage compatible uses in vacant structures that are acceptable to both the business community and residents. Provide buffering from adjacent residential and off-street parking where required by the commercial uses. Continue neighborhood commercial uses on Warren and Mack east of Alter. Encourage owners to continue to maintain and improve their structures. Encourage compatible development on vacant lots. If opportunities arise, provide off-street parking for commercial uses. However, in no cases shall viable commercial structures and/or houses be cleared to provide parking. Enforce parking ordinances and review metered time limits to provide more curb parking. Support activities of the business associations. 3/90 III-102 �. THE DETROIT MASTER PLAN OF POLICIES NORTHWEST SECTOR ARTICLE 307 NORTHWEST SECTOR The Northwest Sector of Detroit is bounded by Woodward Avenue on the east, West Eight Mile Road on the north, and Southfield Freeway on the west. The southern boundary follows the Highland Park city limits to the Pennsylvania Railroad, west to Ardmore, south to Fullerton, and west to Southfield Freeway. The Northwest Sector is a very large area of the City of Detroit which includes 20.1 square miles of the City's total of 139. 61 square miles. The population of this Sector was approximately 200,000 in 1980, or roughly 17 percent of the City's total population. The residents of this Sector have significantly higher levels of education and income than the Detroit median. The Northwest Sector has been divided into six subsectors. The subsectors are presented in the following order: Greenfield, Pembroke and Bagley; Palmer Park; Cerveny and Grandmont; Harmony Village; and, McNichols. NORTHWEST SECTOR PLANNING ISSUES AND FUTURE POTENTIALS The Northwest Sector today has a great many advantages and strong positive features. It has, also, as does the rest of the City, certain problems - aging structures, vacant land and structures, obsolete commercial land commitments, an industrial area weakened by recent economic conditions - the solutions to which are major planning concerns. Central to the future of the Northwest Sector are its neighborhoods. Most of the Sector's housing stock is in excellent condition and will continue to offer good quality, wide variety and choice, and exceptional value for the housing investment dollar. Some of the structures of older vintage, particularly the frame structures, will require special attention to prevent the deterioration of older neighborhoods. Selective demolition of unrepairable structures, rehabilitation of sound structures, and management 3/90 III-103 �• SUBSECTORS PEMBROKE W OUTER OR ' "' BAGLEY CURTIS W OUTfA c• DA CERVENY •~o "'"e" I I HARMONY VILLAGE LYNDON GRANDMONT SCl-fOOLCAA,T AA 1 Inch • sooo ft. l.Lnorth l'ULLfRTON •• ICfN 0 1i2 1 r::=::::::::::: c:::::::::::., 0.0 11/2 2 i:::=:::::, ,_ mil" 0.5 t. 0 1.5 2.0 c::=,.--,_r::::::i kllometero NORTHWEST SECTOR Cerveny-Grandmont Subsector •......• 307-9 Greenfield Subsector ............... 307-6 Harmony Village Subsector •...•••... 307-10 McNichols Subsector .•......•.•..••• 307-11 Palmer Park Subsector .••.....••.••. 307-8 Pembroke-Bagley Subsector •••••..... 307-7 �. ~ -z I •; '; VI i:r 0 zwl rI > i.J --<----;SION~3All ~ ,- :::- y ·-I - ... - , I - .. Pe•' ::: - iii r-:z, I I I I ::: - --- I I I I I I I - - ., VI .:: - - _ J- a: :::l u L:.J :, Ii ~ L ~· - ., /" iii i.J ,-----, -- - ~ - -• ,,,, ., ., ,,, ,,, I I I ::: >- Ii ::: a:: w ..... al al r- -g- 'i ... I Is~ ·*- . . - I I"' li1 • -1:- - - ,:t; •• liil~ 1• 15 - I I \!I I ,: ~ I I .... I VI i.J ....er I':: ....i.J..., •J..M;j 073l;jH1nOS 81 82 83 IU 86 11 112 lt3 M 15 lt6 S/NGl£-FAIJILJ' RESIDENTIAL 7WCrF AIJILJ' RESIDENTIAL LON·DENSTTY RESIDENTIAL THOROUGHFARE RESIDENTIAL IIEDIUII-DENSITY RESIDENTIAL HIGH-DENSTTY RESIDENTIAL sm GENBAUZED RESTRICTED BlJSINESS IJ)CAL BUS/NESS/RESIDENTIAL SHOPPING DISTRICT" GENERAL BlJSINESS GENERAL SE/¼'ICES REZONING CONCEPT SPECIAL DEVELOPMENT (resldentfal, wit/I lltnlf«I commercla/J SD2 SPECIAL DEVELOPIIENT <conmerclal.wlfll Jltnlt«I res/dentla/J 504 PROPOSED SPECIAL DEVELOP/JENT Ml M2 M3 MC M5 UMffED INDUSTRIAL RESTRICTED INDUSTRIAL GENERAL INDUSTRIAL INTENSNE INDUSTRIAL SPECIAL INDUSTRIAL TM WI TRANSff/ONAL INDUSTRIAL WATERFRONT INDUSTRJ.AL I'll PMKS and RECREATION 4l PUBUC WHMF RNERFRONT IIIX US£ PLANNED DEVELOPUENT PC PUBUC CENTER l'CA RESTRICTED CENTRAL BUSINESS ,o NORTHWEST SECTOR �THE DETROIT MASTER PLAN OF POLICIES NORTHWEST SECTOR of vacant lots can help to insure the long-term viability of • these residential areas. Multiple-family structures in a number of the neighborhoods currently produce a higher number of vacancies than the single-family dwellings, and special attention to this problem is warranted with emphasis on protection from intrusion, reoccupancy, and removal of those units which are not repairable. The industrial corridor appears to be sound with good accessibility to both rail and high access roadways. Parcels appear regular and individual industrial sites are readily accessible by minor roads leading into the industrial districts. Little, if any, industrial vacant land is apparent, and although the corridor does not appear cramped, expansion ability of some firms may be difficult. Major educational facilities in the Northwest Sector include Marygrove College, the University of Detroit, and Lewis College of Business. These institutions are important regional facilities and should be given full cooperation and support. - POLICY 307-1: Northwest Sector - general policies Maximize the competitive position of Northwest Sector industrial areas, institutional areas, major hospitals, and universities, thereby reinforcing their potential as long-term economic and employment centers. Maximize the competitive position of the Northwest Sector residential neighborhoods, strengthening and protecting these areas as a housing resource that is virtually unique in value. POLICY 307-2: Northwest Sector - land use Plan for reuse of vacant land. Remove blighting physical conditions, including vacant structures. POLICY 307-3: Northwest Sector - residential development While keeping single-family neighborhoods and encouraging conservation and rehabilitation of older structures, develop moderate- to high-density multiples on major and secondary thoroughfares. Improve the public infrastructure - streets, sidewalks, curbs, lighting, etc. - and provide for adequate maintenance. Improve landscaping; provide more street trees. 3/90 III-104 �. THE DETROIT MASTER PLAN OF POLI,C.IES POLICY 307-4: NORTHWEST SECTOR Northwest Sector - commercial development Provide goods and services oriented to the heavy automobile traffic along Woodward, Eight Mile, Grand River, Livernois, and near freeway entries. Give special support to the comparison shopping areas of Livernois/Seven Mile and Grand River/Greenfield and improve other areas, as appropriate, to better maintain or phase-out commercial use. POLICY 307-5: · Northwest Sector - transportation system Develop Woodward light rail transit. Upgrade railroad grade crossings. Fine-tune traffic patterns and movement; encourage development of off-street parking in both commercial and residential areas where the need exists. Especially, provide additional parking for the shopping center at Livernois and Seven Mile and for the Palmer Park apartment complex. 3/90 III-105 �• LD CIREENFl ----- a><IIITINCI I.AND ..._ RL-,....ramoie,_,-...,. RLM- ,_.., a.-e, ~ RM- -,..., oon..e, ~ RH- Bi-,, ramoie, _,-...,. SRC-si-c.i_...,~ INST - tnot.i-.i-i INO-<lll--.linUttial LJ: IND- Li.,,._ -.ai&1 RL TAC- Thoroughfare ..,udant.ial•C~rcial MC-lalcro-dAl SC-"-1&1RLC-~- GC- <lineal cc--- MUR-,..-,-~ MP... '' ., R RL ii I ··---:: RC ~ 1 g ,l I . .. . ..-•... . . • - · - • · - · - · : l: r. : RL :..INST : RM 5J - RL . . .. .:RU. .. ..... : : INST it-~1-•200011 INST RL Ma j or Park RC- Racnat i cn POS- ........,., - n Space OSI - Open Space-Ins t 1tut i one l V- Vacant CEM-c..tary RL ."ii GC ~· RLC 1'1 =----;;;. .. .7S ,---,1.0 .25 .so ,......----, 0.0 NORTHWEST SECTOR 8/83 GREENFIELD <:; ---·· ··----- MILE RL-u.,a.-e,~ ALM-,_.., ramoi,:y ~ RM--..-.. ~ RH- .. SAC--..i~-....i INST--.....IND--...i-.m&1 LJ: IND-~ -.m&1 TRC- ThOroUl)hfan Jlaeidential•C~cial MC- ..,cra:.-rdal GC -.-tr~ RL SC- __, - ALC-~- GC- - . i a-c&1 cc--- Ge\... MUR-,..-,u.,~ MP- JilaJor Park RC- Racreation POS- ........,., 0pon • OSI - Open Space-Inst i tutional V• Vacant. CEM--.,, ····------······ lGC RL RC INST Ot.'ffP RL i .,___t n• ... DR RL : C g, l : AL i ! i ~ for ax,,laaat.10II of ca~~rlea ' I AA INST INST GC s.. ----i---. i ,'. : : l.Lnortft RL [1J ..... ~· ~i RLC !I . 0.0 8/83 Greenfield Subsector ••.•••••••••••• 307-6 Cl 1 inch • 2000 ft .25 112 -=-==;:i.. .50 ,---, .75 1.0 c=:::, NORTHWEST SECTOR III-lOSA �r THE DETROIT MASTER PLAN OF POLI~IES NORTHWEST SECTOR GREENFIELD SUBSECTOR BOUNDARIES AND FEATURES Greenfield Subsector, bounded by Eight Mile Road, John C. Lodge Freeway, McNichols Road, and Southfield Freeway, is primarily a low-density residential area. Commercial activities are located along major thoroughfares in ribbon formation. Several major institutions are located within this Subsector, the most notable being Sinai and Mt. Carmel Mercy Hospitals on Outer Drive. SUMMARY OF PLANNING ISSUES, GREENFIELD SUBSECTOR Greenfield Subsector is an attractive, well-functioning residential area. Its attributes include excellent housing, strong community groups, well-maintained neighborhoods designed for our auto-oriented society, and major institutions which reflect a positive image and respect for their surrounding neighborhoods. Only two weaknesses deserve special attention. The first is the over-abundance of commercial frontage and the resulting instability of the Greenfield commercial districts. The second is the lack of recreational program facilities. GREENFIELD SOBSECTOR GOALS This is a basically sound, family-oriented community. The goal is simply to insure that the area remains sound, that any indications of deterioration are reversed and that the commercial areas become better organized, more attractive, and more closely matched to the needs of the area's residents. POLICY 307-6: Greenfield Subsector policies Policy recommendations for the Greenfield Subsector are primarily reinforcement or strengthening of existing land use activities and patterns. A few address minor weaknesses, strive to encourage the ideal pattern for this area, and suggest some diversification. Encourage continued high maintenance levels of residential neighborhoods through community activities, insuring support by local financial institutions and through joint reinvestment programs. Target housing conservation programs to areas showing signs of decline and areas with a higher proportion of frame structures. Where vacant lots are present, work with block residents to determine desired use and the best method for their maintenance. 3/90 III-106 �. THE DETROIT MASTER PLAN OF POLI.CIES NORTHWEST SECTOR Encourage owners or property managers to maintain vacant • structures at the same level as the remaining properties and to participate in block activities such as snow removal and yard maintenance projects. Work with owners and real estate agents toward reoccupancy of the structures through joint programs such as expanded vacant-homes rehabilitation projects or a joint urban homesteading program. Adjust allocation of commercial frontage space to current and projected needs. Encourage clustered convenience shopping nodes in close relationship with the development of multi-family residential districts. Encourage commercial frontage improvements, providing architectural and landscape treatment, adequate parking, and blight removal. Develop an indoor recreational program facility in proximity to or within the Greenfield Subsector. In addition, if the opportunity avails itself, without requiring a loss of sound housing, develop a neighborhood playground within the area bounded by James Couzens, Seven Mile, and Greenfield. In the meantime, encourage owners of under-utilized, privately owned land which does not abut major thoroughfares to permit use of their land as temporary play space; in such cases, consider allowing the owners some level of tax credit. Work closely with community groups to form Block Watch crime prevention programs and to keep them active, and adopt other programs as feasible to control crime. 3/90 III-107 �. -=···---·-~·- -;'!"'••·.~·1..-.-..-:.-~~;-~LE-..-...-."'!':.'--+.-..,."'!'..... .- -. .-. .-. .-..-.-~-..'!!!9.'!!!9.-.. 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CEM-c....ry f .......................... ~~---i ··············• lflCflj I cc-~- MUR-111-s-~ MP- Major P• rk AC- ..creation -~LAND .... GC 1 LAND USE CATEGORIES Dr .. -··· RL • :·'Ill~~---··.: C SE£ APPENDIX FOR £XPLANAnON or LAND USE CATtGORtES 8/83 PEMBROKE MC- ..,aro:-.c..i sc-~- GC--- RLC- r• w..- ••-n &.AN0I RL-,_..,...,,~ 1 •IICPI: 2000ft -.-u.1/tDCal - - CC--o.arc,.,J. u.. RLM- ,__,. ..,...,, ~ RM--..-.,,~ RH-111,n_.,,~ SRC-~-.-...i~ INST-1-1IND-_,_ U:IND-..__ MUR-.,.-,-~ MP- NA)or Park RC- Aecreauon POS- - • -n Space OSI-Open Space•Inadtutional 0 0.0 .25 .50 V- Vacar:t CEM-o..,my *- 1laytie14 Pembroke-Bagley Subsector ...•...•.. 307-7 . 75 1.0 ··- c::::::J==7L::..Jr=:::, NORTH\1\/EST III-107A SECTOR �. ' '. 8/83 MC- ,.,.. ~ SC-~~ RLC- -.-uaill...al 0:a:a=.&1 BAGLEY I •..Cf'I : 1000ft GC-......i~ •x1 ••.,.••....am:o • TING LAND ..... CC- ana..-.:w MUR---~ MP- Ka)ar Park RC- Racruuon POS- ,.......,.. 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' :--···: RL l-t RLC i_, '._: ~~-1.-..----------,w _....,_ , •-j RM.•... • ······•····--·---···-····•·········, . ·:; ,de R~C 8/83 BAGLEY P A ~ O LAND UBE AL-= 0oncc-1 ~ ALM- ~ t . n : c.r.s..:.ty Resl.dem:J..&.l RM- .-:ii.DI o.i.a.i.~ Ra&l.mnu.A.1 RH- H.1(#'1 CW..a...ry ~ SRC- _,,,., ,_,,_,u.,.1-0,,,,,,.-c.a.1 INST- insuc.-u=&i IND- Ganoru L ~ LT. IND- w.= :.-c.a---..a1 ?e mbr oke - 3 a.c le ·· MC- .... ,cr c:n:a..-.....:.a..l SC- s,-o..al er.c.=..u RLC- i:-sicr::.,:..a..;. .'Lx:a.! ~-c..a.1 GC-c.e.ra.1~...i CC- c,,,,._-...,., =-.-=-u MUR-,----~ MP- iu 1or Pull RC- ~crut :.c:, PQS- P-erm&nent. Open Space OS I - C?'l!:-1 S;:• =•- lr. s-;::. -;: ·.,:~:.:,:-.• l V- V•ca:it CEM- EJ I ,...:'°' : 2000N 0 00 ==--- ,. = ' 0 1 .... ,. ~ k1~1e, =-, NORTHWEST SECTOR III-107B �. THE DETROIT MASTER PLAN OF POLICIES NORTHWEST SECTOR PEMBROKE-BAGLEY SUBSECTOR BOUNDARIES AND FEATURES Pembroke-Bagley Subsector, bounded by West Eight Mile Road, Livernois, McNichols, and the John C. Lodge Freeway, is primarily a low-density residential area. This portion of West Outer Drive is considered a.prominent residential feature of this subsector. Support commercial uses are located along the major thoroughfares while small office buildings are prevalent along the James Couzens Highway. Located here are the Northwest Activity Center, Lewis Business College, and Grace Hospital, all along Meyers. The population of this Subsector enjoys a significantly higher level of education and income. SUMMARY OF PLANNING ISSUES, PEMBROKE-BAGLEY SUBSECTOR The Pembroke-Bagley Subsector is an attractive, viable residential community. The reinforcement of this subsector should focus on strengthening its few weak areas and encouraging the continuation of present community activities. Targeting housing improvement programs and commercial frontage improvements to those areas of greatest need can help this subsector to be of a consistently high quality throughout. For the most part, Pembroke-Bagley neighborhoods need little public assistance for rehabilitation or beautification. Vacancy rates for ,multi-family units are low, market for new development of this type. indicating a North of Pembroke and east of Wyoming, housing conditions vary, with many homes needing rehabilitation and blocks evidencing spot demolition. Although rear parking was provided for Eight Mile commercial establishments, the interface of the Eight Mile commercial uses with the residential parcels is not always pleasant because of poor maintenance. Another concern is the lower maintenance levels and high vacancy rate of duplexes throughout the subsector. In summary, the socio-economic trends for the Pembroke-Bagley Subsector have followed many of the City-wide trends, only to a lesser extent. Several trends point out the well-documented changing lifestyles of today which are resulting in an increasing dependence of the household on outside support services such as child care, recreation, and employment retraining. Overall, though, the subsector appears to be a socio-economically stable community with a strong family orientation. 3/90 III-108 �. THE DETROIT MASTER PLAN OF POLI,CIES NORTHWEST SECTOR PEMBROKE-BAGLEY SUBSECTOR GOALS This is a basically sound, family-oriented community. The problems can be solved with intelligent application of improvement programs and favorable economic conditions. This area should be supported so that the area will become an increasingly desirable location to live and raise a family. POLICY 307-7: Pembroke-Bagley Subsector policies Most of the following policy recommendations are preventive and intended to encourage the continuation of the PembrokeBagley Subsector as the healthy residential community it is presently. Implement a special neighborhood improvement program in the area east of Wyoming and north of Pembroke. Such a program should incorporate spot demolition, housing rehabilitation, and low-density infill housing construction. Also, encourage housing rehabilitation, private reinvestment, and occupancy of vacant units along major and secondary thoroughfares. Adjust commercial frontage space to current and future needs. Improve remaining commercial frontage through available means. On surplus commercial frontage sites, develop other uses including green space, institutional and residential uses, including multi-family. Special attention should be given to the development patterns of James Couzens and Eight Mile. Encourage the James Couzens frontage to continue developing as a small business services and office district while also allowing low- and moderatedensity residential development in under-utilized sections as is presently the case. Improve the James Couzens frontage through facade improvements and provision of landscaped parking facilities. Discourage consumer retail establishments dependent upon pedestrian and impulse-oriented vehicular traffic from locating within the James Couzens frontage, because this type of traffic is not present. Along Eight Mile, control the development of adult entertainment establishments and discourage the intrusion of traffic related to the establishments and prostitution activities into the residential areas through traffic restrictions and police and citizen patrols. Permit light industrial uses along the Eight Mile frontage, so long as strict site planning standards are applied to insure compatibility with adjacent development. 3/90 III-109 �. PALMER F .J RL .:. . r, ! • it : S' i : i .. . . • INST ..:i . PARK AL.,-_.,_ RM---RH---...,--.... RLM--..-SRC--..--...INST--.IND--,.-..,. LJ:IND-"""".,,._ MC--sc.-.,- L...- - ~ ~ RLC-~-.. GC---.. c ..._. c_ -MUR_ . i i "·-= NAJOI' ,.,... RC~ -.Creauon V• I • • • &RC *· L-! t C;iiiii;ia•l:le RL AA LandU.. 1 lncPI • 2000 It . l,L"°'u, : : :,rlNST I pa - Propoaed Tran • i t Station Location • RC flayU.eld ••• c.._.,.. •• II!!' RL j .+. •• ... .... .... .... V«AnC CEM·-,. ~•NST +-RLC I MP.. PQS-N. . . . . CC..-1 . . . . LJ ClJ • CNI tt RL a.a SEE APPENOII FOR EXPLANATION OF LAND USE CATAGORIES . Palmer Park Subsector .••.••.•....•• 307-8 so ,---., .25 NORTHWEST III-109A .1s..-----, 1.0 ...,. SECTOR �. THE DETROIT MASTER PLAN OF POLI.CIES NORTHWEST SECTOR PALMER PARK SUBSECTOR BOUNDARIES AND FEATURES Bounded by Eight Mile Road, Woodward Avenue, McNichols, and Livernois, the Palmer Pa~k Subsector is composed of several neighborhoods, including Sherwood Forest, Green Acres Golf Club, and University subdivisions, Palmer Woods, and the Palmer Park apartment district. Commercial uses are located along each of the major thoroughfares with the exception of Seven Mile Road. In addition, two large cemeteries are located here, along with the Detroit Golf Club and Palmer Park itself. The single-family neighborhoods in this subsector are among the most affluent in the City. SUMMARY OF PLANNING ISSUES, PALMER PARK SUBSECTOR Palmer Park Subsector's greatest physical resources are its housing stock and neighborhoods and its recreational acreage. Together, these resources create a unique residential area in Detroit. Presently, a heal thy, viable area, Palmer Park neighborhoods need little, if any, direct public assistance for rehabilitation or beautification. North and south of the Avenue of Fashion, the Livernois frontage has a general commercial orientation, with thoroughfare-related establishments. Esthetically, this portion of Livernois suffers from the lack of plant materials, low maintenance levels, and discordant signage and facade designs. In the earlier part of this decade, the Palmer Park subsector had the highest crime rate in the Northwest Sector. Recently, although crime remains a major problem in the apartment and commercial areas, the single-family neighborhoods have shown remarkable strength in crime prevention: in fact, the area encompassing the Greenacres, Sherwood Forest, and Palmer Woods subdivisions had the distinction of being the safest neighborhoods in Detroit according to 1987 Detroit Police Department statistics. A concern of residents has been the potential of the larger homes being used for adult foster care or other institutional uses. The long-range future of the larger homes such as those found in Palmer Park is worthy of their concern, given the trend toward smaller households and energy conservation. While it is believed that a demand for such homes will always exist, the history of East Grand Boulevard and Chicago Boulevard is still fresh. To discourage such development, the City should work closely with State officials to discourage 3/90 III-110 �• THE DETROIT MASTER PLAN OF POLICIES , NORTHWEST SECTOR State approval of a concentration of institutional homes in the area. PALMER PARK SOBSECTOR GOALS This entire subsector is an extremely important resource for the City. Its four neighborhoods of distinctive single-family homes of fer some of the best housing opportunities in the Greater Detroit area for middle- and upper-income families desiring fine vintage housing and a central location in a diverse but close-knit community. All indications are that these neighborhoods are persistently improving in many respects and will, with continued commitment, become increasingly recognized as one of the region's premier residential areas. The Palmer Park apartment complex has the potential of becoming again the opulent multi-family community it once was, with spacious, beautifully designed buildings and apartment units adjacent to one of Detroit's most attractive parks, including a public golf course and located also adjacent to the Woodward transportation corridor. The Livernois "Avenue of Fashion" could once again become a vibrant retail area, taking advantage of the current revival of the urban shopping street as a desirable alternative to the malls, serving the surrounding affluent community as well as the larger region. The following policy recommendations are intended to provide for the continuation of the unique residential character of the neighborhoods and return the commercial and - multi-family areas to their former stature. POLICY 307-8: Palmer Park Sector policies Encourage the stabilization and beautification of the Livernois commercial frontage. While the Avenue of Fashion should continue to be developed as a comparison commercial district, the remaining portions of Livernois also should be developed as attractive, secure general commercial districts. Encourage the development of a general merchandise store as a second anchor in the Avenue of Fashion district. Work closely with businesses to lessen opportunity for crime, to develop secure parking lots, and to develop strategies and programs to achieve future development goals. III-111 3/90 ------------ - - �• THE DETROIT MASTER PLAN OF POLI.CJES NORTHWEST SECTOR Encourage the continuation of the Palmer Park recreational , area through proper maintenance, increased security, and upgrading of facilities. Consider the development of an indoor recreational facility within the park -to address weaknesses for both the areas east and west of Woodward. Consider developing a bicycle path linking West Outer Drive with East Outer Drive via State Fair and an easement between Woodlawn and Evergreen Cemeteries, which are only separated by a fence. If this is not feasible, consider developing a bike lane along Seven Mile as an alternate route, or perhaps a route through the Green Acres subdivision. Encourage continued community crime prevention programs. Mount a major campaign to rid Palmer Park and the apartment district of its criminal element. Provide special patrols of apartment parking areas. Use all available means to prevent crime in the commercial areas, giving particular attention to the Avenue of Fashion area. Should a residential structure become vacant, provide any necessary assistance to assure proper maintenance until it can become reoccupied. 3/90 III-112 �• Lr--, r, .:;:-i • '. .. ,,~GC:::::.., /!'• - ~- - - - - · . .~ i+RM ---- RL : I RL _ GC>, 1 ~~-~·····-L.·-·-···: ........ i:i .. - · - ~ND uaa Rl-,_...,_.,.~ RLM-,....._.,...,...,.~ RM--.. . . , . . . , . ~ _:_ _-_-___ _ _ _ _ _'--R-L_c_+..,:'<~.:-1.Jr~ - - ... -; 4i RL INST, RL RH-1i191Dmoi<Y~ SRC- ai-:w - . - u a i ~ INST-IM<i--.i IND--.rai--=ai ll:IND-u.,..__ TRC- Tborouqhfan aeudent.ial-c~cial MC-,-,cra-cw. SC-9-iala-rd&l RLC- ~ ~ GC--.i.-cw cc--0-........, MUR-...---.-uai MPAC .. Major Park RecrHt.ion POS- Pemanen.t. Opan Space OSl-0pen Spac•- In s -:.uutional V- Vacant. CEM-.,._,, 1 *- Playfi•ld AA lb,...... 0,0 ,,.... aooott. .:IS .IO _ .75 ... 1-0 ..... '-----'r::::::i:___,~ NORTHWEST ~ir_; : G~ ( " (~, I '; GC . .. ..,,._~ CERVENY ·-.;,--·--·-·-------···1·t·r··-··-····--········ ' • • lL1' RMI!i i SECTOR mRANDMDNT ij·· I' . I ~ ,'t: : ;~ . ..I I''" , lt" ! 1 RL ;~_; I . : RMi :; - ' RLM I ~ :_~,-_.-:.-~ •.•. :.!-...=' ·"'···-~-~-~. .....r---···-= ••••••• •~,, INST'r7 ·•... Gel ••• RLM / "~' ~ ~!=l~lc.Ei.L •• RH- .,_., ,.,.... : : ":: :: : : : INST RM,,:::: ': : :, ___ _: ' cc--a:.arcw MUR- RL ··········:~~·········.l .. . ....- i_,==-;;,'="0~0="======== ••••••• Ge:•• ··=K~: RLM -\ •e: j I : : ~----· ••, ••• •-... I .----!~ ... ... .: .:M2!' RL •• JEFFRIES FWY I I : • - •••• · ~,1: or M3 .... -- ~ M2 " ull erton Mi-' u. - . - t i . a l MP- NaJor Park RC .. bcrHucn POS- ,........,.~ <>pen Spaee OSI .. Open Spac•-In • tl.t uticnal V- Vacant CEM-c.-ry *- , r····~· ········'!f··,. :i' 1 : ·-..... ••• •• ••• RL ~ SRC- 9-ia! - • -t.1a1-a:..n:ia1 INST-1-1--.i INO-a....i:l..-aial ll:IND-u.,.._-=-i TRC- Thoro~htar• au.idential .. C~rcU l MC-,-,cr o.-.ci&l. SC-._;.t.1.-cw RLC- -.-uai/1""'1 ~ GC- - . i .-cw : Ir~ RL U- RL-,- Dmoity ~ RLM- ,....._.._ ,.,...,. ~ RM-_,__.,. - . - u a i ~······~·--········· ~, i , °'_~-~ ,.. ._: ,_ ..;:_ •-,· : : :1 {"_;CJtTAN ;: • : RLC ~~ ! ---.....-a •~-,_.,,....,,_ I.AND RL : =~ ii-- s~ il'. "" ~4 SEE APPENDIX FOR EXPLANATION OF LANO USE CATEGORIES Cerveny-Grandmont Subsector •.•••••• 307-9 Playfield AA lbn0r111 a.a LJ ClJ •c,.• 1 Inell • 2000 fl . .:as .so .75 ,.a "---r===i '-----1~ NORTHWEST III-112A ...,. kll . . . . . . SECTOR I �r THE DETROIT MASTER PLAN OF POLICIES NORTHWEST SECTOR CERVENY-GRANDMONT BOUNDARIES AND FEATURES The Cerveny-Grandmont Subsector is an increasingly familyoriented general residential area bounded by McNichols on the north, Ardmore on the east, the Jeffries Freeway on the south, and the Southfield Freeway on the west. It is bisected by the major commercial thoroughfare, Grand River. In addition to housing, three small but significant industrial parcels are located along its southernmost boundary. It is a relatively affluent area with higher levels of education, income, and labor force participation than the City as a whole. SUMMARY OF PLANNING ISSUES, CERVENY-GRANDMONT SUBSECTOR Cerveny-Grandmont's greatest asset is its housing and neighborhoods. A well-rounded community, its housing is sound, neighborhoods attractive, and support services are plentiful. Yet, certain aspects of the subsector do need improvement. In the subsector's housing, structural weaknesses center around aging, poorly protected wooden portions and appendages, including porches and overhangs. The small multiples (flats) found in many areas of this subsector often are in need of more repairs than its single-family counterpart. This subsector, compared to other parts of Detroit, is relatively under-served by recreation land and buildings, and is rated by the Recreation Department as "severely" lacking in public playfields. Vacant lots and structures are often in evidence in the Cerveny-Grandmont Subsector. Given the overall condition of the residential areas of this subsector, the modest overall vacancy rate, compared to the City's rate, the family orientation of the subsector, and the income levels, this subsector should be considered a prime location for a cooperative reinvestment program involving area financial institutions. The area bounded by Fenkell, Ardmore, Fullerton, and Greenfield is the oldest part of this subsector. Lots are smaller, driveways are less common, and there are proportionately more vacancy and maintenance problems. Commercial frontages are showing some deterioration and are in need of remedial improvement measures. The area has a surplus of commercially-zoned land and businesses are 3/90 III-113 �r THE DETROIT MASTER PLAN OF POLICIES NORTHWEST SECTOR scattered and should be clustered into viable concentrations • along healthy commercial strips and at key nodes and intersections. While the vacant industrial sites are readily accessible by both rail and road, they are - also adjacent to and of ten abutting relatively strong residential areas. Each of the sites has a structure which appears adaptable to other industrial uses, and the sites and structures are relatively modern. The· sites straddling Greenfield comprise a significant amount of industrial acreage with a corresponding potential for jobs: on the other hand, the sites are cut off from other like industrial sites by the Jeffries and Southfield Freeways. In addition, Detroit has a substantial amount of under-utilized industrial land adjacent to other industrial acreage with the potential of forming substantial industrial parks offering the same or more employment potential. Low-medium density housing consisting of a variety of structure and ownership types could be considered for some of these vacant industrial sites. In the interim, before final determination of the long-range future of these parcels, rezone the parcels to a more restrictive industrial category in order to prevent industries of greater objection to residential areas from locating here. This subsector is deficient in both recreation land and program buildings. In terms of recreational outdoor space, it should be noted that the Cerveny-Grandmont Subsector is primarily composed of low-density housing with yard space, providing limited recreational space. Although this is a mitigating factor, the deficiency of large playfield space still exists and, when feasible, a playfield should be incorporated into the subsector. CERVENY-GRANDMONT SUBSECTOR GOALS The Cerveny-Grandmont subsector should continue as a sound family-oriented community with attractive middle-income housing and neighborhoods, adequate recreation space, and well-organized shopping ares. Industry should remain and provide a healthy employment base, but should be well-buffered from residential areas. 3/90 III-114 �r"' I THE DETROIT MASTER PLAN OF POLICIES POLICY 307-9: NORTHWEST SECTOR Cerveny-Grandmont Subsector policies Encourage housing rehabilitation programs, especially in the southeast quadrant of this subsector, including code enforcement, loans and grants, cooperative reinvestment activities wi t.h local financial ins ti tut ions, sweat equity allowances, and vacant housing rehabilitation and occupancy incentives. Provide selective spot demolition of abandoned structures. Develop inf ill housing, where feasible. Give special emphasis to vacant housing rehabilitation and occupancy, and to incentives for landlords to maintain and improve their property. Split vacant lots between adjoining properties and encourage off-street parking, where feasible. Discourage random location of comparison retail uses: concentrate major commercial development along McNichols and Grand River. Reinforce the shopping node at Grand River and Greenfield as a comparison commercial center, and discourage non-consumer and non-pedestrian oriented uses. If market conditions become favorable, encourage low-density multiple and townhouse development along Puritan and Schoolcraft. Maintain the Greenfield frontage as mixed residential and commercial; insure adequate screening of adjacent residential uses. Phase-out surplus and vacant industrial sites, and encourage low- and medium-density housing if market conditions become favorable. Develop a recreation program building Southfield and Fenkell. 3/90 in the vicinity of III-115 �i • ! GC t_ ·······~.. i.t. iR'i:=.·r-~. , ,_ r............... • • .......... • ••.~ •. GC :f : : i ~ 1 ··= ~~. RL : ~r.~•.. RLM : • • . ,\._.•• RL : : :.~,·::':'-_••. : : •. \(':>.4 GC LtlR1WsTl: : .-., ...-..! RL =. : RM...:-, : +··· . ............... INST l : GC-. : : i,r-••••••··•••••••: : • :.,...,; · · : l..f>i.T.IND./GC :j RL • : : ........ ~ ... :................ : :. •• :• .,;;..:_;_. ...,...; I :'" ........... ~ .~~•~•~· ............ _.: .....ac:ri r.....Gt..····-r-·R;:f ..-.;:"•-~:·j il..cic·· ....: ................G..c·~=· •, • • ,. .......... / ~ : RLM H: !; l RL : : :i: RL ... :,T~ RLM ·~i":~ l! RLM R ~LGC'GE >'WY :,.. \v: ~¢:-;: ·-·:·#4f-J#P!£-ti-t#i§l QI M: : : : RLC/GC ft 1......... •.•••••••.•••• ••••: Jh~•••···•••••·•!!"•~•~~•••••••·••••••·•• -·· ·----• .......Get t............·-·rrGc..........""""i 1· r-.....tT·itioiac'..······......i §: LT ..... : RLC/GC IND• :• • •• .......o..~ . ••••••••• .,. I : : .., < RL :·--·····_.•~··...... : S=~ : ~- fl.LT : : : ...! RL : : ;: : :2,. ! RL :.. ~1•: ~ ! LT ~GC RC : IND~ : : : IND~: : RLM GC_.:-,; ~ :-:: E: =- LT. IND. 1NO:-L....L1fio•~~ - i N B........: ~ ~ ; · ~ :·· ..··--~ : IND : . . .~= : f: : 3:; j. : r j _._ ·{ ·.· P•~A.:..--•• ..: • t RL = r.<'' ·· · i r.;'::.•.';;.-•· , ,., 1· · SEE APPENDIX roR E:Xl'LANAnON o r LAND USE CATEGORIIS I I HARMONY VILLAGE ..... ··-- t_,. MC-..;cr-.:i&l SC-9-IAla-c..aJ. RLC-~GC--.ia-c..aJ. cc-..--- 1 IMIIII I MUR-..--~ --~&.AND .... YI 0 MP- Najar Park AC- ..enaUon RL---'Y~ RLM--.. - ' Y ~ 1 -- ··- =:::, OSI• Open Space-Inatituuanal V· Vacant CEM--,. *- -.... r=======t====,'==' ,o o.o 50 n 7S POS--•-nspoe,, RM----<Y~ RH-a1t11,....'Y~ SRC- lpac:i.o1 - - . . . . . - - - . , . INST - ,_,___,_ IND--.i--=ai ll: IND- U;M - . i @ JOOOft '--' NORTHWEST SECTOR Playfield I••-•-•••-••••••~ ..-------!. INST : :.. : : : RL • ------:. . C•J A 1T AN --: RLM RL •• ' ~r,c,c '"'J V ,.. ..,,... ~ ..... , _.J',,~"?'-~"!.!~:::r,• , .• ~ ~- 'is-.,i=.iti-"·~mm~.....~ ~- . . - ~ ·. ,~ RLM •f • • r•·:·····GC INDi RL l RLC : GC ( ! : .-1; !-, J,T. . • :, !, RL M . - :• :j,..-RM RL 1 . ·_.,. ~ r+: I.'.. ; : : --Ji~ ?-rlND ~ i RC ! IND f LT. :: LND I : ~ SEE APPENDIX FOR E>Cllt.AMATION HARMONY VILLAGE -- _ _... __., _ LANCI U •• RL-,...,....'Y~ RLM- , _ , . -<Y - . - . . . i RM- - .. - < Y ~ RH- a1111 amoi'Y _........., SRC- _ . ~ - = - i INST- 1 - 1 - - . i IND--ll:IND-""-- or LAND USE CATEGORIES MC- MIJcr Cl:na:ci&l SC-9-IAl~ RLC- -.-...i/l.Oeal o:am:-cw GC-Gacal~ CC-o:,q,uua,CDmmcw ..... MUR-..--~ MP- Ma j or Park RC- AecreaUan POS- ......,.,,, ·epen 051 • Open V• 0 spoe,, Space-In • titutional o.o ,----, = n 50 rs ,.o Vacant CEM--,. *- Pl,ayfield Harmony Village Subsector .....•.•.. 307-10 NORTHWEST SECTOR III-llSA �THE DETROIT ..!!ASTER PLAN OF POLICIES HARMONY VILLAGE SOBSECTOR: NORTHWEST SECTOR BOUNDARIES AND FEATURES This subsector is the general residential area bounded by McNichols, Livernois, the Detroit Terminal Railroad, and Ardmore Road. An industrial corridor runs along the Harmony Village southern boundary between the railroad and Lyndon. This subsector is synonymous with the Harmony Village Thousand Homes project area. SUMMARY OF PLANNING ISSUES, HARMONY VILLAGE SUBSECTOR The Harmony Village Subsector developed primarily between 1925 and 1945. The greatest bulk of structures were built between 1925 and 1934. Harmony Village's vacancy rate for multiples of over five units is exceptionally high, with one-fifth of the units being vacant and available. There is a need for rehabilitation programs of all kinds as well as a need for continued judicious spot demolition of vacant structures, which ( frequently vandalized and used as hangouts) constitute a blighting influence on the surrounding area. Lack of maintenance and misuse of vacant lots for dumping and abandonment of cars also results in environmental problems. The industrial corridor along its southern edge is relatively modern and has the potential to continue as an area providing significant amounts of employment and revenue well into the future. There is an overabundance of commercial land, and commercial activities are unorganized and scattered along various thoroughfare frontages. HARMONY VILLAGE SOBSECTOR GOALS The Harmony Village subsector has seen some deterioration over the past few years, but with a reversal of the trends which caused the deterioration, a steady long-term improvement in the quality of the area is possible. In addition, various programs to address specific problems such as spot demolition, rehabilitation, and reorganization of the commercial areas can be brought to bear to address short-term problems. The future envisioned for the Harmony Village Subsector is as a solid residential community with a full range of convenient goods and services available in an attractive, safe, and wellplanned setting. 3/90 III-116 �THE DETROIT MASTER PLAN OF POLICIES POLICY 307-10: NORTHWEST SECTOR Harmony Village Subsector policies Provide a full range of rehabilitation programs, as appropriate to each given area, including spot demolition, rehabilitation of both vacant and occupied housing, and loans and grants for housing improvements as they become available. Work closely with citizen groups programs for specific areas. to determine the best In areas where intensive spot demolikion has occurred resulting in large areas of vacant land, encourage maintenance of lots and construction of infill low-density, one- and twofamily structures. Where spot demolition has been little or modest and lots are less than-45 feet wide, encourage owners of properties adjacent to vacant lots to assume ownership and maintenance of vacant lots. Provide a full range of revitalization assistance to remaining viable commercial uses. Decrease the overall amount of commercial land available. Local and general retail activities should be encouraged to develop in activity nodes at or near major intersections. Wyoming, Livernois, and James Couzens should be reinforced in this manner. Lyndon frontage, which is presently under-utilized industrial, should be considered for general commercial and business activities, landscaped auto parking for the industries across the street, and for a landscaped buffer between the residential and industrial areas. Develop the Harmony Village Market into a year-round facility. Encourage the development of an industrial corridor improvement organization involving representatives of the existing firms and local financial institutions. Assist firms and the aforementioned organizations with physical improvements to the area and to industrial facilities through planning and site design expertise, tax incentives, and industrial development programs. New entrepreneurs should be informed of and encouraged to utilize administrative assistance programs. Encourage the reinvestment in and modernization of existing facilities through information and training forums on such themes as energy conservation, high technology, and practical applications of computer technology. Encourage the improvement of environmental conflicts between residential and industrial uses. Insure the construction of attractive opaque screening of outdoor storage areas and large parking areas. 3/90 III-117 �THE DETROIT MASTER PLAN OF POLIC.IES NORTHWEST SECTOR • Where residential uses are across from an industrial facility, encourage the firm to locate its office and administrative functions in the area with the greatest visual contact with the residential area. Permit limited support commercial services to develop along the north side of Lyndon. 3/90 III-118 �r • MCNICHOL ax.- L.AND uall _NC. . . . . . .D Rl-i.ow,..,...,,..-.i RLM- , _ , . ,.,.,_.,, ~ RM--.. - . . . , , ~ .. . .. .. ... .. .... :·· ----- RH-.,,_,,..,...,,~ SRC- lpocW ~~ :•-..--! : INSr INST - -..tu=o&l IND- - . . a i - . . . . i LJ: IND~ TAC- Thoro,..qhf•r• Raal.dent.ial-c~rcial MC-,-;er- Li,_,. Rl RLM ····-·i RLM t••··········~-t!-••·····················••-.. GC r-·..······~::······ SC-~-.:w RLC-~a-rc..ai GC-c..ni-.:w cc-~~ \ ,, ., :··· : IND :':. , <>~-~ -, \ LODGE ,.. ~ :••• Rl,C ~WY -!!!;!_........... __,.,.r•..•.•.•......•_••;•:•~•...••.•.•-"!"1-l•N•D-•..,•~•.~•_,,,•. '" ,,... ? . ~ ' MUR-...--~ MP- ttaJor Park RC- Aacreauon POS- ,.....,.,,, Open OSI• Open V• Space Space-Ins':..1.tut.l.ono1 l Vacant CEM-,_....,, *- Playfhld GC t_ ·-••200011 . - ,,, 1 ~=====i 0.0 .21 .so ..---, ,.........,1.1 .71 - c:::::::::, c__:., S'Et APPENDIX FOR EXPLANATION OF !AND USE CATtGORIES NORTHWEST SECTOR MCNICHOLS .... GC MCN .. .. .: .: : : .. INST ua• SRC--,-.-.w~ RL INST- 1-1tuUa0&1 I ND- a..za1 ~ LJ:IND-Li¢<~ TRC- Thoroughfare lleaident.ial•Cmaarcia l MC- ,.jar Cl:alardAl RLM :-= -·----.: ':: LA.NCI ti,_,,..,...,,~ HOLS ~ : : -- -• RL-,-,..,..,:y~ RLM- , - , . 0mo1,:y ~ RM--..o.mtv~ RH- FUS I T A N • • • ~ ~ I SC--,o:..rcw GC \ RLC-~- GC- Ollnoral CC--a:..=-it.1 MUR-...--~ MP- NaJor Park RC- RecrHtl.on POS- Penl&nent Open Space OSI - Open Spu;e-Inatnut1.0nal V- Vacant "'\· , ,.._ ' CEM-c:e-ry *- Playfield AA LT. IND l.1:,".,... Stt APPENDIX FOR EXPLANATION or LJ ClJ ..... 1 lftCtl • 2000 ft. LAND USE CATEGORIES o.a ..---, = .21 .so NORTHWEST McNichols Subsector ..•.••••.•••••.• 307-11 III-118A .11 ,.a ...,. SECTOR �THE DETROIT MASTER PLAN OF POLICIES NORTHWEST SECTOR MCNICHOLS SUBSECTOR BOUNDARIES AND FEATURES The McNichols Subsector is a general residential area bounded by Highland Park, the Detroit TErminal Railroad, Livernois, and McNichols Road. A major industrial corridor runs along the southern boundary. Also located here are the University of Detroit and St. Francis Home for Boys. This subsector has seen a dramatic decrease in population since 1970. The poverty rate is high relative to both the Northwest Sector and the City as a whole. SUMMARY OF PLANNING ISSUES, MCNICHOLS SUBSECTOR In the area south of Puri tan, residential structures are primarily frame but brick structures are not uncommon; type of structures is mixed, with flats being common · and moderatesized apartment buildings located on ~orner sites; structures are close as lots are narrow without front access drives; streets are narrow and often over-parked; maintenance varies from structure to structure and yard to yard, with most structures evidencing need of repair; prevalence of vacant structures and vacant lots and numerous vacancies among individual flats. The McNichols Subsector has insufficient recreational facilities to meet the recreational needs of its population. For major recreation activities, residents can go to nearby Palmer Park, but for regular and everyday recreational needs (neighborhood oriented), the subsector is lacking both indoor and outdoor facilities. Residential to industrial conflicts are apparent in the area. Interfaces between residential land uses and industrial uses are not always smooth or attractive. Open storage areas also are common and most often are unsightly. Circulation problems may also exist. Truck traffic may be forced to use residential streets to gain access to industries located between the railroad and Bourke, and to those located on Idaho and Woodrow Wilson. Although 12th Street is residential on both sides, its southern portion serves as a local truck route for industries along Woodrow Wilson and Idaho. There is an over-abundance of commercial land, especially in the category of local commercial. 3/90 III-119 �THE DETROIT MASTER PLAN OF POL:I.l:IES NORTHWEST SECTOR MCNICHOLS SUBSECTOR GOALS Most of the weaknesses in the McNichols' housing stock can be corrected or lessened significantly, given adequate resources within the near future. While a large proportion of the residential stock in the area is aged_and deteriorated, most of the housing is rehabilitable. Spot demolition of vacant, dangerous structures will be a continuing need; and the advantage to this, besides removing blight, will be to lower densities to a ·more desirable s~andard. The underlying goal is for the creation of a sound residential community, largely through rehabilitation of existing structures, and the provision of a reasonable level of amenities in the form of new recreational facilities, enhanced public spaces, and attractive, well-organized and convenient shopping and services. POLICY 307-11: McNichols Subsector policies Initiate rehabilitation programs designed to bring residential stock up to code and to increase energy efficiency, especially in the areas south of Puritan and east of Log Cabin. Utilize vacant lots to increase the lot size of adjacent parcels for developing front access driveways and garages, and for neighborhood-oriented recreation areas. Initiate vacant structure rehabilitation and occupation programs. Consider rehabilitation of small multiples for subsidized low-income housing. Reduce the amount of local commercial space, especially on Puritan and Fenkell, and encourage local commercial districts to locate toward major intersections. Frontages between districts should be developed for residential use or as landscaped buffers between the residential areas and the trafficways. Limit general commercial districts to Livernois and to Fenkell near Linwood as support for the industrial district to the south. Encourage the small commercial district along McNichols to continue having a high maintenance level. Employ all applicable measures to encourage the continuation of the industrial corridor into the future. Work closely with the various firms to develop the corridor into an area which can meet their long-range needs. 3/90 III-120 �THE DETROIT MASTER PLAN OF POLI.CES NORTHWEST SECTOR Provide for the elimination .gf environmental conflicts, including traffic circulation, between residential and industrial uses. Consider expansion of the industrial corridor's northeast corner (north of the Lodge Freeway) west to 12th and north to Pilgrim or Puritan. Permit limited support commercial services to develop along the west side of 12th. In this same area, work with Highland Park officials toward strengthening this industrial area for continued activity into the future. Encourage the development - of neighborhood-oriented recreational facilities. As opportunity and funding permit, assemble residential vacant lots which are central to the neighborhood to form recreational areas for both children and senior citizens. In the interim, some limited recreation programming at the Hally Elementary/Middle School or community access to some of the University of Detroit facilities would help residents of the subsector and probably adjacent subsectors as well. Develop greenbelts and passive recreational areas as buffers and as interim use between conflicting uses such as between residential areas and industrial corridors, between the heavily trafficked thoroughfares (such as highways) and residential areas. 3/90 III-121 �~-.- THE DETROIT MASTER PLAN OF POL~iES RIVERFRONT AREA ARTICLE 308 RIVERFRONT AREA This Article is reserved for future text and/or maps pertaining to . Riverfront Polici~s. 3/90 III-122 �THE DETROIT MASTER PLAN OF POL:U:IES SOUTHWEST SECTOR ARTICLE 309 SOUTHWEST SECTOR SOUTHWEST SECTOR LOCATION AND EXTENT The Southwest Sector is a 21-square mile area of the City of Detroit. This compares with the total land area for the City of 139.6 square miles; therefore, the Southwest Sector represents approximately 15 percent of the City's total land area. The Southwest Sector lies west of the Lodge Freeway and south of the Ford and Jeffries Freeway. The western and southern City limits, including the Detroit River and the former Detroit Terminal Railroad (now Conrail) form the other boundaries. Nine subsectors lie within the Southwest Sector. They include Jeffries, Condon, Tireman, Hubbard-Richard/Corktown, VernorJunction, Springwells, Chadsey, West Riverfront, and Boynton. SOUTHWEST SECTOR PLANNING ISSUES AND FUTURE POTENTIALS Southwest Detroit has two outstanding economic characteristics: an exceptional concentration of very heavy industry, and a unique convergence of freight transportation modes. Weaknesses of the Sector relate to economic obsolescence in both the industrial and commercial plant. Strengths of the area include the Detroit River as a unique attraction, the fixed nature of the transport infrastructure, the availability of many sound industrial buildings, and the shopping habits of many local residents favoring neighborhood stores. Detroit's major concentration of ports, rail facilities, truck terminals, pipelines, international crossings and associated or support facilities and organizations occurs in the Southwest Sector. This remains unchanged despite the serious and continuing erosion of the Sector's manufacturing base. Only to a limited extent can changing technology, changing corporate ownership patterns, or other evolutionary factors disperse southwest Detroit's highly significant concentration of freight facilities. In fact, prevailing economic forces actually favor continued concentration. III-123 3/90 I -------- - - - - - -- = - - - - c . . c �SUBSECTORS r---'t-~=---~-c ~--.. ~, 1 inch, t.1mlle ~ acret ,----, ,----, ~I__.._J 0 .5 1 1.5 2 mlle SOUTHWEST SECTOR Boynton Subsector ••.••..•.•••.•..•• 309-16 Chadsey Subsector .......•.••.•..... 309-14 Condon Subsector ••.•.•••.•••.•..... 309-9 Hubbard-Richard/Corktown Subsector 309-12 Jeffries Subsector •.•••...•••...••. 309-8 Springwells Subsector ..••••••.•.... 309-13 Tireman Subsector ••••••••.••.•..••• 309-10 West Riverfront Subsector .•..•.•.•• 309-15 Vernor-Junction Subsector .......•.• 309-11 �GENERALIZED REZONING CONCEPT RI 112 /13 • R RS 116 Bl B2 BJ 84 B6 SINGl£·F AM/LY RESIDENTIAL TWO-FAMILY RESIDENTIAL LOH·DENSrTY RESIDENTIAL THOROUGHFPRE RESIDENTIAL MEDIUM·DENSrTY RESIDENTIAL HIGH·DENSrTY RESIDENTIAL. RESTRICTED BUSINESS LOCAL BUSINESS/RESIDENTIAL SHOPPING DISTRICT GENERAL BUSINESS GENERAL SERVICES Ml L/MrTED INDUSTRIAL RESTRICTED INDUSTRIAL GENERAL INDUSTRIAL INTENSIVE INDUSTRIAL SPECIAL INDUSTRIAL SDI SPECIAL DEVELOPMENT !resldenl!ol,wlfh limited commerclolJ SD2 SPECIAL DEVELOPMENT !commerclol,wlfh limited resldent/a/J SD PROPOSED SPECIAL DEVELOPMENT RIVERFRONT MIX USE M2 M3 M4 MS • PD PLANNED DEVELOPMENT PUBLIC CENTER PCA RESTRICTED CENTRAL BUSINESS PC TM WI TRNISrTIONAL INDUSTRIN.. WATERFRONT INDUSTRIN.. PR PMKS and RECREATION ,. SOUTHWEST SECTOR �r THE · DETROIT MASTER PLAN ·OF POL~IES . - SOUTHWEST SECTOR The . Southwest Sector, therefo:c.e, will remain an area of primary economic importance, and industrial activities, within the limits ef sound planning and environmental protection. Keys to the renewal of the Southwest area will include an improved education system aimed at specific needs of the residents (including career training and the re-education of adults), a safe, secure, and. healthy environment, good recreational facilities, and improved public transportation. Social problems characteristic of the City as a whole are all represented here. Of particular concern to residents, howeve~, is the location of such facilities as adult foster care homes and pre-release adjustment centers, among others. POLICY 309-1: Southwest Sector - Land Use Portions of Buchanan, Milford, Tireman, South Fort, and Livernois should be gradually redeveloped from general commercial uses to more residentially compatible uses. Promote riverfront land uses which are appropriate to their location. Correct conditions of unsafe or blighted structures. Care for vacant land and plan for its reuse. Secure more City control over the Riverfront. Study and address the distribution of social facilities such as adult foster care home, pre-release adjustment centers, etc. Establish and implement a comprehensive program for the management of toxic waste material, giving highest priority to arresting and preventing toxic waste impact on the land and people in the Southwest Sector. POLICY 309-2: Southwest Sector - Residential Development Encourage and assist housing conservation and rehabilitation. Buffer small pockets of housing in areas that are, or may eventually become, industrial or commercial. Support existing residential uses in mixed use areas. Encourage owner occupancy and home sharing. Support construction of smaller housing units and infill housing. POLICY 309-3: Southwest Sector - Commercial Development Develop neighborhood commercial districts. Improve both the appearance and function of commercial areas. Encourage neighborhood commercial development to reflect the ethnic character of neighborhoods. Implement zoning changes to improve commercial strips and protect neighborhoods. 3/90 III-124 �~ --.- THE DETROIT MASTER PLAN OF POLIJ:IES POLICY 309-4: SOUTHWEST SECTOR Southwest Sector_- Industrial Development Promote the Southwest Sector as a prime location for growth industries generating high lev~ of employment. Provide an adequate inventory of sites of varying sizes for industrial expansion. Demolish isolated, vacant industrial plants with no economic potential, especially along the Grand Trunk rightof-way. Modernize Union Produce TerminaL and other food distribution-related facilities. Remove food and distribution plants in inappropriate locations. Discourage new industrial uses at the River's edge which ·do not need a river location. Improve the environmental quality resulting from industries. Improve industrial nodes and corridors from a design viewpoint. Continue development and take measures to increase the efficiency of the Port of Detroit. Continue development of the Foreign Trade Zone as needed. Increase uses of district heating and use of steam for industrial processing. Recycle surplus industrial and commercial buildings on a selective basis. POLICY 309-5: Southwest Sector - Transportation System Install a grade-separated railroad crossing at either Dearborn Street, West End, Green, Waterman, or West Grand Boulevard. Support modernization of the rail system and expansion of the rail tunnel under the Detroit River. Encourage common carrier trucking. Develop "river roads" from Fort Street to West Riverfront attractions such as the Bob-Lo docks, Riverside Park, and Fort-Wayne. POLICY 309-6: Southwest Sector - Recreation Enhance major points of public access to the water's edge at Fort Wayne and Riverside Park. Acquire and develop small parcels for recreation use at least two acres in size throughout the area as opportunity permits. Stabilize edges of the Detroit and Rouge Rivers. POLICY 309-7: Southwest Sector - Urban Design Recognize, enhance, and promote attractive or interesting features in the area: the Riverfront, the industrial landscape, Fort Wayne, ethnic communities, the Michigan Central Station, the Ambassador Bridge, and tourist information center area. Construct viewing platforms and small parks to enable people to observe ships and industrial activities; relate these to the development of "river-roads" and a pedestrian/bicycle path. 3/90 III-125 �JEFFRIES EXISTINQ ~ (iT • r-·-.;~. "7=-~•9 LJ : :\IS.: • · · ;_, ~ IN~· ··II·~. IN T _... : .. :". : . r.: IIIM ••••••• • ----- IN8T - Inacit.ution&.l IND ... a.n.ral Induac.rial ,l. -. ::.---,~~~-:-···-· •V• LT. IND - Light: Induac.ri&.l 019T - DUc.ri.ba.Uon Indl&atn.al MC - Major ec-rcial INaT ·:··· :.......--, ! l i 8C - Special C:C-rci&l. IIIL.C - ReaideD.t.i.al./t.ocal c:c-irci.al GC - General CC-.rc::ial CC - Ccapariaon cc:aaarcJ.al •H ! -- · °' :... '· .. RM/ •• , ••._ I ! ~=:r.1.-~----jf-~-----~--· : .c.: L~• : ..·~ r--· :: RL_~lvACAN? -. 7 : ~•• :: ••ptc••• ' ,.. ~ l . . l : RM ••• 1 USE AL - tow o.naicy Reaidant:J.al ALM - Low-Medi\m oenaicy Reaidanc.i.al RM - M.ediuza oenaity ReaW.nci&l RH - High Danaicy Re • iden.c.ial IIIC - Spaicial R••idancial-Cc:aaarcial R._ ······:~-s= • .. LAND MUIII - Nixad oa - u.. °""" s.,... baidential POlll'T- Port • C9M- c-ury V or VAC - vacant : VACANT ··•: LT. IND ---- s . . Appendix A tor explanation of cat.agoriaa ~ RM ,.- _ _ ..,... ::•..:.:. l. 1 lflCl'I I 2000ft . 0.0 .25 .50 ,.o .75 ··- c_.::._F=7c::_::J==1 SOUTHWEST· SECTOR JEFFRIES • • • ~ M M NCl CI IIUTU• Gl N RAL LAND ua • • AL - Lav oen• icy • a. • idant.i.a.l ALM - .t.ow-Mediua Denaicy Jtaai.dellU&l 111M - M.U.ua Denai~ R.eaidant;ial ..... - Biqh Denait:y Raaidential alltC - Special Raiaidential-C~Rial INaT - tnatitut.ioaal IND - General IDduatrial LT. INC - Light lnduatrial DlaT - ciacribu.tion tnduauial MC - Major CC-rcJ..&l ac - s~cial ca.arcial RLC - R• • idantial/t.oc:al cc..arc:.1.al QC - General c~rc1..al CC - COllpU'i • on c~rc:ial MUA - Mixad c- Re • 1..dent1..al Oa - Open Space IIIIOSl'T - Port ca:M - c-tary See Appendi,x A for •xpU,l\at1..on of categori•• l. 1 tftCf'I I EiJ- 2000ft . = V, 0 ~ o.o .25 .50 . 75 1 1.0 c:::=-.:r==l::-=:J,.----, lutoffletet SOUTHWEST SECTOR Jeffries Subsector .......••.....•.• 309-8 III-125A �THE DETROIT · MASTER PLAN OF POL~J:ES SOUTHWEST SECTOR JEFFRIES SUBSECTOR BOUNDARIES AHO FEATURES The boundaries of the Jeffries Subsector are the Edsel Ford Freeway on the north, the John .C.. Lodge Freeway on the east, the Fisher Freeway on the south, and the Jeffries Freeway on the west. Well-known landmarks are the Jeffries Homes, Wayne State University's athletic campus, the Teamsters headquarters, the Michigan Osteopathic Hospital,-Fountain Court, and Freedom Place. The Woodbridge neighborhood, now being rehabilitated, is part of the subsector. SUMMARY OF PLANNING ISSUES, JEFFRIES SUBSECTOR One of the major problems is the very large amount of vacant land. Virtually whole blocks of housing have been abandoned and demolished near the Jeffries Homes and in other portions of the subsector. Despite the vacancy, desirable, affordable neighborhoods survive in the Jeffries Subsector. The continued existence of these neighborhoods and their eventual upgrading is seen as an important goal for the City. Frontage along Grand River is currently underutilized and should be seen as a potential location for high intensity residential development with compatible commercial development. Older industrial buildings can be recycled for growth industries employing large numbers of persons. Job retraining should be offered to unemployed adults and career-oriented education should be emphasized in the high schools serving the area. An orderly plan for parking lots is needed in the area immediately north of Tiger Stadium. JEFFRIES SUBSECTOR GOALS Al though this subsector has been particularly hard hit by urban problems generally, there is great potential. . Its location near the Cultural Center and the Central Business District, strong ethnic ties and sense of community, and the sizable parcels of vacant land available for development all support the perception of a revitalization of this area. Grand River would be the major corridor, intensely developed with a well-planned mix of residential and commercial uses, the neighborhoods would be rebuilt with new housing, and nearby industrial areas would supply good employment opportunities for the residents. 3/90 III-126 �-- THE DETROIT MASTER PLAN OF POL~IES POLICY 309-8: SOUTHWEST SECTOR Jeffries Subsect.or Policies Upgrade and esthetically improve the Grand River frontage; encourage high intensity r-e-sidential with compatible commercial uses. Develop a new commercial center, in a clustered rather than strip form, and include a full-service supermarket. Continue rehabilitation and conservation programs in the Woodbridge neighborhood. Improve maintenance of the Jeffries Homes. Provide interim uses for the vacant land near the Jeffries Homes and west of 14th Street, and ultimately assemble large parcels for the development of new housing. Provide infill housing and historic designation, where appropriate~ in the area around Trumbull and Butternut. In general, consider existing residents as the primary users of new and rehabilitated housing in this subsector. Recycle older industrial buildings, encouraging growth industries with jobs for low-skilled workers. Develop an orderly plan for parking north of Tiger Stadium. For that portion of the Jeffries Subsector generally north of the Fisher Freeway and between the Lodge Freeway and Rosa Parks, discourage new commercial parking from extending north of Spruce and west of Rosa Parks Boulevard, and also discourage commercial parking in the general area east of the alley east of Trumbull and north of Pine. In the area generally bounded by Spruce, Pine, Trumbull, and Rosa Parks, use existing housing techniques to preserve as much housing in the short-run as feasible. When City agencies or boards consider approvals or variances in the above areas, encourage buffering to be used to provide a transition and better relationship between adjacent residential and commercial parking areas. Encourage development of offices and retail facilities along Trumbull, but generally discourage further intrusion of office and retail facilities within the residential areas easterly and westerly from the Trumbull frontage. Support Tiger Stadium and its auxiliary uses and also support the objective that, wherever feasible, existing viable residential development should be retained and reinforced. For purposes of Section 82~0306 of the Zoning Ordinance, the area bounded by Trumbull, Michigan, Rosa Parks, Spruce, Cochrane, Perry shall be understood as "nonresidential" use, and open parking lots for private passenger vehicles in this area are "permitted with approval" uses. 3/90 III-127 �CDNCDN EXISTING R'-- LAND UBE ta, eon.ity ~ ALM- ""'"""'1m Dlnaity ~ ~Nadi.l.aDlnm.tySlam.dmti&l R - Hi¢ eon.ity ~ 911C-~~~ INST- ,-J.tuda,al INO-c..n.J.ImatzuJ. • '-'1: I NO- Li¢': ImatzuJ. DIST_,,....._ _ --~__ __ -----~ _M C - l a j c r - ac-~- cc-,_....._ IIC-Gom<al- ,_ POSIIT--. C • M-,_...,. 1 lftC" I 2000ft . - 0 SOUTHWEST SECTOR CONODN • • -CDMM ND D PUTUR ca N RA'- I.AND u • • •• • 911L - Low oen • icy Reai.denc.ial. ALM ... t.Qlf-Mediua o«n • ity Reaidanti.al AM - MKiua can• ity Re • idenci&l. AH - Biqh t>enaity R• • idalld..&l • Ille - special Rea1.deneial-C~rcial INaT - tnaticution.&.l. IND - General tnduau~l LT. INCi - t.igh,:. t.ndu• 1:.rial DlaT - oi • uibu.t.ion Induacrial MC - Major c ~ c i . a l ac - special cc.aaarcial RLC - Re • idenu..al/Local c~rcial C3C - Ge!Mlral C.C-:rc:1.al CC - ccw:par1.aon caa.ercial MUA - Mixed o- R•• 1.dent.ial Qa - Open Spa.ca , POlll'T - Port. C M- c-c.ary- • s- ~ for •~la.nation of c:at• qon. •• 1 111Cf'I r 2000ft . = V, 0 ~ o.o .25 .50 .75 1.0 , ...... c==.r==L~r:::::i ··- SOUTHWEST SECTOR Condon Subsector ....•.....•.•...... 309-9 III-127A �THE DETROIT MASTER PLAN OF POLJ~JES SOUTHWEST SECTOR CONDON SUBSECTOR BOUNDARIES AND_FEATURES The boundaries of the Condon Subsector are the Jeffries Freeway on the east, the Edsel F-e--rd Freeway forms the northern boundary, Livernois Avenue is to the west, and the Conrail tracks lie to the south. Well-known landmarks include the Condon Middle School, the St. Hedwig and St. Francis of Assisi Roman Catholic churches, and the West Warren senior housing tower. The portions of the subsector inside West Grand Boulevard were built in the 1900-1918 period. Outside of the Boulevard, the homes are, on the average, a few years newer, although 98 percent of all residential structures were built before 1925. SUMMARY OF PLANNING ISSUES, CONDON SUBSECTOR The Condon Subsector does not appear to be as a single, cohesive entity. Rail lines, West Grand Boulevard, and Michigan Avenue split the subsector into about four or five separate communities. The easternmost of the communities (inside West Grand Boulevard) is represented by GROW (Grass Roots Organization of Workers). The GROW area, an older part of the subsector, has much in common with the adjacent Jeffries Subsector. The other residential sections of Condon resemble adjacent portions of Ti reman, Vernor-Spr ingwells, or Chadsey. The neighborhoods, while advancing in age and declining in population, remain basically intact. The housing stock is wood-frame housing built for the working class 70 to 80 years ago, and thus requires heavy maintenance or repairs and replacement or upgrading of mechanical systems. Concentrated programs of housing conservation could be applied to most of Condon, while it is recognized that some of the housing is beyond repair and some neighborhoods may eventually need total rebuilding. Many of the factory buildings in Condon which are now closed should not be reoccupied. Possibly, some of the open plants should be relocated to more suitable areas within Detroit. The Michigan-Junction commercial strip has shown recent signs of a modest rebirth. It should be encouraged to emerge as a commercial center, combining shopping, transportation, highdensity housing for seniors and small families, and other 3/90 III-128 �THE. l>ETROIT MASTER PLAN . OF POLI.:IES . functions and regular basis. facilities whicll SOUTHWEST SECTOR attract ·-many people on a Environmental problems such as-eommercial blight, industrial truck traffic, industrial odors, and unkempt vacant lots must be tackled before any improvements can be expected in the housing stock. Tree planting has been identified as a local need, including along West Grand Boulevard. CONDON SUBSECTOR GOALS The Condon Subsector has a tradition of strong community involvement. This community spirit can be harnessed to help achieve maximum benefit from future revitalization programs. Much of the area needs rebuilding, but once needed economic improvements are in place, this rebuilding can start in earnest to restore this to an area of sound neighborhoods for families of moderate means, close to a wide variety of employment, shopping and recreation opportunities. POLICY 309-9: Condon Subsector Policies Implement housing conservation programs where feasible. Provide adequate land-use controls to separate housing from industry. Relocate industries to more suitable areas where feasible and needed to achieve better land-use patterns. Establish a commercial center at Michigan-Junction. Carry out demolition and maintenance of vacant land where needed. Encourage population growth; encourage new and rehabilitated housing targeted to projected market. Redirect Buchanan Avenue frontage from commercial to residential. Carry out needed environmental improvements in conjunction with any housing improvements. Implement a tree-planting program, especially along West Grand Boulevard. 3/90 III-129 �TIREMAN • EXISTING LAND UB ---..,~ RL.-lat_tY_. RI.M- , _ _ . . - t Y ~ RH-Bioba..itY~ AC-.......,_~--...i IN8T- Inotl.........,_ IND--~ L.'l:INO-!J.91&~ 018T--~ • _ ----~cc-------~ _,__ me-~- _'-'_,_ IIORT--.: C • M-Cllmoory ~.. 1 lflCft : 1000ft . - o.o .25 .50 ,.o 75 ··- ..... c=..J===t-=::J==::i SOUTHWEST SECTOR TIREMAN • • •~ • R CCMM NC C ~UTUR QBN L.ANC U •• • AL .. Lav Denaiey Re • identia.l IIILM - I.oliJr-,Mediua oeuiey aeei.denU&l 111M - Nediua oenai.ty b • idenu.&l lllto4 - Biqb o.n.eity Ra • idanei.&l. • IIIC ... Special. b • idential-O:-rd.al INaT' - In.U.itutional IND - General IDd\aUial LT. INC .. .t..iqtlt I.Dduatr1.&J. OlaT - Di • trillu.e.ion Induat.rial MC - Major c~rc:ial ac - special c~re1..al ALC - R•• iden.tial/t.oc:al cc-rc:1.a.l me - General cc-rc.ial CC - ca.parison c ~ e i a l MUIII - Nixed UN Re • 1dene.i&.l 011 - Open Spac:. PO.-T - Pon C • M ... c-t.ery s- ~ l. tor •,q:ilanation of c:ateqori•• 1 ,ncf'I : 2000ft . ,----, = ... o.o 25 SO 75 c=::::J~ 1.0 ll1toMeler SOUTHWEST SECTOR Tireman Subsector ••••••••••••.•••.• 309-10 III-129A �-~- THE DETROIT KASTER PLAN OF POL::IJ;IES SOUTHWEST SECTOR TIREMAN SUBSECTOR BOUNDARIES ANO FEATURES The boundaries of the Tireman Subsector are the Jeffries Freeway on the northeast, the Col'H:'ail (former Detroit Terminal Railroad) tracks (and Dearborn city limit) on the west, and Warren Avenue and the Ford Freeway on the south. The .C hesapeake and Ohio industrial spur runs north-south through the subsector, with the Kelsey-Hayes plant and the Detroit Edison service shops -being the major industrial development in the Chessie Corridor. Other than the industrial belt along each railroad line and a small amount of strip commercial, the subsector is residential. SUMMARY OF PLANNING ISSUES, TIREMAN SUBSECTOR It is clear that Tireman's neighborhoods have certain strengths and stabilizing factors. But it is equally clear that all neighborhoods have already experienced blighting influences, and are experiencing difficulty in attracting or retaining younger families. An increase in retail facilities and programs destabilizing influences are needed, along employment. to address with more The Chessie industrial corridor has the potential for job creation. In order for more employment to be created in southwest Detroit, this car r idor is one of the areas that could be used to accommodate industrial growth. Beautification and facade improvement may help to stabilize the Warren-McGraw commercial area; such a program has begun. In addition, an entirely new convenience retail center is recommended for the intersection of Tireman and Epworth. This center would not only fill a need for retail services, but would help foster a sense of community and more of a positive feeling, or "sense of place" for Tireman Subsector's various neighborhoods. TIREMAN SUBSECTOR GOALS This area has experienced some decline, as have most neighborhoods in this part of the City. The major needs re more employment, better shopping, and housing stabilization. With an increase in industrial facilities, a new retail center and a program of neighborhood improvement, coupled with better organization of land uses, the Tireman Subsector will become an increasingly desirable balanced community where a family 3/90 III-130 �I THE DETROIT MASTER PLAN OF POL:u;IES SOUTHWEST SECTOR can live, work, and play in close proximity to many of the City's major resources. POLICY 309-10: Tireman Subsect-o-r Policies Encourage industrial growth in. the Chessie rail corridor. Upgrade the Warren-McGraw commercial area. Establish a new retail center at the intersection of Tireman and Epworth; include senior citizen housing. Rezone industrial land to accommodate this change. Increase the stock of sound housing - both rehabilitated nd new units - for small households, as market projections indicate, and encourage owner-occupancy. Where pockets of housing are in areas where industrial expansion is desirable, buffer these housing areas through use of TM (Transitional Industrial) zoning. 3/90 III-131 ~ �• ....✓ : 1 k~-M ... ~--.-· IND '-;, , _ 1-.1 - • --~ ~ G C ; "-+,.I -- IND .:-, t -........ : ~~; _ =---=----: • --:... l .: -·:-•=!i =••.:.7 ~----··-····•---.W•-- -· .... : 1 INC •LM - . l · ~•• : :: I ' :- -..;-..Y--J~ _ , ~ ; ~ .__ - mc-----.:·~ II'•-- '-··---= ,-- -~ : 4t-1N•T •--• •LM a.-: :--: a• •••• .+•••• I .. LM i 1N• T ~ RLM ·r: ~ • •I , JI i -I : ••-.__! ---·-- :-- : ; ..... .... i = ; . ••••,.:l "L"". ......•••••-.,_.,.,...,.,•.,..:...:..~•.:....•••= ;.._-.::...--------··-·-··············· - - . -.:..-:. . .-. __. .,_ ---. ·-- ---l---•----- - . ; . ~ ·- -•. ,:i... __ •• ·.- - -·. -" · " . __ ;,,. __ • ·· LT. IND- Li4bC VERNOR-JUNCTION • Xl • TING . _.. .. __ , • - IN __,..., T --..,.i CII.-T•-_-Mjcrec-ctal 2000"- 1 UICfl I __--_ cc--- - ac- 1 1 1 1ec-ctal .C-~- LAND UBE ..._. ---1:Y~ --~--=al -Opm-- IIIL•1-a..ity..-....i _ _ _ _. , . . . - . . . . i _...,_ ,---, = o.o .25 PCIIIIT· _., •i+---,:y~ .50 75 ,.o CIIM-~ IN.-T•n.ti-..-1 INO--,Indlatz:l.al SOUTHWEST SECTOR ,••!~. .~ ••••LT.i. ~••• ••• . f-....... - ....•·.•··· .... .._..: ~-s•···· = • ······: : ....... ,... •L.M ~! .. =:..-··:~.•·· .... ... ✓••• :a-= .-• IND• • • 1 :.,;M : •~!•.:··-a ~L INO \ • - "-t,.._ •--.,:.·.. ,tLT'1N0••••: • · : . - · · - - - : • • •: : · · · · · · : . . . . • :. ~~ =--=-··:. :........ :.';!.~'!'~~ :..... ~ •••••!:.": -~. . .:"":. ;• - ~~. . ••• ···~.···•7: r.~•···················--·••·--············••-: •••r-.. ,._: .........:::-~:-~.::~:::::.::::.-a.·~r .t•• : : • :a• ! : : : ••• :: 911LM .. _. 4-1N ....• -:_ •• LT IN0 : T .~~..........: ••..._ ;,..r• ••••• : ?-.,•. : - ..:t•t• ,t.-~ ••• ALM ALM •. - • • : :- 1:.::•.J,- : -·-·•. .............- ...............---............ ·, ,• - -,c;.' s- · : : •JIILM• • • INll'I: • : i i=-~ ~ ~~ r•• ~ • -:: -------·------.i....ih.• : ~ ~- ~ ~ - J o i C . 1 1 ~ ~ , - ►•~~~ ~~· : • :~ . / .~· <?- ,..,,.,.. -. : : ••• , ••••••••••• - - ~ - ! ~.. . . . ;u.-. ~ - - - . - ~ - - ,. :··;( : J ••• ~... ~ .;J' ..i_..-l••' . . ... ; ~ _ _.... . ••,...;;.;,, \,-"' VERNOR-JUNCTION AL - I.av oenu.t;y R.ea.1-dantu.l RLM - t.aw-fltadiua oenaity Reaidential RM - Madima e>en.aicy R.eaidential RH - High Denai ty IW•idential • AC - Speci&l. Re•ident.ia.1-<~rcia.1 INaT - tnati tutional IND - c.enera.l 1nduat.rial LT. IND - Light l.Dduacz-i&l • NCl• CI ll'UTUIIII• • N • - L LANCI U •• AaCCIMM Q MC - Major c ~ r c i a l •c - spacial c ~ r c i a l RLC - R••idential/1,oca.l ~rc.1-al cac - Genaral ec-rc:ial CC - CCllllpU'iaon ~ r c i a l 0 1 UICfrl I 1000ft 'h ~ = - ...... MUSI - N1Jc.ed u- Re•idantial Cl 0,,.,, Spac,o • • ~ - DIST - DUlt.ribat..i.on I.AduaC::Z"_ia.1 l. Port CIIM - ,,_.._ <1: s.. .6R2!D:Stia.... for explanation of cat:egori•• Vernor-Junction Subsector •.•.••.••• 309-11 SOUTHWEST SECTOR III-131A �THE DETROIT MASTER PLAN OF POL~ES SOUTHWEST SECTOR VERNOR-JUNCTION SUBSECTOR aopNDARIES AND FEATURES The Vernor-Junction Subsector is generally bounded by West Grand Boulevard on the east, the-Fisher Freeway on the south, and the Conrail-Grand Trunk embankment on the northwest. On the north, the Subsector goes up_to and includes the old Clark Street Cadillac plant (now vacant). Well-known landmarks and features include the Cadillac plant, along with Clark Park, Western High School, Holy Redeemer Roman Catholic Church, and the-Vernor-Junction commercial ~rea. SUMMARY OF PLANNING ISSUES, VERNOR-JUNCTION SUBSECTOR Neighborhoods near the industrial corridor (generally near or north of Toledo Avenue) have been showing signs of deterioration. This area accounts for most of the Subsector's housing-related problems and most of the Subsector's recent population losses and demolition. Many of the scattered, small industrial plants (whether in operation or vacant) along the Grand Trunk and Conrail railroads are directly adjacent to housing. Whether or not reoccupancy of the vacant plants should be encouraged is questionable. Other than facilities; possible. Clark Park, the area is short of recreation this need should be addressed to the extent VERNOR-JUNCTION SUBSECTOR GOALS This area has experienced considerable distress relating mainly to the general decline in the manufacturing sector of the City's economy. The challenge now is to conserve and revitalize viable industries and neighborhoods, remove what is obsolete, and rebuild for the future with new growth industries and housing developments which provide sound, safe living areas near places of employment, convenient, attractive shopping and adequate recreation opportunities. POLICY 309-11: Vernor-Junction Subsector Policies Develop long-range plans for reindustr iali zation. Provide adequate buffering between industry and housing. Use zoning to insure compatible land-use relations between existing development and new construction, be it new industry near existing housing or vice-versa. Improve existing mixed-use industrial and housing areas with landscaping. Phase out obsolete industrial facilities, especially where adjacent to viable housing. Provide improved recreation facilities including neighborhood parks and a recreation center. 3/90 III-132 �HUBBARD-RICHARD CDRKTDWN EXISTING LAND UBE RL - tov oenaity Meidenltial s:ILM - Low-fledi1a Den•ity Raaidal'lU,&l l=IIM - Nediua D.nail:y J.uJ.dllnt.i•l RH - Riqb Denaicy R••ident.ial. • •c - special M•idential-c~rc1al INIIT .. tnati tutlan&l. IND - Geaaral Induczial. LT. IND .. Li9bt InduaU1.al DIST - Diat.rillut.ion todut.rial MC - N&jor c:c-rciaJ. ac - special. ec-arcial AI.C - lleaidaaUal/Loc:al ~rc:J.&.1 QC • a...ral. ~ra.i,e,l cc-.,_~~u1 MUIII - Niaad t19e aeeidanUal oa- " - • - SIOlll'T- krt CIIM- c...c:ery V or VAC - vacant s - Appeftdix A far explanat.ion of cau9ori•• l. 1 ,ncf'I 12000n. - 0 0.0 .25 .50 . 75 t.O ~~c:=::7 lulOfNter SOUTHWEST SECTOR HUBBARD-RICHARD CDRKTDWN • • u•• • RaCCIMM NO CI l"UTUR ca N RAL. L.ANCI • • RL - Lev Den• ity Re • idantial ALM - .t.,ow,-f,lediua oen• 1.ty Rea.identi&l AM - Mediua Denaicy Reaidant.ial AH - High Oenaity RaaidantiaJ. • ,.C INIIT IND LT. INC DlaT - Special 1ta• 1.dential-C~rc.ial Inatitutian&l General Induatr1.al t.ight Incluauial Di • t.n.bQtion Induac.r1.al MC - Major c~c1.a.l · 9C - Spacial C~rcial RLC - Raaident1.al/Local ccaaarcial cac - Gen.ral c~rc:ial CC - Ccxiq:,,ar1.aon c~rcial MUIII - Mi.xed u- Re • 1denc1&l. Oa - Open Space POSlt'T - Port C • M - c-t.ary S•• ~ 1-.. for explan• cion of c• ceqori•• 1 lflCfl I ,o()C)ft . = 0 ½ i = = J~ i==---:J o.o 5J- .25 .50 .75 1.0 1 mole c::::::r==1:::.-J,---, ··- SOUTHWEST SECTOR Hubbard-Richard/Corktown Subsector 309-12 III-132A �-- THE DETROIT MASTER PLAN OF POL~ES SOUTHWEST SECTOR HOBBARD-RICHARD/CORKTOWN SOBSKCroR BOUNDARIES AND FEATURES The Hubbard-Richard/Corktown Subsector is generally bounded by the Fisher Freeway on the -north, the Central Business District on the east, the Detroit River on the south, and West Grand Boulevard on the west. The Subsector is named after the two residential neighborhoods that it includes. Well-known landmarks, in addition to the former Amtrak train station, include the Ambassador- Bridge, Riverside Park, St. Anne's Roman Catholic Church, Ti-ger Stadium, and the MexicanAmerican commercial areas on Bagley and Vernor. The Jeffries Freeway, bridge plaza, and truck routes greatly divide the Subsector, and a major rail yard and rail ferry docking facility occupy more than half of the Subsector's share of the riverfront. SUMMARY OF PLANNING ISSUES, HOBBARD-RICHARD/CORKTOWN SOBSECTOR Much of the Hubbard-Richard/Corktown Subsector is part of a development project (West Side Industrial #1 and #2, HubbardRichard, and Cork town), or else is considered a possible development location by virtue of riverfront location or proximity to the Central Business District. Almost every portion of this Subsector presents issues related to land use or development. Zoning issues tend to be more prominent and important in this Subsector compared to elsewhere in the City. Traffic problems are also present, particularly along Michigan Avenue and Rosa Parks. Truck traffic impacts residential areas. Preston Elementary School has recently closed. Children must now cross the freeway or bridge plaza to attend Webster School. The Ambassador Bridge area has presented many issues as the bridge plaza and associated public and private facilities are in the middle of the Hubbard-Richard community and there are numerous traffic and land use conflicts. The fact that the bridge is a major international truck route has contributed to this condition. The Federal Government has completed a Customs inspection station for trucks, and private truck terminals related to Bridge traffic are found at various adjacent or nearby locations. Current plans call for a greatly expanded U.S. Customs service inspection area and an expanded bridge plaza area. 3/90 III-133 �r THE ·DETROIT MASTER PLAN OF POL~JES SOUTHWEST SECTOR Automobile-oriented f.acili ties ._near the Bridge . include, or will include: duty-free shops and a proposed Michigan Department of Transportation tourist information center. The portion of the riverfront-west of Rosa Parks to the Ambassador Bridge is prime area for redevelopment; however, transportation infrastructure would have to be relocated and this would be costly. Immediately north of the Riverside Park is a potentially prime development site with views of-the River. Currently, that land is vacant or in use fo-r light industry and truck terminals. The Michigan Avenue corridor, including the Tiger Stadium area, is seen as a potential development site because of its location near Corktown and the downtown area and along a major thoroughfare .. It is envisioned that the Michigan corridor will be gradually upgraded with new development; deteriorated, under-utilized, or inappropriate development will be replaced. The presence of Tiger Stadium has long had an impact on the surrounding community related to traffic, parking, and fan disturbances. A major step toward relieving this problem was the implementation of the resident parking program in 1987. However, a need for further traffic and parking improvements exists. Infrastructure improvements are needed to alleviate flooded streets, alleys and basements; provide better street lighting; repair streets, alleys and sidewalks; and, replace worn utilities. Improvements are needed to provide more and better open space. Improved convenience shopping is also an expressed need in certain parts of this Subsector. A major issue underlying many of the problems in this area is the loss of population that has occurred over the past two decades. While this has been a problem for Detroit generally, it is - acutely perceived here as the root cause of housing abandonment and loss, declining levels of services, loss of shopping facilities and general deterioration of the community. HUBBARD-RICBARD/CORKTOWN GOALS The Hubbard-Richard/Corktown Subsector is an important and valuable part of the City. Its rich and diverse history, mix of population groups, important landmarks, economic activity, proximity to the downtown area, and strong community organization all combine to make this area truly unique. Further, because of these features and because of growth that 3/90 III-134 �- ,- THE DETROIT MASTER PLAN OF POL:u:lES SOUTHWEST SECTOR can be stimulated by -major ne~ developments including the • Travel Information Center, the possibilities for the revitalization of the Tiger Stadium area and the potential for new industrial activity, this --Subsector is in a very good position to make a major recovery. The goal is to achieve the rehabilitation of the existing ~ommunity and preserving its unique character while adding major new housing, shopping, service, -and recreational facilities and economic development. The following policies are designed to implement this goal. POLICY 309-12: Hubbard-Richard/Corktown Subsector Policies Encourage population growth. Continue to build a good living environment through the gradual removal of abrasive uses and continued protection against nonconforming uses; buffering and proper siting of new light industrial or transportationrelated facilities (such as the Bridge plaza), and continued upgrading of housing. Provide increased support and strengthening of the ethnic commercial strip on Bagley, and support the expansion of this commercial area along Bagley east of the Fisher Freeway. Provide adequate parking for this area. Encourage high-intensity residential/commercial development to replace lower intensity and aging light industrial and commercial properties, especially north of Riverside Park, along parts of the Michigan Avenue corridor through the Subsector, and along part of Fort Street, especially near the Central Business District. Prevent the penetration of high intensity development into Corktown south of the Michigan Avenue frontage. Consider long-range potential development on part or all of the riverfront rail yards, utilizing air rights over the tracks, if feasible. Encourage infill housing where needed, and a new housing development on the cleared parcel near St. Anne's Church. Encourage other new housing at appropriate locations throughout the area. Make every effort to provide new housing in the Hubbard-Richard area prior to Bridge plaza expansion. Consider manufactured as well as site built housing. Upgrade alleys, sidewalks, curbs, utilities and public lighting to contemporary standards. Consider a historic street lighting program in the historic Corktown area. Continue light industrial development until the West Side Industrial #2 project is complete. Resolve traffic conflicts: provide better access from Fort Street to the Ambassador Bridge plaza; downgrade Lafayette 3/90 III-135 �THE DETROIT MASTER PLAN OF POLu:lES SOUTHWEST SECTOR Avenue where it carries heavy - volumes of traffic through , Hubbard-Richard; eliminate truck traffic from residential streets; consider usi~g traffic signals (blinking lights) to reduce noise levels from truck- traffic during low traffic hours. Consider a special transportation link along Michigan -Avenue to c~nnect the Downtown ~eople Mover system with the Michigan Central Depot. Provide a new public elementary school east of the Fisher Freeway when warranted by populcftion increases. Prohibit the blocking of West Grand Boulevard-at the entrance to Riverside Park by trains. Support social, recreational, and cultural programs related to the needs of special groups including immigrants, non-English speaking, the elderly, and the poor. Promote the tourist potential of the Hubbard-Richard/Corktown Subsector, focusing on such attractions as Tiger Stadium, Riverside Park, historic neighborhoods, Mexicantown and ethnic restaurants, St. Anne's Church, the Ambassador Bridge and related facilities. Insure that the proposed new Travel Information Center gives adequate priority to promoting these attractions in the immediate area. Continue to study the feasibility of developing a pedestrianbicycle path connecting downtown to Fort Wayne, along West Jefferson, West Lafayette, or some other route. Encourage increased coordination of the different community groups and agencies working in this area. "Market" the area as a good place to live, work, and play. Encourage the continuation of Tiger Stadium, either as a new or rehabilitated facility, in its present location or close proximity. Provide adequate parking, and contain traffic, parking, and other impacts to a designated area north of Michigan Avenue. Develop and implement a traffic routing plan for ball park traffic. Encourage "theme-town'' shuttle buses to and from the Stadium, and provide a bus containment area. Encourage historic designation for the area generally bounded by 14th Street, Bagley, Rosa Parks, and the Fisher Freeway. Upgrade outdoor open space in the Most Holy Trinity Plaza and playlot areas, Dean Savage Park, Mulliet Park, St. Vincent School open field, and Roosevelt Park. Create a new "pocket" park on existing open space at Leverette and Tenth. 3/90 III-136 �- r SPRINGWELLS EXISTING! LAND U AL- ......~ i ! I !·i- I~ i != I i ! I l1ND - --4-C RL• l! :• • AH-1114'...,_<Y~ IND •M ••-----1 ~- . ••~f'.. a.• •LM r.. ~ ; ....~ •-/ • • INICI ... : ·-•~ i. RLM ••••-••-•--•••••: l : ;:: i: - ~ Ce mc 1e:'f l RM : '._ : INCi : : .... . __ _ _/ i ./. -. : : ~ s r--·...•·. , ALM : ,,.• :.,• mc-a.-ai.a-d&l : cc-~- M'--"Nl-'lloo~ aa-_,__. POAT--.c C • M-,,__,, • :--:r"" ~ ••· .. JIN~...• ~ .J ••-:: . Il 1 1 • c:-9p0Ci&la-d&l INDI : RL M --~ --~IND- a..ra1 IncLatri.al L"I: I NG- 1J4,t IncLatri.al 01 • T - - - ·- ... : : I Woocmere ~ Dlnli<Y ~ • AC-!lpKi&l~--.:ial I N • T- InatituUaM.l IND •-~, .~ . . . JI ! ·----:__..----·--= -~ ,- ~--·· ~ ---~=-= _:;C;.:...;;;~-,;.:r= .=.--. ....... ~ - ··•·. I, Dlnli<v ~ ~ O.W.ty ~ ' /.. • /.;■ -✓ "''' t to, A'-M- - : •• •••••j~_::· !'- . .(- ._J.··.,: . ..•••·· ..,.~ . .+; ..... - . 1-~ t 1f'ICfil @..... ' 2000ft . "1 0 1 r== ..... r==7 I SOUTHWEST SECTOR SPRINGWELLS • • • Aae0MM NC C .. UTUIII Q N RAL LANC U • • •• RL - Low e>enaity Re • i.dantial IIILM - t.aw-tiMdiua o.naity Re • i.4-ltial "M - Medilm Denaity ,.._identi.al AM - Biqh Denaiey M • idenU.al • AC - Speci&.l Re • i.d.ential-C~rc.ial INaT - tnatitutiOl'\&.l INC - Genaral. Indu.atri • l LT. IND - Light. I.ndu• u:i.a.l OlaT - Di • t.rillution loduat.rial MC - Major c ~rei&l ec - special c~rcb.l Rt.C - R••identia l/t.oc:&.l c..c::...arcial CIC CC MUR Oa POlll'T - General. C~rci.al - coapari•on c~rcial - Mixed OM Re•:a.dential - Open Space - Port caM - c...tary .-woocmere Ce met~ · r S•• Appendix A tor -.xpl.anation. of cateqoriea ll. 1 lflC" I 2000ft . ..... 0 0 .0 .25 .so 75 ,.o ··- ..... c.:=:::F='~ SOUTHWEST SECTOR Springwells Subsector •••••••••••••• 309-13 III-136A �THE DETROIT MASTER PLAN .OF POLICIES SOUTHWEST SECTOR SPRINGWELLS SUBSECTOR BOONDARIES...AND FEATURES The Springwells Subsector is generally bounded by the Dearborn City limit and Woodmere Cemetel!'-y on the west, the ConrailGrand Trunk railroad embankment on the southeast, and Conrail's junction yards on the-north. North of Dix Highway, virtually all of the land is in rail yards and other heavy industry. South of Dix is residential, except for the Vernor-Springwerls commercial area and some industry along the Grand Trunk. -Patton Park is the best-known feature other than those mentioned above. SUMMARY OF PLANNING ISSUES, SPRINGWELLS SUBSECTOR One-story bungalows on small lots are one of the more common housing types in Springwells. These homes, now 60 years old or so, are in need of concentrated maintenance. Thus far, the degree of maintenance, overall, is very satisfactory. There is a degree of conflict ( or a lack of separation) between industry and homes in the Springwells Subsector, particularly in regard to truck traffic. - The industrial area between Dix and the Junction yards provides very little employment, considering the land area consumed. It is one of the largest sites in Detroit that could be assembled with very little relocation for jobproducing industrial development. Springwells includes Conrail's intermodal yard and many other transport facilities. This makes the Subsector an ideal location for food industries currently occupying cramped facilities, or inappropriate locations such as residential streets. Being close to major southwest and Downriver pollution sources, Spr ingwells is deeply affected by environmental problems. SPRINGWELLS SUBSECTOR GOALS The Springwells Subsector is a community closely tied to the industrial heart of the City and should remain so. The goal, therefore, is to insure that the area becomes as increasingly sound and attractive residential community, close to places of employment but shielded from undesirable impacts from nearby industries. III-137 3/90 - - - ----~--~ ------- ----- - �- THE DETROIT MASTER PLAN OF POLIQES POLICY 309-13: SOUTHWEST SECTOR Springwells Subs.ector Policies No significant · chan-g es in land use and- only minor zoning changes are recommended for the-Springwells Subsector. Take measures to further stabilize the Springwells community through such programs as the commercial area project. Increase efforts toward housing conservation, infill housing, and more housing for seniors. Closely scrutinize the existing multiple housing stock during the coming years to see what sorts of programs may be needed to insure its survival, if problems develop. Consider food processing and distribution as a labor-intensive industry to develop in this Subsector. Provide better bus service in the Spr ingwells Subsector. Improve enforcement of environmental protection measures. - III-138 3/90 - - -- - - - ---- �CHADSEY .✓xi.......... .....---•~······ _.,.•.. •• ~ I/ // I / ~:::•• .;t..: • 1Na EXISTING! LAND USE ••••• ALM ··-..... I ] : : ---rN~-1= . r~~"><-~. "'~~~:. . _. . . . ...... : : :.• :.. :.. Fi,i :• : - - : ALM :: : I r·· i 1··: j .'" - :.....: . : INC --..; ---•••• • c • -..... ' ·"•;:,:::----------- ALM ••••• • INST- J:nacibJl:.l,:,nol IND-c..nJ.IncblUi,a,J. L."l:IND-Wqt,tizd.attl&l ALM : -: - - • k . ~-~-==- RH- Hi¢ Dma1ty i.idlnu&.L • RC-~~~ ,• : INDii••• ALM ..•• . -~RLM INC · · •. . . --cc--~ ----~ CIIST---.ui&l =- • c.oi-,1.ala-,d.&l RL.C- . aa..._,...,. : PCAT- Port C • M-a..tmy xac -~---of- ' -~! •••• : •••• ••••~••'• •• -, ~:R&.M ~ a-,d.&l me-__,_ a-,d.&l •••••• - ••• ! - - - ·- , ~ ~Mldi.mDlnm.ey~ • :1_.. .•ac :____ 0 '•:. RL.- to, Cmaity R&.M----.-,,~ ••••, IND :• ...,t.'· ••• fNG J - .;. __ IND.L-• . , ' ._; ~ . 1-.. 1 lftCPI 1 2000ft . ..... 0 0.0 JS SO 75 1.0 ,.,., .. c:=:::f==1=::::..J,------, ll.16offletet" SOUTHWEST SECTOR - CHADSEY R • cCIMM• NCl• D fl'UTUR • ca• N • R"AL. L.ANCI u •• RL - Low Den•1.ty Re • ict.ntial. ALM - ~ i a Den • ity 1taai.dent1&1 IIIM - Medi.ta DenaJ..ty Re • identi&.l. IIIIH • Biqh Denaity Reaidantial • AC - Special Reaidential-C~rci.al INaT - tutit.utional INC LT. IND DtaT MC - General lnduat.ria.l - Light tnduatn.al - Oi.n.ribut.ion I.nduauial - Major C~rci&l 9C - Spacial CC-rc1.al RLC - R••l.d•neial/Loca1 ~rc:1.al cac - C..neral Cc:maercial CC - Ccmp&%l. • on C~rcia.l MU• - Mixed U•• R• • :a.CWne1.al Oa - Opan Sp&~ POAT - Port CIIM - c-e•ry S•• Appendix A tor •xplanaeion ot c:aeeqori•• 1-.. 1 1,w;f'I r 1000ft . ..... 0 o.o .25 .so .75 1.0 ··- mt . . SOUTHWEST SECTOR Chadsey Subsector •...•......•...... 309-14 III-138A �,, THE DETROIT MASTER PLAN OF POLigES SOUTHWEST SECTOR CHADSEY SUBSECTOR BOUNDARIES AND. FEATURES The Chadsey Subsector boundaries are Warren Avenue on the north, LiverROis on-the east, t~e Conrail main rail line on the south, and the Dearborn city limit on the west. The Subsector is residential and industrial. It is bisected by the Edsel Ford Freeway and. Michigan Avenue. Notable features include Chadsey High School, the old DeSoto plant (now a Chrysler parts plant), large truck terminals, and other heavy industry at the southern- edge of the Subsector, and numerous ethnic churches. SUMMARY OF PLANNING ISSUES, CHADSEY SUBSECTOR The advancing age, small size, and wood-frame construction of the typical Chadsey Subsector house suggests a need for City attention in the future. - Lack of separation of industrial uses from residences is a problem here. While the pattern of industrial and residential land in Chadsey is not as chaotic as in other parts of southwest Detroit, there are areas of conflict, notably the industrial pocket northwest of the intersection of Martin and McGraw. In some cases, buff er ing is needed between industry and housing. In other cases, relocation of industry to other sites within Detroit may be appropriate. A review of the zoning is needed to eliminate some of the conflicts. Active conservation of homes, support of local businesses, and downzoning of certain commercial streets and fringe industrial areas will help insure that Chadsey will remain a viable and livable community. The basic housing strategy starts with the fact that the single and multiple housing is overwhelmingly owner-occupied and in good condition. The same housing, though, is small, wood frame, and 60 to 70 years old, on small lots. With few exceptions, the current housing should be retained. CHADSEY SUBSECTOR GOALS The Chadsey Subsector is a residential community closely integrated with the City's network of industrial corridors. The goal is to conserve and enhance existing housing, preserving its character and providing adequate separation and buffering from adjacent industrial uses and impacts. III-139 3/90 -1 - --- -- ----- �THE DETROIT MASTER PLAN OF POI:,IQES POLICY 309-14: SOUTHWEST SECTOR Chadsey Subsectar Policies Provide a program of active housing conservation and support of local businesses. Downzone Sti-rplus or obsolete commercial and industrial land. Explore more labor-intensive industries for under-utilized sites such as the scrap yards or portions of the Chrysler property. Explore ways to remove truck tra~fic from affected residential streets. Ultimately, provide a higher degree of separation between industrial and residential land uses. 3/90 III-140 �-.., FAR WEST RIVERFRONT • Xl• TING LAND U •• ----t:y~ l INIST- InKitl&ia,&l. ING--1~ MC--- -~ac-~- i 2000fl. "''----~ ~-- - 0 CIC- - 1 o-d&l ""----ty~ "'-m..,-ty~ -~_...__,,.,., INIST--1-.-,........._. 1 .... L.,:IND-U.,.lldau>&l DIIST---...1. o.o cc-~- .25 .so PORT--.C C • M-c=--,, .75 ,.o '"'.. ··- '----'r::=::1'--~•r==-, M..-111-'-~ SOUTHWEST SECTOR ,- / ' FAR WEST RIVERFRONT RL - t.ow 0ent11.ey a. • idancial ll=IILM - Low-Mediua o.n • ity Reei.denU&l AM - Mediua Den.aity Re • ida.n cial AH - BiCJh Den.ei ty Reaidential ...C - Special ReaidenUal-c~rc.ull INaT - tuUt.uUCID&l. IND - CJeneral Inda.atri&l L.T. IND - I.J.9h< InduaUial ~ - D~tzi.btia~ ~ ~ • l • • • 911 COMM ND CI ~UTU"' Cl N RAL. L.ANCI U • • •• • MC - Major c~reial ac - special. cc-.re1aJ. RLC - Reai.denUal/Loc:&l 0 - r c i a l me - l. 1 UICft I 2000fl. ..... 0 General CC-.rcial CC - ce.paruoa ccaaarcial o.. Ae • Mlenua.l aa-0panspace MUR - Mixad POIIIT-lPOft CIIM- c-cary .25 .50 . 75 1.0 ··- ,,.. .. ~ SOUTHWEST SECTOR West Riverfront Subsector ••••••..•• 309-15 -------- 0.0 - III-140A �. THE DETROIT MASTER PLAN OF POL~IES SOUTHWEST SECTOR WEST RIVERFRONT SUBSECTOR BOUNDARIES AND FEATURES The West Riverfront Subsector is generally bounded by the Detroit River, the Rouge River,-the Fisher Freeway, and West Grand Boulevard. The West Riverfront Subsector is primarily nonresidential and displays great complexities in land issues. Heavy industry, rail and port facilities, and heavy utilities such as two electric-power· generating plants, and the region's main sewerage treatment plant dominate the subsector. Residential uses (several neighborhoods collectively known as Delray) are surrounded by industry. Major features and landmarks are listed in a generally east to west order: the Port of Detroit, the City's Mistersky power plant, Fisher Body Ternstedt Plant, historic Fort Wayne, the Detroit Edison plant, Allied Chemical, Southwestern High School, Union Produce Terminal, the Fisher Body Fleetwood Plant, Peerless Cement, the sewerage treatment plant, a salt mine, and Woodmere Cemetery. SUMMARY OF PLANNING ISSUES, WEST RIVERFRONT SUBSECTOR The West Riverfront includes southwest Detroit's major industrial corridor. As such, it will be the location for many of Detroit's reindustrialization activities. Vacant industrial plants and vacant industrial land are already available for expansion of industries. In certain areas, industrial corridors can be expanded into marginal residential pockets. An expanded district steam system for heating and industrial processes is another potential development tool. One very important planning issue is the future of Delray as a residential community. The City advocates retention of Delray as a community, including housing, schools, churches, the health center, and commercial and retail services. Many changes may be needed. In Delray, the general "goal II of accommodating reindustrialization within existing industrial corridors is not entirely feasible because of the current intermixtures of land uses. Port improvements are related to changing port functions and the Foreign Trade Zone ( FTZ) • Large-scale expansion of berthing space is unneeded unless current trends completely reverse. However, the Foreign Trade Zone and the container barge operations creates a need for warehouse, outdoor storage, and container handling spaces. Much of this activity will occur inland from (north of) Jefferson Avenue. 3/90 - III-141 �r SOUTHWEST SECTOR THE DETROI.fl!.,,MASTER PLAN OF POLU:IES I WEST RIVERFRONT SUBSECTOR GOAL~ Because of the importance of this area to the industrial economic base of the City, the ehallenge here is to allow the operation and expansion of industry while retaining a viable residential community. The future should see this area with sound, comfortable neighborhoods built upon the existing residential base, served with adequate shopping, entertainment, and community facilities but structured so as to coordinate with the healthy-growth of Detroit's reviving and evolving industrial base. POLICY 309-15: West Riverfront Subsector Policies In order for Delray to survive as a residential community, give encouragement to all needed community support systems: shopping,· schools, recreation, etc. Rehabilitate or replace housing as needed. Improve air quality. Protect housing in the Delray community against industry by changing the zoning of the edges of industrial corridors near residences from M4 to M2. Rezone scattered housing pockets in areas more suitable for industrial use to Transitional Industrial (TM). Develop Fort Wayne as a major waterfront recreational resource, making up for the shortage of major recreational attractions in southwest Detroit. Develop a recreational and commuter pedestrian-bicycle path between Fort Wayne and the Central Business District. Provide for selected expansion of port facilities implementation of Foreign Trade Zone activities. and the Encourage older industrial establishments which continue to prosper or which will be needed in the future to remain: included in this category are all freight transportation facilities, the food processing and distribution industry, and all industries related to the port or using water for transportation. Exploit the current or potential tourist attractions of the West Riverfront to the fullest: Fort Wayne, Delray, the salt mines, and the industrial corridors. 3/90 III-142 �I I BO VNTON l!XISTING LAND I I ua• ---- IIIL- tot DIOOity ~ 1 1 1 1 . M - - .....t y ~ IIIH- ty~ Ri_, ,,.,.,_ ty - 1 & 1 • IIIC--=1A!~~ • IN T- Inal:itueial&l INCl--:tn,uu1a.1 L.T.IND-!J4>1:Indu1Ui&l. • Cll T - - ~ --~ cc---MC--a-dal ~-=1Al- ----- cac--.la-dal ~ Cla-oi,m ..... IIIDAT--. C !0<--ot- • M-c..t,ory ti] : 1000ft. - "2 0 , ..... ~ -- .50 . 75 ,.o '-----' luto,Nte, SOLJTHWEST SECTOR I BO VNTON R • CCIMM• N Cl• CI Q • l'IUTUIII L.ANCI • N • -L. u •• ~ AL - t.ow oenai cy Reaid.nt.ial I I I L M - ~ i - Denaity . . ai.den.Ual ~M-Medi\a Dena ity baadent.i&l • AH - !l19h -C INll'T IND L.T. INCi ClaT' MC8C ALC CIC • o.n• ity Re • 1.dant.ial S~i•l Re aidant.ial~~rcia.l tnat.it.u1:.ion&l Genera.l. I nd.uacrial Light tndwl trial D1•trillllt. ion Indu • crial Kajor c ~ CJ.al . Special C~rc1.al R.eal.denu al/LocaJ. c~rci&l. General C~rc:ial CC - C ~ i a on cc:...rcial MUA - Milwd UM Re • id.ent.ial 08 .. Open Space SICAT - Po~ ca:M- c-ury r expi..n.t.ion of eauqori•• ~ 11M:t'I /l~.ft I ti] 100()fl . -..... , "2 0 ~ o.~ ·~ ~ .50 ·soLJTHW EST Boynton Subsector •••••••••••••••••• 309-16 ---- --------------- ------------- .75 1.0 ··- '-----' SECTOR III- 142A ~ �F - THE DETROIT MASTER PLAN OF POL:tgES SOUTHWEST SECTOR BOYNTON SUBSECTOR BOUNDARIES ANO FEATURES The Boynton Subsector consists of that part of Detroit beyond (or southwest of) the Rouge Riv-e-r. It borders the cities of River Rouge, Ecorse, Lincoln Park, and Melvindale by land boundaries; Detroit and Dearborn lie across the Rouge River boundary. Boynton includes heavy industry, and its residential districts find themselves within a mile-or two of large industrial complexes such as National Steel in Ecorse, the Ford Rouge plant in Dearborn, or the Marathon Oil refinery, which is within the subsector. This is a much newer part of the City. Only 19 percent of the residential structures were built before 1925, as compared with 36 percent for the City as a whole. SUMMARY OF PLANNING ISSUES, BOYNTON SUBSECTOR The factor which may be most er i ti cal to Boynton is the economic decline of the Downriver region of southwest Michigan. Many Boynton residents are employees of Downriver chemical, steel, and automobile plants, or else are on layoff or pension. Unless Downriver recovers, Boynton will share the economic difficulties. BOYNTON SUBSECTOR GOALS This area is closely related to the Downriver industrial conglomerate. The future should see this area prosper as new industries evolve from the old. Residential neighborhoods such as Boynton will become increasingly desirable as attractive balanced communities within close proximity to a wide range of employment opportunities. POLICY 309-16: Boynton Subsector Policies Take measures to maintain and protect neighborhoods by cleaning up or buffering the industrial and commercial land uses, and promote an increased intensity of commercial and industrial development. In the more solid residential area (particularly the area south of the Wabash Railroad), provide normal services. Implement housing conservation programs in areas that are seeing signs of housing neglect or aging. Work toward developing reciprocal agreements with the Ecorse and River Rouge city governments to provide services. 3/90 III-143 �I -- THE DETROIT MASTER PLAN OF POL!l:IES SOUTHWEST SECTOR On south Fort S~reet, which was never fully developed as a , general business district, high-density housing and a small convenience goods shopping center. Encourage housing and neighborhood-scale commercial -Eievelopment on portions of Schaefer and Oakwood. 3/90 III-144 �I -·- THE DETROIT MASTER PLAN OF POL!gES WEST SECTOR ARTICLE 310 WEST SECTOR WEST SECTOR LOCATION AND EXTENTThe West Sector is bounded generally by Southfield, the Jeffries Freeway, Ardmore, and the Union Belt Railroad line on the east, and includes everything to the west of this line located within the City limits. The entire area is located in what is often referred to as the "outer city", and was among the last portions of the City to become developed urban area. The 1980 Census counted 189,588 people in the West Sector, making it the largest sector in the City in population. The area is divided into seven geographic subsectors: Redford, Evergreen, Rosedale, Brightmoor, Cody, Rouge, and Brooks. WEST SECTOR PLANNING ISSUES AND FUTURE POTENTIALS The physical condition of much of the housing, commercial, and industrial development in the West Sector is generally good, a reflection of the fact that much of the area developed after World War II and is one of the newer parts of Detroit. The West Sector has the potential to continue to be one of Detroit's most popular areas for family living. It offers a wide variety of substantial single-family and apartment housing, a very generous amount of recreation facilities, and good accessibility to downtown and suburban shopping and employment. POLICY 310-1: West Sector - land use Encourage development proposals that take advantage of unique features such as the Rouge Valley ( observing flood plain development constraints), Telegraph Road and Eight Mile Road. 3/90 III-145 �I WEST SUBSECTORS I~ EVERGREEN Ii ~-I---J------1--..:':..:":!'":,_--t-----1 . '_l ~ E c F o R c ~ ' i~ . ,. ' -1 ;· ~ : ROSEDALE """"' • !;,...---..:1:~......... ....----~,~_:.~~-+_..:j - BRIGHTMDCR ~ ~ ___, ,~ , T ' , ... , (X\lof ~ 0 • - '\C)O(l('l(CA•rr ; -- _.J. j ,I ,; ·~1---.. ~ ~~:~~.~ - ·(, . ~. -- , .~ ~~ j cao nn "'1 , - . . - - - - · .. ' . :.JI!!! ii!I ---~!, - P'\.YUOUTH ( "' :. ·-,~ l-•j RO)UGE --·1- ~.;.";;:.:"':.:;";;;; ••~r - ·· ~ ~..,"-, --• 1 ~ ~ -1~--.1,.----,-,-..:w;;.;•"..:"'.;;."-111llr-----.- ' :,_ L it.~·· WEST Brightmoor Subsector ............•.. 310-9 Brooks Subsector •...•..••......•.•. 310-12 Cody Subsector •.••..•......•.....•. 310-10 Evergreen Subsector •••.•.•...•..•.• 310-7 Redford Subsector .•••••••.••......• 310-6 Rosedale Subsector ......••........• 310-8 Rouge Subsector •.••...•............ 310-11 1 lncfl; • 4000 rt SECTOR �GENERALJZED REZONING CONCEPT city limit s r-- - - -, I I I ., :! I e,''f. ,. I TELEGRAPH I ~: ~ - - ~1' "' w -_:- -=---_:-.,, _____ -- --_. ,-,--"' ~ I 7 ~ ::l 'f. I :?! ~ ,.,1 I ,;; .,, ,. - - - -' city limits ~ - - -c ~_,-r,' -~--::-_ ,, ( - .... ?1 -_ri - - I _'f._l I I I I I I (.f) I I rn ~----..-\;:I?!! I- I / ,1 '-.,. - .~ ,,,"'II I I I . .,, . "' DRIVE 7J ' -< ,:: ,..,, F 0 I"' ~ 0 :< I I I --- I I I I ..."' I I I I~ ~ -0 p, C ,- I~ I 1'.z I I I ~-!...,? I I,., :?! I~ 1!! I!:" . . le.. I I~ ! ,.. I If - F ;:a 0 • I 11:l ..J ;:: 0 I r1 I I r' I n I Bl RESTRICTED BUSINESS LOCAL BUSINESS/RESIDENTIAL SHOPPING DISTRICT GENEFIAL BUSINESS GENEFIAL SERVICES 82 83 84 86 F "' I I I I I I I I .. SOI •~'~r' ----------~ -----, .1 1!! M3 M4 MS L.._I .., Ml M2 1 'f. 11 I ~I ~ '-f UMrTED INDUSTRIAL RESTRICTED INDUSTRIAL GENERAL INDUSTRIAL INTENSNE INDUSTRIAL SPECIN.. INDUSTRIAL SPECIN. DEVELOPMENT (resident/al, wllh limited cammerc/al) SPECIN. DEVELOPMENT lcommerc/al,wllh limited resldM//a/J S04 PROPOSED SPECIAL DEVELOPMENT RNERFRONT MIX USE S02 PLANNED DEVELOPMENT PUBUC CENTER /'CA RESTRICTED CENTRAL BUSINESS TM TRNISrTIONAL INDUSTRIAL WI WATERFRONT INDUSTRIAL PD PC PR PNIKS and RECREATION 1-'.! :?! I I I:: :?! I < rn -1 I 1 .. 1,. SOUTHFIELD FWY. I DJ 0 ;:a ~ .._ 1°'1 1/ I 1,.j ~· I I I '-l I I 1!! ~ O _, r "' !'!I ~ ., z 1!! 'f. ' ;,< r r rn I I 0 '-'---- z I I I I ~ ;:a I I I I rn 'f.' :?! rI 1e 1,., -l ----71-'r- C: r' 1!! lh I I~ I I I ,:: rn LASHER I ,., ;:a 0 C -l I 'f. SINGLE-F Ml/LY RESIDENTIAL TWO-FAM/LY RESIDENTIAL LON-DENSITY RESIDENTIAL THOROUGHFARE RES/DENTIN. MEDIUM-DENSITY RESIDENTIAL /flGH-DENSITY RESIDENTIAL C, z ::s: r I I I I I I I I ~ I rn < rn 1!! ,Y ;:a ,°'r ::: I, ,,> ' II I I I .; r,. RI 112 113 114 115 116 I ~J I I ,. o. I I -,.- I _o.._ J ,f IJ I l'f_ l-' I :?! I I I 'I:! 1-- I I :?! ~I 11:J IY I I :?! 'f.1 I \J I WEST SECTOR �r THE DETROIT MASTER PLAN OF POL~JES POLICY 310-2: WEST SECTOR West Sector - re.sidential development Encourage apartment development for senior citizens. Increase the range of housing choices. Eaeourage self-help maintenance of housing. Upgrade the image of public housing. Identify and immediately correct any indications of blight. POLICY 310-3: West Sector - commercial development Improve major thoroughfare reta~l but phase out obsolete and excess commercial frontage aoo convert to off-street parking, residential, or other appropriate uses. Landbank thoroughfare frontage parcels to help create attractive parcels for development. Support revitalization of business areas, especially Old Redford, Joy-Greenfield, and Brightmoor shopping centers. Consider rezoning portions of the commercial frontage from B4 (General Business) to a more restrictive classification. POLICY 310-4: West Sector - transportation system Continue to refine the existing street system. Consider closing some streets to through traffic. Provide better coordinated traffic signalization. Improve pedestrian and bicycle circulation utilizing resources such as the Rouge Valley Park system, Outer Drive, Hines Drive, and other major parks. POLICY 310-5: West Sector - recreation system Maximize the use of established recreation resources in the West Sector. 3/90 III-146 �... l!ir~;---\.:~..J - ·--···•/.: GC ... Cl• N • IIIAUZ8D E<IIITING LANO•&.ma 00 .r:;;1.,.. °L- RL RL ·: .. . RL : AND RL ~AF . LANOU- RL-,__.,,_ ~NST -lJ s"fFr..:.L::= RLM REDFORD RLM•--RM•---""RH---.cy__... SRC--..,. . . - . - . ; . , INST - 1not1--1 IND-a..a.1......,... LXIND-.....,.......,... MC--sc.-..,..,_.,,..,, GC--- RLC-...--a-,,w ce--POS--•-•v-vacant MUR•---CEM ..........__~ .... CEM·--, *• Puyf1"ld . .. ...... .. : ei MCNI CHOLS r~ : iRL i,. RL GC I) IND--U,..; t _J, \ •• . . ...... ---- . . . ~ , _ ~ ~ . , . . . . . . .i.e. AA lL ..... 1/93 n cu 1 Inch • 2000 ft . • ere, RL r 0.0 \ \,.9::GC~--J .2.5 .50 ,--, III-146A 1.0 ,---, WEST SECTOR .01-12 Redford Subsector •••••.••••.••.•••• 310-6 .75 mUe �r - THE DETROIT MASTER PLAN OF POLU:IES WEST SECTOR REDFORD SUBSECTOR BOUNDARIES -AND FEATURES The Redford subsector is bounded by Eight Mile Road, Lahser, Fenkell, Dale, Puritan, and -Pive Points. The area is developed primarily with single-family homes, supporting services, and major recreation -and institutional uses. The 1980 population of the subsector was 24,494. Housing in the Redford Subsector is in generally good to excellent condition. The crccasional vacant or poorly maintained building is the exception and does not detract from the overall attractiveness of these neighborhoods. The Redford Subsector lost 15 percent of its population between 1970-1980, which is less than the City-wide percent but high for the West Sector. The Rouge River winds through the Redford Subsector, from Eight Mile Road on the north to its southern boundary, Fenkell. Much of the land along the Rouge is subject to flooding, when the River is forced to handle excessive amounts of storm or thaw run-off and sewer flow. The potential flood hazard limits · the development options for the area and makes recreation open space a very practical use for this area. The Redford Subsector includes a wide variety of commercial uses, with conditions ranging from good to excellent in many locations, to poor in a few specific locations. The Redford Subsector includes a limited amount of industry located along Dale, north of Fenkell. The area is bounded on the east by City-owned property that is subject to flooding from the Rouge River. Existing industries seeking to expand here should be encouraged to make greater use of the land along Telegraph. REDFORD SUBSECTOR GOALS This is one of the more attractive and sound residential areas of the City, and the primary goal is to maintain and enhance the already desirable character of the area. POLICY 310-6: Redford Subsector Policies Encourage the development Edgewater Park site. of apartments on the former Continue to improve the Rouge Park system and the Rogell Golf Course for recreation use. 3/90 III-147 �.... --- THE DETROIT MASTER PLAN OF POLIJ:lES WEST SECTOR Review policies for the frontage along major east-west • thoroughfares. Encourage local commercial and apartment development along Fenkell, McNichols, ~nd Seven Mile Road. Protect residentiaL areas from abrasive general commercial uses along Eight Mile, Telegraph, and Grand River. Protect and maintain the Old Redford district as an important community resource. 3/90 III-148 �EVERGREEN --- u- E<IIITING LAND . . . . PRC'""" GC GC ......................-·-•••···· ······· . RLM•---RM•--tyRH-...,-.ty_,.. ••-••--: POS : a: "''" ~a: RL I a: ~ INST-x-.-.- : : : --·---·-: • :• " ,....: ;%; SRC--..---- . * :. :······: : L.AN0 RL·,--- ······················-···········-·· . . ······INST -n IND---.... U:IND-1.14&-.... MC--- Q ..J GC--- ~ u.. RL SC--.....iRLC--- ...:::, ::: '"~ " 0 cc--- fJl MUR·---- POS--&-•V•v.-cant c--- CEM·-,. *• Playf1-W ~~ ~ ~ e, ... .lalMl& .-------, : INST : :'--···-' * : RL RL - ! INST W GC ~•:.:;. . .;, ... :: Outer Or 1 AA RLC GC l1"°''" 1/83 • CNI ,------, = .25 .so c::::::::::. .7S c:_:j 3. 02-13 III-148A 1.0 ··- WEST SECTOR Evergreen ·Subsector •.••••••••.•••.. 310-7 · LJ ClJ 1 1nc11 ,2000 n . 0.0 . r ... H p 1 - u - at e • ~ 1 - . ,. �THE DETROIT MASTER PLAN OF POL:u:IES WEST SECTOR ... . .... --~.EVERGREEN SUBSECTOR BOUNDARIES AND FEATURES The Evergreen ~bsector is bounded by Eight Mile Road, Southfield Freeway, McNichols Read, and Lahser. The area is developed primarily with single-family homes, and supporting shopping and services. The 1980 population of Evergreen was 35,722 persons. SUMMARY OF PLANNING ISSUES, EVERGREEN SUBSECTOR The Evergreen Subsector includ~s several of Detroit's most popular neighborhoods for families raising children. It is quite stable - the area lost no housing uni ts and only 5 percent of its population between 1970 and 1980. The housing stock is relatively new, most built after World War II. Some deterioration of commercial frontage, especially along Seven Mile east of Evergreen, is occurring. Of particular concern to residents are the vacant gas stations which have been adapted to other commercial uses incompatible with surrounding development. EVERGREEN SUBSECTOR GOALS The Evergreen Subsector is one of the more desirable sections of the City as a family 1 iv ing area. The primary goal is maintenance and conservation of the sound neighborhoods and commercial areas. The future of this area is as a residential community, with stabilized, attractive commercial areas balanced with the needs of the surrounding neighborhoods. POLICY 310-7: Evergreen Subsector policies Maintain and preserve the area for family living. Encourage additional apartment development in the Seven MileLahser area. Protect residential areas from abrasive general commercial uses along major traffic arteries. Encourage more local commercial and residential development along portions of the Seven Mile Road frontage. 3/90 III-149 �..- ROSEDALE caaN• ........alla ....... . j* ~ W ~ - PROP! WffD (a •• ! ,1 ----~~ P: 0 U- IIXl8TING LAN0 Lall ··•..... ·•.'••••• INST RL ==: Puritan . Q •• 0 •••••• ...3: _, 0 ••• w ii: :r: I- ::, 0 ~ w CZ: MC- Majer a:amd.&l SC-Spoc:,.&l.~ RLC-~~ GC--..i~ rJl "'w RL CZ: > w cc--- SENKEU RL RL .AN0 RL- 1o, -r:y RLM•--,:y~ RM---cy~ RH- Ki-t> Donoitv SRC- Spoc:,.&l. ~ « - r c w INST- 1tu1c>bl<ial01 IND--....LJ: IND- u~ Irdl.ui&l • RL 1 MUR•--- RL POS· ....._~ - . ~l L ndon v- Vacant •- CEM-~ *- PlayfiA.14 . . . . . . . . . apa •• d Land U.. ~ Change - • • 1/83 Rt AA lb".,.. RAFT • 0.0 .25 .50 .15 1.0 ~r::::::,~ kl- WEST SECTOR 3.03-12 Rosedale Subsector ••••••••••••••.•• 310-8 n cu ..- 1 IM:tl • 2000 " · III-149A ...,. �.... THE DETROIT MASTER PLAN OF POL~ES WEST SECTOR ROSEDALE SUBSECTOR BOUNDARIES AHO FEATURES The Rosedale subsector is bounded by McNichols, the Southfield Freeway, Schoolcraft, Grandvill~Lyndon, Kentfield, Fielding, Puritan, and Lahser. The area is developed primarily with larger single-family homes, general and local commercial uses, and supporting services, including schools, recreation areas, police, fire, and a new branch library. The 1980 population of the Rosedale subsector was 20,141. SUMMARY OF PLANNING ISSUES, ROSEDALE SUBSECTOR This is an area of primarily large, two-story, brick singlefamily homes in good to excellent condition. Lot sizes are significantly larger than in most other parts of the City; densities are less than 12 units per acre. The only issue of significance is the balance of- land uses and the appropriateness of some of the commercial strip development. As in many other areas of the City, this Subsector may benefit by improvements to some thoroughfare frontages, especially along McNichols, to encourage more local commercial and residential development. ROSEDALE SUBSECTOR GOALS The goal is to preserve and enhance the existing character and quality. The vision for the future is that Rosedale become an increasingly desirable community for families of relative affluence not only among Detroit communities but on a regional basis. POLICY 310-8: Rosedale Subsector Policies Maintain and preserve the Rosedale area as a premium community for family living. Encourage local commercial and residential development along Schoolcraft and McNichols. Continue efforts to stabilize and upgrade Shopping Center at Grand River and Fenkell. the Grandland Protect Rosedale neighborhoods from abrasive uses that may locate along Grand River. 3/90 III-150 -I �... I I ~ •. ~ t RL cc i:; RL W Out~r POS Or I RL s :,: RL w ::, 0 :RL 'i: ...... L ndon i M : • cc ····":!.':-!'.:-'!!... z w RLC uc .. . _ ~ BRIBHTM00R SC--.,--, RLC---.. GC---.. MUii----~ *· .............. ... - cc---.. l»• N • •A&..I.Z80 IE<JaTING LAND U8II ~ POS-, ....... ~ ..... v-v-t LANDU- CEM·- RL • . . . , - - - . . Playt-.~ IILM• ~ - - . . . ~ RH·--- ---c.a&y..-ual SRC·--- INST-IND-~~ IJ:INI)..... - I ~ ei " s.. ~ t .. n [j_J 1 lnctl • 2000 ti. actH 112 r===1 -- for explanation of eategori•• - WEST SECTOR 3 Brightmoor Subsector ••••••••••••••• 310-9 III-lSOA 1 r=== �-- THE DETROIT MASTER PLAN OF POL~ES WEST SECTOR BRIGHTMOOR SUBSECTOR BOONDARIES-.AND FEATURES The Br ightmoor subsector is bounded by Puri tan, Fielding, Fenkell, Ken~f~eld, Lyndon, Gl"andville, Schoolcraft, the Southfield Freeway, the Jeffries Freeway, the western City limits, Fenkell, and Lahser. The area is developed primarily with single-family homes, and supporting shopping and services. A substantial industrial district is located in the eastern portion of the subsector, while the western portion includes a major city park, Eliza Howell, developed along the Rouge River Valley. The Smith Romes, a small public housing project, is also located here. The 1980 population of Brightmoor was 19,914 people. Brightmoor is relatively less affluent than the other subsectors of the West Sector but about average relative to the City as a whole. SUMMARY OF PLANNING ISSUES, BRIGHTMOOR SUBSECTOR Housing in the area bounded generally by Fenkell, Evergreen, Schoolcraft, and Lahser is in fair to poor condition; boardedup homes and homes in need of major repair a -re scattered through the area, as are vacant lots left when badly damaged homes had to be demolished. The City-owned public housing at Lyndon and Evergreen, Smith Homes, includes some vacant and boarded uni ts. housing located in close proximity to the industry along Jeffries Freeway west of Southfield shows some signs stress. A limited amount of industrial expansion may feasible here some time in the future, if the demand industrial sites becomes much stronger. the The the of be for Some of the uses in the area may not be an asset for a local retail district but are well-established at their locations, i.e., adult-oriented uses, auto repair operations. The Fenkell commercial frontage has been a popular location for clubhouses established by motorcycle clubs from Detroit's west side for some time. As normal turnover occurs in establishments located along Fenkell, opportunities are created to strengthen the shopping district by adding retail and service uses that relate to the neighborhood, rather than abrasive general business uses that could locate elsewhere. III-151 3/90 --- - - ---- - �..-- THE DETROIT MASTER PLAN OF POLICIES WEST SECTOR BRIGHTMOOR SUBSECTOR GOALS This Subsector has shown some signs of decHne but the area's basic function is as a souftd, desirable single-family comrnuni ty, in close proxirni ty to a substantial number of employment opportunities, and this function will be reinforced by the implementation of the following policies. POLICY 310-9: Brightrnoor Subsector policies Consider low-interest loans and grants for housing maintenance and rehabilitation. Utilize existing programs such as enforcement of environmental codes, building demolition, vacant lot maintenance, and the boarding of vacant structures to stabilize Brightmoor residential areas. Stabilize and upgrade the Brightrnoor shopping district. Encourage desirable development. neighborhood-oriented commercial Promote the reuse of vacant industrial facilities. Consider the light industrial expansion for the area north of the former Massey-Ferguson complex. Encourage the development of apartments and local commercial uses along Fenkell and Schoolcraft. Maintain and stabilize the Smith Hornes public housing project. 3/90 III-152 �- ~ --~- ~1-~lCw ..:.i., X I ~ 1-: ~ 11 : -.: :.£_,.--=.~:;:p.?.~·-@mar~---~. . JE FFRIES ,, FW;, ~ - I N: S T ': ! .,. .... ::i RL l ~ i~ \IJ : -··· : : .......... : POS IU ~ ·' : ! : RL : j :......... '\ RL : ! ! • • C& q R iGc (Golf Course) ~! ,.. 'iii iRLM ••••••••••••• ··••y •• •••••••••·••••••--i. .?\v. :••• ALM RM' ··•. <;, t,1. :i : i! .j l ~JI a: 0 ,.. a: ::, ;.......;~ RL ( 0 3! r-·-····· i9••············•· RL :•--\-: PLY M OU TH : I RL C & O RA • POS i ! ! IND ...., IND [.................... • POS Rouge Park ~ ~ ~ AL w Ch i ca o PAOPCWIID LAND U •• AL - ,.. ....e r ~ \. i!~!!! -~--+-----~-----.a.i.---.. AND i .iE;••••L. RL r····R·······..·-· ............Rtc···················· JOY taa:N • IIIAUZ80 IRXlaTING LAND u&a :RLM •• IPOS RL CDDV ~ ~ • * ...,,~'\f~. . :i i ••••• -~/ •.. : ·-. LT IND' '•:. --~~-----+;_~-1/83 IIC-••~ se RLC_ - - -_ _ . GC--..- AA l.Lnorth LJ 1 Inch • 2000 tt . [1J cc---.. ecre• MUR- ___ _ P09- .......,c..- .... V•YMUt CEIi· - o.o RLM-~o..a.c,o~ -----a...ty-.i..J. AH----.-...-.w. SAC-_ ..... INST-- .25 WEST J ........ .so c:::::=, III-152A ,.a c::-, SECTOR - ......... Cody Subsector ••••••••••••••••••••• 310-10 .11 ...,. �- - THE DETROIT MASTER PLAN OF POLU:IES WEST SECTOR CODY SUBSECTOR BOUNDARIES AND FEATURES The Cody subsector is bounded by the Jeffries Freeway, the Southfield. !1reeway,-·Joy Road, and the western City limits. The area is developed primarily with single-family homes, industry along the C&O Railroad lines and the Jeffries Freeway, and major recreation use in the Rouge Valley area adjoining the Rouge River. Local shopping and general business uses are located along Plymouth and Joy Road. In 1980, Cody had a population -of 24,451 living in 9,055 households. SUMMARY OF PLANNING ISSUES, CODY SUBSECTOR Commercial land use strategies which will strengthen the sound existing uses while stimulating creative reuse of the vacant buildings and land are required for the Cody Subsector. Portions of Plymouth and Joy Road within Rouge Park are not developed with commercial uses and, as a result, the oversupply of strip commercial land is less severe here than in other parts of the City. The park itself may generate sufficient traffic to support restaurants and party stores near the park entrances. • The Cody Subsector presents an interesting planning problem. On the one hand, the area lost less population between 1970 and 1980 than the City as a whole, and median family incomes are well above the City median; this would suggest a strong market for retail development. On the other hand, almost all residents have cars, and suburban shopping centers are only a few minutes away. Planning Department data on shopping habits of Detroit residents confirm that residents of the West Sector are likely to be suburban shoppers for their general merchandise needs, while convenience goods, food, and drugstore items may be purchased near their homes. CODY SUBSECTOR GOALS This Subsector is one of the more desirable areas for family living in the City, and the goal is to maintain and enhance the area as a sound and attractive family-oriented community with convenient, well-planned shopping, services, and recreational opportunities. 3/90 III-153 �-- THE DETROIT MASTER PLAN OF POL::u:IES POLICY 310-10: WEST SECTOR Cody Subsector policies Utilize existing programs such as the enforcement of environmental codes, building demolition, vacant lot maintenanc~, and the boarding of vacant structures to stabilize housing located south-of the Jeffries Freeway. Encourage local commercial and residential use along Joy Road. Continue to improve Rouge Park.Encourage new light industrial uses to locate along the C & 0 Railroad corridor. Seek compatible uses for vacant buildings in the WeaverFitzpatrick industrial corridor. 3/90 III-154 �ROUGE -N - • '9AuaD IE<laTING L.AND Lall PRCIP! - LAN0 U AL .. 1.a1 _ _ _ , ~ 1.:..--+-------~·o,•;, -------"---------•• ....-.... •·····...... ..··... RL ···········-~ :--·•···· INST .....~: ~: RM .. ,...--,,.....aal IIH---I .:mueaw. RL ·--···;_i IILM•--SRC- -.u - te:t INST--.- RL INC)..~~ IIC--- I.IIND,,.._-... . . .. . :;;,;;;,s=======il====='g•~ ••:gm~•fe"======~ ~~~ ac--POS---sc--- IILC-_...,._-... RL cc--- RL IIUR- ................ y ... y _ _ __ CEM·*- ,i.o,u.-w RL '='-- .................... u.. GC I I C -' UJ I '-1..., ~ ;:: RL ::, I I 0 (/) Paul RL 1 lnc::tl • 2000 It . FO R C, [j_J ac,.• 0 V 8 112 1 0.0 . 2.5 .50 .75 1.0 c_____:i,----,'-----'c::::, ··- WEST SECTOR 3.06-10 Rouge Subsector •••••••••••••••••••• 310-11 ...,. c:::=:=::,;,-------,..:::=r:=:::::, III-154A �THE DETROIT MASTER PLAN OF POLICES WEST SECTOR ROUGE SUBSECTOR BOUNDARIES AND ~EATURES The Rouge subsector is bounded by Joy Road, the Southfield Freeway, and the southern and western City limits. The area is developed primarily with single-family homes, supporting services, and major recreation- use. In 1980, Rouge had a population of 26,647, living in 9,873 households. SUMMARY OF PLANNING ISSUES, ROUGE SUBSECTOR As of 1980, Rouge had experienced the least population turnover of any subsector in the West Sector. Consequently, it had a very large proportion of long-term residents and of senior citizens and relatively few children. Even with the high proportion of senior citizens, income levels in the area are about that of the West Sector overall. The Rouge Subsector, like much of the West Sector, was one of the last sections of the City to develop. Building conditions are generally good, and the general land use pattern is reasonable, although the neighborhood west of Rouge Park is isolated from the Rouge area east of the park. Development along Joy Road and West Warren includes general commercial uses and local shopping and services. The Joy Road and West Warren frontage should be reviewed and, where appropriate, local business and residential uses encouraged. A local business category would better recognize the nature of the existing development and provide additional protection for Rouge neighborhoods from abrasive uses permitted by the current categories. ROUGE SUBSECTOR GOALS This Subsector is one of the areas of the City. The goal quality of the housing stock organization of local retail POLICY 310-11: more recently built and stable is to maintain and enhance the and improve the convenience and and service facilities. Rouge Subsector policies Encourage local commercial and residential development along West Warren and Joy Road. Continue to improve Rouge Park. Complete development of the parcel at the Southfield-Ford Road interchange with commercial and residential use while protecting the adjoining neighborhood. 3/90 III-155 �- .!. CO NIIIA IL . ···············~·-·: u-rli Hubb•II C,: . IC Q ! ~ IC : IL_ Ii . a: .J i: :: .J :c, a: jl : ¢1 ii : J: : : --···:·-:1 : .. Q ~ ··••y 2)., 11 ! u C, : ! H...: I: ~ r··········: Q • ·I : jt :I)." ~: a: • II :! ii : q :; r-··········~ . -~~mt,! ll : ,.,;,.y ,, •»»••················ ~ u.f- :···············-·~ :u w"' t~.. . . · · ·. ···1l·········....2: -·u:,,.a,,,,<1:-/.... ! 01ir:·1 ii~ ~--··-····:···•:1 *=: L.~~ ul;.............. ... :· ~ ✓~1g . u: u: :;; ".;: z ~ : a: > ~ • •••I ~ --••: : a:: 1' w: <,.,p' ~ :I ... IC I .,, ,/' f ~ ..I !-3 a: • ~ : :~ FWY: c, .. 1 11 I, IC C 3'1 l SOUTHFIELD 1 IC ., =· r .J ., a: :, : :I Cft ~I! ! :, ~ .J a:'='•--· : .. a, ..... .. ! i-~ .... ·" ~ -:.· IJ:IND---.. MC--SC--...-.. BROOKS - R GC-L _ C _.. -.. aaN • aAUDD MUft..-..-~ POS---. ....... Y•v-c. ua• CEIi-- RL.,- _ _... RLM•---- ............... .....__ ... • · Pi..,ti.eW All• . . . _ a . . . , ~ RH- . . __ SRC_... .,.__,....,._..., --...--.a.l INST-- IND---.. ' .... 1 1000ft - cc--- IIXlaTING LAND 1.18a PIA0POEHI I L.AN0 ~.. ~ see ~ 0 0.0 .n IO '--- for explaaacion of eaU9ori.ee WEST SECTOR 3.07-12 Brooks Subsector ••.•••••••••••••••• 310-12 ·11 1.0 ~,---, III-155A ""'• �THE DETROIT MASTER PLAN OF POL~iEs WEST SECTOR BROOKS SUBSECTOR BOUNDARIES AND_FEATURES .Tbe-. Br..ooks Subsector is bounded by the Jeffries Freeway, the Union Belt Railroad line, Tirem.n, Greenfield, Paul, and the Southfield Freeway. The area includes single-family homes, apartments, a major public ho.using project, shopping and supporting services, and industry along the rail line, which is now worked by a Conrail crew. In 1980, Brooks included 38,219 people living in 13,365 households. SUMMARY OF PLANNING ISSUES, BROOKS SUBSECTOR This Subsector has been the site of an above-average rate population turnover in recent years and has attracted relatively less afflueRt families, including a high proportion of female-headed households with children living at or below the poverty level. The presence of Herman Gardens in the Subsector, with its concentration of such households, influences the statistics but the changes are because of turnover in other portions of the area. Even so, it is important to note that the Brooks Subsector is still at a socio-economic level on par with that of Detroit levels overall. The Brooks Subsector contains over 15,000 housing uni ts, considerably more than any other Subsector in the West Sector. About 70 percent of the housing uni ts are single-family detached structures of one to two stories; the remaining 30 percent of the housing units are in small or large apartment buildings. The City-owned Herman Gardens project accounts for less than half of these apartment units. Housing in the area east of Greenfield was built prior to World War II and is in fair to good condition. Housing in the area between Greenfield and Southfield as far south as Tireman is generally in fair to poor condition. Housing south of Tireman is in generally good condition. The Joy Road-Greenfield area includes general commercial and apartment development and a small community shopping center at the intersection. The area is in fair condition but has potential for change because of the number of vacant buildings and land. The West Warren-Greenfield thoroughfare frontage includes general commercial and apartment development and is in fair to good condition. Appropriate code enforcement should be utilized to stabilize the area. 3/90 III-156 �THE DETROIT MASTER PLAN OF POLICIES WEST SECTOR Housing and industry are immediately adjacent and along the , full length of the Schaefer-Hubbell industrial corridor. Both the housing and the general commercial uses on the major eastwest streets are showing signs ef blight that may reduce the chances for further industrial investment, if these conditions are not corrected. BROOKS SOBSECTOR GOALS This Subsector has many desirabte features but the important goal is to stabilize the area check any further deterioration and begin to reverse the process of aging through implementation of the following policies. The area should soon emerge a one where a variety of attractive housing alternatives can be found within a sound community structure, close to convenient shopping, employment, and recreational opportunities. POLICY 310-12: Brooks Subsector policies Continue to improve the Herman Gardens project. Encourage local commercial and residential development along Joy Road to West Chicago. Revitalize commercial development along Plymouth Road. Encourage new industrial uses to locate industrial corridor east of Hubbell. in the Conrail Encourage housing maintenance and rehabilitation in the area west of Greenfield and north of West Chicago. Develop a clear boundary between industry and development in the Plymouth-Hubbell area. 3/90 residential III-157 �THE DETROIT MASTER PLAN OF POL~ES WOODWARD AREA ARTICLE 311 WOODWARD AREA WOODWARD AREA LOCATION AND EXTENT The Woodward Area is bounded by the Fisher Freeway on the south, Lodge Freeway to the west, Chrysler Freeway on the east, and the City boundary with Highland Park on the north. It is an approximate one-mile wide by four-mile long strip of land beginning just north of the Central Business District and extending northward to the southern boundary of the City of Highland Park. The Woodward Area is divided into two subareas: Lower Woodward and Middle Woodward. Additional information on that portion of the Woodward area north of Highland Park but south of Eight Mile Road may be referenced in Article 305, North Sector, or Article 307, Northwest Sector. WOODWARD AREA FEATURES AND IMPORTANCE The Woodward Area is Detroit's major regional transportation corridor and business spine. From the New Center area (Woodward at Grand Boulevard) to the Central Business District are concentrated a host of regional institutions such as Wayne State University and the Detroit Medical Center as well as major corporate headquarters and other businesses. Woodward Avenue serves as Detroit's "main street". It is a major point of reference for all Detroiters (dividing the City between east and west), and it is one of the "faces" the City shows most often to visitors. The impression Woodward projects to people plays a major role in people's impressions of Detroit and perhaps of southeast Michigan. For this reason and because of the desirability of encouraging new developments along Woodward, urban design policies are emphasized as are economic development policies. WOODWARD AREA PLANNING ISSUES AND FUTURE POTENTIALS The Woodward Area is one of contrasts - old and new, rich and poor. It is very dynamic, with problems also representing opportunities: vacant land and buildings, under-utilized 3/90 III-158 �SUB SECTORS 11,.., ,.... ,, . ftQOOlANO CHICAGO MICCLE LOWER 1 inch , 31531 fl acres ~•rid = n,,te 0 0 = 50 lulom.te, WOODWARD Lower Woodward Subarea .. Middle Woodward Subarea. . . 311-9 .311-10 10 ,---------, AREA �c.e.wuzm REZONING CONCEPT U M U M S!NGL£-FNIIIY RESIDENT/,4L TWO-F Aill/Y R£5/IJEJ{T/,4L LON-DENSITY RES/DENTIN THOROOGHFARE RESIDEKTl/>l IIEDIUAl·DENSrrt RESIDENTl/>l HIGH-DENSITY RESIDENTll>l Bl 82 83 84 86 RESTRICTED BUSINESS LOCN BUSIIIESSIRESIOENT!,4L SHOPPING CX5TRICT GENER/>l 005/NESS GENER,4L SEFMCES Ml M2 M3 M4 M5 UMITED INfJJSTRl/>l RESTRICTED JN()USTRl/>l GENERl>l lNCXJSTRl/>l IKTENSflE INOOSTR/,4L SPECl/>l INWSTR/,4L 11 t2 SDI SPECl/>l OCYEWPUENT (resldentlal,'lfilh lfmiled comrrerc/a/J SD2 SPECl/>l D&fWP/JENT !conrnerc/al,wffh lfmiled resldentla/J PO PC PCA TM PWNED OCYE:WPUENT PUBUC CEIITER RESTRICTED CENTR/>l BUSINESS TRAIISIT/C,Y.AL INOOSTRl/>l PR PARKS and P.ECREATION PUBUC WH#IF WOODWARD AREA ---------- --- --- ----- -- -- ---- - ------ -.... ------- - --- -- --- --- ---- -- --- ---- --- -- ------ -------------- ----- ---- ---- .. --- ------ ----- --·-------- -. �THE DETROIT MASTER PLAN OF POLI~-E S WOODWARD AREA utilities, numerous bus routes.- The area has major freeway , access to all parts of southeastern Michigan. It appears that service sector employment is likely to be an area of potential growth. There- are over 40,000 service sector jobs in the Woodward - Area. Services include: education, media and advertising, health care, communications, retail and wholesale distribution, corporate management, and business services, and high-technology research. Together with the Central Business District, high technology functions and activities should be planned -and operated as a unified and coordinated whole to provide maximum economic and social benefit to the City of Detroit and to the Detroit region as a whole. Residents of the area often have special needs representing special population groups, and are served by institutions which are concentrated in the area. The Woodward Area has many human development oriented institutions. Woodward Avenue is the main parade route for the City and "front door" to many important institutions, districts, and neighborhoods. Its design and esthetic quality are major factors in the image of Detroit. A detailed light rail mass transit proposal has been prepared to expand accessibility and stimulate economic development within and adjacent to the Woodward Area. The proposed regional light rail system is viewed both as a means of improving public transit service in the Woodward transportation corridor and as an economic development tool in a coordinated process to improve socio-economic conditions in the region and within the Woodward Area. Light rail station areas will require more concentrated planning and implementation efforts. One of the potential benefits of a light rail system and a major concern especially in the Lower Woodward Area is the restoration of the former land use pattern which had the highest density and most intense use along Woodward Avenue. To the west of Woodward, housing development is a major need. Housing should be constructed for all income groups and family sizes in mixed developments. To the east of Woodward a comprehensive development and conservation program is needed. The light rail transit system could be most helpful in these redevelopment efforts. 3/90 III-159 �-- THE DETROIT MASTER PLAN OF POL::a:;J:ES POLICY 311-1: WOODWARD AREA Woodward Area - -P epulation and Housing Encourage an increase in population generally throughout the area, especially families with children. Develop housing for different household sizes and types, including new housing, rehabilitation of existing housing and infill housing utilizing both on-site construction and house moving. Coordinate densities: provide . for greater densities near transit stations but avoid congestion and limit grade level parking. Insure that housing opportunities meet the needs of current residents. POLICY 311-2: Woodward Area Commercial Services and -=F, . .a_c_,,i,. ,l:-1..-.t.,-;-i_e_s___________________ _ Further develop New Center as a major retail center which complements retail development in downtown; promote development of a second department store and family-oriented restaurants. Encourage more family-oriented restaurants and other community and commercial facilities in the Cultural Center area. Provide for convenience shopping and services for all residential areas, with special attention to the needs of senior citizens; consider rezoning selected areas from B4 (general business) to a less intensive zoning district classification. Promote increased private sector recreation and entertainment facilities. Develop and enforce facade maintenance, especially along Woodward. POLICY 311-3: Woodward Area - Transportation System Construct the Woodward light rail transit system and provide crosstown feeder buses to each station. Improve local bus service, including an increase in the number, security and comfort of bus shelters, with special attention to the needs of seniors and others with limited mobility. Provide for adequate vehicular circulation, avoiding conflicts with residential areas. Encourage left-turn only lanes as traffic warrants at major intersections. Develop an improved system of pedestrian and bicycle circulation. Improve pedestrian street crossings. Provide adequate parking; encourage structured rather than surface parking in densely developed areas; encourage use of well-landscaped and maintained vacant lots for parking where needed. 3/90 III-160 �-- THE DETROIT MASTER PLAN OF POL]l;IES POLICY 311-4: Woodward Area - .-Land Use, Historic Preservation WOODWARD AREA Urban Design, and Recognize and emphasize Woodward-Avenue as the major symbolic street of the region: give special design attention to appearance and image, especially to improve the area near the Medical and New Centers. Encourage intensive, mixed-use development along Woodward, especially near transit stops. Encourage multi-purpose pedestrian-oriented centers. Encourage intensive street-levei activity, both in existing and new development. Suppor-t -existing and new residential uses in mixed-use districts, but insure adequate buffering between incompatible uses. Develop open space appropriate to the needs of the surrounding community; design for a variety of activities and for security and maintenance: encourage voluntary maintenance assistance by nearby residents. Recognize and protect the images of the residential neighborhoods: keep development compatible in terms of architecture, scale, texture, materials, placement, and usage. Recognize and enhance the special districts ( New Center, Cultural Center, Medical Center, and Technology District); emphasize the distinctive nature of each nonresidential district through unifying elements, such as signage, street furniture, and landscaping; lessen their isolation by providing linkages such as pedestrian and bike paths, mini bus systems: relate to construction of nearby housing. Recognize and protect distinctive urban spaces and vistas: especially between the Main Library and the Art Institute, views of Cass Park, views along Second toward the Fisher Building, and along Woodward toward the CBD. Preserve and strengthen the character of existing historic districts through landscape treatment and street resurfacing, code enforcement, and insuring that new development is compatible. Treat historic districts as integral and functioning parts of the overall community. Give special emphasis to the use and adoptive reuse of architecturally significant or historic structures. Use historic designation to preserve exceptionally significant individual structures, but not to the detriment of needed economic development. Provide more leisure time opportunities, through out reach programs by area institutions, expansion of current and development of new recreation sites as needed, expansion of senior citizen recreation programs, and the incl us ion of 3/90 III-161 �-- THE DETROIT MASTER PLAN OF POL~ES outdoor open space as , development projects. POLICY 311-5: WOODWARD AREA leisure-areas in the design of new Woodward Area - -economic Development Maximize the economic development around transit stations. potential of the areas Utilize all available investment incentives. Promote use of· existing features and attractions. Strengthen commercial and office areas through rehabilitation and reoccupancy of vacant structures; improvements in appearance, security, parking; and strengthening merchants organizations. Increase employment through upgrading job skills and increased opportunities for residents. Develop a Technology District to attract research and development firms, incubating new firms at the Metropolitan Center for High Technology (former Kresge headquarters), and utilizing new and existing buildings in the surrounding area. Utilize and improve the Detroit Edison steam-heat system, utilizing energy from Detroit Resource Recovery plant to reduce costs; make necessary repairs and improvements; promote as a development and rehabilitation incentive. POLICY 311-6 : Woodward Area - Crime Control and Prevention Keep Police Department informed about planned developments. Design for security and maintenance, including environmental security techniques without the II fortress II image. Promote participation in Citizen Watch groups, security patrols, and education in security measures. Support alternative schools, trade schools, and work/study program to lower truancy and dropouts. Continue crime analysis to target priority crime. POLICY 311-7: Woodward Area - Fire Prevention and Control Promote smoke alarms in all housing units giving financial aid where needed. Inform and involve Fire Department persons in all development projects. Board vacant buildings and remove abandoned and dangerous buildings. Continue educational efforts about fire prevention. Encourage installation of automatic fire suppression devices. Expand anti-arson programs. Publicize restrictions on use of 3/90 III-162 �., -- THE DETROIT .. MASTER PLAN OF . POLI:CIES WOODWARD AREA kerosene heaters. Promot.e incr.eased use of fire drills for , seniors and handicapped in group quarters. Construct a new fire station in the vicinity of Woodward and Fisher Freeway. POLICY 311-8: Woodward Area - Senior Special Needs Groups Citizens and Other Provide support to those in greatest need, especially those living alone or in rooming houses. Promote alternates for housing seniors; improve health services as recommended in 1982 Needs Assessment in the Detroit Area Survey Report. Increase public education efforts relative to the needs of the elderly. Make special efforts to reach the isolated. Provide multi-use centers within senior housing developments. Increase emphasis on special health needs and health education of residents. Increase access to primary health care. Maintain and further develop highly responsive and sophisticated emergency system. 3/90 III-163 �. . LOWER WOODWARD PLANNING UNITII university-cultural center Art center C Medical Center Residential C Medical center I! In•titutional Area F Mid-City GI Brewater-Dougla• • Home • H B.niah Park l Technology Cre • cent A a (Central Portion) J Casa Corridor K Mixed-u.ae Area L Jeffrie• Homes I,~ ·e ·'l ':3 H G ;;;::-"'•llun1 ~ gn~th n cu 1 Inell •Hff fl , • ere• 1,2 , r===t===•r==---, ...,. o.a .25 .so .1s 1.0 ~r:::, ··- WOODWARD AREA - - ~ ---- =---~ ---=-- .. - ---.C-= �• LOWER WOODWARD a • N • 91Auz• a EXISTING LANO UBE RL.,--.,.-.RLM-.-.... - . , . ~ RM--..-... --.1&1 RH- R19l Dnliey ~ SRC- si-:w. ~ - - . : I A I . INST-1-1.cut.1a1AJ. IND---.1.1:IND-~- .... J. I "·" fRM '" j I· c • ., . • 1:1 RH•GC " :-~ £ ~• ~ ;:; ... TAC- Ttlorou.ghfue llltaidelttial-C~c.t.al MC--a:n.rc:l.al SC-si-,:w."-'d.&1 RLC- - - "-'d.&1 ~~ l;:r.. ~ GC---.o-c..J. CC- Cmn<ci&l MUR-111-iu.~ MP- KaJor Park RC- Recra•t.1on OS· Open OSI - Open VAC• Spa<,9 Space- 1nst.1t.1.1t1.onal Vacant CEM·c..u,.,, Jeffries Brewster- Douglass Homes ~ LJ 1IOCll•200011 . &.:..11 o.o .:15 .50 [j_J .75 1.0 c:::=.:l'="?c:::::::f==' ""'· Id- WOODWARD AREA LOWER WOODWARD Cl • N • IIAL..IZaD PROPCSED LAND UBE RL-1.o,,~tr~ RLM- ~ ca.:i.e, ~ RM- ~ a.aa.cy -.....w RH • . . . . , _ . . , _ SRC---- INST - ,_,___, IND•-LJ:IND-....-.,-TAC- Tbaro~At•n Mu,Mnual•C-l'OUl MC--- SC-,-w._.._._. RLC·-,-- GC---.. c.._. c_ -MUR_ MPACPOS- M)or ,.,.11 -~r.. :.1.on ,...._t 0S1 • Opel\ V· opn s..- .Sp&c-e-tn • ut.uuorui ! V•eant CEM·-. OS *- Playtie14 OS + INST • - Tra.n.a{t stat.1.on !Gen • ral Locat10n ) ~ &n~•~ LJ ,, .. 11,200011 . [j_J ac,ea 1, 2 1 ~.----------, 0.0 .:15 .so ,----, .75 1.0 .....--. WOODWARD AREA Lower Woodward Subarea .••••••••.••• 311-9 III-163A ""'· �r --- THE DETROIT MASTER PLAN OF POL:u:IES WOODWARD AREA LOWER WOODWARD SUBAREA BOUNDARI-~ AND FEATURES The Lower Woodward Subarea is bounded by Ford, Chrysler, Fisher, and Lodge Freeways. It includes Wayne State University, Cultural Center, Medical Center, and is immediately north of the Central Business District and south of the New Center. SUMMARY OF PLANNING ISSUES, LOWER WOODWARD SUBAREA The area has had major clearance and rebuilding, mostly nonresidential use, and abandonment has caused further demolition of many dangerous buildings. Residential rehabilitation, in many cases, has created larger and fewer units in the same structures. There has been a decrease in permanent resident hotels and there has been a trend toward one-person households. Lower Woodward is home for a concentration of those in poverty, both individuals and families. Low-cost housing and numerous charity and last-recourse type services are available here. Most of the City's emergency shelter beds are located in Lower Woodward as are various food and human services programs. Assisting in meeting the needs of the poor will remain a major social task for the foreseeable future. Lower Woodward clearly is part of the system currently serving this function. Much of the Lower Woodward community (between the Ford and Fisher Freeways) will undergo significant changes over the next 20 years. Continuation of such City development projects as the Medical Center and Art Center will stabilize and strengthen the community. These and other ongoing projects will be joined by two highly significant new ones: light rail rapid transit, and the proposed Technology District, in which housing and commercial uses are mixed with offices and very light research industry. Implementation of planned transit with stops at Mack and Warren will revitalize Woodward Avenue while reinforcing the major institutional developments that have already occurred. Significant development tools in Lower Woodward are briefly summarized: light rail transit; the Detroit Edison steam system; right-of-way and commercial frontage improvements; zoning changes; tax abatements, l ....i11d write-downs, housing subsidies, and other direct aid to revenue-producing development; encouragement of corporate and institutional investment in the proposed Technology District; and historic 3/90 III-164 �r • - - . -·-·- · - .. THE DETROIT MASTER PLAN OF POL~ES designation and , areas. rehabili tation .-loans WOODWARD AREA in historic and other Plans must recognize the specia-:1 housing and other needs of the less affluent, the senior citizens, the young people related to the institutions, and others. The large amount of vacant and under-utilized land should be seen as a resource. The institutions need to be related to the neighborhoods and provide services to them. The commercial services are in a wide range of conditions depending on their market with the worst being in areas of greatest loss of population. LOWER WOODWARD SUBAREA GOALS There is a great deal of potential in the Lower Woodward subarea due to its advantageous location, its wealth of strong institutions and facilities, and because of the large amount of vacant land available. Because of these factors and the eventual establishment of the light rail system along Woodward, the area will become a desirable location for new development. This new development, however, will have to be designed to appropriately blend with sound existing development and, along with the existing area institutions, be used to help address the special needs and support improved services for the current residents of the area. POLICY 311-9: A. Lower Woodward Subarea Policies University-Cultural Center area (Ford Freeway, Woodward, Ferry, John R, Palmer, Brush, Hancock, Cass, Forest, Second, Warren, Lodge Freeway) The area along Woodward Avenue within this planning unit should develop as a high-density mixed use area, with housing and ground-floor commercial, where possible. Discourage lowintensity uses such as fast-food restaurants. Strengthen the Cass Avenue frontage by encouraging ground-floor commercial uses in any new housing and conserve existing housing. Encourage construction of structured parking with at least two new structures one to the west and one to the east of Woodward Avenue. Encourage landscape improvements in the area. Encourage downgrading John R as a through street and development of cultural and art-related commercial services. Encourage expansion of cultural and educational institutions including the Detroit Science Center, the Children's Museum, the Museum of African-American History, the Detroit Institute of Arts, and the Center for Creative Studies. Institutional 3/90 III-165 �.. - THE DETROIT MASTER PLAN OF POL~ES WOODWARD AREA expansion should occur generall~along-Brush • • encourage major new housing development institution development. B. East of Brush, to complement Art Center area (Ford -Freeway, Chrysler Freeway, Frederick, Brush, Palmer, Ferry, and Woodward) Implement the adopted especially encourage construction. c. Art Center development housingrehabilitation plan, and Medical Center. Residential (Chrysler Freeway, School, St. Antoine, Hancock, Brush, Frederick) Implement Medical Center #4 adopted especially promote new housing. D. project and new Spain plan, and Medical Center (St. Antoine, Mack, Woodward, Alexandrine, John R, Canfield, Brush, Hancock) Implement and complete adopted plan including Brush pedestrian mall and Brush Plaza and a ring road. Develop land at Woodward and Mack intensively and appropriately. E. Institutional Playfield) Area (Spain and Crockett Schools and No special actions needed. F. Mid-City (Hancock, Brush, Canfield, John R, Alexandrine) Develop the Veterans Hospital as planned. Develop mixed commercial-residential uses of the highest quality reflecting the importance of Woodward Avenue, and discourage freestanding fast-food establishments. G. Brewster-Douglass Beaubien) Homes (Mack, Chrysler, Fisher, Short-range maintenance and improvement is required. Improved retail service is needed. Seek increased Federal funds and alternative financing. H. Brush Park (Mack, Beaubien, Fisher, Woodward) Pursue rehabilitation and conservation as a part of a comprehensive development plan. Preserve the historically and 3/90 - - III-166 ~ - ~ • �. • -·- .THE DETROLT MASTER PLAN OF POL:u;:IES WOODWARD AREA architecturally significant . chaxacter of Brush Park through , the retention of identifiable historic residential clusters, while providing for the opportunity for a blend of new residential and commercial deve-¼-opment. I. Technology District (Martin Luther Fisher, Lodge, Temple, Fourth) King, Woodward, Promote research facilities for growth technology and related uses. Continue as a mixed-use- area including residential, commercial, and institutional us-es. Landscape appropriately, especially along Woodward. J. Cass Corridor (Warren, Second, Forest, Cass, King, Lodge Freeway) Encourage maintenance and development, especially of housing, for all income and social groups and support systems. Encourage improvements and conserve as much housing as possible and infill with compatible structures. Discourage residentially abrasive uses. Design to meet future traffic needs. K. Mixed-Use Area (Hancock, Woodward, Mack, Cass) Keep as a mixed-use area, including small housing uni ts, commercial, and institutional uses. Improve Woodward appearance and landscape. Discourage new industry here. L. Jeffries Homes (King, Fourth, Temple, Lodge) Maintain and upgrade to the extent possible. 3/90 III-167 �.. MIDDLE wDo-•1 .,..,.JARD PLANNING! A Webb-Woodland . UNITS B North I d Residential C n ustrial Area Boaton-Ed ' Project D Gladsto ison/ Arden Park E Wood ne Residential F B ,....rd Frontage Area rush-HoliJrook . G Oakland A Residential Area M Holbrook-venue Frontage I New Center Cameron Re•idential Area C J Chandlerommons KN ew center Beaubien Co Residential Area L Burro mmercial Area ughs Area M Industrial-M . N Harper-Brushixed use Ar•• Residential Area 1 lf'ICII • 2000 ti . AREA �.. t II VAC RM :• RLM Ca" ,tt RM I :, I :o N :o D MIDDLE G WDDDWAAD • N • •ALIZIID EXISTING LAND USE RL-1o, Dma1ty - RLM- . - . . . Dma1ty ~ RM-_,_ Dma1ty -..imcial RH.,._ty --.1&1 Ki"' SRC- si,oc&1 ~-..i. INST-,-,.tut.la>al IND- - . i . ~ U: IND- Uqt,c ~ TAC- fllorov,g:htare .. • idu.tial-cmaercial MC-,..Jcro:..<d&l SC-5-ial-.:l.ol RLC- ~ - GC- - . i . CC--o.-=-a1 MUR-..,_u.~ MP- tu.Jor Park RC- Racreauon 0S•Open Sp.a"" OSI- Ope n S p&ce- In st1.tuuona l VAC· Y•e•n< CEM·c.-ar,, ~ &n~•~ LJ cu 1 inch •2000 fl . WOODWARD MIDDLE AREA WDDDWAAD -• N • -Au:zaD PROPCSED LAND UB • RL - i-o.am.t:y~ RLM-~•~tr~ RM.~--.cy~ RH- ltL4h 0111m.e, - - . w SRC- _,, _ _ .. ,,_,_ INST--.--, IND---... LJ:INO-,..,.,.---.. TRC- fltorouo,htare -•MNau.a1-c-rcal MC--sc._,..,.,_...., RLC-_...,._.~ QC.--,.__, cc-- - MUA-...--- RC· ...erwauon POS- ,.__,._t. OSI· O,.ri V- o,en •...- S pac-9•lna u t.ut 1on.a ~ V.acan t. CEM·--,, *· P1ayU.a14 • - Tra.n..u .t Stat i on (G.nar&l Locauon ) ~ &n~t~ 1 Inch • 2000 fl . LJ ru..... .-= WOODWARD Middle Woodward Subarea ••••••.••.• 311-10 III-167A AREA �.. -- THE DETROIT MASTER PLAN OF POLIQES WOODWARD AREA MIDDLE WOODWARD SUBAREA BOONDAR.I.ES .AND FEATURES The area is bounded by Highland Park, Chrysler Freeway, Ford Freeway, and Lodge Freeway. Ma-j-or features include the New - ·Center and Boston-Edison neighborhood. Wayne State and the Cultural Center are located immediately to the south. The New Center_ is, after the . Central Business District, Detroit's second most important commercial concentration and employer, including major off ices, a hotel, and retailing. Some industry remains, especially office-related such as printing. The North Industrial area along Oakland is being developed with new industry. SUMMARY OF PLANNING ISSUES, MIDDLE WOODWARD SUBAREA The greatest part of the housing stock in the Middle Woodward Subarea is in good condition, even in neighborhoods where a significant amount of abandonment has occurred. In certain places, compatible infill construction could make use of vacant land. Very little relocation from development pressure should occur in this subarea. Senior citizen housing, other high-density housing, mixed-use structures, and better neighborhood shopping all should be developed along and near Woodward Avenue. There has been a concentration of group homes in the area, which concerns many, also. There will continue to be a wide range of incomes and social groups in the area with different needs. The impact of the three rapid transit stops, Woodward at Clai rmount/Holbrook, Woodward at Grand Boulevard, and Woodward at Webb is projected to be very great as far as stabilizing the nearby residential neighborhoods and stimulating housing development and rehabilitation, but quite minimal as far as actual change in land use patterns. In addition, commercial development is anticipated to be stimulated by the transit development. Any new construction near the transit stations would occur either directly along or close to the current Woodward frontage. Parking at these stations should be limited to a few drop-off spaces. Neighborhood commercial development is seen as a priority to the neighborhoods above the New Center. The viable commercial developments along Woodward should be upgraded, and the 3/90 III-168 �.. -·- THE DETROIT MASTER PLAN OF POLIQ:ES WOODWARD AREA operating stores which are community-oriented along Oakland • and Hamil ton should be retained. Institutional development is e-Kpected to increase. Some under-utilized industrial land near Unisys (formerly Burroughs) could be made available for an eventual expansion of non-teaching facilities for Wayne State University. The New Center area will continue to be .developed, over time, to a more attractive and cohesive district. Outside of the immediate core area at Second and West Grand Boulevard, the area is characterized by many surface parking lots and underutilized industrial buildings. MIDDLE WOODWARD SUBAREA GOALS The New Center area will become a more intense and cohesive commercial and office area and the new development in the New Center Commons area will be completed. These factors and the light rail system along Woodward will make the Middle Woodward subarea, with its basically sound and stable residential areas, an attractive location. Improvements in the Middle Woodward Subarea include the needs of existing residents for home maintenance and commercial and recreational facilities. POLICY 311-10: A. Middle Woodward Subarea Policies Webb-Woodland Area (Highland Park, City limit, Oakland, Boston-Edison northern boundary, Lodge Freeway) Retain, improve, and conserve existing housing units. Develop new housing and related commercial uses. Discourage lowdensity, automobile dependent development in anticipation of the proposed light rail transit system with a station at Woodward and Webb/Woodland. Encourage the development of a convenience shopping center, including a supermarket. Correct deteriorated conditions along and near Hamilton. B. North Industrial (City limit, railroad, Caniff, Oakland) Develop as planned with office, center facilities. C. manufacturing, and service Boston-Edison and Arden Park Historic District (Subdivision boundaries) Continue to maintain and preserve the historic houses and to enforce the Historic Ordinance. 3/90 III-169 �.. ----.- THE DETROIT MASTER PLAN OF POLIJ;IES D. WOODWARD AREA Gladstone Residential Ar.ea (southern Boston-Edison boundary, Woodward, Clairmount, western edge of Woodward frontage, south side of Euclid, Lodge Freeway) Stabilize the neighborhood through housing and apartment conservation and removal of blighted and abandoned buildings. Provide careful monitoring of adult foster care homes in this area and prevent an undesirable concentration. E. Woodward · Frontage ( both ;:>ides of Woodward frontage between Clairmount and excluding northern Grand Boulevard frontage, and also east side of Woodward between Arden Park and Clairmount) Retain the local retail and service function oriented to surrounding neighborhoods. Encourage construction of highdensity housing along Woodward. Discourage automobile service uses. Insure high standards of development compatible with existing uses. F. ·0ia Brush-Holbrook Residential (southern boundary of Arden Park, western boundary of Oakland frontage, Euclid, eastern boundary of Woodward frontage) Remove or update blighted, abrasive commercial uses along Oakland and John R. Remove or upgrade blighted abandoned buildings within the neighborhood. Provide more shopping and open space in this area or nearby. G. Oakland Avenue Frontage (both frontages between Arden Park and Grand Boulevard) of Oakland Retain the service and commercial character but on a reduced basis. Remove blighted and abrasive uses. Consolidate compatible and necessary commercial uses. Provide locations for additional commercial facilities with adequate parking and screening. H. Holbrook-Cameron Residential Area (Caniff, Chrysler Freeway, Grand Boulevard, and eastern edge of Oakland frontage) Prevent further deterioration of the neighborhood. Clear vacant abandoned structures. North of Holbrook, provide a combination of new housing and open space recreation, including a small community area. 3/90 • III-170 • �.. ~ I. DETROIT MASTER PLAN OF POL~ES WOODWARD AREA New Center Commons ( southe-rn property line of Euclid frontage, western property line of Woodward frontage, southern edge of Seward, Second Avenue, northern property line of Grand Boulevard frontage) Complete the development of the area as planned, including development on remaining vacant parcels and encourage eventual expansion. J. Chandler-Beaubien Residencial Area (Euclid, western boundary of Oakland fronta~e, Grand Boulevard, eastern property of Woodward frontage) Maintain as a residential area, with as much conservation of existing homes as is practical. Provide that any new development near Woodward and Grand Boulevard be of a high intensity pedestrian-oriented nature in anticipation of a light-rail transit station. K. New Center (eastern boundary of Woodward frontage, railroad, Lodge Freeway, northern boundary of Grand Boulevard frontage, Second Avenue, southern edge of Seward frontage, western boundary of Woodward) Increase major retail development. Strengthen as an office center and shopping area. Increase structured parking. Provide more functions and activities to make use of evenings and weekends. Downgrade Second Boulevard to a local street north of Grand Boulevard. Encourage apartment development in the northern portion of the area between Woodward and Second. L. Unisys (formerly Bur roughs) Area Ford Freeway, Lodge Freeway) (Railroad, Woodward, Encourage continuation and upgrading of light industrial, commercial, and service uses. Encourage technology and research-oriented facilities or new housing, providing that it is well-related to institutional or other residential uses. M. Industrial Mixed-Use Area ( Grand Boulevard, Chrysler Freeway, Ford Freeway, Beaubien, Piquette, John R, Woodward) Continue as an industrial and commercial district. Encourage high-density residential or other uses along East Grand Boulevard related to the proposed transit station. Encourage increased employment in the area. 3/90 III-171 �• THE DETROIT MASTER PLAN OF POLIQES N. Harper-Brush Residential -(Piquette, Freeway, Woodward) WOODWARD AREA Beaubien, Ford Maintain existing housing. 3/90 III-172 �.. THE DETROIT MASTER PLAN OF POLu:;[ES DEFINITIONS ARTICLE 401 LAND USE DEFINITIONS AND STANDARDS INTRODUCTION The land use categories used -on all the maps herein are generalized. Boundaries are not meant to be precise as to blocks or property lines. Categories are descriptive of general development, recognizing that some intermixtures are permissible or desirable. Residential areas shown include schools, churches, and playgrounds. They include retail establishments which are small, strictly neighborhood-oriented and nonabrasive. Other forms of intermixture may include institutional uses where such uses are compatible within a commercial designation: commercial within industrial uses, etc. The residential land use categories designate a general residential density for neighborhoods, but intermixture of compatible buildings at a lesser or greater density is not considered undesirable. POLICY 401-1: Residential areas. The Existing General Land Use and Future General Land Use maps show six categories of residential areas. A. Low-density single-family residential areas should have an overall density up to 12 dwelling uni ts per net residential acre and provide conservation and reinforcement for existing viable residential development. All new housing should be developed compatibly with existing housing and should consist of predominantly one- and two-family structures, with some one-family attached townhouses and apartments. B. Low-medium density residential areas should have an overall density of 13 to 20 dwelling uni ts per net residential acre and provide conservation and reinforcement for existing viable residential development. All new housing should be developed compatibly with existing housing and should consist of predominantly one-family attached townhouses and some apartments. 3/90 IV-1 �.. --· THE DETROIT MASTER PLAN OF POLIJ;IES DEFINITIONS c. Medium-density residential-areas should have an overall density of 21 to 30 dwelling units per net residential acre and provide conservation and reinforcement for existing viable residential:-development. All new housing should be developed compatibly with existing housing and should consist of predominantly one-family attached townhouses and apartments two stories and above. D. High-density residential areas should have an overall density o·f 30 or more dwelting units per net residential acre and provide conservation and reinforcement for existing viable residential development. All new housing should consist predominantly of apartments and some onefamily attached townhouses. E. Special residential-commercial areas ( predominantly residential) should provide for new high- and medium-rise apartments developed compatibly with general commercial and/or institutional uses, and also should provide conservation and reinforcement for existing viable residential development. These areas should be located along major radial thoroughfares, or at a major gateway into the City or major centers where the intersection of freeways and major thoroughfares have off and on ramps in each direction, provided that these areas are served by, support, and complement an area of major commercial activity such as downtown Detroit ( Central Business District), New Center, or other employment centers. New apartment development should be above and/or alongside the compatible general commercial and/or institutional uses so that both gain accessibility and/or exposure by a thoroughfare frontage location. F. Residential/local commercial (thoroughfare residential/commercial) provides for the day-to-day consumer goods and services required to serve a small residential area. High traffic-generating and traffic-oriented uses should be restricted in these areas because of their undesirable influence upon adjacent residential areas. This land use category is designed to be used primarily on major or secondary thoroughfares wherein the major use of the property would be for low-medium density residential dwellings characterized primarily by apartment dwellings. 3/90 IV-2 �.. -- THE DETROIT MASTER PLAN OF POLIJ;IES DEFINITIONS The category includes multiple-family dwellings, attached and two-family dwellings, and certain other residentially-related uses which can function most advantageously when located on these thoroughfares. OthEr uses which may be app,ropriate include medical and dental clinics, motels or hotels, and certain types of non-profit uses. n __ ~ POLICY 401-2: Residential-Conditional Industrial Areas. In residential areas of the City which are proposed for industry on Master Plan maps, the City ~hould insure that the wellbeing of the residents is protected while still providing for further industrial development necessary for employment, tax base, and industrial services and products. METHODS: Expansion of industrial activity into such residential areas should occur from the edges of the- existing industrial area outward, and should occur in a manner which protects the remaining residential area from nuisances or dangers such as excess heat, light, sound, radiation, odor, smoke, dust, and traffic. Residents should be protected through the regulations of the Zoning Ordinance against the further location of industrial activity in the interior of residential areas. POLICY 401-3: Differing structure tYPes. In situations where the policy is to promote the improvement of a residential neighborhood through the introduction of residential structures which are different from the existing structures, the existing homes should be protected and all new development should be made compatible with them. POLICY 401-4: A. 3/90 Commercial areas. Major commercial areas consist of a high concentration of office activity and related supporting services; retail trade at the comparison shopping level (includes neighborhood shopping and local commercial as well); specialized shops, stores, and services which require a large population to support them; and high-rise and medium-rise apartments and hotels. The level of activity is generally region-wide in service areas with offices and headquarters relating to State, national, and international operations. The primary focus should be an office employment center. IV-3 �.. THE DETROIT MASTER PLAN OF .POL~ES . DEFINITIONS Major commercial areas should be located so as to be highly accessible from the City and the region by freeways, major thoroughfares, and mass transit. ~ -- Major commercial areas sheuld be developed at a high intensity in order that a large number of activities can take advantage of the location and linkages between activities can be strengthened. Multi-use structures combining office, retail, and residential activities are appropriate. Parking structures and mass transit service should be used as a means ~f achieving compact, intense development. Ground level activity should be pedestrian, shopping, and entertainment oriented so as to achieve maximum utilization of the concentration of public and private development. Detroit has two major commercial areas: (CBD) and the New Center. B. downtown Detroit Special commercial-residential areas (predominantly commercial) consist of either a major office headquarters complex, an international gateway, or a major spectator sport or convention facility of regional significance, with supporting office and service activities, apartments, and their necessary service facilities. Special commercial-residential areas should possess excellent accessibility by freeways, major thoroughfares, and mass transit. Special commercial-residential areas should be developed with a compatible mixture of uses that require excellent accessibility and/or the proximity to special features described above. Typical special commercial-residential uses, in addition to the major facility, are medium-rise off ices, motels, restaurants, major ins ti tut ions, and medium- and high-rise apartments. The mixture of uses to be encourage in special commercial-residential areas may vary in relation to the particular location and major activity, but the area should retain a commercial (work place) predominance and focus. It is desirable to have at least 20 percent of the floor area in a special commercial-residential area devoted to medium- and highrise apartments, developed compatibly above or alongside commercial uses so as to obtain maximum access and exposure to the major commercial or institutional development. Wherever feasible, existing viable residential development should be retained and reinforced. IV-4 3/90 - -- - . ------ - - - - --· �.. -·- THE DETROIT MASTER PLAN OF POLJJ:lES DEFINITIONS C. General commercial areas consist of low-intensity retail _ and wholesale uses along major thoroughfares which are suitable for business, warehouse, and some light industrial activit~es. Typical general commercial uses are automobile and furni tur~- sales rooms and repair shops, business services, building and contractor offices, and wholesale distributors. _ Some local commercial and multiple residential uses may also locate with advantage in these areas. General commercial uses that have no marked adverse affect on residential areas can locate in areas which adjoin residential and special residentialcommercial areas. General-commercial uses that, because of the nature of their business and/or operational characteristics, have a marked adverse affect on residential areas, should locate in those areas that are separated from residential development by freeways and major thoroughfares. D. Comparison ·shopping centers are those that offer merchandise for sale in major department stores or stores of a national or chain type, and where there are several stores in the area selling the same type of merchandise which would enable the shopper to make comparisons before buying. POLICY 401-5: Industrial areas. The industrial portion of the Existing General Land Use and Future General Land Use maps shows four categories of industrial use. A. industrial areas should consist of areas for light and heavy industrial uses which include producing, assembling components and parts, packaging, and warehousing. Small-scale industrial uses are light machine shops, clothing, furniture, appliance manufacturing, etc., usually located on small sites. Large-scale industrial uses are auto manufacturing, structural steel fabrication, chemical plants, power plants, etc., which are characterized by large sites and considerable traffic flow. General General industrial areas should have accessibility to a freeway or a major thoroughfare within five minutes surface travel time. Main line rail should be in the vicinity with spurs easily provided, if needed. B. 3/90 Light industrial areas should generally consist of areas for industrial uses whose performance characteristics are such that they have minimum undesirable effects on IV-5 �.. THE DETROIT MASTER PLAN OF POL:o;:IES DEFINITIONS . adjacent residential activity. Thus, light industrial areas should be located as ...buffer areas between areas of general industry and residential areas, or in other areas where high performance qualities are required. C. Port industrial areas Owner-use port terminals. Should consist of general areas along the Detroit and Rouge Rivers for the use of industries requiring wharves, docks and piers exclusively for the handling of their own raw and finished material or products. For-hire port terminals. Should consist of those watershipping terminals whose facilities are available to the general public. (Almost all overseas cargo ships use these facilities, which handle general cargo, bulk cargo, and have an international trade zone of four to five acres.) D. Distribution industrial areas Should generally consist of areas for uses concerned with the handling, storage, and movement of goods and materials. Typical uses are transportation terminals, wholesale and warehouse facilities, maintenance and service uses, goods packing and processing uses, and supporting office and service uses. Goods distribution areas require excellent accessibility by freeways and major thoroughfares to the major goods pick-up and delivery areas of the City and region. They may be served with advantage by other transportation modes for the interchange of freight. The centrally located goods distribution areas should be developed with the more intense goods distribution uses that serve the businesses and industries of the regional core. The outlying goods distribution areas should accommodate less intense uses that relate to a larger service area. POLICY 401-6: A. 3/90 Recreational and institutional areas Major park is a large open area which preserves the natural scenic beauty of woodland, meadow, river valley, or lake front. Major parks often have botanical gardens, zoological exhibits, nature trails, bicycle trails, outdoor amphitheaters, model yacht basins, and facilities IV-6 �.. _THE _DETROIT MASTER PLAN OF POLu:;:[ES DEFINITIONS-· for group picnics and winter sports. Major parks often have a golf course and bri~le trails. There is a need for large parks within the City in addition to and supplementing metropolitan or regional parks, such as Belle Isle and Rouge Park. Metropolitan or regional parks often offer camping, fishing, hiking, trail-side museums, wildlife sanctuaries, swimming, sailing, or canoeing. Space for these activities can occasionally be provided in large parks within the City, such as in Belle Isle and Rouge Park, as well as along the Detroit riverfront. The major park should be large enough to become a real opening or break in the surrounding urban development, giving a sense of uninterrupted natural terrain. Usually, a fairly compact area of at least 250 acres is necessary before a natural scenic character can be established. When parks are located along the Detroit River, these objectives can also be met with even smaller sites because of the wide expanse of the River. The need for large parks is also measured in terms of acreage per thousand persons within the area to be served. Standards of the National Recreation Association suggest that there should be seven acres of open land for every thousand persons. While it is recognized that some of this acreage may be supplied in regional forest reserves or camping areas at some distance from the community to be served, at least four acres per thousand should be at the edge of the community and accessible for frequent use. The overall standard for major parks shall be 2.6 acres per thousand persons within the City of Detroit. B. Recreation areas indicated on the map are over 10 acres in size and serve playfield or passive park functions. Occasionally, plazas and large meeting areas are also indicated because of their importance. C. Institutional areas include schools, colleges, churches, government offices, etc., irrespective of public, semipublic, or private ownership. D. Open space includes large open areas with use not specified but usually available to the general public. 3/90 IV-7 �.. THE DETROIT MASTER PLAN OF POL:i.IES DEFINITIONS E. Cemetery includes burial areas. F. Public wharf areas consist of transient marina facilities and related commercial and entertainment establishments. Offices and apartments ab011'e and nearby these areas are highly appropriate. Nautical theme restaurants, lounges, and retail shops are an integral part of this complex. Public wharf areas are located at the River's edge and beyond the current harborline, wherever feasible, in areas of good thoroughfare access with parking facilities nearby. Public recreation-facilities in adjacent areas would be highly desirable.- 3/90 IV-8 �. THE DETROIT MASTER PLAN OF POL~ES DEFINITIONS SUMMARY OF RECREATION FACILITY DEFINITIONS AND STANDARDS FACILITY TYPE & PRINCIPAL FUNCTION ACRES PER 1,000 PEOPLE ADDITIONAL FUNCTION SIZE RANGE TRAVEL DISTANCE Provide semi-active play for adults. 3-7 ac. 1/4-1/2 mile 1 Provide playground facilities. 10-20 ac. & 20 & over 1-1 1/4 1-1/2 Provide playground & playfield facilities. 60 ac. & up (less on riverfront. Playground Provide active play facilities for 5-24 group. Playfield Field sports facilities for youth and adults. Semi-active & passive use facilities for all age groups. Not applicable. Major Park Semi-active & passive use facilities for adults. Active uses for the younger age groups. 3/90 3 miles 3 on public transit line & IV-9 �• 111,.:-,- THE DETROIT MASTER PLAN OF POLIJ:lES TRAFFICWAYS ARTICLE 402 TRAFFICWAYS DEFINITIONS AND STANDARDS INTRODUCTION The transportation system as shewn in the Future Land Use map includes routes for limited access freeways and a network of major and secondary thoroughfares consisting principally of existing surface streets, some of which need widening or extension to increase their traffic capacity. A light rail rapid transit system is proposed to complement and support other City systems. The trafficways plan includes standards for each type of thoroughfare. The trafficways plan is a comprehensive coordinated system which is a long-term basis for highway and street improvements. The Future General Land Use map does not include local service and feeder streets whose design is determined by the local area to be served. The Future General Land transportation facilities. Use map shows six types of POLICY 402-1: Freeways. Freeways are highways especially designed for carrying an uninterrupted flow of through traffic. They are distinguished from other arteries by the following three design features: -Access limited to a relatively small number specially designed points of entrance and exit; of -Continuous physical separation of opposing directions of traffic; -Separation of grades at all intersections. POLICY 402-2: Major thoroughfare. Major thoroughfares are the principal surface streets. Access is not limited, but special attention is given to the safe and expeditious movement of through traffic. 3/90 IV-10 �.. - . TRAFFICWAYS THE DETROIT MASTER PLAN OF POLu:lES In order to meet the requirement.s of safety and convenience, , major thoroughfares should have a central dividing strip wide enough t~ protect pedestrians and to faci~itate left turns and cross traffic. The network of major thoroughfares consists principally of existing streets: six radial routes and a gridiron system of roads spaced about one mile apart. These are generally existing routes, some of which have been improved under the plan of thoroughfares of 1925 -and also under the Detroit Master Plan since 1947. POLICY 402-3: Secondary thoroughfare. Secondary thoroughfares are shorter or less continuous surface streets on which special attention is given to the safe and expeditious movement of through traffic. They are frequently the route for feeder transit lines. Some pleasure drives ad parkways not intended to carry commercial traffic are included as secondary thoroughfares in the Master Plan. Secondary thoroughfares generally require a single roadway with two moving lanes and two parking lanes. The network of secondary thoroughfares consists principally of existing streets. POLICY 402-4: Collector. POLICY 402-5: Park drive treatment. Park drive treatment refers to features applicable to those trafficways designated as part of a parkway-like system which would be especially designed to provide access to parks and other community facilities, provide a pleasant driving experience, with special views, where possible, and provide a stimulus for private and public development. Required features of park drive treatment are: 1. Adequate strips landscape treatment, facilities, 2. Minimum of four moving lanes for traffic 3. Adequate parking and splash Optional features are: 1. Truck prohibition 2. Service roads 3/90 IV-11 �. --·- THE DETROIT MASTER PLAN OF POLICIES TRAFFICWAYS 3. Nine-foot parking lanes 4. Parking bays or lots 5. Varying types of landscaping and widths for medians and margins 6. Special setback, controls height, bulk, and structural type POLICY 402-6: Pedestrian/bicycle path - a pedestrian/bicycle path should generally have a minimum width of 19 feet to allow for a bicycle path, a pedestrian walk, and adequate landscaping where feasible. POLICY 402-7: Standard widths for component parts of freeway cross sections. Total right-of-way: 3 lanes in each direction ....•....•............ Feet 320 to 380 Lanes and roadway, total each direction: 3 lanes in each direction ...............•.•.... 56 Each moving lane . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12 Margin for emergency stops (10 ft. each side) 20 Center mall: Total to divide traffic ....••................. 24 Slopes: To maintain maximum slope at 1 to 2 ••..•.••. 25 to 50 Variable in accordance with elevation. Service drives, sidewalks, and margins: Total width of each side where service drive is necessary . . . . . . . . . . . . . . . . . . . . . . . . . . . 53 Each moving lane . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 15 Margin on 1 e ft s id e . . . . . . . . . . . . . . . • . . . . . . . . . . 8 Margin on right side including sidewalk ....•. 15 3/90 IV-12 �. ...,.,. ~ THE DETROIT MASTER PLAN OF POLigES TRAFFICWAYS Modified freeways... provide grade _,.separation and limited access , at only selected major intersections. Special provision for off-street parking and reducing the number of local street intersections may be required -at other selected locations also. POLICY 402-8: Standard widths for component parts of major thoroughfares. Total right-of-way: 8 lane 6 lane ....................................... ....................................... Feet 138 116 Lanes and roadway 4 lane . ...................................... . 44 3 1 a ne ••..•.•....•.•...••.••••.•••.•.•..••••• 33 First moving lane . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13 Each additional moving lane •................. 11 ................................. 9 Parking lane Center island: Total to divide traffic, protect pedestrians and facilitate left turns At signals . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 16 AT other crossings . . . . . . . . . . . . . . . . . . . . . . . . . . . 20 To protect pedestrians ......•................. 10 To protect crossing movements ................ . 20 Sidewalks and margin: Total sidewalk and margin Sidewalk in residential or light industrial Sidewalk in business or heavy industrial ..... . 3/90 15 6 15 IV-13 �- THE DETROIT MASTER PLAN .OF POLI.CIES TRAFFICWAYS POLICY 402-9: Secondary -thoroughfares. thoroughfares will normally have two traffic parking on each side. Right-of-way width of sufficient for this purpose. Secondary lanes with 66 feet is 3/90 .. IV-14 · - - · - - - - - - - - - - - - - - - - - - ---- - - - - ~ �--- THE DETROIT MASTER PLAN OF POL~ES DEFINITIONS Article 403 ZONING DEFINITIONS INTRODUCTION ' The following zoning district definitions are taken from the Detroit Zoning Ordinance. All references to specific zoning districts within the Master Plan of Policies use these definitions. POLICY 403-1: Residential Districts A. Rl Single-family residential district: This district is designed to preserve quiet, low-density residential areas now primarily developed and those areas which will be developed with single-family detached dwellings and characterized by a high ratio of home ownership. The regulations for this district are designed to stabilize and protect the essential characteristics of the district and to promote and encourage a suitable environment for activities associated with family life. To these ends, development is limited to a relatively low concentration and uses permitted as a matter of right are limited to single-family detached dwellings providing homes for the residents of the area. Additional related residential uses such as religious institutions, neighborhood centers, and utility uses necessary to serve the immediate area may be permitted with approval. B. R2 Two-family residential district. This district is designed to protect and enhance those areas developed or likely to develop with single- or two-family dwellings. The district regulations are designed to promote a suitable environment for homes and for activities connected with family life. The only uses permitted as a matter of right are single- and two-family dwellings. Additional uses are permitted with approval. C. R3 Low-density residential district. This district is designed as a low-density multiple-family district providing densities of approximately 30 units per acre. The regulations are designed to promote and encourage town or terrace house development, courts, and garden apartments. It is intended that this district be used 3/90 . - IV-15 - -------_ �--- THE.DETROIT .MASTER PLAN OF POLu::IES DEFINITIONS primarily on local thorougt.fares, thereby encouraging a suitable environment for family life. Uses permitted as a matter of right include single- and two-family dwellings, townhouses, muttiple-f amily dwellings, and community facilities necessary to serve a residential district. D. R4 Thoroughfare residential district. This district is designed to be used primarily on major or secondary thoroughfares wherein the major use of the property would be for low-medium den5ity residential dwellings characterized, primarily by rental apartment dwellings. Uses permitted as a matter of right include multiplefamily dwellings, single- and two-family dwellings, and certain other residentially-related uses which can function most advantageously when located on these thoroughfares. Medical and dental clinics, motels or hotels, and certain types of non-profit uses may be permitted with approval subject to appropriate findings and compliance with required standards. E. RS Medium-density residential district. This district is designed to provide for a range of residential development from the single-family detached dwelling to medium-density multiple-family dwellings. The primary use in this district will be the rental apartment structu r e. In addition to permitted residential uses, certain specified non-residential uses which can be properly blended into this district may be permitted. F. R6 High-density residential district. This district is designed as a high-density multiple-dwelling district to be used primarily in areas adjacent to the Central Business District, the New Center area, the Cultural Center, the waterfront, certain large City parks, and other areas which have a high concentration of persons and land values. This district will permit a range of living accommodations, from the low-density dwelling up to very high-density dwellings, including institutions and residentially-related uses, and will permit certain specified service and convenience-type commercial uses of a character unlikely to develop excessive traffic but which will serve the residents of the immediate area. Single-family detached and two-family dwellings will not be permitted in this district as a matter of right but may be allowed as permitted with approval uses. 3/90 • IV-16 ------ ----- . �-- THE - DETROIT MASTER PLAN OF POL~ES POLICY 403-2: DEFINITIONS Business District.s A. Bl Restricted business district. The Bl District is d~igned to provide an adequately controlled transition in land use from residential to business and commercial uses, and is mapped accordingly. Permitted uses are limited to those which are desirable and can be fitted into such a transitional pattern of land use. Front, side, and rear yards are required of all permitted uses, both residential and coIIllllercial, subject to possible adjustment by the Buildings and Safety Engineering Department in cases where this is desirable to achieve a better blending in the pattern of physical development. To protect adjacent housing, a lot line wall is required of nonresidential uses where- adjacent to resident property, again with provision for Buildings and Safety Engineering Department adjustment where desirable. B. B2 Local business and residential district. The B2 Local Business and Residential District provides for the dayto-day consumer goods and services required to serve a small residential area. High traffic-generating and traffic-oriented uses are restricted because of their obvious undesirable influence on adjacent residential areas. C. B3 Shopping district. The B3 Shopping District provides for a range of convenience and comparison shopping goods stores, generally grouped into neighborhood and community shopping centers, depending on the size of the area so mapped. Uses permitted are inclusive enough to allow for the provisions of a broad range of goods and services for the consumer, and to allow for as much freedom and healthy competition in the commercial real estate market and commercial activities as is consonant with other community values. D. B4 General business district. The B4 General Business District provides for business and commercial uses of a thoroughfare-oriented nature. In addition to these uses, other businesses which may benefit by drawing part of their clientele from passing traffic are permitted. Additional uses which may be successfully blended with those uses permitted as a matter of right are permitted with approval. 3/90 IV-17 �- THE DETROIT MASTER PLAN OF POL~ES DEFINITIONS E. BS Major business district- This district is designed to provide adequate regulations within the Central Business District, the New Center area, and may be successfully utilized in-other regionally oriented shopping and office areas. F. B6 General services district. This district provides for wholesaling, transport, food services, and similar activities essential to the commerce and health of the City. Office, retail, service, and other uses normally desiring to locate in thi"s type of district are also permitted. POLICY 403-3: Industrial Districts A. Ml limited industrial district. This district is used primarily along major and secondary thoroughfares in blocks which contain older, vacant structures, mixed land uses, or other deficiencies, and in which the Master Plan indicates industrial development to be the desirable ultimate use. The purpose of the district is to permit these vacant structures to be used for necessary economic activities, and to encourage the transition of the area to warehousing, wholesaling, and light industrial uses. B. M2 Restricted industrial district. This district is designed for a wide range of industrial and related uses which can function with a minimum of undesirable effects. Industrial establishments of this type provide a buffer between residential districts ahd intensive industrial districts. New residential construction is excluded from this district, with the exception of loft conversions of existing buildings, within the area bounded ·by the Detroit River, East Grand Boulevard, and West Grand Boulevard, following review and approval of the Department of Buildings and Safety Engineering. These requirements are to both protect residences from undesirable environment and to insure reservation of adequate areas for industrial development. C. M3 General industrial district. This district is composed of property so situated as to be suitable for industrial development, but where the modes of operation of the industry may affect any nearby residential uses. The purposes of this district is to permit the normal operation of a majority of industries, subject only to those regulations needed to control congestion and to protect nearby residential districts. No new residential 3/90 IV-18 �-- TBE DETROIT MASTER PLAN OF POLil;IES DEFINITIONS construction is permitted_in this district with the exception of loft conversions of existing buildings within the area bounded by the Detroit River, East Grand Boulevard, and West Grand Beulevard, following review and approval of the Department of Buildings and Safety Engineering. These requirements are to protect residences from undesirable environment and to insure reservation of adequate areas for industrial development. D. Intensive industrial d:tstr ict. This district will permit uses which are usual~y objectionable, and because of this t he district is rarely, if ever, located adjacent to residential districts. A broad range of uses is permitted in this district. New residences are prohibited, with the exception of loft conversions of existing buildings, within the area bounded by the Detroit River, East Grand Boulevard, and West Grand Boulevard, following review and approval of the Department of Buildings _and Safety Engineering. These requirements are to protect residences from undesirable environment, and to insure reservation of adequate areas for industrial development. M4 Policy 403-4: Special Districts A. PD Planned development district. This district will permit planned developments throughout the City and will be particularly useful in urban renewal areas. Such planned developments shall be substantially in accord with the goals and objectives of the Master Plan, having a major land use which corresponds to the most general category of land use, i.e., residential, business, industrial, etc., proposed in the Master Plan for the area involved, and satisfying criteria for development as stated in the City Planning Commission regulations. Such planned developments shall provide a desirable environment for the uses proposed and shall not be out of harmony with their general surroundings. The regulations of the district are designed to accomplish this by permitting flexibility in overall development while insuring adequate safeguards and standards for public health, safety, convenience, and general welfare. B. Pl Open parking district. This district is designed for off-street parking of private passenger vehicles on property which abuts, or is separated by, an alley or easement from a non-residential district·. The regulations permit the establishment of parking 3/90 IV-19 �-- THE DETROIT MASTER PLAN OF EOLI.CIES DEFINITIONS facilities to serve the non:residential uses and, at the same time, do not permit the non-residential uses per se to extend into residential areas. The district will assist in reducing traff i~ congestion caused by nonresidential uses and, at the same time, will protect abutting residential areas-from the deleterious effects of adjacent vehicular parking areas. C. PC Public center district. This district includes areas used, or to be used, for governmental, recreational, and cultural purposes of pa-rticular or special civic importance. All construction or other improvement within this district requires Community and Economic Development Department and City Planning Commission review and recommendation so as to insure a completely harmonious, pleasing, and functional public center. D. PCA Restricted central business district. This district includes property in close proximity to the Public Center District, and the controls specified herein are designed to prevent any uses or structures within the district from having a deleterious effect upon the public center. E. TM Transitional-industrial district. This district is a special transitional district covering areas currently developed with a mixture of uses, among which is a relatively large amount of residential use and which the Master Plan of Land Use indicates is to be developed eventually in industrial uses. The district regulations provide for a guided change to the terminal land use, while at the same time protecting, as much as possible, the existing residential development. No new residential development will be permitted in this district; however, the existing residential development will not be considered non-conforming. As the area changes from a residential to a non-residential character, a rezoning to the appropriate industrial classification will be effectuated. F. PR Parks and recreation. The intent of the Parks and Recreation District is to retain, insofar as is practicable and desirable, publicly owned lands in excess of four acres in size already improved for or intended to be improved for recreational uses and/or to be preserved as open space. The restrictions of this classification are intended to encourage preservation of these lands and to permit development in keeping with the natural amenities of these areas. In addition · to those 3/90 IV-20 �-- THE DETROIT MASTER PLAN OF POLJJ:IES DEFINITIONS uses allowed as a matter of right, commercial recreational facilities may be permitted upon approval of the City Council. G. Wl Waterfront-industrial district. Because of the limited amount of water J:rontage and the even more limited amount of frontage that is suitable or adaptable to shipping activities or other water-oriented uses, these areas will be subject to controls that will provide for their development witrr uses that must rely on, or that will be benefitted most by such a location. H. SDl Special development district. The SDl District is designed for areas of the City in which there is much investment interest and activity and great development potential. Generally, in these areas, private developers have been active in changing the character of the area by increasing the intensity of development and converting land . to higher intensity uses, both residential and commercial. The SDl District is designed to encourage one portion of this development. It will permit high intensity residential development, with a carefully controlled mix of low-rise office, commercial, and service facilities. I • SD2 Special development district. The SD2 District is designed for areas of the City in which there is much investment interest and activity and great development potential. Generally, in these areas, private developers have been active in changing the character of the area by increasing the intensity of development and converting land to higher intensity uses, both residential and commercial. The SD2 District is designed to encourage one portion of this development. It will permit highrise office and commercial structures, with a controlled mix of transient and permanent residential facilities, together with appropriate service and retailing facilities. J. SD3 Special development district. The SD3 District is designed for areas of the City in which research facility development in a campus-like setting is practicable. 3/90 IV-21 �Detroit Master Plan of Policies Appendix A SUBJECT INDEX Detroit Planning Department April, 1990 �Policy A Airport Subsector •....................•.. 302-07 ARTS Artists' living conditions ..•..••.•.... Ethnic and neighborhood arts .......•... Financial support for arts and culture .•••.•..•..••..•.......... Participation in arts.................. Public art............................. 201-19 201-17 201-20 201-16 . 203-30 B Berry Subdivision Historic District ....• 203-12C Boston-Edison Historic District ...•..•. 311-l0C Boynton Subsector .••....•.•.••...•...... 309-16 Brightmoor Subsector .••....•.••.•.•..... 310- 9 Brooks Subsector •..•.................... 310-12 Burbank Subsector ••..................... 306-11 Butzel Subsector •..•.•.....•••.•...•.... 302- 8 C Central Business District ....... 301-1 TO Cerveny-Grandmont Subsector .........••... Chadsey Subsector .••.....•.....•. ...•..... Chandler Park Subsector ....•..•.......... Cody Subsector ...•....................... Communications Technology ................ Condon Subsector ......................... Conner Subsector ...........•••........... CRIME Anti-crime legislation ......•.•........ Arson .•..•.•.....•..•....•.... 201-45 & Crime & education .........•............ Crime prevention ....................... Crime victims ......................... Drug enforcement ..................•.... Juvenile court system .................. Prison space ........................... 301-12 307- 9 309-14 302- 9 310-10 301- 5 309- 9 306-12 201-43 201-46 201-42 201-36 204-15 201-37 201-41 201-40 D Davison Subsector ...•.................... 305- 9 Denby Subsecto r . . . . . . • . . . . . . . . . . . . . . . . . . 3 0 6-13 Durfee Subsector ........................• 304- 9 E East Sector ........•............. 302-1 to 302-6 East Central Sector •............. 303-1 to 303-7 East Riverside Subsector ........ . 302-10 ECONOMIC DEVELOPMENT �Business attraction & retention ........ Cultural events •.•.•...•....•.......... Entertainment .••..•.•...•.......•...•• High technology ••••......•.•••........ Service industries .....•.........•.... 204-14 202-10 202- 9 202-11 202- 7 Transit . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 203-43 See also: Industry Retail EDUCATION Access to post-secondary schools ....... Adult education .•.•..•....•......•.... Basic competency ........•...•......... Continual education ................••. Educational environment ..•....•.••.•.• 203-20 201- 5 201- 4 201- 1 201- 2 Job training . . . . . . . . . . . . . . . . . . . . . . . . . . 202- 4 Multifaceted education •••.•.••.••..•.• Post-secondary education ....•..•...... Public school facilities .•......•....• Public school financing .•••......•.... Quality education ••.....•.•.••.•...... Teaching culture & values .•........... 201- 7 201- 6 203-19 204-14 201- 3 201- 8 ELDERLY PERSONS Income and support .•......•........... 201-61 Independent living ..•....•............ 201-62 Woodward-senior citizens .............. 311- 8 Elmwood Park Redevelopment Area ........ . EMPLOYMENT Full employment ....•.................. 202- l Job opportunities for women ........... 202- 6 Unemployment .......................... 204- 1 ENVIRONMENT Air qua l i t y . . . . . . • • • • . . . . . . . . . . . . . . . . . . Climate & urban design .......•........ Natural environment ...•.....•......... Natural heritage •..................•.• 2 O3- 5 2 203-26 203-25 201-21 Odors . • • • • . . . . • • • • • . . . • • • . • . • . . . . . . . . . 2 0 3-5 3 Waste management ............ 203-54 to 203-56 Water quality ......................... 203-58 Evergreen Subsector •.................... 310- 7 F FAMILY Neighborhood environment .............. Non-traditional households ............ Parenting skills ••.................... Social Services to families ........... Working parents ....................... Finney Subsector ..•..................... Foch Subsector .......................... Forest Park Redevelopment Area .......... 201-55 201-55 201-57 201-54 201-60 306-14 302-11 303-09 �G Grant Subsector .•..........•...........• 306- 9 Greenfield Subsector ............•..•.... 307- 6 H HANDICAPPED PERSONS Design elements (barriers) ....••.•••.. Equal employment opportunities •...•.•• Self-sufficiency •••...••••.•.••....••• Transit access ••••••..•.........••.•.• Harmony Village Subsector .........•..... 203-27 202- 5 201-52 203-41 307-10 HEALTH Drug & alcohol abuse ............•..... 201-28 Health care . . . . . . . . . . . . . . . . . . . . . . . . . . . 201-31 Health system ..••..•......••........•. Medical treatment ...•.....•..•...•..•• Mental health ...•.•.....•...•..•...... Protection of health ....••.••......... 201-30 201-27 201-29 201-26 Well-being . . . . . . . . . . . . . . . . . . . . . . . . . . . . 201-32 HISTORIC PRESERVATION Alternative uses •...••.....••.....•... Design & economic feasibility .•....... Historic districts .•••.....•...•.•.•.. Significant buildings •..........••...• 203-33 203-31 203-32 201-18 HOMELESS PERSONS Services for homeless . . . . . . . . . . . . . . . . . HOUSING Abandonment of property ............... Existing housing stock ................ Heating costs .•....................•.. Home ownership ........................ Housing demand ........................ Housing supply ......................... Private sector reinvestment ...•....... Public housing ...•••...............•.. Rental housing ..•...•................. Residential land use definition ....... Residential zoning districts def ..•.... Hubbard-Richard/Corktown Subsector ...•.. 201-56 203- 7 203- 6 203-10 202-18 202-18 203- 5 202-17 203- 8 203- 9 401- 1 403- l 309-12 I Indian Village Historic District ....... 302-12A Indian Village Subsector ............... 302-12 INDUSTRY Industrial areas . .................... . Industrial areas, definition ........ . Industrial districts, zoning ........ . Industrial employer retention ....... . Manufacturing employment ............ . Relationship of indus. to residence .. 203-17 401- 5 403- 3 202-14 202-13 203-18 INTERNATIONAL TRADE Foreign competition ................... 204- 7 Free Trade Agreement .................. 204-23 �J Jefferson-Chalmers Redevelopment Area .. 302-l0B Jefferson-Mack Subsector ......••....... 302-13 Jeffries Subsector ..................... 309- 8 K Kettering Subsector ........•.•.•.••..•. 302-14 L LIBRARY Access to facilities •...•.........•.•.. Financial support .•.............•..... Technological innovation ............•• Lower East Central Subsector ...•.•...... Lower Woodward Subarea .................. 203-21 201- 9 201-10 303-10 311- 9 M Mackenzie Subsector •..................... McDougall-Hunt Redevelopment Area ••...... McNichols Subsector ...•.....•.•.....•... Middle East Central Subsector ..•..•..... Middle Woodward Subarea ...........•..•.. Milwaukee Junction Redevelopment Area ..• Mt. Olivet Subsector •.•.......•......... 304- 7 307-11 303- 9 311-10 303- 8 306-10 N Near East Riverfront Subsector .......... 303-11 Near Northwest Sector •......•... 304-1 to 304-6 NEIGHBORHOOD Commercial recreation ................. 203-14 Image . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 203-11 Neighborhood retail areas ............. 203-15 Neighborhood self-help ................ 201-50 Parking in neighborhood ............... 203-47 Stabilization ..•....•................. 201-51 Supportive environment ................ 201-53 Nolan Subsector ......................... 305- 7 North Industrial Redevelopment Area .... 311-l0B North Sector ........••........... 305-1 to 305-5 Northeast Sector ................ 306-1 to 306-8 Northwest Sector ................ 307-1 to 307-5 0 p Palmer Park Subsector .................... 307- 8 PARKING Near East Riverfront parking ......... 303-llB On-street loading ..................... 203-49 On-street parking ..................... 203-48 Open parking Pl zoning district ....... 403-48 Parking in neighborhoods .............. 203-47 Parking management ..•....•............ 203-46 Pembroke-Bagley Subsector ............... 307- 7 �Pershing Subsector ..•................... PUBLIC SAFETY Hazardous waste management ............. Police Department •.•....•.... 201-33 to Trafficway safety .........•....•...... PUBLIC TRANSIT Cost efficiency •.......•.•••••.••.•••• Design elements (public mass transit) .• Economic development .............•.... Light rail transit system ..•..•....... Transit access .••..........•.......... 305- 8 203-57 201-35 203-39 203-42 203-27 203-43 203-44 203-41 Q R RECREATION Coordination of resources •..........•. 203-24 Distribution of rec. resources •...••.. 203-23 Leisure time . . . . . . . . . . . . . . . . . . . . . . . . . . 201-11 Natural environment ........••......... 203-25 Public indoor recreation ....••..••.... 201-13 Public outdoor recreation ............. 201-12 Private recreation services .• 201-22,23,24,25 Recreational facilities coord •......... 201-14 Regional public parks ................. 204-19 Redford Subsector ..•.................... 310- 6 RETAIL Business districts, zoning def ......... 403- 2 Central Business District retail ...... 301- 6 Commercial areas, definition .......... 401- 4 Commercial recreation •......... 203-14, 202-9 Commercial streets, design ............ 203-27 Comparison retail centers ............. 203-13 General commercial areas .............. 203-15 Major retail centers .•......•..•.•.... 203-12 Retail development .................... 202- 8 SD2 Special Commercial district ....... 403-41 Thoroughfare frontage ................. 203-16 RIVERFRONT AREA Central Business District ....... 301-121, J, K East Riverside ........................ 302-10 Hubbard-Richard/Corktown .............. 309-12 Indian Village ........................ 302-12 Near East Riverfront .................. 303-11 West Riverfront ....................... 309-15 Rosa Parks Subsector .................... 304-10 Rosedale Subsector ...................... 310- 8 Rouge Subsector ......................... 310-11 Russell Woods Subsector ................. 304- 8 s Southwest Sector ................ 309-1 to 309-7 Springwells Subsector . . . . . . . . . . . . . . . . . . 309-13 State Fair Subsector ..............•.... 305- 6 �-----------STATE OF MICHIGAN State Fairgrounds .........•.•........ St. Jean Subsector ....•.........••..... 305- 6 302-15 T Tireman Subsector ..•..•............•... 309-10 TRAFFICWAYS Definitions & Standards ....... 402-1 to 402-9 Design Elements (streets, commercial streets) .....••..•....•. 203-27 Development tool .•..•................ 203-38 Funding ...... ~ ...................... . 203-34 Infrastructure ...................... . 203-36 Neighborhoods & Trafficways ......... . 203-35 Orientation . . . . . . . . . . . . . . . . . . . . . . . . . . 203-37 Safety . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 203-39 TRANSPORTATION Aviation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Bicycles ............................ . Deregulation . . . . . . . . . . . . . . . . . . . . . . . . . Freight transportation ...•.•...•....• Pedestrian/Bicycle Path, def ......•••• Pedestrians ......................... . 203-50 203-51 204- 6 203-40 402- 6 203-45 SEE ALSO Parking Public Transit Trafficways u Upper East Central Subsector .......... . 303- 8 URBAN DESIGN Architectural compatibility ......... . Climate & Urban Design .............. . Design Elements .....•..•............. Natural environment .•............•... Public Art . . . . . . . • . . . . . . . . • . . . . . . . . • . Vistas 203-29 203-26 203-27 203-25 203-30 203-28 V VACANT PROPERTY Abandonment of property ........... Industrial site availability ...... Vacant land . . . . . . . . . . . . . . . . . . . . . . . Vernor-Junction Subsector ........... Virginia Park Redevelopment Area .... . . . . . 203- 7 202-16 203- 2 309-11 304-10 w West Riverfront Subsector ............ 309-15 West Sector . . . . . . . . . . . . . . . . . . . 310-1 to 310-5 Woodward Area ........•........ 311-1 to 311-8 X �y - - • YOUTH Adolescent 201-59 Elementary School Age .............. . 201-58 .......................... z ZONING New definitions/districts .•......•.. 203-63 Remapping of districts ..•.•.••.••••• 203-62 Zoning definitions ....•....• 403-1 to 403-4 � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Wyckoff Planning and Zoning Collection Creator An entity primarily responsible for making the resource Planning & Zoning Center (Lansing, Mich.) (Organization) Wyckoff, Mark A. Description An account of the resource Municipal master plans and zoning ordinances from across the state of Michigan, spanning from the 1960s to the early 2020s. The bulk of the collection was compiled by urban planner Mark Wyckoff over the course of his career as the founder and principal planner of the Planning and Zoning Center in Lansing, Michigan. Some additions have been made to the collection by municipalities since it was transferred to Grand Valley State University. Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1960/2023 Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Subject The topic of the resource Michigan Comprehensive plan publications Master plan reports Zoning--Michigan Zoning--Maps Maps Land use--planning Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Identifier An unambiguous reference to the resource within a given context RHC-240 Format The file format, physical medium, or dimensions of the resource application/pdf Type The nature or genre of the resource Text Language A language of the resource eng Text A resource consisting primarily of words for reading. Examples include books, letters, dissertations, poems, newspapers, articles, archives of mailing lists. Note that facsimiles or images of texts are still of the genre Text. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context Detroit_Master-Plan-of-Policies_1990 Creator An entity primarily responsible for making the resource Detroit Department of Planning, City of Detroit, Wayne County, Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1990 Title A name given to the resource Master Plan of Policies Description An account of the resource The Master Plan of Policies for the City of Detroit was prepared by the Detroit Planning Department in 1990. Subject The topic of the resource Master plan reports Detroit, Michigan Wayne County (Mich.) Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Type The nature or genre of the resource Text Format The file format, physical medium, or dimensions of the resource application/pdf Language A language of the resource eng Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/6053093d0eec45b31b492bc4d9bf7053.pdf 52d881b631daf3a8173780f6e2628597 PDF Text Text COMMUN REC I TY DISCUSSION ME D TIO MA O 'S LA D USE F THE S ORC �FROM THE LIBRARY OF Pla.nning & Zon:r.G Center, Inc. A U AFRAMEWO S S I O N �The Honorable Dennis W. Archer Mayor, City of Detroit Dear Mr. Mayor, Last March you appointed 34 Detroiters to a Land Use Task Force and asked us to develop recommendations regarding the objectives and policies that should be considered in making land use decisions for our city. You asked us to take a hard look at Detroit's past and its present, to "dare to dream" and to shape a vision for the city's future while also bringing objectivity and realism to our task. And you challenged us to complete our work in 120 days! Working together over these past four months has been enlightening and invigorating. Enlightening because we have all learned a great deal about our city-- and about other cities as well. Invigorating because our work has been characterized by lively discussion, frank differences of opinion and a growing appreciation for the enthusiasm and commitment we share. We began our work by touring all areas of the city together; discussing issues; and visiting neighborhoods, business areas and community projects. Meeting both as a full Task Force and in smaller subcommittees and working groups, we reviewed existing plans; assessed actual conditions; and met with experts in planning, retailing, the environment, recreation, transportation, housing and employment. We also evaluated plans and projects from other cities and received ideas, suggestions, and recommendations from literally hundreds of interested people and community organizations. The input to our deliberations from a broad cross section of the city has been truly extraordinary. The work of the Task Force has been facilitated by an exceptional core staff led by Kate Beebe and her associates at The Smith Group -- and by contributions from the individuals and organizations listed in the report. We thank all of them for their support and, in particular, want to express our appreciation to the Hudson-Webber Foundation, The Kresge Foundation, Detroit Renaissance and the Detroit Economic Growth Corporation for providing major funding. Taken collectively, the recommendations contained in our report, "A Framework for Action," set forth a vision of what Detroit can become and establish a starting point for community -wide planning to attain that vision. We recommend, therefore, that a process be initiated under your leadership through which this report can be widely discussed and debated by interested individuals and groups throughout the city. We also suggest that the report be viewed as the first step in the development of an ongoing, professionally led planning effort for Detroit that would, over time, translate agreed upon land u e guidelines and objectives into a detailed comprehensive land use and strategic implementation plan. Our report proposes a land use policy framework designed to facilitate and guide growth and change for the next several decades. As such, it is based on several implicit conclusions: Decisions regarding specific projects -- especially projects of significant scale and impact -should be made in the context of city-wide land use planning objectives and should be carefully evaluated on a project by project, and site specific, basis. Since redevelopment and revitalization take place over many years, a process should be developed through which strategically located land parcels can be assembled, cleared if necessary, and land banked for future development. Any plan -- even a "framework" for planning -- should impose a city-wide, long term discipline on land use decisions while remaining sufficiently flexible to accommodate changed circumstances or an appropriate "exception to the rule." On behalf of the Mayor's Land Use Task Force, thank you for giving each of us the opportunity and privilege ofparticipating in this important work. ~~ Robert C. Larson Chairman �Robert C. Larson, Chairman The Taubman Company Ned Fawaz American Arab Chamber of Commerce John E. Lobbia Detroit Edison Company Joseph Thompson Edmund Place Restaurant Harold R. Varner, Vice Chair Sims-Varner & Associates Fred Goldberg FIG Realty Corp. Larry Marantette ANR Development Corp. Dennis R. Toffolo Hudson's Joseph L. Hudson,Jr., Vice Chair Hudson-Webber Foundation Yolanda Gomez-Stupka Michigan Hispanic Chamber of Commerce Gregory R. McDuffee Historic Realty Company Nellie M. Varner The NM. Varner Company Larry D. Alexander The Westin Hotel Bronce Henderson Chairman,Jobs Subcommittee Detroit Center Tool Eugene A. Miller Comerica Incorporated Flora Walker AFSCME Michigan Council 25 Byung (Ben) S. Park Korean Chamber of Commerce Gail L. Warden Henry Ford Health ~ystem Elizabeth Jackson David W. Schervish Schervish, Vogel, Merz Charlene Johnson Chairman, Neighborhood Subcommittee Michigan Neighborhood Partnership Alan C. Young Chairman, Urban Core Subcommittee Alan C. Young & Associates John David Simpson Entertainment Attorney Charles E. Allen Graimark Realty Advisors Charles H. Brown Victoria Park Development Company Leon S. Cohan Barris, Sott, Denn & Driker Tamara Chanel A. Craig Cass Technical High School Stephen R. D'Arcy Chairman, Infrastructure Subcommittee Coopers & Lybrand C. Beth Duncombe Dickinson, Wright, Moon, Van Dusen & Freeman Diane J. Edgecomb Central Business District Association Reverend Jim Holley Little Rock Baptist Church James C. Kokas Opus One Restaurant Larry C. Ledebur Wayne State University Sister Andrea Lee Marygrove College David LoweU Snead Detroit Public Schools �CONTENTS -~---07 OVERVIE CO --11 UNITIES - GREE AV SYSTE --19 TRA SPORTATION - - - JOB CE TE S ----27 CE T AL CITY---- - - 31 37 ACTIO RECD THA KS 23 -- - 40 ��OVERVIEW This report sets forth a proposed land use framework for Detroit. It looks ahead several decades and makes recommendations designed to create more liveable communities, more attractive areas for job development and a thriving central city. It advocates balanced revitalization throughout the city, building on existing strengths, while converting liabilities to assets. The Framework for Action is not a definitive plan for land use or economic development. Rather, it describes a vision for what the city can become and provides a starting point for ongoing citywide strategic planning and implementation. The recommendations provide general guidelines that can be used to evaluate land use and project development proposals. Proposals of a significant scale and impact will require project specific analysis. Recommendations are presented as plans and polides for interrelated components of the city's land use framework. Communities Ten distinct yet interrelated communities--each a focus of residential, commercial and job development--shape the city. Existing neighborhoods are the building blocks of each community and proposed community retail/service centers serve as their hubs. Job Centers Consolidated and competi[llf business locations will be established to expand and diversify Detroit's job and revenue base. Areas for business expansio: include existing industrial corridors and mi Central City. New business parks are recommended at freeway accessible locations throughout the city. Greenway System Over time, a greenway system will link communities to one another, to the central city and to the river in a continuous network of public and private open spaces. The greenway system will help to define Detroit communities, create a new citywide organizing structure and improve the quality of life for residents, visitors and businesses. Central City Residential development~ proposed as the key to successful Cen~ City revitalization. Adramatic increase·, residents will create a lively urban seH~~ ··edreLlu provide needed support for desn 1 i · 5vs1em anu uses and public transportatton 1. • " establish the fabric that links acu~,cy centers. Transportation An enhanced street system and improvements to Detroit's freeways will increase the city's competitiveness as a business location, improve the cohesion of communities, and define future public transportation opportunities. Changes in the land use orientation and in the appearance of radial st reets (for example, Woodward, Gratiot, and Grand River) are also propo ed. OVERVIEW �'' '' ' '' '' ' ' \ D -• D Low Density Residential Medium-High Density Residential Community Retail MLxed Use Public/Ins ti tu tional Industrial/Re earch & Development Public & Private Open Space econdary Community Retail/ ervice Centers Primary Community Retail/Service Centers LANO USE OVERVIEW PAGE 09 ��Concept Detroit is and has always been, a city of neighborhoods. The e recommendations define a community structure that will provide linkage between these neighborhoods and the city overall. Equally important, the community structure will allow neighborhoods to join together in communities to build the population base needed to support retail, transit and other public services. An important element in establishing thi community structure i the greenway system which works with the freeways and major treets to define physical boundaries. The availability of basic retail and ervice uses i al o critical to community vitality and viability. To ensure that these service are available, a limited number of well-located sites are identified where community retail and seIVice uses will be clustered. To erve as a focu of community activity, these centers should include a civic recreation and events space, a police mini-station and other health and social service agencies. Finally, the definition of communities hould be coordinated with public service delivery areas--e pecially the public schools which are community center in and of themselves and play a critical role in neighborhood and community life for families with children. While many residential areas remain trong, others require major reinvestment and till others have deteriorated to the point where clearance is necessary. Residents, businesses and other stakeholders should work together in_ preparing thoughtful approache to dealing with these realities. COMMUNffl PAGE 12 r POTE T L CO U ITV T UCTU E Recommendations Define a community structure. Ten communities are proposed. Precise boundaries should be established bv community-based "stakeholder" gr~ups \vho also will play a role in ongoing planning. Identify community retail/service center locations where commercial uses will be concentrated in the future. These centers should be planned to serve a community population of no le s than 60 000 to 100,000 re idents ao dto pro,i~ , k drug11~ such retail uses a supennar et ' . h rdware it oeneral merchandise stores, a . t> · clud1n° and other smaller scale u es 10 ,:'i J . • ts and meullll husmess services, restauran ,be enureh nl'i offices. These center mar · · · developed around existing retail h-..,~ of acoinv11"" concentrations and made up of existing and new commefcial establishments. �-- Low Density Re idential • Medium-High Density Residential . Secondary Community Retail/ ~rvICe Centers Primary Comm uni·rYRetail~ erv1ce Centers COMMUNITIES COMMUNITIES PAGE 13 �_,, Coordinate the definition of communities with service delivery areas. To reinforce communitv cohesion and identity--and to improve the accountahility of age ncies all<l departments providing services--each . community should work in cooperation with the public schools, city department and 0.th,er service providers to coordinate commumt} boundaries and service delivery areas. Tailor land use and development poli~ies to existing conditions. Ongoing plannmg in each community should begin wi th a realistic assessment of existing levels of . · sfor the vacancy and deterioration. Po1ioe future should respond to these realities. City Widfnway System Locate community services, civic spaces and a transit station in each center. These community services might include a police mini-station and health and social service agencies. Civic spaces should accommodate community events and recreation. Locate higher density housing within and adjacent to community retail/service centers. Use parks and open spaces to link neighborhoods to each other and the community retail/service center which serves them. Locate amenities (elementary schools, libraries, parks, neighborhood retail) within 1/2 to 1 mile of all residents. Buffer residential and non-residential uses. Reinforce residential areas where almoSl~I of the original structures have been . . good cond·t·on 1 1 usmo maintained and are in .D consistent code enforcement, rehabilitanon, and infill housing development, where appropriate. Additional permanent open space may be created in these areas ~o -~ increase the attractivenes of th e residenu . changes in the setting. However, maior existing development pattern and average densities are not anticipated. �Rel'italize residential areas where a moderate number of the original structures have been lost or are not rehabable using consistent code enforcement, rehabilitation, and infill housing development, where appropriate. In some instances, existing rehabable homes might be moved to vacant lots on otherwise stable block to re-establish complete block faces. Clearance of non-rehabable structures is likely to be necessary in some areas. Cleared lots should be assembled and held to accommodate future development. Vacant lots may also present opportunities for modifying the existing street pattern and providing additional parks and open space to enhance the residential environment. JWWWWWWL Restructure residential areas where the majority of the original structures have been lost and are not rehabable. In some of these areas, substantial clearance may be necessaty. This land should be assembled to create significant redevelopment opportunities. Where adequate land is available, special open space amenities should be created and street patterns modified to make these redevelopment sites competitive investment locations. COMMUNITIES �Within each community, an objective assessment of varying housing conditions will determine which of the three suggested land use approaches--reinforce, revitalize or restructure-is most appropriate. �Detroit is a city of neighborhoods. Each can offer a variety of housing types. COMMUNITIES ��Concc Apermanent, linked greenway system incorporating approximately 10% - 15% of the city's land area will reinforce viable land uses and transform areas of disinvestment and vacancy into open space assets. This greenway will ultimately become a linked system of public and private open spaces including parks, bikeways, boulevards, community gardens, buffer areas and golf courses. The greenway system will enhance land value in adjacent areas and increase investment potential. It will define community edges, buffer non-residential uses and offer close-to-home recreation opportunities linked to the river and major parks. The greenway system will change the city's image from gray to green and, in certain areas, provide a positive use of areas where environmental clean up for more intensive development is not economically feasible. n..,( 1e ~n,; 1 Establish a permanent greenway system. This system should double or triple the amount of open space acreage within the city, consistent with national standards. Plan this system to link major parks and to incorporate areas of disinvestment. In this way, major recreation assets can be made more accessible and areas of loss can be converted to community amenities. Incorporate a variety of open space uses. Examples include parks, bikeways, boulevards, nature areas, community gardens and golf courses. Link the greenway to the riverfront for public access and enjoyment. North-south open space corridors will extend the influence of Detroit's greatest natural asset into the fabric of the city. Encourage active uses within the greenway. Some buildings will remain within the greenway, in particular those with public and institutional uses. Opportunities for commercial use (for example, restaurants and recreational facilities) should also be provided to promote active as well as quiet enjoyment. GREENWAY �Public & Private Open Space GREENWAY SYSTEM �The greenway can offer a variety of open space uses and incorporate both publicly and privately owned land. GREENWAY �TRANSP �Recommendations Coordinate the rebuilding of 1·94 with policies for future land use. This immediate rebuilding project and future freeway improvements provide significant opportunities for retaining and attracting business and improving access to jobs and services. However, opportunities for improving freeway access ramps, adding service drives, and providing uansit conidor must be used to advantage. These improvement should include the construction of "land bridges'' occupied by parks and development areas to link uses on opposite sides of the freeway. In addition, public art should be incorporated in the de ign of freeways to add human interest and create a special identity. Concept Freeways and major streets are significant assets for businesses and jobs. As the freeways are rebuilt over time, they should be planned to create areas of investment opportunity, as well as more efficient circulation routes. The construction of freeway linkages will also enhance Detroit's economic development potential. Land use on Detroit' radial streets Qefferson, Gratiot, Woodward, Grand River and Michigan) should be re-oriented to encourage the development of consolidated community retail/service centers with residential, open space and institutional uses on the balance of the frontage. The e centers should include public uan portation stations. Because public transportation enhances access to jobs and services, Detroit should continue to work toward the development of a regional transit system. Future transit corridors should be reserved on freeways, radials and rail rights-of-way. The feasibility of future transit improvements can be improved by emphasizing higher density residential development in the Central City and on radial streets adjacent to community retail/service centers. An improved transportation system will increase Detroit's competitiveness in retaining and attracting businesses and will provide improved accessibility to jobs and services. In addition, it will enhance the cohesion and livability of neighborhoods and communities and improve the image that Detroit presents to residents and visitors. TRANSPORTATION Connect the Davison from 1-96 to 1-94. The construction of this linkage will make possible the development of competitive business park locations on the east and west sides of Detroit. Sensitive planning and design can minimize adverse neighborhood impact while providing improved accessibility to existing, as well as new, job centers. PAGE 24 - - - --- --- -- - Change land use on major streets. Land use on radial street frontages should be reoriented from trip commercial to residential, open space and institutional use with commercial consolidated in community retail/service centers. On non-radial major anerial streets (for example, Van Dyke, Livernoi , 8 Mile, 7 Mile, Mc ichol , Mack and Warren), viable commercial areas should be reinforced and residential, open space and in titutional u e developed on the balance of the arterial frontage. Upgrade the appearance and functioning of radial streets by modifying their design. The e radial treets should be rede igned to create landscaped boulevard medians, service drives for local traffic and parking, an enhanced sidewalk zone for pedestrians and/or broad landscaped setbacks. Provide future public transportation corridors on radials, freeways and obsolete rail rights-of-way. City Airport should be improved as a citybased highly convenient passenger facility. �'' ' '' ' '' '' r,,, ~-,.,.~-~---~ ______ i ., ',, ', ' '' '' B ~-•I B Freeways Freeway Extension Radials Arterials Transit Corridor Opportunities f• •-1 TRANSPORTATION �Clotku ise from ur.1 t f left The construction of "land bridges" can link uses on opposite sides of a freeway. These "land bridges" can be occupied by parks or development areas. Over time, strip commerical use on Detroit's radial streets can be replaced by consolidated commerical cenl111 with residential, institutional and open space use on lhe balance of the frontage. Radial streets can be redesigned as boulevards to increase their visual appeal. ��JOB CE ER Concept Detroit can establish a framework for strengthening existing businesses and expanding the city's jobs and tax base by restructuring land use to create more consolidated and competitive business locations. For maximum impact, investments should be targeted to areas of existing strength, areas with excellent freeway accessibility, and areas suitable for the kinds of employment sectors which have high potential for future growth. These include auto-related, health care- and universityrelated; service (finance, insurance, real estate, utilities, communications and government); wholesale/distribution; environmental science; and entertainment and tourism. Although every job in the city is important, these recommendations focus on major business concentrations. Detroit's land use policies should respond to the shift which has occurred from rail- and river-based job corridors to freeway-based clusters. Assembled, cleared, environmentally "clean," and well-located sites of adequate size (a minimum of 100 acres) to create modern business park settings should be created. Nevertheless, policies that foster the retention and growth of existing businesses are as important as policies targeted at creating new sites for job growth. Recommendations Identify and reinforce strong existing job corridors and centers. For example, on Detroit's east side, these include the Mound Road corridor, and the areas adjacent to the Chrysler-Jefferson Avenue and General Motors assembly plants. In the Central City, the areas of strength include Wayne State University, Herny Ford Hospital, and the Detroit Medical Center; Eastern Market; and the Central Business District. On Detroit's west side, they include the Lyndon Road and Oakman Boulevard area (I-96/Davison); the area adjacent to 1-96 between Evergreen and the Southfield Freeway; and the Port of Detroit. Create new, competitive business parks based on the following standards: 100 -200 acres with room to expand. Direct freeway access with easy truck access via freeway ramps and surface streets. Access to public transportation. Utility infrastructure in place. Separation/buffering from residential use. Locate these business parks in the following areas: I-751Russel1. north and soutb of 1-91. Automotive-related light industrial and research uses may be most appropriate in this central location adjacent to the new General Motors assembly plant. \Y'ayne State L'nil'ersizv. He11rr Ford Hmpital. Detroit lledica! Cenler Health care- and university-related research uses could be accommodated in a relatively high density, mixed-use urban research park setting located north of 1-94 to the east and west of Woodward. The research concentration at Wayne State University could also be an attractive anchor for an environmental science research and development center. Health care-related production and wholesale/distribution uses could be accommodated adjacent to the Detroit Medical Center to the east of 1-75. Detroit Cizv Airport. If City Airport does not become an economically viable passenger facility in the near future, it should be considered a highly attractive candidate for business park development. Airport area. If the Davison Freeway was extended from 1-96 to 1-94, the area between Mt. Elliott and Detroit City Airport could become a highly desirable location for a range of automotive suppliers and other industrial users similar to those located in the Mound Road corridor. Lvndon Road area (I-96/Dal'imn). An expanded Lyndon Road jobs center could capitalize on direct visibility from I-96 to create an appealing business park setting for a variety of industrial and high tech users. \\"'est of Liz'ernois between the Fisber FreeU'try andj~ffcrmn :l enuc This area is an excellent location for consolidating the transportation and freight-related functions already spreading along the southwest riverfront. If Livernois is redesigned to accommodate heavy truck traffic while buffering adjacent residential areas, this distribution center could be efficiently linked to the rail-to-truck intermodal center now being considered for the Conrail site. Slate Fahgrounds. This site's size, ~cellenr location and accessibility make it a prune candidate for more productive use such asa high quality business park. Detroit should_ initiate discussions with the State concermn~ its future. Conrail site. A rail to truck intermodal distribution center should be_ developed at r 0 this large site west of Livernois an~ ~01th Dix. If that is not feasible and if minimal_. . h Conrail site environmental problems exist, t e k · spar could become a candidate for busmes development. �-- Community Retail Office/Service/Retail Public Institutional Industrial/Research & Development JOB CENTERS JOB CENTERS �</oclm i,t' Jmm uPf,er 1£ r, New, competitive business parks are part of a strategy tor expanding Detroit's jobs and revenue base. In the Central City, an urban research park can accommodate expanding university and health-relateo R&D uses. Open space building buffers between housing and industry will benefit both uses. Detroit's CBD should remain the locus for government and private office uses. ��CENTRAL Cl Y Concept Detroit's Central City, the area within Grand Boulevard, should be the most intensive and diverse activity center in Detroit and a microcosm of the city as a whole. The Central City should be reinforced as the region's primary location for government, culture, entertainment and commerce. It is the image center of the city and an expression of its spirit. The recommended land use approach for the Central City capitalizes on its strengths--the Central Business District's concentration of services and government uses; Eastern Market; educational; cultural and health-care institutions; entertainment and other visitor attractions; the New Center's corporate focus and, of course, the Detroit River. However, it also identifies areas for new development and includes the clearance of structures which are functionally obsolete and have no viable reuse. Acommon sense approach to historic preservation--one that balances economic, cultural and social values--is also needed. Residential development is the key to successful revitalization of Detroit's Central ~ City. A substantial increase in the Central City ~ residential population will create a lively environment, provide the market to support desired retail uses and transit systems, and establish a development fabric that supports office, entertainment and institutional activity centers. The Central City includes several distinctly different areas that are, nevertheless, interdependent and should be linked together. A network of pedestrian-oriented open space connections will create linkages within the Central City, capitalize on the unique characteristics of the riverfront, and extend its influence into inland neighborhoods. 1 CBD 4 New Center 2 Gateway 5 Universitv/Cultural/ 3 Central City Medical Center West Recommendation.., Central Business District Promote the highest det elopme111 den ities and a mix of me, i11 the Ce11tral Busines,; District In particular, high density development should be encouraged at and around People Mover stations. 6 7 8 9 Brush/Cass Eastern Market Central City East Riverfront East . . , conomicallr Clear bwlt/111(!,s that bai e no e . " CBD's 1mage l'iable n?u,e To change the ortunmB, .·. and create new development opP Cadilla( ' theBook dif buildings such as Hu dsons, and the Statler Hilton s~ould b~;~r:ntenfl1 they cannot be economically r~ should tt green space (not surface pa:king) provided on these sites unttl new development occur • �Office - Retail - . t District Entertammen . Special Use Distnct - Industrial . High!Me?ium Density Residenual Low Density Residential - Public/Institutional Greenway System CENTRAL CITY LAND USE �Central Business District£11courage entertainment use north of Grand Circus Park to the Fisher Freeway and extending southeast to I-7\ west to Grand River and south to Adams and Broadway. University/Cultural/Medical Center Build on unil'ersi(V cultural and bealtb care ancbors by pro1•idingfor expansion into areas nortb of l-9·i and east ofI- ..5. Include residential and amenity retail as mixed uses. Encourage the consolidation of office use south ofKennec~v Square and north of Jefferson to create a CBD office district. Continue to attract and retain government and private office uses to reinforce this area as a CBD office district. New Center Jlaintain and e.,pand office, retail. restaurant and entertainmelll use in a high quality c01porate environment. Encourage residential use to the north. Promote mixed high-densi(l' residential and ameni(v retail uses between Grand Circus Park and Kennedv Square. Amenity retail includes those uses which serve the convenience needs of the CBD's residents, workers and visitors. Preserz•e the opportuni(vfor a regional(vscaled specialtr retail facility as part of a mixed-use development on a 20 -30 acre site in the Cadillac Square area between Woodward and Greektown. Locate cil'ic. public and complementan pril'ate uses on the CBD ril'erfront. Cass/Brush Empbaszze moderate(}' high-densizv residential use 1eitb amenizv retail and sen'ices in the area lo the north of the Fisher Freeu·a_1·. 1 Eastern Market Reinforce Eastern .Uarket ~v pro1•idi11gfor the expansion of wholesale and retail actll'ities zl'hile presen•ing the area's bh;toric character Link Eastern Market to downtown on Gratiot. Establish a retail serl'ice center in tbe Eastem Market area that offers a mix of comparison and conz•enience shopping Approximately 30 -40 acres should be reserved on a major arterial street and near a freeway interchange for a commercial center serving citywide and Central City shopping needs. This center should include comparison shopping (discount stores, home improvement stores, home accessory stores) and convenience shopping uses (supermarket, drugstore, personal service businesses). Gateway Create an improt·ed intemationel Gate1ra1· at the Amba,sador Brid,• 1e Provide separate truck and auto connections to Detroit's freeways and radial streets and encourage visitor-oriented commercial and mixed-use development from the Bridge through Mexicantown to Michigan Avenue. Link the Gateway to Fort Wayne with a greenway connection and a new riverfront drive. East Riverfront Promote res1dential. e11tertai11ment. bate/ and amenity retail in a special district tcitb ample open space and /a11d~capi11g Existing industry, which represents an asset to the Detroit economy, should be relocated over time. In addition, office development on the riverfront should be discouraged and retail use carefully planned to avoid compromising the retail base in other parts of the Central City. Create l'ieu· corridor:, to the Rit•erfrom }ejfe,:mn and del'elop north-south open space corridors leadinP, to areas of actiuity on tbe riz•etjront. Provide for public and primte open space on the rit-'e~fi"ont and public access on a combination of conJinuous inland and rive1front routes. Central City East and West t_, cuu,age resl(/i;,1/ial de1·dopme11tata /'anetv of densities in tbr) Ce11tral eto· East and \r e,·t a,w,r, Capitalize on opponunities for promoting large-scale residential development initiatives in areas of ignificam disinvestment Woodward Corridor cstabl,sb a b1gb(l' attractil'e streetset:peon V.:'ood,card ll'itb a oric and instituuonal empbcu, on tbe ,treet (,·ontage This symbolically important radial street s~ould become the most attractive in the region. for example a landscaped boulevardmed'ian or ' of the nght-of-way . · I de expansion to inc u · areas, landscaped setbacks and pede5rnan would create a sense of civic scale, De ign decisions should respond to the . . that structure with no,. recommendation . 1e reuse on Woodward,~~ economically v1ab Central City frontage be cleared. As_peod r . . Id b t bltshe ,or district des1gnatton shou e e~ a , andi the Woodward frontage with guideh~~s hest design review process to ensure the I? t Atransit quality of future developmen · N linkage from the CBD to the ewCenter should also be provided. �Clodu·ise (rum llP{c'f 1eft The East Riverfront can accommodate aspecial mix of uses in an open space setting . Agreenway along the riverfront will welcome visitors arriving in Detroit from the Ambassador Bridge. Asignificant specialty retail development may be feasible in the future in the CBD. The "rebirth" of Woodward Avenue as awell landscaped corridor lined with civic and institutional uses will become a symbol of Detroit's quality of life. b �Vernor DETROIT CENTRAL CITY GREENWAY ��E Recommended actions are identified to initiate an effective community discussion of the Framework for Action and to ensure that pending planning and infrastructure decisions are made with a clear understanding of Detroit's vision for the future. Community Definition The Task Force has recommended that ten distinct yet interrelated community districts be established across the city. The proposed communities reflect the functional organization that supports the creation of viable community retail/service centers, as well as the physical conditions (for example, freeways, major su·eets and the greenway system) that establish logical edges. This community structure is also intended to encourage neighborhood groups, businesses and other stakeholders to join together in undertaking community-based planning. Although the boundaries that define these communities merit additional consideration, this community structure should be used to organize a workable process for community review of the Task Force's Framework for Action. 1-94 Corridor Planning for the rebuilding of 1-94 has begun. This project has the potential to be much more than a repaving exercise. The improved freeway can help to redefine land uses, establish linkages, improve economic development potential and lay the groundwork for implementing sophisticated traffic and transit solutions. It is recommended that the city work directly with MDOT and SEMCOG on planning for the future of the 1-94 corridor. Woodward Avenue Because the repaving of Woodward Avenue is scheduled for 1996, the city should work with MDOT on the design of Woodward improvements to ensure that they are consistent with Detroit's vision for the future. Rail-to-Truck lntermodal Terminal MDOT is currently studying alternatives for the location and conceptual design of a major (20~ acres or more) intermodal terminal in the Detroit metropolitan area. The Task Force has recommended that the Conrail Yards be elected. The city should advocate the designarion of the Conrail Yards for this use and begin immediately to work with MDOT to reach decis_ions on size, design and function. The needs and priorities of the city and the southwest Detrott businesses and residents who will be mo t directly affected should be recognized. Business Park Development . Two sites already in public ownership--Detroit City Airport and the State Fairgrounds--prov1de outstanding potential for the development of new, competitive business parks. The costs and benefits of expansion to improve the Airport's attractivenes as a passeng~r service facility should be evaluated and then compared to those resulting from the poss_ible reuse of this site for business park development. Decisions concerning the future of th is important site should be made as soon as possible. The state-owned Fairgrounds' excellent location and accessibility make it a prime ca nd_idate for a high quality business park. It is recommended that the city initiate discussions wi th the State concerning its future. �~ivertront Me~rgest landowner on the East Riverfront, the city can begin immediately to implement recommendations for creating north-south open space corridors leading to riverfront activity neasandde ignating areas for unobstructed views to the river. These efforts can serve as the 1 mtialstep in establishing a special district designation for the East Riverfront to promote an ~propriate mix of uses and a high quality of development. (nvironmental Contamination and Clean Up ~non~·attention should be given to the definition and adoption of realistic environmental clean ~P standards that protect human health and safetv and the environment consistent with the mtended future use of any given site. Clean up re'quirements should he appropriate to future bnduse. ACTION �Core Staff Funding Support Katherine F. Beebe, Premise Associates, Director Romeo Betea, Detroit Economic Growth Corporation George Sass, Johnson Johnson & Roy Connie Dimond,JohnsonJohnson & Roy Barry Murray,JohnsonJohnson & Roy William Hartman, Smith, Hinchman & Grylls Associates Lillian Randolph, Community Development Services Rainy Hamilton, Hamilton-Anderson Associates Ernest Zachary, Zachary and Associates Hudson-Webber Foundation Kresge Foundation Detroit Renaissance Detroit Economic Growth Corporation Supporting Staff Kent Anderson, Schervish, Vogel, Merz Peter Berg, Schervish, Vogel, Merz Deborah Bobowski, Premise Associates Don Capobres, Premise Associates Patricia Dermidoff, Smith, Hinchman & Grylls Associates Karen Gallagher, Johnson Johnson & Roy Malik Goodwin, Johnson Johnson & Roy Gilda Jewell, Premise Associates Mary Jukari, Johnson Johnson & Roy Brian Miller, Sims-Varner & Associates Dorian Moore, Smith, Hinchman & Grylls Associates Jane Morgan, Community Development Services Gloria Paul, Smith, Hinchman & Grylls Associates Connie Pulcipher, Johnson Johnson & Roy Janine Rataj, Smith, Hinchman & Grylls Associates Jerry Sarkody, Smith, Hinchman & Grylls Associates Mark Thomas, Premise Associates Derek White,JohnsonJohnson & Roy Tour Guides Mary Hebert Diane Jones Ann Lang Karen McLeod Sue Mosey Jack Pryor Joe Vassallo Tom Walters Kurt Weigle Report preparation Smith, Hinchman & Grylls Associates Johnson, Johnson & Roy Premise Associates Contributors AB Associates, Patricia Becker Acme Abrasive Company, Robert Beebe A.I.A. Detroit Allied Signal Ambassador Bridge Company, Dan Stamper Ameritech BEi Associates The Boomer Company Brogan & Partners Butzel Long Casey Communications Management Cody Olson, Phil Cody Comerica Incorporated, Kathryn Bryant Deloitte & Touche, Patrick Moore Detroit Economic Growth Corporation, Jack Pryor Detroit Public Library Detroit Renaissance, Robert Keller Detroit Medical Center Detroit Edison Eastern Market, Ed Deeb Engelwood Enterprises, Francis Engelhardt The Farbman Group Professor Michael Farrell Focus:HOPE, Fr. William Cunningham, Eleanor Josaitis Gebran S. Anton Development Corporation, Gebran Anton Grand Trunk Railroad, Bob Walker Holtzman and Silverman Construction & Realty, Gilbert Silverman KPMG Peat Marwick Mexican Industries, Rance Aguirre, Pete Leon Michael Kobran Associates, Michael Kobran M.R. Prochaska, Mike Prochaska Michigan Department of Transportation Motor Marketing International of Detroit, Robert McCabe OJ Transport, Rojelio Padilla, Leon Harris Contributors continued RFP Associates, Raymond Parker R.A. DeMattia Co., Gary Roberts Schervish, Vogel, Merz, Architects/Planners Signature Associates, Chris Mansour Sims-Varner Associates, Architects/Planners Smith, Hinchman & Grylls Associates, Arnold Mikon Southeastern Michigan Council of Governments,John Amberger Southwest Detroit Business Association, Kathy Wendler Spaulding Electric, Bill Spaulding The Taubman Company, William Cook University of Michigan, Susan Rochau, Intern University Cultural Center Association William Kessler and Associates Wayne State University, John Taylor Wayne County Office of Jobs and Economic Development, DeWitt Henry Bill Adaline and the Staff at 150 West Jefferson City Departments and Personnel . Marge Byington, Director of Economic Development, Marsha Bruhn, Detroit City Council Liaison Community & Economic Development Department Planning Department City Engineering Department Finance Department, Assessors Division Detroit Department ofTransportation City Airport Department Detroit Water and Sewerage Department Economic Development Corporation Detroit Economic Growth Corporation Recreation Department Detroit Public School System Cit , of Detroit ) Graphic Design, Photography, Renderings and Publication Smith, Hinchman & Grylls Associates Balthazar Korab National Photo Service, Steve Rubin Richard Rochon Inland Press And thanks to the many individuals f. ' l d' h h. . . . . d mendations U'ilh us. line u mg sc ooI c ildren) and commumty organizations who shared their ideas an recom • � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Wyckoff Planning and Zoning Collection Creator An entity primarily responsible for making the resource Planning & Zoning Center (Lansing, Mich.) (Organization) Wyckoff, Mark A. Description An account of the resource Municipal master plans and zoning ordinances from across the state of Michigan, spanning from the 1960s to the early 2020s. The bulk of the collection was compiled by urban planner Mark Wyckoff over the course of his career as the founder and principal planner of the Planning and Zoning Center in Lansing, Michigan. Some additions have been made to the collection by municipalities since it was transferred to Grand Valley State University. Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1960/2023 Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Subject The topic of the resource Michigan Comprehensive plan publications Master plan reports Zoning--Michigan Zoning--Maps Maps Land use--planning Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Identifier An unambiguous reference to the resource within a given context RHC-240 Format The file format, physical medium, or dimensions of the resource application/pdf Type The nature or genre of the resource Text Language A language of the resource eng Text A resource consisting primarily of words for reading. Examples include books, letters, dissertations, poems, newspapers, articles, archives of mailing lists. Note that facsimiles or images of texts are still of the genre Text. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context Detroit_Land-Use-Framework_1990s Creator An entity primarily responsible for making the resource Land Use Task Force, Detroit, Wayne County, Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1990s Title A name given to the resource A Framework for Action: Recommendations of the Mayor's Land Use Task Force Description An account of the resource A Framework for Action: Recommendations of the Mayor's Land Use Task Force was prepared by the Land Use Task Force appointed by the Mayor of the City of Detroit in the 1990s. Subject The topic of the resource Land Use--Planning Detroit, Michigan Wayne County (Mich.) Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Type The nature or genre of the resource Text Format The file format, physical medium, or dimensions of the resource application/pdf Language A language of the resource eng Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/158b0aed4b095b86ff2626c7ea2bc1ea.pdf e798df54097bb56d88739cfafbb69079 PDF Text Text . reenways Greenways ... A Prescription for Vital Communities in Southeast Michigan • • • ••••• • ••• •• •••••• • •• •• •••••••••••••••••••••• Access to our natural and cultural treasures is part of the prescription for invigorating our communities in southeast Michigan. Greenways reinforce community efforts to develop strong and sustainable economies as well as clean, safe, and accessible environments. The Southeast Michigan Greenways project seeks to improve the quality oflife, economic vitality, and environmental health of the region by creating an interconnected greenway system. Greenways are open-space connectors linking parks, nature reserves, cultural features, or historic sites with each other and with populated areas. Greenways connect wildlife to habitat and conservation to economic development. They connect people to nature and to each other... Are you one of the 100 million Americans who walk for pleasure, 100 million who bike, 135 million who watch wildlife, 17 million who horseback ride, 12.5 million who in-line skate, 9 million who canoe, or 6 million who cross-country ski? Ifso, you are a potential greenway user. The creation ofgreenways throughout southeast Michigan will provide residents with access to outdoor recreation close to home. ~ ~ RAILS - LO - 1RAILS CONSERVANCl Michigan Field Offic(' ·Green\vays Rivers, Trails, and Conservation Assist:mce Program Greenways ... Greenways ... An Investment in Our Communities A Network of Community Benefits •• •• •••• •• • •••• •••••• •••• • •••••• • ••••• • ••• • •• •••• ••••••••••• • •••• •• ••• ••• • •••• • • • • • •••••• •••••• • •••• • • ••••••••• • ••••• ••••• •••••••••••••• •••• All across the country, greenways are proving to be a wise economic investment for the communities that create them. Greenways have broad appeal because they cross a variety of landscapes, provide a wide range ofbenefits, and give residents ofsoutheast Michigan a way to define and preserve their community's quality oflife. ATTRACTING NEW BUSINESSES. Quality of life for employees the second most important tourist attraction in the scare. In Vermont, statistics show chat tourists stay an average one day longer in Stowe than in ocher was the third most important factor in locating a business, according resort areas in the scare; this extra co an annual survey of chief executives conducted by Cushman and day and revenue are attributed ro Wakefield in 1989. This view is echoed by Jim Alexander, the man- the Stowe Recreation Path. ager of industrial marketing at Cleveland Electric and Illuminating Company and supporter of the Ohio and Erie Canal Corridor, an 87-mile multi-use recreational trail along the Ohio and Erie Canal and Cuyahoga River. Jim stares, "If it's good for residents, then ir's good for my company's business ... it's a way to market the area more aggressively ... ir's a way of selling rhe community." BOOS1 ING TOURISM DOLLARS. In San Antonio, Texas, the Riverwalk is considered the anchor of char city's annual 1.2 billion dollar tourist industry. A user survey concluded chat che Riverwalk is STEWARDSHIP OF LAND AND WILDLIFE. Greenways protect environmentally important lands and native planes and animals. Greenways can connect fragmented wildlife habitat and create access co different kinds of habitat. These linkages are beneficial for wildlife breeding and foraging. Greenways provide opportunities for people to experience the natural world and better understand their place in it. PLANNING FOR THE HEALTH AND RECREATION. Greenways provide opportunities and FUTURE. Greenways provide places for a variety of close-to-home recreation chat helps community a way for communities co help residents keep fie, thereby reducing health care coses. In 1992, Men's direct the future of development. and greenways are essential ingrediencs of any serious metropolitan revitalization plan. Such a 'green Fitness Magazine reported chat every mile a person walks or runs will The Southeast Michigan save society 24 cents in medical and ocher costs. Also the Corporate Council of Governments infrastructure' has become the central reason for the continued vitality Wellness Study done in the city of San Jose in 1988 found char people projects a 6% population of many prominent cities in the United States and throughout the who exercise regularly have 14% lower claims against their medical growth between 1980 and world," states David Burwell, President of Rails-to-Trails Conservancy. insurance, spend 30% fewer days in the hospital, and file 41 % fewer 20 IO accompanied by a 40% increase in developed land. Existing A Trust for Public Land survey confirms this statement. It found claims greater than $5,000. open space and agricultural lands will continue to disappear without CATALYST FOR COMMUNITY REVITALIZATION. "Public trails chat virtually every city with a major industrial waterfront sought ro improve public access and attract new commercial development ro the waterfront. For example, the Tennessee RiverPark, a 22mile greenway in Chattanooga, has sparked rhe city's renaissance. The River Park and the new Tennessee Aquarium have attracted 275 million dollars in adjacent, mainly private, investment in the past ten years. ALTERNATIVE TRANSPORTATION. Greenways with trails provide pedestrians and bicyclists with safe routes ro and from school, work, shopping cencers, and parks, thereby reducing congestion on roads. A recent nationwide public opinion poll, conducted by the Louis Harris Polling firm, found dm 52% of all Americans would be willing co ride a bicycle to work, at least occasionally, if they could do so on a separate, safe, designated bicycle path. INCREASING PROPERTY VALUES. A 1995 study of home buyers, conducted by American Lives, Inc., for the real WATER QUALITY AND FLOOD CONTROL. Greenways along river planning and citizen action. There is increasing evidence chat lowdensity residential development coses communities. For example, a 1993 study in suburban Cleveland (Lake County) found chat for every dollar of residential tax revenue, $1.54 was spent on public services. By contrast, farm, forest, and open lands required $0.34 in services for each dollar collected. SENSE OF PLACE. Greenways provide communities an opportunity ro have growth and development chat respects the character and quality of the landscape. Ed McMahon of The Conservation Fund asks, estate industry, showed that consumers desire more interac- corridors provide natural flood "Why do people feel a sense of loss like losing a loved one or a friend tion with the outdoor environment. The features chat will control by preserving floodplains when a historic building is demolished, a scenic view is destroyed, or command premium prices and were ranked as "essential" and reduce public coses associated a grove of trees bulldozed? ... The justifica_tion for preserving natural include lots of natural open space and plenty of walking with structural flood control mea- areas, historic buildings, special landscapes, and scenic views has as and biking paths linking homes to wooded areas and park- sures. '. 1 southeast Michigan, green- much to do with our need for psychological stability and cultural lands. "Non-essential amenities" such as tennis courcs and ways along rivers help to protect continuity as it does with beauty and ecology. The farmland, forests, golf courses were ranked 28th and 29th out of 39 features. che quality of drinking water by open spaces, and historic buildings of southeast Michigan are a In addition, numerous studies have demonstrated that providing vegetative buffers chat resource both co the economy and to the psychology of the area." parks, greenways, and trails increase nearby property values. filcer out pollutants. �Greenwa •• • • The vision or southeast Michigan • Greenwayas • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • •••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••• The Southeast Michigan Greenways project presents a bold vision for the future: a seven-county interconnected greenway network, that links communities to existing parks, trails, and open space; protects natural and cultural resources; and improves the quality of life throughout the region. The project builds upon the foresight ofstate, county, and local park agencies and Huron-Clinton Metropolitan Authority's halfcentury of recreation and A pro1ect of Rails-to-Trails Conservancy, Michigan Chapter, in partnership with. The New Directions ln1t1at1ve. The Community Foundation for Southeastern Michigan, DALMAC Fund, Michigan Department of Natural Resources. Michigan Department of Transportation's Transportation Enhancement Program, National Park Service - Rivers, Trails. and Conservation Assistance Program. U-M School of Natural Resources and Environment, Southeast Michigan Council of Governments, the Detroit River Greenway Partnership, Michigan Department of Environmental Quality's Coastal Zone Management Program, ICI Americas Inc., Chapman Forestry Foundation, Deloitte & Touche Company, Hewlett-Packard Corporation, The Conservation Fund • American Greenways Dupont Awards Program, Michigan Environmental Council. Brighton Township, Hamburg Township, Green Oak Township, Genoa Township, and the City of Brig hton. Substantial technical assistance has been received from the Huron-Clinton Metropolitan Authority, county and city parks and planning agencies in southeast Michigan, and other public and private organizations The project's public-private partnership has helped to harness the distinctive strengths that both public and private The Southeast Michigan Greenways project is a collaborative effort with citizens, public officials, public institu- and assessment ofgreenway opportunities along rivers, abandoned railroad lines, parks, utility corridors, and tions, non-profit organizations, and the private sector. other routes in Livingston, Macomb, Monroe, Oakland, The project provides the leadership to address the issues St. Clair, Washtenaw, and ~yne Counties. Many com- of regional coordination, funding, and building public munities are using this information to develop their own support for creating an interconnected regional greenway greenway plans and to work toward a regional greenway network. network. The project has completed a resource inventory conservation efforts in the region. A regional greenway network will be a gift to future generations. ent1t1es can offer. Legend ........................................................ ............. . ,I ( Existing Significant Open Space ""· Existing or Partially Existing Greenway ~ 1e, and Villages ( ' c1111 y lake Boundaries Planned or Proposed Greenway Conceptual Greenway <J.ID Oakland County is rich in natural and recreational resources, including the headwaters of four river systems, over 400 natural lakes, eight stare parks and recreation areas, three Metroparks, ten county parks, and numerous local parks. In addition, the county has approximately 25 miles of rail-trails, including the popular Paint Creek Trail and West Bloomfield Trail Network. County officials are working with local groups to extend and connect existing greenways in a county-wide green way system. ro The Bridge to Bay Trail is being planned and built along the shorelines of Lake Huron, the Sr. Clair River, and Lake St. Clair. This trail will connect many of the county's rivers, cities, hisroric sites, and state park and wildlife areas. The public and private secrors are working together internationally ro improve wildlife habitat on the St. Clair River. Citizen groups and county officials are assessing additional greenway opportunities, including 75 miles of abandoned railroad corridors and biologically rich wildlife refuges and state game areas. Lake St. Clair Ca n ada ~ Officials and citizens in Livingston County are working to creare a county-wide greenway network to complement county's rapid economic development. A greenway vision has been prepared which proposes co link the county's wealth of natural and recreational resources, which include three state recreation areas, two state game areas, and two Merroparks. The LakeLands Trail State Park provides safe trail access to inland lakes, rivers, wildlife habitat, and recreation opportunities. l I-e I Work is under way on rhe Macomb County Bikeway, which is ro connect three Metroparks, one state park, and several local parks. The Bikeway will provide a loop of green space and trails through the county using the Clinton River, its tributaries, and ocher corridors. ..-.. North Miles ~ 2 10 •. .· ·. . /':7"i ·~• t~; . ; _ _; _ • · : • : . : _ : ; .. j : ~\ , ~ .. • ~ ~~ '4e-· ·• f . .·.,. , ' ~ ,...a ,,•r· "' -- •..>. . ~·- f' ~;• i.. , ·. ; .... ,' " ,· . ,l;.;.,-~,,.: ~\ i - '. ',. • ,, • --C• . ' , _ , .... . - ........- , -.. • . • • •-• ' -:v. Q ' .· !J.•• f' . • . ,Ji- .,,• .,, C; ;:.: - ,.;. •·"••.~; • ---.., ~-.. -· /~ ~-.' I )_ .. · ·:-- ~F - .,.- r . D A greenway and linked park system has been developed along considerable portions of the Huron River. Extension of the river greenway system is planned to connect Ann Arbor and Ypsilanti with outlying Metroparks and scare recreation areas. Greenway efforts are enhanced by dedicated organizations such as the local land trust, watershed council, and city and county agencies. With nearly half of the region's population, Wayne County is recognizing that greenways are a catalyst for community revitalization. Downriver communities are providing greater public access to che Detroit River. The Detroit River Greenway Partnership has been formed to connect existing riverfront parks and cultural resources with a continuous greenway from Lake Sr. Clair to Lake Erie. The Rouge River is a national and regional model for community action to restore and enhance natural, cultural, and recreational resources. The city of Monroe is creating a multi-r crail network along and near the River Raisin to improve public access to arural areas and the city's significant historic sires an~ oursranding archit crure. There are numerous other green way opporrunmes that could conn t residents of Monroe County to a state park, three state game areas, and e Lake Erie shoreline. Funding for this ~osrer provided by The Chapman Forestry Foundation, the National Park Se~ ice-Rivers, Trails, and Conservation Assistance Program, and the Rails-to-Trails Consecvancy-Michigan Field Office. A project of: In collaboration wi th and suppon from: e New Directions Initiative RAILS - to TRAILS CONSERVANCY M1ch1g~n fi(IJ Offic< In Detroit, the Mayor's Land Use Task Force recommends establishing a greenway system which will double or triple the city's open space, link major parks, and incorporate a variety of uses such as bikeways, boulevards, nature areas, community gardens, golf courses, and commercial activities. Rive rs, Trails, and Conservatio n Assistance Program e Community F~undatign l-01 Soulheasle rn \'hchiHa n I cam5 DE€\ ~ DN~ DetroitRegionalChamber - - . . - ~ruts tlw uonomy ,..._,.. for Southeast Michiion sNR&E School of Natural & sourses and En vironment SEMCOG ... � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Wyckoff Planning and Zoning Collection Creator An entity primarily responsible for making the resource Planning & Zoning Center (Lansing, Mich.) (Organization) Wyckoff, Mark A. Description An account of the resource Municipal master plans and zoning ordinances from across the state of Michigan, spanning from the 1960s to the early 2020s. The bulk of the collection was compiled by urban planner Mark Wyckoff over the course of his career as the founder and principal planner of the Planning and Zoning Center in Lansing, Michigan. Some additions have been made to the collection by municipalities since it was transferred to Grand Valley State University. Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1960/2023 Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Subject The topic of the resource Michigan Comprehensive plan publications Master plan reports Zoning--Michigan Zoning--Maps Maps Land use--planning Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Identifier An unambiguous reference to the resource within a given context RHC-240 Format The file format, physical medium, or dimensions of the resource application/pdf Type The nature or genre of the resource Text Language A language of the resource eng Text A resource consisting primarily of words for reading. Examples include books, letters, dissertations, poems, newspapers, articles, archives of mailing lists. Note that facsimiles or images of texts are still of the genre Text. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context Detroit_Greenways-Pamphlet_undated Creator An entity primarily responsible for making the resource Rails-to-Trails Conservancy Rivers, Trails, and Conservation Assistance Program Title A name given to the resource A Vision for Southeast Michigan Greenways Description An account of the resource A Vision for Southeast Michigan Greenways pamphlet poster was created by the Rails to Trails Conservancy and the Rivers, Trails, and Conservation Assistance Program Subject The topic of the resource Recreation areas--Michigan--Detroit Region--Maps Detroit, Michigan Wayne County (Mich.) Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Type The nature or genre of the resource Text Format The file format, physical medium, or dimensions of the resource application/pdf Language A language of the resource eng Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/6e606ed5c201c03d15ae933aaac60da8.pdf 23e5c862dfcd858e53fbe13fa3feb870 PDF Text Text FR~M THE LIBRAHY OF Planning & Zoning Center· lnc l - Ii The "Business as Usual" Trend Future: The Data Base ~!!l!ilill~ll!l!!llll· !!!!l!llll!!!!!!!lll!ll ii SSfCOG ... Planning For The Future Today Southeast Michigan Council of Governments ( ) Printed at SEMCOG on recycled paper �The "Business as Usual" Trend Future: The Data Base Prepared for Regional Development Initiative Oversight Committee January, 1991 by SEMCOG, Southeast Michigan Council of Governments Preparation of this document was financed in part through grants from the U.S. Department of Transportation Urban Mass Transportation Administration; the U.S. Department of Transportation Federal Highway Administration through the Michigan Department of Transportation; the State of Michigan through the Michigan Regional Grant Program; and local membership contributions. /_ - - - - -- ------ - --~-~ - - - ----- �Table of Contents Page Preface ...............................................................................................v Executive Summary ........................................................................... ix Economy ............................................................................................ 1 Population and Society .................................................................... 19 Social Impacts ................................................................................. 35 Transportation .................................................................................. 61 Environment ..................................................................................... 89 Land Use ....................................................................................... 117 Public Finance ............................................................................... 131 Management and Governance ...... ................................................ 145 References ..................................................................................... 155 iii �Preface This report forms the data base for SEMCOG's examination of Southeast Michigan's "business as usual" trend future- if no significant changes are made in public policies and/or private practices affecting growth and development in this region. The data base assembles a series of 51 projections about that future, along with accompanying data. It is also the foundation for a year-long project, the Regional Development Initiative, that will both examine the likely future and consider public policies that, if implemented, might change that future. The following answers to a series of questions should help the reader better understand the year-long initiative. 1. What are the problems that this project will address? SEMCOG's decision to move ahead on the Regional Development Initiative was driven by a concern among SEMCOG's leadership and advisory councils about "urban sprawl" and its consequences -consequences both in the fringe areas consumed by sprawl and those older areas left largely abandoned by sprawling development. The three most specific concerns within the sprawl dynamic are traffic congestion, environment and the cycle of growth/decline that results from sprawl. 2. Why Is SEMCOG concerned with these Issues? The problems identified- traffic congestion, the environment, growth/decline-are exactly the sort of areawide problems that this regional planning agency was created to examine. Transportation and environmental planning are two of SEMCOG's most important planning responsibilities. Understanding the interplay of sprawl causes and effects is critical to doing sound regional planning in both transportation and environment, as well as other SEMCOG planning activities. As for the growth/decline cycle, SEMCOG is an association of more than 140 local governments, most of which are impacted byeitherthe growth or the decline dynamics. A major responsibility of SEMCOG is helping member governments understand the problems as well as potential solutions in such areawide matters as urban sprawl." 11 3. Why study regional development now? First, SEMCOG has been studying regional development issues for more than 20 years {plus another 20-30 years for its predecessor organizations). But, past growth and development was generally viewed as a win/win proposition local communities aggressively seeking development as a means of increasing tax base . In more recent years, there has developed a greater understanding of the more realistic win/lose and even lose/lose realities as development squeezes resources and drains other communities. V �Much of that growing concern crystallized in the last two years or so. A number of factors helped: • dramatic increases in traffic problems in growth areas; • proposed development of the Auburn Mills megamall and its potential effects on communities in the region; • concerns about loss of "quality of life" raised by citizens in a number of rapidly growing communities; • a clearer view by local officials of what a sprawl-driven future might look like, resulting from completion of SEMCOG's work updating the Sewer Service Area Map and the Regional Development Forecast of population, households and jobs between now and the year 2010. 4. Why do the ROI and this report? The confluence of those issues identified above motivated SEMCOG's leadership to con sider the possibility that significant changes might be needed in the organization's planning policies, the sort of changes that would provide a "better" regional future. But, they also realized that consideration of such policy changes would require a solid understanding of where the region is right now, how it got to this point, and, where it would likely be in 20 years if no changes are made in policies that affect Southeast Michigan. This report is the data base for that process. It weaves together the past, the present and the likely future - as a basis for later policy considerations. 5. How are the Issues and concerns related? One of the difficult realities of examining sprawl is the interrelatedness of the various elements - some are causes, others are effects and still others may be both. On the one hand, growth and development - the positive" description of what others call urban sprawl" - is driven by market forces; that is, the development market meeting the desire of individual citizens and families to seek a quality of life where they want it. For many, the "American dream" is simply that-living where they wish, in the type of housing they can afford, in areas well away from the perceived problems and dangers of urban living. 11 11 Al~ng with that series of individual decisions to move ever outward in pursuit of life quality comes a parallel market force to provide the goods and services needed by those indivi~uals and. families -businesses supplying hardware, food, entertainment, sundries, cl~aning, etc. In addition, as industry modernizes and business head~uarters_ fun.~t1?ns expand, corporations frequently are drawn outward as they seek green field sites or they relocate closer to their employee base. vi �Most local communities actively promote that residential growth and business development. They seek such growth and economic development by zoning decisions (defining, for example, the lot sizes permitted in residential areas) as well as the tax dollar expenditures for support infrastructure - roads, water lines, sewer facilities, parks, new schools, additional police and fire personnel. On the other hand, there are downsides to that same growth and development dynamic: building of that support infrastructure with scarce tax dollars eventually robs other parts of a community's budget; congestion increases on roads too small to accommodate surging growth; open space and farmland are gobbled up; older communities are abandoned, along with their existing roads, sewers, water lines, schools. Enough people individually seeking "quality of life" eventually collectively destroy the very qualities each sought. 6. What are the potential solutlons? First, the ADI is designed to examine development and determine, through workshop discussions and public participation, whether there is consensus that "urban sprawl" as we know it in Greater Detroit is, in fact, a problem. If it is, is that problem sufficiently severe that actions to change the future course are warranted? Basically, there are two types of change that could occur-mandates by government or p_ rovision of incentives to drive voluntary changes. The traditions of local home rule and the free market economy of this nation would seem to favor the incentives approach, although some voices have been heard recently calling for a stronger governmental involvement at the regional scale. Whether mandated or incentive driven, there are several key areas where changes would make a significant difference: • achieving some measure of equity in school finance - to lessen the impact of education as a locational decision dynamic; • limiting infrastructure extensions - there already exists enough infrastructure (roads, water lines, sewers) within the urbanized area to handle all population and household growth over the next 20 years; • some degree of regional planning that could promote more concentrated development and the re-development of virtually abandoned areas in the older cities; • a better balance in jobs and housing, both to reduce commuting traffic congestion and to address the problem of unfilled jobs that are far from the concentrations of unemployed persons. 7. What are Impediments to action? There are several, starting with the question of whether or not the problems are serious enough to make change both desirable and acceptable in the public as well as the private sector. vii �Funding is a serious impediment. Federal and state governments have substantially reduced or eliminated funding support to local governments for the big cost itemssuch as roads, water/sewer infrastructure, education, health care costs, environmental protection. While solutions to the problems will require local governmental action, resources to fund such actions are scarce or non-existent. At the same time, the strong tradition of local home rule in Michigan and Greater Detroit is a likely impediment - surrendering control of land use decisions to regional, state or federal authority is an unlikely step - even though local communities are increasingly hard-pressed to handle the growing costs of confronting environmental, transportation and infrastructure problems. Again, the interrelatedness of the problems is evident - zoning for large lot development means no affordable housing in the outlying communities for persons who might work in support businesses; the freedom to move to outlying areas will be traded for serious lack of vehicle mobility on jammed roads in communities unable to increase road capacity through construction; protection of woodlands and wetlands in already urbanized areas may simply drive development to the fringe areas, gobbling up more land out there at an even greater rate; etc. 8. What wlll the ROI project accomplish? First, an examination of the future, both the trend future and possible alternative futures, as well as the issues that drive the region toward its "business as usual" future. Second, discussion and debate about a series of possible public policies that could change the region's direction from that business as usual" future toward a more balanced development. 0 Third, increased understanding by local officials and citizens of the issues involved, of the possible solutions, of the trade-offs that are ever present in those issues and solutions. I~ short. the ROI should make it possible for the citizens of Southeast Michigan, and their elected leaders, to decide what the region's future ought to be as well as how to move toward that future. viii �Executive Summary Economy Southeast Michigan's economy will provide a growing base to support the region's populace. However, growth in jobs will be very uneven both in terms of types of jobs as well as job location. Diversification of the regional economy continues as new service and office-type jobs are being created, even as manufacturing production jobs continue to be lost. The new jobs are generally being created in different locations than where the production jobs are being lost. Emerging patterns: • A strong overall regional economy will generate 18% more jobs by 2010. • The economy will continue to diversify as we gain service jobs, but lose manufacturing production jobs. • Older parts of the region will continue losing employment while the biggest gains will be in Oakland County and outlying areas. • Personal income is barely keeping up with inflation and income distribution within the region is growing more unequal. • The workforce is becoming almost evenly split between men and women, with minorities an increasingly large part of the total. Population and Society Over the next 20 years, the region's slow population growth will not limit the continued outward spread of people and households. Characteristics of the population will also change, in terms of age structure, family types and ethnic composition. In general, these changes are a continuation of patterns that have been evolving for several decades. The exception is the projected end of net out-migration of people from Greater Detroit. Population projections for the region include the assumption that the economy will be strong and diversified enough to provide the jobs needed for a growing population. Emerging patterns: • The region's overall population growth will be 6~·x, over the next 20 years as net out-migration ends. • Households will be smaller, especially as a result of more single-person and one-parent households. • Growth in numbers of households will be very strong in the northern and western urbanizing fringes of the region, while major losses will continue in several older communities, particularly Detroit. ix �• As the "baby boomer" generation ages, the region will have more "empty nest" households and the school age population will stabilize. • Minority populations will increase, due to higher birthrates, less outmigration and more in-migration. Social Impacts Social issues are certainly major factors influencing the locational decisions that have produced Southeast Michigan s spread out development pattern. This chapter examines the three issues that are believed to have the most significant locational impact on the region's development pattern: crime, race, education. 1 Each of these issues is cited near the top of the list of public concerns -in public opinion surveys, by business leaders, and by community officials. Crime affects most severely the region's older, economically disadvantaged communities, but many other parts of the region also experience substantial levels of crime. Residential areas in our region are among the most racially segregated in the nation and racial polarization affects schools, relationships between communities, and locational choices. The quality of education is of great concern, especially when the districts that have students with the greatest needs are lowest in funding resources. Emerging patterns: • Crime rates in older, poorer communities are 5-1 O times higher than in communities with the lowest crime areas a pattern that will continue. 1 • Minority group populations in the region are increasing due to higher birthrates and immigration. • Racially-segregated housing patterns will persist into the future, with limited exceptions. • Equity in e~ucational financing and K-12 school quality will be areas of change, with the next 20 years bringing improvements in school financing as well as restructuring of the K-12 educational process. Transportation The person~! mobility that our society has come to take for granted is threatened_by fur th er sprawling out of urban development in our auto-dominated region. Continuation of steady !ncreases in auto~obile travel and the shifting of jobs and house~o!ds outward will_ lead to very serious congestion problems. At the same time, existing roa~way_s will c?nsume most available funding for maintenance and reconstruction, leaving little - if any - funding for new roadway construction. X Greater Detroit is very dependent on its network of major freeways for commuting to work and for personal travel. The completion of 1-696 was the last link in the planned freeway syste~ of S~utheast Michigan. Linking fast-growing parts of Oakland and Macomb countie~, th is freeway already carries more traffic than was projected fort~e year 2ooo. Most importantly, there is no "next 1-696" on the drawing boards -nor, 15 d �there funding to relieve the projected serious increases in traffic congestion. Emerging patterns: • As job and household locations become more suburban, commuting patterns are shifting away from freeway corridors to more easVwest, suburbto-suburb travel. • The private vehicle is ever more dominant as the region's preferred means of transportation - particularly, the single occupant vehicle. • Increases in travel will far outpace both population and job growth, with additional travel miles producing more congestion and slower travel. • As traffic congestion increases, available funds will not allow us to build our way out of the problem because available funding will be needed for maintenance of existing road infrastructure. • Air transportation increases will require expanded facilities. Environment Environmental protection encompasses a diverse set of concerns about the effect of present trends on the region's quality of life. Air and water quality are heavily influenced by human activities. Urbanization alters the landscape irreversibly. Disposal of wastes and byproducts generated by households and businesses must be managed. Costs of protecting the environment and cleaning up past pollution affect society's capacity for meeting other needs. Emerging patterns: • Air quality problems due to car and truck emissions will increase because of increased travel, cutting into recent gains in air quality because of stricter standards. • Correction of unresolved sewage overflow problems along with provision of new sewer lines will be expensive. Surface water pollution concerns will focus more on stormwater runoff and the effects ~f toxic pollutants. • Wetland protection efforts will be largely successful, but wildlife habitat willl suffer from urban development. • Solid waste costs will rise and recycling will flourish as landfills become fewer and more expensive. · • Funds to clean up past contamination sites will be inadequate. • New strategies for environmental management will be needed to better balance risks and available resources. xi �• Pollution "control" will increasingly consist of strategies to prevent the original generation of pollutants. Land Use Over the 30 year period 1980-2010, the region will experien_ce continued acceleration in the sprawling out of urbanization. Despite a slow population growth of only 5% over those 30 years, some 40% additional land will be used for development to accommodate that 5% population growth. That disparity will be caused by a 27% growth in households, continued movement away from the urbanized core and lower density development in the fringe areas. Emerging patterns: • Sprawling urbanization will continue to consume proportionally greater amounts of land to serve a moderately growing population. • Urbanization will take more productive farmland out of production, but not at the rates of loss of previous decades. • Traditional planning and zoning will be inadequate to meet individual community needs for coping with growth, nor will it address areawide concerns. Public Finance It is uncertain whether local governments will be able to respond to future needs of their citizens. Many factors contribute to that growing concern about local governments' financial resources for meeting not only immediate needs but future obligations as well. In both Lansing and Washington, legislators increasingly withhold funding from local governments in order to balance state and federal budgets - even while additional mandates are issued to local government by both federal and state officials, mandates not usually accompanied by additional resources. Reliance on the property tax is a central fact of life for cities, villages, townships, counties_ and school districts. While the property tax base continues to grow in many developing parts of the region, older communities face the same or increasing needs for services with stagnant tax bases. Emerging patterns: • Th~re wi_ll ~e further cuts in federal and state aid to local governments, which will increase competition for remaining grants and exacerbate pressure to attract development that would strengthen the tax base. xii • V~riations in local financial capability are substantial across the region. High~r t~ rates in some older communities may be causing further detenorati?n of the tax base as businesses move to lower tax communities -where, in turn, tax rates will be driven up by problems resulting from growth. �Management and Governance Challenged by the need to provide better services, local governments are increasingly participating in a variety of cooperative ventures with neighboring communities. The search continues for effective methods of dealing with areawide problems and for providing services most efficiently- while preserving ·cherished local autonomy. Emerging patterns: • The tradition of home rule and local control will persist, making it difficult to address areawide problems. • School district consolidation is likely to be an area of limited change, despite its potential for providing better services and reducing funding differentials. • The great variety of cooperative arrangements and organizations is an indicator of the need to deal with problems that go beyond individual community boundaries. • It will be difficult to change the continued pattern of sprawling development at the urban fringe, coupled with losses in older areas, without changes in the degree of cooperation among governments in Greater Detroit. xiii �Projections Economy Projection #1 Southeast Michigan will experience strong growth in total employm~~t over the next 20 years, which will mean significant changes in work force compos1t1on. Projection #2 The region's economy will continue to diversify as service. employment strongly expands while manufacturing decreases. As a result, the regional economy should be less sensitive to a fluctuating business cycle. Projection #3 Employment growth will be strong in a number of the outlying suburban areas, but jobs will decline in central city locations. Projection #4 Personal income in the region will continue to increase but at a slower rate than experienced in the last 17 years. Income growth will continue to vary significantly across the region. Projection #5 The region's labor force will grow older, with minority and female representation in the labor force increasing. Population and Society Projection #6 The region's population will grow slowly over the next 20 years, with local community ''growth" resulting from intra-regional population re-location. Projection #7 The number of additional households in the region will continue to rise sharply as household size declines, helping drive a residential building effort. Projection #8 The biggest gains in households will occur on the fringes of the region. In contrast, household losses will continue in older, central cities, although rates of Joss will slow. Projection #9 The demographic bulge of "baby boomers" will move into the 45 to 64 age group by the year 2010. Projection #1 o School-age population will remain relatively stable over the next 20 years for the region as. a whole. ~owever, local school populations will shift as younger families with children move mto developing communities while older "empty nest" households will predominate in mature urban school districts. Projection #11 The nu~ber of non-family households in the region will be an increasingly larger proport1~~ of total households. Family households will be smaller and more varied in composItIon. Projection #12 Varied h.ousehold patterns will increasingly mean alternative housing types and ownership arrangements to suit changing lifestyles. · xiv �Social Impacts The region will experience moderate crime increases over the next decade based on several factors - the number of people in the high crime ages, the worsening of social conditions and pervasive drug-related problems. Projection #13 The higher crime rates associated with many of the region's older communities are expected to continue over the next 20 years due to a variety of social, economic and, to some extent, geographic factors. Projection #14 Minority populations w/11 increase in the next 20 years. Projection #15 Housing patterns in Southeast Michigan will continue to be among the most racially segregated in the United States. Projection #16 Racial polarization in Southeast Michigan will continue, as indicated by Black-White differentials in employment, income, housing and education. Projection #17 Reliance on local property taxes for basic school funding, coupled with the lack of funding equity for public K-12 schools will continue to be major fragmenting dynamics in the region's development patterns until state government is able to create a more balanced and equitable system of school finance. Projection #18 Perceived differences in public school quality will continue to have a push-pull effect on locational decision-making for households and_ businesses. Projection #19 The K-12 student population will continue to grow culturally more diverse. Projection #20 K-12 education will look very different by the year 2010, in both structure and in outcomes. Projection #21 Transportation Worker commuting patterns and other travel will continue to shift over the next 20 years. Projection #22 The private vehicle is, and will continue to be, the dominant transportation choice in the future, including continued preference for SOV's, single occupant vehicles. Projection #23 Large increases in both miles and hours of travel will significantly increase regional roadway congestion. Projection #24 Traffic congestion will increase significantly, with a continued deterioration of the transportation system's operating efficiency. Projection #25 Car and vanpooling will not have a major impact on commuting patterns without a significant increase In support from local units of government. Projection #26 xv �Projection #27 Funding of transportation improvements will fall well short offuture roadway and transit needs in the region. Projection #28 Demand for air transportation, both commercial and general, will continue to increase, requiring additional airport capacity. Environment Projection #29 Air pollution from stationary (non-vehicle) sources will continue to decline as a result of compliance with stricter regulations. Projection #30 Emission rates from mobile sources (cars and trucks) will decline at a slower ratein fact, emissions will eventually begin to rise because of a continued growth in vehicle miles of travel. Projection #31 Protection of surface water will continue to be a major environmental concern, with increased emphasis on urban stormwater and control of toxic pollutants. Projection #32 Continued development at the urbanizing fringe of the region will have serious impacts on water quality in both the developing areas and in the already urbanized areas. Projection #33 Over the next several decades, costs for wastewater infrastructure will increase overall, with conflict developing between urban and suburban areas over the allocation of funds for new sewer extensions as opposed to repair and maintenance of existing sewers and wastewater treatment facilities. Projection #34 The goal of no net loss of wetlands will be achieved through continued state implementation of the Wetlands Act, and because many local units of government in developing areas will adopt local wetlands ordinances to supplement state and federal wetlands programs. Projection #35 Wildlife and wildlife habitat will be destroyed or negatively altered as a result of continued urban sprawl. Projection #36 The number of solid waste landfills will continue to decline, as will available space in existing landfills. Projection #37 Incineration will continue to be a major component of solid waste management for the foreseeable future. Projection #38 Costs for solid waste management, particularly landfilling and incineration, will continue to grow, for both local governments and for individual households. Projection #39 Alter~ative methods of ~oli~ _waste m~nagement- reduction, composting and recycling will become a more s1gmflcant portion of the overall solid waste management process. Projection #40 xvi So~thea~t Mich~gan's identified needs for cleanup of sites of environmental contamination wJI/ contmue to outpace the funds available, limiting the likelihood of site redevelopment. �Increased costs to local governments, to citizens and to businesses for management of the environment will force re-examination of the ways we approach environmental protection, particularly focusing on broader evaluation processes that encompass cross- media impacts as well as better risk management tools. Projection #41 Land Use Urban development will continue to sprawl outward. Projection #42 The trend toward scattered, low-density suburbanization will continue through the year Projection #43 2010. Productive farmland will continue to be lost as urbanized areas continue to sprawl outward and the ln-fl/1/ng of sparsely built-up suburbs drives out remaining farms currently interspersed with development. Projection #44 Traditional long-range community planning and zoning will continue to be the primary tools for local governments in managing land use; but, those tools will not be sufficient to handle rapid growth nor to address areawide concerns, as communities find that diminishing financial resources limit their capacities for constructing urban infrastructure even while there are growing sentiments to limit growth while protecting the environment. Projection #45 Public Finance Federal and state assistance to local governments will continue to decline, reducing discretionary spending and forcing greater competition for remaining funds. Projection #46 As a result of many factors, including cuts in federal and state aid, local governments will need to raise more revenue and/or shift spending priorities. If services are reduced and taxes increased, it will only worsen the fiscal situation of many local units of government by accelerating the flight of middle and upper income taxpayers from their jurisdictions. Projection #47 Local financial capacities will continue to vary greatly within Southeast Michigan, causing local governments to push for economic development and to search for alternative revenue sources. Projection #48 Management and Governance The fragmented and sometimes inefficient system of local government will persist, due to Michigan's strong tradition of home rule and local control. Projection #49 xvii �Projection #50 There will be limited further consolidation of school districts, as some districts seek to improve weak programs and provide broader programs. Projection #51 There will be Increasing interest in intergovernmental groupings and other forms of cooperation as local governments seek to cope with areawide issues as well as more efficiently use limited resources. xviii �Economy �Economy Introduction Southeast Michigan's economy will provide a growing base to support the region's populace. However, growth in jobs will be very uneven in terms of type of industry as well as job location. Diversification of the economy continues, as new service and office-type jobs are being created even as production manufacturing jobs are lost. The new jobs are generally being created in different locations from where the production jobs are being lost. General patterns: • A strong overall economy will generate 18% more jobs by 201 O. • The economy will continue to diversify as we gain service jobs, but lose manufacturing production jobs. • Older parts of the region will continue losing employment while the biggest gains will be in Oakland County and outlying areas. • Personal income is barely keeping up with inflation and income distribution within the region is growing more unequal. • The workforce is becoming almost evenly split between men and women, with minorities an increasingly large part of the total. 3 �Employment Growth in Southeast Michigan Figure 1 1970-2010 Ratio to 1970 Base 2.0 - r - - - - - - - - - - - - - - - - - - - - - - - - - - 7 1.9 ········································•························································ . ··········································································· 1.8 U.S. 1.7 1.6 Region 1.5 1.4 1.3 1.2 1.1 1.0 --r='-------.--------.-----,----,----------.------,----.--------, 1970 1975 1980 1985 1990 1995 2000 2010 2005 --- United States -+- Michigan ~ Region Note: 1970 = 1.00 Source: Woods & Poole, 1989 and SEMCOG, RDF v'89. 4 �Job Growth Southeast Michigan w/11 experience strong growth In total employment over the next 20 years, which w/11 mean significant changes In work force composition. Based on SEMCOG 's Regional Development Forecast, Southeast Michigan's economy will continue to generate new jobs at a steady pace. Growth in total employment in the region has been strong since the recession of the early 1980s (Figure 1). That job growth in the region lagged the U.S. but paralleled Michigan's overall job growth, except for the early part of the decade. Over the next 20 years, the region's employment growth rate will be less than that of the United States, but more than that of Michigan. During this period an estimated 398,000 jobs will be added to the region's total employment, an 18.3% increase over the 1990 employment estimate of 2, 178,000. . The projected employment increase reflects SEMCOG 's moderately optimistic assumptions of continued diversification Projection #1 of the economy and overall economic growth of the region. Within that projected job growth will be a significantly different work force composition than currently exists. The 201 O employment totals anticipate an 84 % rate of job-holding by the working age population (20-64 years of age). That contrasts with a current rate of 79%. In addition, women will continue to increase their share of the labor force, as will several racial and ethnic minorities. Nationally, white males are expected to become a minority of the total working force by the year 2010, with the region's workforce composed along similar lines. Finally, there will also be more part-time workers, some with more than one job. 5 �Manufacturing Jobs in Southeast Michigan Figure 2 1970-2010 Thousands 700 600 500 ...... ············ ···········•· ·· ·········•·· ············· .......... 400 ·····•··· .. ··••···························· ·········· •······ ., ...... ....... ················· 300 200 ·-··• .. ····················· ··········--········································•······•···•···•····· ..... •• · •• 100 0 '70 '95 '75 '77 '80 '82 '85 '87 '90 '05 '00 '10 - - Manufacturing jobs Source: U.S. Census Bureau, Census of Manufactures, 1972-1987 and SEMCOG, RDF v'80 &v'89. Production Jobs as a Component of Manufacturing Jobs in Southeast Michigan Figure 3 1970-2010 Thousands 700 r - - - - - - - - - - - - - - - - - - - - - - - - - - - - - i 600 500 • Manufacturing 400 300 Production 200 100 0 ._____ _. . _______ _ 1970 1975 ___L__ _--L.__ 1980 ---- Total manuf. jobs 1985 ___J__ _ _.L__ __ j __ ______L_ ______J 1990 -+- Production jobs Source: U.S. Census Bureau, Census of Manufactures, 1972-1987 and SEMCOG, RDF v'80 & v'89. 6 1995 2000 2005 2010 �Industry Types The region's economy w/11 continue to diversify as service employment strongly expands while manufacturing decreases. As a result, the regional economy should be less sensitive to a fluctuating business cycle. · Employment in manufacturing, traditionally the mainstay of our region's economy, did not recover from the recession of the early 1980s. A continued loss of manufacturing jobs is projected for the next 20 years (Figure 2). That loss of manufacturing jobs began in the 1970s, with the greatest drop occurring from 1979to 1982. Some 115,000manufacturing jobs have been lost since 1970, the result of the combined effects of the recession's devastation of the auto industry, increased automation, and the enhanced foreign competition in the manufacturing arena. Of particular significance is the loss, within that manufacturing category, of production jobs-the blue collar, assembly and production jobs (Figure 3). A majority of the lost manufacturing jobs were in those production areas. Projection #2 The older cities in Wayne County, including the city of Detroit, were significantly affected by the loss of production jobs (Figure 4 ). The estimated number of manufacturing production jobs in the city of Detroit was 36,200 in 1990, a 72% loss of production jobs since 1970. Over that same period, Wayne County's loss of production jobs was 54 % . Due to the loss of production jobs in Detroit and the balance qt Wayne County, old manufacturing facilities will have to be "recycled" and the workforce retrained. Results were mixed in the other counties. Oakland, Macomb and Washtenaw counties experienced increases in production jobs, while Monroe, St. Clair and Livingston counties remained relatively stable during that period. The significant decrease in production jobs in that 1970-1990 period is expected to continue into the future, but at a decreasing rate. In 1965, the manufactur- Production Jobs by County and City of Detroit Figure 4 1970-1990 Thousands 160 - - . . - - - - - - - - - - - - - - - - - - - - - - - - - - - - . 140 120 100 80 60 -y--~c.=.....:.~.:...:_~=---- 40 ~~~~~~~~==~~======~~======:=j 20 r------c--:----¥--0 1970 Out-Wayne 1975 -+- Detroit ·· ·· St. Clair, M nroe, Livingston 1980 -+- 1985 Oakland 1990 -e- Macomb -)(- Washtenaw ~ Monroe -A- Livingston x St. Clair Source: U.S. Census Bureau, Census of Manufactures, 1972-1987 and SEMCOG, RDF,v'SO & v'89. 7 �Top Four Industries in Southeast Michigan as Percent of Total Employment Figure 5 50 1965-2010 __!P~e~rc~ent.!!...of~Tot~al~Jo~bs~- - - - - - - - - - - - --- - - - - - 7 40 .... · ············•······ · ..... •·· · ··················· . ·•···· ············· 30 -· ···········•· .... ·········· ...... · · 0 -+------r-------,--~----.------r------.------r----.-----i 1965 1970 1975 1980 1985 1990 1995 2000 2005 2010 -a- Services ~ Manuf-auto -+- Retail -+- Manuf-other Source: SEMCOG, RDF v'80 & v'89. Office Development in Southeast Michigan by Decade, 1960s to 1980s Figure 6 Gross Square Feet in Millions 50 , - - - - - - - - - - - - - - - - - - - - - - - - - - - , 43.9 40 ·············································· 30 24.9 20 · · · ..... 11.9 10 o- 196Os 197Os Note: Prior to 1960, region's total was 35,232,488 sq. ft. Source: SEMCOG Office Building Database, 1990. 8 1980S �ing sector's share of this region's total employment was 40% (Figure 5). That share dropped to 24% in 1990, with a further drop to 17% expected by 2010. Nonetheless, even that smaller percentage will still represent some 442,000 jobs for the region. One consequence of this shift is that the region's economy should be less sensitive to the business cycle. Purchases of automobiles and other durable goods have been heavily affected by past economic downturns. With less production in the region in the future, our ·economy will have more balanced performance, like the overall U.S. economy during a recession . On the positive side, the non-manufacturing sectors of the region's economy grew during the 1980s and will continue to grow into the future . The key growth industries of the non-manufacturing sector will remain the service and retail industries. Employment in the service sector will continue to expand much faster than any other industry. The service sector's share of the region's total employment was 18% in 1975, grew to 35% in 1990, and is expected to consist of 43% of the total employment in 2010. Some experts suggest that much of the shift in the early 1980s to the service sector was due to out-sourcing of non-manufacturing activities within the automotive industry; for example, of data processing services. The retail industry share of the total employment picture will remain stable, around 18%, over the next 20 years, as retail jobs grow by 77,000. Underneath that overall stability, the retail sector will undergo continued restructuring. In the past several decades, regional malls drew shoppers away from traditional downtowns. Now large scale discount malls and local strip malls are changing retailing. The shape of further changes is yet to be determined. In terms of types of occupations, rather than types of industry, future jobs are expected to be in the areas that underscore the region's shift to a more serviceoriented and knowledge-intensive economy. Growth will be concentrated in professional/technical areas requiring college education or specialized postsecondary technical training. The greatest number of new jobs is expected to occur in marketing/sales and management or management-related occupations.1 Given the past and future employment growth in the non-manufacturing sectors, the increased construction of office space is reflective of the increases in these jobs. More than 43 million square feet of office space was constructed during the 1980s, which represents 54 .4 % of the total off ice space developed since 1960 (Figure 6). With overall employment projected to grow 18% by 2010, including 325,000 service jobs, the building of additional office space and the renovating of existing older buildings will be necessary to handle the future employment growth. Current concerns about building vacancies are likely to be short term, unless over-building occurs in the future . The growth in service jobs alone could require over 70 million square feet of additional office space over the next 20 years. 9 �r Detroit and Counties Proportion of Total Employment Figure 7 1965-2010 Percent of Total_Jobs 50 ~=:~:....::..:..:_: _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _---i 40 30 20 10 St. Clair, Monroe, Livingston 0 ~ ~ ~ ~ ~ ====~ ==t====~ ~ ~ ~ ~ ===~ :::::::=f 1965 1970 1975 -+- Detroit 1980 ~ Washtenaw ---+- Monroe Source: SEMCOG, RDF v'S0 & v'89. Figure 8 1985 Out-Wayne 1990 1995 _.._ Oakland -A- 2000 2005 2010 -e- Macomb St. Clair ~ Livingston Top 10 Communities in Southeast Michigan with New Office Construction in the 1980 s Southfield 8.6 Troy Farmington Hills Livonia Dearborn Ann Arbor Detroit Bloomfield Hills Novi Bingham Farms 0 10 2 4 6 Millions of Square Feet Source: SEMCOG Office Building Database, 19 _ 90 8 10 �Job Location Employment growth w/11 be strong In a number of the outlying suburban areas, but Jobs w/11 decline In central city locations. In 1965, 68% of Southeast Michigan's total employment was located in Wayne County, with roughly two-thirds of those jobs in the city of Detroit, about 46% of the region's total employment (Figure 7). Oakland County accounted for only 11 % of the region's employment then. Fifteen years later, in 1980, Detroit's share of the region's total employment had dropped to26%, whileOut-WayneCountyremained around 24%. Meanwhile, Oakland County's share had risen to 24%. During the next 1O years, Detroit's share of the region's total employment again decreased, by 8 percentage points, a loss of 104,000 jobs. Oakland County's share of the region's employment increased to 30%, as it gained 178,000 additional jobs. Macomb and Washtenaw counties also showed increases in their shares of the region's employment in the 1980s. Such changes in the employment shares will continue into the future, with Oakland, Out-Wayne and Macomb counties gaining, and the city of Detroit losing an additional 53,000 jobs by the year 2010. These significant changes in job locations are due in part to the region's economy shifting from manufacturing to non-manufacturing jobs, as well as an overall loss of manufacturing jobs. The large losses of manufacturing jobs in Detroit were not offset by parallel growth in service jobs, while the suburban areas experienced growth in both manufacturing and service jobs. Also important are the number of addi- Projection #3 tional jobs forecast for Washtenaw, Monroe, St. Clair, and Livingston counties. The aggregated employment for these four counties, whichwas317,400in 1990, will grow to 413,400 by 2010, a gain of 30%. In short, future employment opportunities and jobs will increasingly be located in the suburban communities of the region. Employment growth in the suburbs has been accompanied by massive construction of new office space. During the 1980s, over 42 million square feet of office space was constructed to accommodate employment growth in the suburban communities. Six of the top 10 communities with new office construction during the 1980s were communities within Oakland County (Figure 8). Other top 1Ocommunities were in Wayne County, where Livonia and Dearborn accounted for approximately 5.8 million square feet of office space. In Washtenaw County, Ann Arbor had 2.3 million square feet of space constructed. About 2 million square feet of the total office space constructed during the 1980s was located in the city of Detroit. In 1990, the region's total office space inventory was 120.1 million square feet of space. One important side effect - since the jobs are becoming more suburban, the development that comes along with it steadily sprawls outward to "green field" locations, leaving much unused land and infrastructure behind to deteriorate and fuel the spread of urban blight. 11 �Per Capita Income in Southeast Michigan Figure 9. 1969-1987 (1987 Dollars) $16,000 $14,000 - ················· .... ········ ··· ........................ . .. . .. .. . ... .. .... .... . . ..... . . .. ·s·1 ·.·2· ·, 9· a·. 2· ... .... ...... . $12,731 , $12,000 $10,000 $8,000 $6,000 $4,000 $2,000 $0 _,____ 1987 1979 1969 Source: U.S. Census Bureau, Current Population Report. Figure 10 Percent Change in Per Capita Income 1969-79 and 1979-87 Percent Change 30 . - -- - - - - - - - - - - - - - - - - - - - - - - - i -5 -'----r-----i----~--.----..------~---,------r Livingston Macomb ~ 1969-1979 Monroe - Oakland St. Clair 1979-1987 Source: U.S. Census Bureau, Current Population Report. 12 Wash. Out-Wayne Detroit �Income Personal Income In the region w/11 continue to Increase but at a slower rate than experienced In the last 17 years. Income growth w/11 continue to vary significantly across the region. The ongoing shift in the region's economy from high-paying manufacturing jobs to lower-paying service and retail jobs will cause a slowing in the growth of personal income. These changes reflect Michigan's shift from a wealthy to an average state in national terms. In the 1960s and 1970s, Michigan and the region produced a level of personal income that was consistently higher than the national average. Based on 1987 dollars, the region's per capita income of $11, 143 in 1969 increased by $1,588, ·or 14%, to reach $12,731 in 1979. Between 1979and 1987 the growth rate lessened as per capita income grew by only $250, or 1.9%, to · reach $12,981 (Figure 9). Per capita income increased significantly in each county in the region between 1969 and 1979 (Figure 10). The largest percentage changes occurred in Livingston (26.9% ), Macomb (21.8 %), and Washtenaw(21.6%)counties. lncontrast. city of Detroit per capita income decreased by 2.5%, from $9,996 in 1969 to $9,746 in 1979. Then, the region's per capita income increased only slightly from 1979 to 1987. In Washtenaw, Oakland and Livingston counties, per capita income grew between $300 and $600. In contrast, during this period per capita income further de- Projection #4 creased in the city of Detroit. It also dropped in Out-Wayne, Macomb, Monroe, and St. Clair counties. In the future, the region's per capita income growth may be even less than it was in 1979-87 or it may even decrease in the immediate future, especially in central city locations or "older" suburban communities. According to a recent United Community Services report, there is a widening gap between the "haves·.. and the "have nots" in Southeast Michigan, a growing contrast between "the city" and the suburbs", "the upper income" and "the poor" .2 This has created a shrinking middle class and a larger number of low income and below poverty level persons in central city locations. The 1980 Census reported 437,000 persons - or 10% of region's population - living below the poverty level. At the low point of the last recession, in the early 1980s, 18% of the area's residents were estimated to have incomes below poverty level. By 1987, the percentage had declined to 13%, or slightly more than 500,000 persons. According to the report, it is currently estimated that one-third of the city of Detroit's population is below the poverty level. This would mean about 350,000 people living in poverty in Detroit as compared to 258,575 in 1979, despite the fact that the city now has approximately 200,000 fewer residents than 10 years ago. 11 13 �Percent Change in U.S Labor Force by Race and Gender 1970-2000 Figure 11 70 ~---=-=-:___.:..--=---___:_ Percent Change_ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _7 60 50 40 30 20 10 0 - White Black Hispanic 1970-1980 ~ 1980-1988 Female Male ~ 1988-2000 Source: U.S. Census Bureau, Statistical Abstract of the U.S., 1990. Figure 12 Distribution of U.S. Workforce by Race and Gender 1988 and 2000 Hispanic (F) Hispanic (M) 4% 3% Black (F) 5% Hispanic (F) 4% Hispanic (M) 6% Black (F) 6% Black (M) 5% Black (M) 5% White (M) 46% White (F) White (F) 37% 1988 Source: U.S. Census· Bureau, Statistical Abstract of the U.S. ' 1990. 14 2000 �Labor Force Characteristics The region's labor force w/11 grow older, with minority and female representation In labor force Increasing. During the 1946-1965 period, the "baby boom" produced a larger than normal population increment. That bulge in the population profile will have a significant impact over the next 20 years, producing a dramatic increase in the average age of the labor force. In addition, lower birth rates following the baby boom mean that the total growth of the labor force will slow as fewer workers enter the labor force while larger numbers exit at retirement. For example, during the next 20 years, the pool of potential job holders aged 16-24 will be 5% smaller than 1990 while the aging "baby boomers" will increase the 45-64 age pool by 58%. Projection #5 • African-Americans: In 1988, AfricanAmericans represented 10.8% of the labor force and are projected to account for 11. 7% by 2000. • Hispanics: Hispanic groups will experience the fastest growth in the labor force. In 2000, the number of Hispanic workers will be over 14 million, a net increase of 5.3 million since 1988. Thus, Hispanics will represent 10%oftheU.S. labor force by 2000. There wirl also be significant changes in composition of the total work force over the next 20 years. The number of minorities and women in the labor force has increased and will continue to do so over the next 10 years and more (Figure 11 ): • Whites: TheWhitemaleshareofhework force will drop to 42% by the year 2000, from 46% in 1988 (Figure 12). The White female share of the total employment picture will remain stable at about 37%. 15 - - ~-- - -- - �U.S. Labor Force by Gender: Proportion of Workforce Figure 13 1970-2000 Percent of Total Workforce 70 _;__:_~~-=- - -- - - - - - - - - - - - - - -- , 60 50 40 30 20 10 0 1970 - Male · 1980 ~ Female Source: U.S. Bureau of the Census, Statistical Abstract of the U.S., 1990. 16 2000 �• Gender: Women will be an increasingly large part of the labor force. By the year 2000, the number of female workers will have increased by 22%, compared to a 7% increase in male workers. That means that of the 19.5 million new workers entering the U.S. labor force between 1988-2000, more than 62% will be women. Over those 12 years, the labor force participation rate of women aged 25-54 will reach 81%, compared to 72% in 1988. Men will still be the majority of the labor force at 53%, but that is down from 62% in 1970 {Figure 13). 17 �Population and Society -- - -- - ~-- �Population and Society Introduction I Over the next20years, the region's slow population growth will not limit the continued outward spread of people and households. Characteristics of the population will also change in terms of age structure, family types, and ethnic composition. In general, these changes are a continuation of patterns that have been evolving for several decades. The exception is the projected end of net out-migration of people from Greater Detroit. Population projections for the region include the assumption that the economy will be strong and diversified enough to provide the jobs needed for a growing population. Emerging patterns: • The region's overall population growth will be 6% over the next 20 years as net out-migration ends. • Households will be smaller, especially as a result of more singleperson and one-parent households. • Growth in numbers of households will be very strong in the northern and western urbanizing fringes of the region, while major losses will continue in several older communities, particularly Detroit. • As the "baby boomer" generation ages, the region will have more "empty nest" households and the school age population will stabilize. • Minority populations will increase, due to higher birthrates, less out-migration, and more in-migration. 21 --- = ~ ~ - - -- - �Population Growth, 1970-2010 Figure 14 (1970 = 1.00) 1.9 1.7 1.5 1.3 1.1 0.9 1970 1980 - - United States --+- Michigan ~ Region Source: Woods & Poole, 1989 and SEMCOG, RDF v'89 . Net Migration in Southeast Michigan by Decade Figure 15 1970-2010 100 Thousands of Persons i----------------------------, 0 -100 .............. ..... ······· .. ····· . ........ .... . . . . . . . . ··· ··· .. . .... -200 -300 1980s Source: U.S. Census Bureau and SEMCOG, RDF v•sg. 22 1990s 2000S �Population Growth The region's population w/11 grow slowly over the next 20 years, with local community "growth" resulting from Intra-regional population re-location. Total population in Southeast Michigan is forecast to be 4,994,000 people by the year 2010, an increase of slightly more than 300,000 people, or 6%, between 1990 and 2010. The region's 20-year growth rate is lower than the 16.9% increase expected for the U.S., but is about the same as the rate projected for the state (Figure 14). Greater Detroit's forecasted population growth 1990 - 201 O is a change from the 2.4% loss in population from 1970to 1990. Despite the natural increase in population (births over deaths) from 1970 to 1990, there was still a loss of some 113,000 people due to net out-migration of more than 700,000 people in the 1970s and 1980s (Figure 15). Declining birth rates will continue a trend of diminishing natural population increase during the period 1990 to 2010. However, further reductions in net out-migration from the region will result in the moderate 6% growth forecast. Net out-migration will change substantially in the 1990s, with a net in-migration anticipated by the 2000s. These migration rates are based on the assumptions that the "rust belt" population losses have passed and that the region's economy will continue to improve as losses in auto manufacturing employment diminish and the economy continues to diversify, creating many new jobs. Many communities within the region are expected to show far more than a 6% growth by 2010, while others will experience modest growth and still others will lose population . Given the relative stability of the region's total population, such community "growth" will primarily result from the shifting of population from older urban and suburban areas to outlying suburban and rural areas. Largest Gains In Populatlon Largest Losses In Population 1990-2010 1990-2010 Novi Sterling Heights Farmington Hills Clinton Twp. Macomb Twp. Troy Pittsfield Twp. +28,800 +24,600 + 19,700 +17,900 +17,700 +17,000 +16,600 Projection #6 Detroit Pontiac Warren Highland Park Royal Oak St. Clair Shores Taylor -201,200 - 8,500 - 8,300 - 7,000 - 6,500 - 5,200 - 5,200 23 �Household and Population Gains by Decade in Southeast Michigan Figure 16 1960-2010 Percent Change 20 ~ - - ~ - - - - - - - - - - - - - - - - - - - - - - 15 10 5 0 -5 ' - - - - - - " - - - - - - ~ - - - - - ' - - - - - -....L-----~-2000S 1990S 1980s 1970s 1960s - Households ~ Population Source: U.S. Census Bureau and SEMCOG, RDF v'89. Average Persons Per Household in Southeast Michigan Figure 17 1960-2010 Persons Per Household 4 r--------------------------i 3.5 3 2.34 2.5 2 1.5 1 0.5 · - · · ~ ·~so= - - - -_L.__ _ _ _ _1_j_ ga_o_ _ _ _1_9L90_ _ _ _2_0Loo_ __ 9 1970 Source: U.S. Census Bureau and SEMCOG, RDF v'SS. 24 �Household Growth and Location The number of additional households In the region w/11 continue to rise sharply as household size dee/Ines, helping drive a resident/al bulldlng effort. The region's population will increase by only 6% by 2010, whereas the number of households will increase by 19% (Figure 16). Because of the continuing decline in household size, the region will continue to add many new households even when population gains are small or absent. The average persons per household in 1990 is estimated to be 2.62 persons, a dramatic drop from the 3.43 persons per household in 1960 (Figure 17). SEMCOG's forecast indicates that persons per household will decline to 2.34 by the year 2010. This decline in household size can be attributed to: • an increase in life expectancy and more of the elderly physically and economically able to live independently; Projection #7 • fewer children being born per household; • increasing numbers of married couples postponing having children or remaining childless; • more single parent households due to divorce and women bearing children outside of marriage; and, • baby boomers' children growing up and leaving home. It is estimated that 25% of all households now consist of one adult living alone. To accommodate the forecasted 19% growth in households, the region will need an additional 360,000 new housing units. In addition, it is estimated that some 80,000 aging units will be demolished and require replacement in this same time period. Thus, 440,000 new and replacement housing units will need to be built by 2010. 25 �Projected Household Gains by Community Figure 18 NILA ST. LAI~ LYNN 1900 - 2010 YAlJ. BROCKWAY MUSSEY EMMETT (IIIANT GIIEENWOOO KENOCKEE CLYOE Ca~ WALES K1M8At.L L,eonard OXFOIIO HOLLY BRA.NOON HOiiy o.t:;J ST Lak•Ot'S i ~ ST CLAJR AOOISON OIIOVElANO CONWAY COHOCTAH TYRONE OEfRFIELO ROSE SPRINOFIELO INOEPENOENCE ORION i11rk1ton ~A.RINE cormu VIUE HOWELL OCEOLA HARTLAND HIOHLANO WHITE LAKE 1 HOWELL I CL.A'I Anct,o,ll•y~r ' /OSCO HAIIIIISON:.,... MA~ION GENOA ( At~ J~j ·r PVTNAM 4 LIA'• St Cl•lf HAMBURG Pinck~ OEXTEII SHARON WEBSTER FIIEEOOM VAN BUREN £,iElLEVl LE lilAtiCIIESTER BRIDGEWATER SALINE SUMPTER HUl!Ot, W THAW LENAWEE MIL.AN OUNDEE ~ t\CH Communities with Gain of 50% or More SUMMEIIFIELO ., WHITEF0/10 BEOF0/10 0 i LUCAS (M on-Ohio s111, LI ..! Source: SEMCOG, RDF v•ag 7 ;; R -. ·. < 0 ~, �The biggest gains In households w/11 occur on the fringes of the region. In contrast, household losses w/11 continue In older, central cities, although rates of loss w/11 slow. Projection #8 There will also be a continuation of household losses in the city of Detroit and some of the region's other older communities. As households leave these communities, the result will be 80,000 aging housing units demolished region-wide. It is likely that housing redevelopment policies and other improvements, such as better schools, will be implemented that will result in slowing of household losses. Based on these assumptions, the forecasted amount of household loss in the declining communities in the 2005-201 O period is half of the '80s rate of loss (Figure 19). The vast majority of the additional 336,000 households forecast by the year 2010 will be located on the fringe of the region. A number of suburban and rural communities will have 50% or more growth in households over the next 20 years (Figure 18). Together, these communities account for 53% of the total additional households forecast for the region. The remainder of gains in households will be divided among existing older suburban communities and slower growing outlying areas. Dwelling Unit Demolitions in Detroit and · Balance of Region by Decade Figure 19 1960-1990 iO,OOO Number of Demolitions -0,000 -0,000 10,000 ~.ooo 0,000 0 1960s - Detroit 1970S 1980s ~ Balance of Region Source: SEMCOG Residential Construction Reports. 27 �Population by Age Group in Southeast Michigan Figure 20 1990 & 2010 Thousands 400 300 200 100 0-4 5-9 10-14 20-24 30-34 40-44 50-54 60-64 70-74 80-84 15-19 25-29 35-39 45-49 55-59 65-69 75-79 85. Age Group - 1990 ~ 2010 Source: SEMCOG, RDF v'89. School Age Children in Southeast Michigan Figure 21 1960-2010 Thousands 1600r-- - - - - - - - - - - - - - - - - - - - -- 1400 1200 1000 800 600 400 200 0 1970 1980 1990 Source: U.S. Census Bureau and SEMCOG, RDF v'89. 28 2000 2010 �Age Structure The demographic bulge of "baby boomers" w/11 move Into. the 45 to 64 age group by the year 2010. The "baby boomer" population is currently between the ages of 25 and 44 years. Born between 1946 and 1964, this group currently makes up nearly 40% of the total population in the region (Figure 20). Through the 1990s and the early 2000s, many of the baby boomers will have children in school and make up a substantial part of the labor force. They are and will continue to be the primary market for single family housing. By the year 2010, this age group will have moved into the 45 to 64 age group. Most of the families will be "empty nesters." Their grown children will have moved away from home - forming new family or non-family households, or attending college. As the parents remain in their "empty nest" smaller households, they will contribute to an overall drop in household size, from 2.62 persons per household in 1990 to 2.34 persons per household in 2010. Over the next 20 years, those aging baby boomers will begin to have an impact on the financing and delivering of community and human services; will have more money to spend for leisure activities; and will increase their demand for smaller homes with less maintenance responsibility. School-age population w/11 remain relatively stable over the next 20 years for the region as a whole. However, local school populations wlll shift as younger tam/lies with chlldren move Into developing communities whlle older "empty nest" households w/11 predominate In mature urban school districts. In 1990, slightly more than 1,000,000 children in the region are in the age group 5-19 years, representing nearly 22% of the region's population. During the next 20 years, the size of the school-age population is expected to remain relatively stable (Figure 21 ). By the year 2010, this age group will remain at about 20% of the region's population. ' That anticipated stability of the schoolage population over the next 20 years is in contrast to the increase that took place in the 1960s, fallowed by the decreases between 1970 and 1990. The increase in school-age population during the 1960s Projection #9 Projection #1 O resulted from the baby boom and overall population growth. This age group peaked at nearly 1,500,000 in 1970. Over the past 20 years, 1970 to 1990, the 5-19 year group decreased by some 29% - a time when the last of the baby boomers graduated from high school. While the school-age population will remain stable for the region as a whole, shifts in household location in the region will mean building new schools to serve new households in outlying areas. This will also mean the closing of many existing schools in older urban and suburban areas of the region. 29 �Figure 22 Family Composition in Southeast Michigan 1960 & 1980 Other Fam wo/child Other Fam we/child Married Fam we/child Married Fam w/child . 30% 59% Other Fam w/child 38% Married Fam wo/child 12% 1960 Source: U.S. Census Bureau, 1960 & 1980. 30 Married: w/chi~ 8% 1980 �Family and Household Characteristics The number of non-family households In the region will be an Increasingly larger proportion of total households. Family households w/11 be smaller and more varied In composition. er . ~ SEMCOG forecasts that the number of households in Southeast Michigan will increase by nearly 19%, to about 2. 1 million households by 2010. An increasingly larger proportion of these households will be non-family - one person living alone or two or more unrelated persons living together. This trend can be attributed to an increase in elderly population, delays in marriage, couples living together without marriage and home sharing arrangements. In 1980, non-family households made up nearly 25% of total households. This was a more than 100% increase from 1960, when only 12% of households were non-family. While there will be a 19% overall increase in households in the next 20 years, the number of family households in the region is expected to remain relatively stable. These are families that consist of two or more persons living in the same household who are related to each other by blood, marriage, or adoption. They include families with and without children . The number of families with children, including married couples and single parents, is expected to decrease by 5% region-wide over the next 20 years. 5 Contributing to this decline are a number of changes: Projection #11 • baby beamers becoming empty nesters; • children of baby boomers forming new family households without children or forming non-family households; · • divorce, which moves family members into single parent family households or non-family households; and, • newly married couples postponing having children or not having children at all. The anticipated decrease in the number of families with children is consistent with the trend over the past 20 years. During the period 1960 - 1980, families with children under 18 dropped from 59% of all families to 41 % (Figure 22). In contrast to the decrease in the number of married couples with children, the number of single parent families will continue to increase. From 1960 - 1980, the number of single parent families more than tripled. An estimated 82% of these families are now headed by females, although there will continue to be an increase in the number of male-headed, single parent households. That growth of single parent families will have significant public policy implications in regard to child day care services. 31 �Figure 23 Housing $tock Mix in Southeast Michigan 1960 & 1990 Single Farr Mobile Homes Mobile Homes 67% 1% Multiple Family ~ Multiple Family 28% 31% Single Family 71% 1960 Source: U.S. Census Bureau and SEMCOG, RDF v'89. 32 1990 �Varied household patterns w/1/ lncreaslngly mean alternative housing types and ownership arrangements to suit changing lifestyles. To accommodate the increasing number of aging and smaller households in the region in the next 20 years, multiple family housing and clustering of attached single family housing will be a larger part of future residential development. Condominiums will also become a more attractive form of home ownership as baby boomers move into the empty nester years and demand smaller, more maintenancefree housing. In response to the market demand for more affordable housing, there will be an increase in manufactured housing as well as multiple family housing. There has been relatively little change in the region's housing mix over the past 30 years (Figure 23). However, in recent years multiple family housing and manufactured homes both have increased as a percent of new housing units. As a result, single family housing has decreased slightly. In 2010, it is anticipated that multiple family and manufactured homes will be a somewhat larger proportion of total housing units in the region. The increase in alternative housing will meet with some resistance from established households. Areas served by sewers will be most likely to receive such housing. Projection #12 �Social Impacts �Social Impacts Introduction Social issues are certainly major factors influencing the locational decisions that have produced Southeast Michigan's spread out development pattern. This chapter examines the three issues that are believed to have the most significant locational impact on the region's development pattern: crime, race, education. Each of these issues is cited near the top of the list of public concerns in public opinion surveys, by business leaders, and by community officials. Crime affects most severely the region's older, economically disadvantaged communities, but many other parts of the region also experience substantial levels of crime. Residential areas in our region are among the most racially segregated in the nation and racial polarization affects schools, relationships between communities, and locational choices. The quality of education is of great concern, especially when the districts that have students with the greatest needs are lowest in funding resources. Emerging patterns: • Crime rates in older, poorer communities are 5-10 times higher than in communities with the lowest crime rates, a pattern that will continue. • Minority group populations in the region are increasing due to higher birthrates and immigration. • Racially-segregated housing patterns will persist into the future, with limited exceptions. • Equity in educational financing and K-12 school quality will be areas of change, with the next 20 years bringing improvements in school financing as well as restructuring of the K-12 educational process. 37 �Part I (Index) Crimes* and Population Ages 15-24 Figure 24 1970-1989 Number 1,200,000 1,000,000 Ill Part I Crimes 1,009,037 ......~ -~opulation (~.~~.~~~ ..... ........... . 800,000 600,000 400,000 200,000 0 1970 1980 •(Includes murder, rape, robbery, aggravated assault, burglary, larceny, motor vehide theft and arson) Arson data, which was not available for 1970, Is not lnduded in the Part I Crime totals. 1989 Source: "Uniform Crime Reports", Michigan Department of State Police, 1970, 1980, 1989, and local crime reports. U.S. Census Bureau and SEMCOG RDF, v' 89. Narcotic Drug Law Violations 1982-1989 Figure 25 Number of Violations 30,000 25,000 20,000 15,000 10,000 5,000 0 1982 1983 Source· "Un'f1 • 38 c· 1984 Statewide 1985 ~ 1986 1987 1988 SEMCOG Region orm nme Reports", Michigan Department of State Police, 1985-1989. 1989 �Crime The region w/11 experience moderate crime Increases over the next decade based on several factors - the number of people In the high crime ages, the worsening of soc/al conditions and pervasive drug-related problems. A relatively stable pattern characterizes the number of major (Part I Index*) crimes reported by local police agencies between 1970-89 in Southeast Michigan. The long term trend for such crimes partially reflects population shifts in the high crime age group, ages 15-24 (Figure 24). A strong correlation exists between the crime peak reached in 1980 and corresponding movement of the "baby boomer" population into the high crime ages during the late 1970s. A subsequent decline (27%) in this same population group since 1980 is also associated with the 10% decrease in Part I crimes reported for 1989. Patterns similar to the above are expected to persist during the next decade Projection #13 and beyond. Even though the "baby boom" effect has passed, the number of youth and young adults comprising high crime age groups will remain a significant part of the total population. It is also likely that certain segments of this youthful population will encounter a worsening set of social conditions, which will be compounded by a rising trend in narcotic drug law violations (Figure 25). A 36% increase in this non-Index crime category since 1982 has contributed to the continued high crime rates of the 1980s. While recreational drug use is down, hard core usage is expected to contribute to an anticipated growth in Part I crimes over the next decade. Besides increasing the frequency of offending, drug use tends to lengthen criminal careers. * The eight Part I Index crime categories represent the most serious, common and frequent crimes reported by police agencies - murder, rape, robbery, aggravated assault, burglary, larceny, motor vehicle theft, arson. Their uniform definitions have been adopted by local, state and federal law enforcement agencies. 39 �Part I Crime Rates by Jurisdiction, 1989 Figure 26 GENESU LAPEER NOEPE"'Dli'wCf OEE"f•EtD $PR1HQf-tfL.D '1'"'""" ......,t;} ° ula\it Crimes per 100,000 P P~ ..... WASMlEHAW Data Not Available* L -~ MONROE l0N00N Fewer than 2500 1 2500 - 4999 5000- 8999 . 9000 + .,-,i~ COUtiiTY rowNS,-t,p Ctf'Y A~ no<ll'IQ ,_o _ _,..,"11~1 ..... ~ *Crime data reported for most townships and some villages are compiled as aggregate totals by the Michigan Department of State Police and County Sheriff Offices. Source: Uniform Crime reports, 1989, Michigan Department of State Police and Local Crime reports. �-----The higher crime rates associated with many of the region's older communities are expected to continue over the next 20 years due to a variety of social, economic and, to some extent, geographic factors. Crime rates help measure the severity of crime experienced by individual jurisdictions. Crime rates in Southeast Michigan communities vary greatly, from a high of 15,564 Part I crimes per 100,000 population in Pontiac to the low average of 2,841 per 100,000 in Livingston County (Figure 26). Almost half of the communities (46%) reported a moderate crime rate ranging between 2,500-4,999 offenses Projection #14 per 100,000 population. Another 32% reported rates ranging from 5,000-8,999. In most instances, these communities are located within close geographic proximity to the 11 jurisdictions that experienced the highest crime rates, 9,000 or more per 100,000. Those jurisdictions reporting 2,500 or fewer Part I crimes per 100,000 population are generally higher income or more rural. Communities Reporting Highest Part I Crime Rates, 1989 Jurisdiction Number of Crimes Per 100,000 Population Pontiac .......................................................... 15,564 Highland Park ................................................ 14,259 Harper Woods ............................................... 13,433 Hamtramck .................................................... 12,716 Detroit··································· ········· ················· 11,842 Hazel Park ..................................................... 10,802 River Rouge ................................................... 10,341 Mt. Clemens .................................................. 10,230 Melvindale ....................................................... 9,763 Pittsfield Township .......................................... 9,503 Ypsilanti ........................................................... 9,289 Roseville .......................................................... 9,242 41 �Part I Crime Rates by County and City of Detroit for Each 100,000 Population Figure 27 1989 Number per 100,000 14,000 _. 11,842 12,000 10,000 8,000 6,000 4,000 2,000 0 Livingston Macomb Monroe Oakland St. Clair Washtenaw Out-Wayne Detroit Source: "Uniform Crime Report, 1989", Michigan Department of State Police and local crime reports. ---------------------------------Violent* Crime Rates by County and City of Detroit for Each 100,000 Population Figure 28 1989 Number per 100,000 3,000 - , - - - - - - - - - - - - - - - - - - - - - - - - - - - , 2,500 ... 2,32j 2,000 1,500 1,000 500 0 LivingSt0 n Macomb Monroe Oakland St. Clair Washtenaw Out-Wayne oetroil *(Violent Pa~ I crimes include Murder, Rape, Robbery and Aggravated Assault) Source: "Uniform Crime Reports 1989", Michigan Department of State Police and local cnmerepor!S· 42 �Comparative crime rates for the region's larger governmental units appear in Figure 27. The three more rural counties with the smallest total populations, Livingston, Monroe and St. Clair, reported crime rates well below the remaining four counties and city of Detroit. sented approximately 13% of the 332,391 total Part I offenses. Among individual communities, the relationship between violent crimes and other Part I crimes varies considerably. Unlike property crimes such as burglary, which can and often do occur in both high and low income areas, the vast majority of violent crimes occur within areas that have experienced serious economic downturns over the past 20-30 years. For the communities listed below, violent crimes represented between 13-30% of their total Part I crimes. In 1989, the region experienced a combined total of 43,088 violent crimes, including murder, rape, robbery, and aggravated assault. This number, which involves those crimes usually seen as the most serious and fear-provoking, repre- Communities with Highest Part I Violent Crime Rates, 1989 Community Highland Park Pontiac Detroit Ecorse Ypsilanti Hamtramck River Rouge Mt. Clemens Hazel Park Ferndale Auburn Hills Rate of Vlolent Crimes per 100,00 Population 4,335 3,675 2,323 2,000 1,968 1,900 1,466 1,458 1,395 1,089 1,007 Distinct differences characterize violent crime rates reported for the region's larger units of government (Figure 28). The rates reported by Oakland, out-Wayne and Washtenaw counties are one and one-half to almost three times higher than Livingston, Macomb, Monroe and St. Clair counties. The rates for all seven counties, however, remain well below those of the Vlolent Crimes as a Percentage of Total Part I Crimes 30% 24% 20% 23% 21% 15% 14% 14% 13% 13% 15% city of Detroit and other high violent crime rate communities shown above. Correlations provided earlier for total Part I crimes · and geographic proximity are much less apparent when applied to violent crimes. Seemingly, violent criminal activities are concentrated within individual jurisdictions, with little apparent impact on surrounding communities. 43 �Per Capita Income and Violent Crime Rates per 100,000 population Figure 29 $ 14,523 15,000 $ 9,454 10,000 5,000 0 ...,___ REGION 1111 Average Income Highest Crime Rate Jurisdictions (over 1,000 violent crimes per 100,000 population) ~ Average Crime Rate Source: Uniform Crime Report, 1989 and "1988 Population and 1987 Per Capita Income Estimates", U.S. Department of Commerce, March 1990 44 �No one single factor can account for the violent crime rates reported by individual counties, cities, townships, or for metropolitan areas. In some instances, the density of an area's population appears to be a major influence, with violent crime rates across the nation higher for many older, densely populated cities. Nationally, and in Southeast Michigan, socioeconomic conditions are of equal, if not greater, importance. This certainly appears to be the case for those jurisdic- tions that reported 1,000 or more crimes per 100,000 population in 1989 (Figure 29). Not only was their average percapita income of $9,454 in 1987 less than the regional average by $5,069, but their corresponding violent crime rate was 6.4 times greater. While no definitive answer is available to fully explain the high violent crime rates reported by a relatively small number of the region's communities, economic conditions are a likely major consideration. 45 �Population by Race in Southeast Michigan Figure 30 1960 & 1980 Millions 4 3 2 1 0 Other Black White - 1960 ~ 1980 Source: U.S. Census Bureau, 1960 and 1980. Figure 31 Detroit Population by Race 1960 and 1980 Other Other 4% 0% Black 63% 1960 Source: U.S Census Bureau, 1960 and 1980_ 46 1980 �Race Minority populations w/1/ Increase In the next 20 years. The population of the United States as a whole is evolving - over time it is becoming older as well as more ethnically and socially diverse. Southeast Michigan is no exception. The African-American population of Southeast Michigan, the region's largest minority population, is estimated to be about 22% of the region's total 1990 population, a significant increase over 30 years ago. 3 In 1960, the region's Black population was 14% of the region's total population (Figure 30). Between 1960 and 1980, the African-American population grew by some 59%, to slightly over 900,000 people, while the White population remained almost constant at 3.6 million. The change in the region's racial composition was due to a combination of a higher Black birthrate and substantial out-migration of Whites from the region. Nationally, in 1985, the Black birthrate was 21.5 per 1,000 population, compared to the White birthrate of 14.9. 4 The African-American population in the region is expected to continue increasing between 1990 and 2010 due to continued higher birthrates and lower net out-migration. A substantial majority of the region's Black population resides in the city of Projection #15 Detroit, estimated at approximately 75% of the total Detroit population in 1990.5 There was a substantial change over the 20-year period 1960-1980, as the percentage of Black Detroit residents grew from 29% in 1960 to 63% in 1980 (Figure 31 ). This percentage change is due not only to an increasing number of AfricanAmericans in the city, but also as a result of the loss of White population. Between 1960 and 1980, the African-American population increased by 56%, while the White population decreased by 66%. The region will also continue to experience significant increases in other ethnic populations. In 1960, less than one-tenth of one percent of the population was "other" ethnic groups. By 1980, that figure had grown to 3%. The Arab and Chaldean communities have increased substantially since the 1980 census, which counted 60,000 people of Middle Eastern origin. 6 Greater Detroit has the largest Middle Eastern community of any metropolitan area in the nation. Similarly, the Hispanic-American community continues to grow and it is anticipated that Asian Americans will be the fastest growing ethnic group in the region. 47 �Percent Black Population by Community 1980 Figure 32 GEHESlf LA~Ullt Ooonvllle ~Ot,£'Y GAOV'ELAHO OJ.f'ORO A001SON BRAHl>ON o~•~ ..,.,, Laue IHD£Pf.H0ENC£ CONW~Y' ·-~ TYRONE HOWELL rllGHLAf'IO OCEOLA " MANCHESTER OEEAFIELO COHOCTAH ROS£. ORION SPRINGFIELD l }laf'«SIOfl W~1'ELAICE EL OEHOA BRIGH 10fl H,Of8URO GAE.fN OAK 8Rl0Gf:WA rER Less than 5% 5- 24% 25 - 50% Greater than 50% SUMMER,:1EtD WHITEFOAO BlOJ:ORD LUCAStMtehtt4in-ONo.s1a1tli~I Source: U.S. Census Bureau L, i C C II II �Housing patterns In Southeast Michigan w/11 continue to be among the most raclally segregated In the United States. The suburbanization of Southeast Michigan was basically limited to Whites -Blacks were unable to move out of the city and into the suburbs that developed after World War 11. As a result, by the 1980 census the region had one large Black majority central city surrounded by predominantly White suburbs (Figure 32). There were smaller enclaves of AfricanAmericans living in smaller, older central cities such as Pontiac, a few older suburbs and the rural area southwest of Detroit. A lack of economic resources is frequently offered as a explanation for this growth pattern. However, there were also intentional decisions- racially motivated and institutionally implemented-by real estate brokers, financial organizations and government institutions that prevented Blacks from moving into developing suburban communities. 7 For example, the Federal Housing Administration (FHA) and the Veterans Administration (VA) mortgage insurance programs carried out racially discriminatory policies that prevented AfricanAmerican families from moving into the region's newly developed suburbs. These government agencies supported housing for White middle and working class citizens. As a result of these policies, only 2% of the FHA and VA guaranteed mortgages in 1950 were held by nonwhites. Through its support of racially segregated housing patterns, the federal government laid the foundation for residential patterns in Southeast Michigan that contributed to the spatial and social distances between Black and Whites. The 1989 Detroit Area Study found that Blacks and Whites live in racially segregated communities - 82% of Blacks live in mostly or all Black neighborhoods, and 91 % of Whites live in mostly or all White communities. 8 Projection #16 Southeast Michigan's housing patterns indicate that some suburban communities have been hospitable to Blacks and other minority groups while other communities have historically resisted integrated neighborhoods. Some communities have experienced increases in Black population - Southfield, Ferndale, Farmington Hills, West Bloomfield, Oak Park, for example. Other communities - most specifically, many sharing boundaries with the city of Detroit- have not experienced significant growth in Black population. Annual school enrollment numbers serve as another indication of changes in the racial composition of some communities. The suburban communities with the largest gains in the 10 years 1979-89 were Oak Park and Southfield, where Black student enrollment increased 47% and 213% respectively. 9 Most suburban schools remained overwhelmingly White. Despite some continued movement of African-Americans into several suburban communities; the region will very likely remain residentially highly segregated. Several factors contribute to this pattern: • Out-migration of Whites and higher Black birth rates are increasing the Black percentages in Detroit and several other largely Black communities; • Only a small number of suburban communities have experienced sizable increases in Black population; and, • Continuation of economic gaps as well as social resistance to housing integration. 49 �-, Poverty Levels* by Race in Tri-County Area Figure 33 Percent 50 40 ······•··················•·········· · ··•······. ··············· . ..... ·········· ............. ··• ......... ··••· ........ ··········• ········· .. ··· . 30 20 · · · ... · 10 o --L------' Black White *Less than $10,000 in household income. Source: SeP.arate and Un~ual: The Racial Divide; 1989 Detroit Area Study, December, 1989. Unemployment Level by Race in Tri-County Area Figure 34 Percent Unemployed 30 , - - - - - - - - - - - - - - - - - - - - - - - - -- - 25 20 15 10 ·· · 5 0 - ' - - -_j Black Source: Sepa~ate and Unequal: The Racial Divide; 1989 Detroit Area Study, December, 1989. 50 White �Racial polarization In Southeast Michigan wlll continue, as Indicated by Black-White differentials In employment, Income, housing and education. Race relations in the Southeast Michigan region are characterized by surface level politeness and acceptance that masks suspicions and hostilities that have developed over the years. There is general agreement among social, economic and political scholars with the Kerner Commission warning issued 20 years ago that our nation is moving toward two societies, one Black, one White- separate and unequal." This deteriorating state of race relations can be linked to growing disparities in important measurements in quality of life - health care, employment, education, housing, for example. 0 As the region's African-American population increases, the relationship between Whites and Blacks becomes more strained. Detroit Metropolitan Area Public Policy Survey (DMAPPS), completed in 1990 by Wayne State University, points to changes in public opinion over the past 30 years about race relations in the metropolitan area. 10 In the 1950s, when African-Americans made up only 20% of Detroit's population, only 12% of those surveyed for the Detroit Area Study in 1954 were concerned about the Black presence in the area. By 1971, the racial composition of the city of Detroit had changed dramatically- the city was 4 7% Black- and racial concerns were "at the top of the public agenda" according to the Detroit Area Study of that year. 11 This shift in racial composition of the city led to the election of the first African-American mayor of the city of Detroit and to a shift in the political control of the city. The 1990 Detroit Area Study finds even more dramatic changes in the racial composition Projection #17 of the city- it is now estimated to be75% Black. Regionally, Blacks account for 22% of the population. The suburbs remain almost all White, with the exception of some growth of Black populations in a few suburban communities. Solutions to the problems of racial polarization now occupies a significant place on the social agendas of local community organizations. 0 The 1989 Detroit Area Study, Separate and Unequal: The Racial Divide," by the University of Michigan, examines some of the economic, social and political disparities between Blacks and Whites through a survey of residents of Wayne, Oakland and Maco_mb counties. The widening gaps identified in the report are some of the sources for the continued strained race relations throughout the region. The report maintains that "no progress has been made over the last decade in reducing racial inequalities in the tri-county area." The study also notes that the inequalities between Blacks and Whites in the Detroit area mirror those found in urban communities across the country. These inequalities are evident in several areas including differences in poverty and unemployment levels between Blacks and Whites. Some 37% of Blacks live in poverty with incomes at less than $10,000, compared to 13% of Whites (Figure 33). The unemployment level for the Black workforce was 19.9%, compared to 6.6% for Whites (Figure 34 ). Such continuing disparities only serve to fuel the hostilities and increase racial polarization throughout the region. 51 �Figure 35 Sources of Public School Revenues in Michigan FY 197Bn9 and FY 1987/88 Federal Federal 4% State 32% State Local 56% 38% Local 65% 1978/79 1987/88 Source: C. Philip Kearney, A Primer on Michigan School Finance, University of Michigan, 1990. Table 1 SEV Per Pupll, Operating MIiiage Rates, Local Tax Yleld Per Pupil, State Formula Yleld Per Pupll, and Combined Yleld Per Pupll for Selected School Districts: 1989-90 52 School District SEV Per Pupil Operating Millage Rate Local Tax Yield Per Pupil State Formula Yield Per Pupil Port Huron Lincoln Park Howell Monroe $47,519 58.578 77,883 118,502 30.40 35.28 39.15 30.36 $1,445 2,066 3,049 3,598 $1,407 1,193 534 0 $2,~ Pontiac Willow Run Detroit Inkster 76,189 42,520 28,325 27,555 39.48 41.22 42.40 43.65 3,008 1,753 1,201 964 603 2,004 2,654 2,996 s,011 Dearborn Troy Ann Arbor Birmingham 184,349 190,569 189,072 280,911 26.44 28.30 30.47 27.75 4,874 5,393 5,761 7,795 0 0 0 0 Source: Michigan Department of Education, 1989/90 SADIE File April 19, 199o. Combi~: Yf PerPlri 3)$ s,o[ 3,~"~ 3)~ 3.~ 3,t 4,~i; 5)~ 5, ]o' 7, 1~ �Education Re/lance on local property taxes for basic school funding coupled with the lack of funding equity for pub/le K-12 schools w/11 continue to be major fragmenting dynamics In the region's development patterns until state government Is able to create a more balanced and equitable system of school finance. The state/local balance in school financing was much more even 25-30 years ago, when the state government contributed about 55% of local districts' total funding, with the remainder coming from locally-voted property tax millage. Now, the balance is more than reversed-local property tax accounts for two-thirds of local school budgets, while the state contributes the remaining third (Figure 35). (Federal funding of K-12 education has become negligible.) Nationally, on the other hand, state governments contribute an average of 50% of public school funding. Projection #18 The equity problem is easily drawn: local property tax depends on significant taxable property in the district - called the "State Equalized Valuation." Districts with high SEVs raise more money per property tax mil than do districts with low SEVs. The disparity is sufficiently great that some low SEV districts may levy nearly twice as many mils of property tax and still produce significantly less local revenue (Table 1). Because that local tax now represents two-thirds of the money available per student, those low SEV districts are the under-funded end of the equity scale. 53 �Local Expenditures per Pupil in Michigan by Spending Range of School District Figure 36 FY 1977-FY 1986-87 $ 8 0 0 0 - - - - - - - - - - - -- - - - - - - - - - - - -- $7000 $6000 $5000 $4000 Average-spending Lowest-spending . . . ~ -_:_· ·:.....:. - .:- · ~ ~ · - · _ ; _· ..:_:..:_-I ~-------4-$100 ---:~-:--~------ OL--_ _ _ _ _ ...1..___ _ _ ____1__ _ _ _ _L___ _ _ _----1._ 1977(18 - 1979/80 Highest-spending 1981/82 --+- Average-spending Source: Profiling Michigan School Districts, Public Sector Consultants, Lansing, November 1989. 54 1983/84 ~ _ __ 1985/86 Lowest-spending 19& �The state's school aid formula attempts to balance that problem by withholding state aid from some high SEV districts the so-called "out-of-formula" districts. They depend entirely on local tax dollars for funding. Even then, most of the high SEV districts are able to raise more money locally (with lower tax rates) than the informula districts can raise with the combination of local taxes and state aid funding. The result: a range of funding equity that sees some high SEV districts spending two or more times what the lowest end districts are able to spend (Figure 36). As a resu It, we have a paradoxical school finance system: the most funding for public school support is provided to students from the most advantaged communities while the least funding support is provided to students from the most disadvantaged districts. Perceived differences In pub/le school quality w/11 continue to have a pushpull effect on locational decision-making tor households and businesses. The role of school quality in locational decisions by families with children and businesses tends to exert a push, or "move away from," effect on Detroit and other under-funded K-12 school districts. In addition, there is the "pull" effect as both families and businesses respond to a variety of factors that draw them to school districts perceived to offer better quality education. There are two separate, but parallel, locational decision points for parents with school aged children: 1) a decision to move away from a school district viewed as inferior, usually one that has low levels of funding available per student; then, 2) a decision about which school district to move into, choosing, in most cases, a school district and community that is the best affordable for that family. The first dynamic appears to be the stronger. That is, people move away from perceived inferior education more consciously than into a given school district. Projection #19 The family that is moving from a specific district then has a wide range of choices when it comes to which district to locate in. Achievement levels and graduation rates tend to be fairly similar once the lowest funded school districts are eliminated from the ranges of choices. Several educational quality factors are of concern to business executives making locational decisions: 1) dropout rate - 10% or less is the target; 2) attendance rate - 95% or better; 3) grade appropriate performance on standardized tests80% or more of the students should be achieving at appropriate levels; 4) college placement rate, as well as SAT and ACT scores. Such factors tend to be higher in wellfunded school districts, making future business development much more likely in the urban fringe communities with increasing tax bases, rather than in those older communities where tax bases are shrinking, along with the per-pupil expenditures in their schools. 55 �Table 2 School Districts With BIiinguai Programs In Macomb, Oakland, Washtenaw and Wayne Counties 1989·90 Students in District Students Eligible* for Program Number of Languages Spoken 13,782 5,312 7,378 5,658 8,955 226 171 58 111 194 5 17 8 12 15 Japanese Russian Japanese Japanese Italian 2,481 12,467 188,925 10,174 6,123 54 1,590 2,757 382 51 6 6 19 8 3 Macedonian Arabic Spanish Japanese Arabic 2,675 3,626 7,183 2,643 2,666 75 11 40 561 47 13 1 17 6 1 Arabic Japanese Arabic Albanian Japanese Manchester Oak Park Plymouth-Canton Pontiac Royal Oak 1,060 3,151 15,720 16,720 7,733 31 307 189 968 95 1 9 16 2 29 Spanish Chaldean Japanese Spanish Arabic Utica Van Dyke Walled Lake Warren Consol.I Wayne Westland West Bloomfield 24,093 6,127 8,932 14,922 17,501 4,671 167 147 184 229 32 206 23 Italian Arabic Chaldean Chaldean Arabic Chaldean District Ann Arbor Berkley Birmingham Bloomfield Hills Chippewa Valley Crestwood Dearborn Detroit Farmington Ferndale Fitzgerald Gibraltar Grosse Pointe Hamtramck Lakeview 14 19 16 1 17 Predominanl non-English Language *S tudents are eligible for state-reimbursed bilingual instruction if they come from homes wher~ i lang_u~ge oth er than English is spoken and they score at the 40th percentile or lower on a te 5t ofEnglts' prof1c1ency. Source: Michigan Department of Education, "Bilingual Students by District 1989-90,' July 27, 1990. 56 �The K-12 student population w/11 continue to grow culturally more diverse The region's overall population will undergo significant changes over the next 20 years, becoming more culturally diverse for two reasons: an in-migration of minorities and a higher birthrate among the largest minority populations -African-Americans, Hispanic-Americans and Asian-Americans. One measure of the growing diversity can be seen in current programs for bilin- Projection #20 gual education (Table 2). There are 26 local school districts in the region with bilingual programs, covering 55 different languages (in the nation, there are more than 100 non-English languages taught). Of the 26 Greater Detroit districts, 13 have at least 10 different primary languages spoken in the district. Japanese and Arabic programs are the most frequent primary second languages at seven districts each. 57 �K-12 education w/11 look very different by the year 201 0, In both structure and In outcomes. Beginning with the publication in 1983 of "A Nation at Risk," there has been a growing momentum for improving the quality of our nation's K-12 public education system. 12 The President and the federal Department of Education are committed to change, as are the new Governor of Michigan, the state Board of Education, business leaders at the national, state, regional and local levels. The media has placed education on its news and editorial agendas. The educational es tab Iishment-school board members, teachers, administrators - are generally protective of the status quo and insist that more money to do more of what they are already doing will be sufficient to meet the challenges of this nation's need to be competitive in a global economy. Government and business leaders disagree. Those outside of the educational establishment seek structural change -significant, even radical, changes from the "factory model" of education in place for more than a century. it is not sufficient, the change advocates insist, to simply pour information into the heads of children, as we have traditionally done in our educational process. Rather, students must become active participants in the learning process. Similarly, the very structure of our schooling process has come under scrutiny, even attack. Change proponents talk Projection #21 of "empowering" of parents, teachers, administrators .... of "diversity" in school programs .... of, most importantly, letting parents and studentschoosewhich school to attend. It is not sufficient, they say, to simply do ·more of what is already being done - the result is simply more of what we already have: students dropping out at alarming rates, achievement levels falling, enormous amounts of money being spent on remedial education for the graduates (let alone the drop outs) when they arrive at college or at jobs. More than a dozen states have enacted some form of "schools of choice" and Michigan's new Governor is a solid proponent of that new direction. Finally, business leaders are increasingly outspoken in their belief that public education must become "outcome based." That is, desired outcomes of the process must be established and all students must show mastery of basic skills and achievement of those outcomes in order to successfully complete the K-12 process (not just reach the end of the schooling assembly line). With momentum steadily growing at the federal and state governmental levels, with business leaders at all levels voicing increasing concern about the quality of the students leaving the educational process - that momentum seems destined to affect significant change in the K-12 process over the next 20 years. 59 �Transportation �Transportation Introduction The personal mobility that our society has come to take for granted is threatened by further sprawling out of urban development in our auto-dominant region. Continuation of steady increases in automobile travel and the shifting of jobs and households outward will lead to very serious congestion problems. At the same time, existing roadways will consume most available funding for maintenance and reconstruction, leaving little - if any- funding for new roadway construction. Greater Detroit is very dependent on its network of major freeways for commuting to work and for personal travel. The completion of 1-696 was the last link in the planned freeway system of Southeast Michigan. Linking fast-growing parts of Oakland and Macomb counties, this road already carries more traffic than was projected for the year 2000. Most importantly, there is no "next 1-696" on the drawing boards - nor, is there funding to relieve the projected serious increases in traffic congestion. This chapter shows where present trends are leading in transportation . It includes these themes: • As job and household locations become more suburban, commuting patterns are shifting away from freeway corridors to more east/west, suburb-to- suburb travel. • The private vehicle is ever more dominant as the region's preferred means of transportation - particularly, the single occupant vehicle. • Increases in travel will far outpace both population and job growth, with additional travel miles producing more congestion and slower travel. • As traffic congestion increases, available funds will not allow us to build our way out of the problem because available funding will be needed for maintenance of existing road infrastructure. • _Air transportation increases will require expanded facilities. 63 �Figure 37 Job Locations - Detroit MSA 1960-2010 Balance of MSA 78% Figure 38 2010 1980 1960 Source: Central Cify 8% Central City Central City u.s Census Bureau, Journey to Work 1960 and 1980; SEMCOG, RDF v'89. Work Trip Patterns in Southeast Michigan 1960, 1970 and 1980 ,P.e:r:c=e~nt~o.:_ f T~ri~ps: __ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ __ 70 .- 1960 ~ Suburb-to-City & City-to-Suburb Source: U.S. Census Bureau, 1960, 1970 and 1980. 64 1980 1970 - Suburb-to-Suburb 92% �Travel Patterns and Personal Vehicle Use Worker commuting patterns and other travel w/11 continue to shift over the next 20 years. The most important factors affecting the need for transportation facilities are the levels of population and employment. their locations, and patterns of personal mobility. The shifts in households and jobs described in previous chapters will continue to alter travel patterns. Many communities on the edge of the Detroit urbanized area are expected to grow rapidly over the next20years. In addition, high growth rates are fore cast beyond the urbanized area - for much of Livingston County, the Ann Arbor area and rural St. Clair County. In contrast, much of the core urban portion of Southeast Michigan is projected to grow little in terms of households, or will continue recent losses. SEMCOG's forecast of 18% job growth includes large gains in absolute numbers of jobs in Troy, Novi, Auburn Hills, Farmington Hills, Livonia, Sterling Heights, and Ann Arbor. Areas expected to experience job losses in the next 20 years include Pontiac, Warren, Highland Park, Projection #22 Detroit and other parts of Wayne County that will continue to be hard hit by losses of manufacturing jobs. Census data show that in 1960 over 56% of al! jobs in the Detroit MSA were located outside the city of Detroit. By 1980, this number increased to over 78%. By 2010, 92% of jobs are expected to be located outside the traditional central city (Figure 37). In Southeast Michigan, commuting patterns have changed dramatically since 1960. The predominant travel pattern to work in 1960 was oriented toward suburbto-city and within-city travel, accounting for 62% of all work trips (Figure 38). By 1970, the pattern had substantially shifted. Suburb-to-suburb travel went from 38% to 51 % of all work trips in the region in just 1Oyears, 1960-1970 . The 1980 census indicated that this trend continued. Suburb-to-suburb travel accounted for 65% of all the regional work trips, while the suburb-to-city and within-city travel accounted for only 35% of commuting trips. 65 �Figure 39 U.S. Motor Vehicle Travel by Trip Purpose 1983 Civic, Educational & Religious 4% Social & Recreational 31% 30% Shopping & Personal Business Source: U.S. Department of Transportation 1983-1984 Nationwide Personal Transportation Study 66 �b The increase in travel mileage is coming from both traditional work commute trips and non-work trips. However, non-work trips are becoming a larger percentage of overall travel. In 1983, commuting and other work trips accounted for only 35% of daily travel in U.S. metropolitan areas with non-work trips accounting for the remaining 65% (Figure 39). 13 In contrast to the past, when the evening peak period was primarily home-bound commuters, it is now estimated that travel during the evening peak period is almost evenly split between work and non-work trips. Although commuting patterns have changed significantly, it should be noted that the average trip length has not. The average trip length in Greater Detroit for the home-to-work trip was 8.6 miles in 1965 and has increased only to 9.4 miles according to a 1980 survey. 14 67 �Commuting Travel Modes 1960 and 1980 Figure 40 Walk or Work at Home Public Transit Public Transit Walk or Work at Home 8% · Private Vehicle Private Vehicle 92% 1980 1960 Source: U.S. Census Bureau, 1960 and 1980. Motor Vehicle Registrations Per Person in Southeast Michigan Figure 41 1975, 1980 & 1985 Ratio of Vehicles to Population 1 --.------------------------------i 0.8 ·············•···--····························· ······· ···················· .................... .................... . 0.6 · 0.4 0.2 .. · · 0 _.____ _ 1975 Source: Michigan Secretary of State and 68 1980 u.s Census Bureau 1985 �The private vehicle Is and w/11 continue to be, the dominant transportation choice In the future, Including continued preference for SOVs, single occupant vehicles. The use of private vehicles (autos, vans, trucks) for commuting has steadily increased since 1960 and in 1980 accounted for almost 86% of all trips made nationally. In the Greater Detroit area, the automobile is even more dominant. Over 92% of all workers commuted by private vehicles in 1980, up from 79% in 1960 (Figure 40). Public transportation, as a mode of travel to work, has continued to decline, from 13% in 1960 to 4% in 1980. Having a private vehicle available is a significant reason why that is the overwhelming preference for commute trips. The ratio of vehicles to population is now approaching one vehicle per person (Figure 41 ). Two other factors are also important - relatively inexpensive vehicle operating costs (certainly compared, for example, to most other nations) as well as the convenience of the private vehicle. Projection #23 have no vehicle available. In the tricounty area, 35% of households have only a single vehicle available, although many are two worker households. Such lack of a vehicle for transportation is a particularly serious problem in Greater Detroit because of the corresponding lack of good public transportation. Many of the chronically jobless are unable to take jobs not reachable by public transportation - and, more than 75% of new jobs being created in outlying suburban locations are in areas with no public transportation. Continued suburbanization through low density development will make it more difficult for other modes of transportation to be used as alternatives to the private vehicle, with the automobile's overwhelming dominance of our transportation system even further increasing. There are exceptions, however. In the city of Detroit, about 25% of households 69 �Annual Vehicle Miles of Travel (VMT) All Michigan Roadways Figure 42 1960-2010 Billions of Miles 140 120 100 80 60 40 20 0 L __ _L.___ _. L _ __ 1960 1965 1970 - Actual _ _ j __ _ _L.....__ 1975 1980 _ _ l __ 1985 -+-----'-----' ____J_ ____L___ _ 1990 1995 2000 2005 2010 -+- Forecast Source: Michigan Department of Transportation. Annual Vehicle Miles of Travel (VMT) ·in Southeast Michigan Figure 43 1980-2010 Billions of Miles 50 r - - - - - - - - - - - - - - - - - - - - - - - - - - - - i Forecast ---~- +--- 40 -+--- _ - +- - - 30 20 10 ~98-=-o=----......1____ I -L.__ _ _L __ ____J_..:::___ _L - - - 1985 -Actual 1990 1995 -+- · Forecast Source: SEMCOG, Travel Model Output, June 1989 . 70 2000 2005 2010 I I I j �Increases in Travel and Congestion Large Increases In both miles and hours of travel w/11 significantly Increase regional roadway congestion. Despite two decades of virtually no growth in population in Southeast Michigan, the vehicle miles traveled (VMT) on our roadways has increased significantly. With a 6% gain in population forecast for the coming 20 years, coupled with a continuation in the present development patterns, the region's mobility will be significantly aftected - that 6% additional population will increase VMT by 40% by 2010. VMT has increased steadily in the state since 1960, with only two deviations (Figure 42): Projection #24 • VMT declined in the mid-1970s, primarily as a result of the oil embargo; and, • VMT declined in the early 1980s because of the severe downturn in the state economy. In Southeast Michigan, VMT has increased 33% from 1980-1987. SEMCOG travel models project VMTwill continue to grow another 32% by the year 2005 (Figure 43). Extending this trend to 201 O shows a 40% increase in the next 20 years. 71 �Percent Increase in VMT by County Figure 44 1980-1987 Percent Change 120 95.4 100 80 60 40 20 0 Livingston Macomb Monroe Oakland St.Clair Washtenaw Wayne Source: SEMCOG, Travel Demand and Patterns in Southeast Michigan, June 1989. Flgure45 Motor Vehicle Registrations in Southeast Michigan 1975-1985 Millions 4 r----------------------------i 1975 72 1980 Source: ~ich. Dept. of State, Revenue and Fee Collections license Plates and Other Registrations by County, 1975-1985. 1985 �Not only has overall VMT been increasing, but it has been increasing at a faster rate in the four outer counties of Livingston, Monroe, St. Clair and Washtenaw. Although the actual VMT amounts in these counties remain relatively small, these figures show the impact of development in more rural counties (Figure 44 ). These are the areas that are least prepared to deal with it. The transportation system in rural areas is characterized by narrow, non-continuous, winding roadways. They often have inadequate right-of-way and inconsistent land uses, making them difficult to improve. VMT increased as a result of factors other than economic growth, such as: The 1980 to 1987 increase in VMT of 33% occurred during a period when growth indicators of population and employment remained relatively constant for the region as a whole. This suggests that Vehicle registrations in Southeast Michigan increased by400,000, or+ 13%, from 1975 to 1985 (Figure 45). Population during the same period decreased by 180,000, or -4%. • increases in number of personal vehicles available to people; • increases in numbers of households; • continued outward spread of development; • increased trip making by each household; and, • more single occupant vehicles. 73 �Figure 46 Southeast Michigan Vehicle Occupancy 1980 and 1985 Bus Bus Other 2 0¼0 5% Share Ride Other Share Ride sov 1985 1980 Source: U.S Census Bureau, Journey to Work and SEMCOG Travel Demand and Patterns in Southeast Michigan, June 1989. Annual Number Transit Passengers in Southeast Michigan Figure 47 1981-1988 Millions 120 r------r-----,----------.------,----~-------r---110 100 80 60 ....... · · .. . 40 ... . . -·· . . . . ... .. 20 0 1981 1982 1983 1984 1985 Source: SMART, DDOT and AATA Transit Passenger Data 74 1986 1987 1988 �Not only is the total number of vehicles registered in the region increasing, but the number of single occupant vehicles (S0V) is also increasing. In 1980, SOVs made up about 75% of all vehicles on the road, but in 1985, they comprised about 81 % of all vehicles (Figure 46). There are a number of reasons for the significant change between the 1980 and 1985 figures on vehicle occupancy. These include: • less public transit due to reductions in essential federal funding and a lack of dedicated local funding for regional public transportation; • three out of four new jobs were located in areas of the region not served by public transit; • free and ample parking in the suburbs; and, • relatively inexpensive fuel. Public transit in Greater Detroit has carried fewer passengers every year since 1981, except for a slight increase in 1984. Overall, transit was down almqst 40% from 1981 to 1988 (Figure 47). Most significant in explaining transit's decline in Southeast Michigan is the decrease in number of transit busses on the roadway, primarily the result of decreases in federal operating funds. There continues to be no local source of funding for the SMART system. In addition, the factors cited above have made private vehicles more attractive. As it becomes more difficult for public transit to relieve suburban congestion, transit will be seen as serving targeted populations: the 65+ group, the poor, the young and the disabled. 75 �Percent Increase in VMT and VHT in Southeast Michigan Figure 48 Percent Change 50 ~ - - - - - - - - - - - - - - - - - - - - - - - - - ~ 40.5 40 ··········· ................ ·······"····••·•"•""''""··•""'"'"'"' ............................ .. 32.2 30 20 10 0 -'------ VMT Source: SEMCOG Regional Travel Forecast, 1989 76 VHT �Although the VMT projections indicate a significant increase in travel will occur, a more relevant statistic in measuring congestion is vehicle hours of travel (VHT). VHT is projected to increase at an even faster rate than VMT (Figure 48). In fact, by 2010 most people are expected to measure their trips in time spent on the road, rather than in miles moved. crowded roadways, delays will increase. These increases in delays will show up in lower operating speeds. MOOT projects that the average peak hour speed on freeways in the Greater Detroit Area (Wayne, Oakland and Macomb counties) will decrease from the current 44 mph to 30 mph in 2010, if no capacity enhancing improvements are made. 15 This occurs because a significant portion of the roadway network is already operating under congested conditions. As more traffic is added to those already A secondary impact will be an increase in vehicle emissions and air pollution, as future increased travel offsets emission reduction gains of recent years. 77 �Figure 49 Greater Detroit Freeway Level of Service - 2010 -94 1-75 Acceptable - Approach Breakdown Breakdown Source: 1990 Michigan Department of Transportation Freeway Rehabilitation Program - �Traffic congestion w/11 Increase significantly, with a continued deterioration of the transportation system's operating efficiency. In 1985, 481 miles of roadway in Southeast Michigan operated under congested conditions during peak hours. This 481 miles results in over 1 million vehicle miles of travel occurring under congested conditions during the peak hour every day. In 2005, it is projected that over 1,000 miles of roadway will be congested in the peak hour, affecting over 2 million peak hour vehicle miles of travel (Figure 49). • Wayne County - 61 % of freeway miles capacity deficient, requiring 260 additional lane miles to correct; If no capacity enhancing improvements are made to the freeway system in Wayne, Oakland and Macomb counties by year 2010, approximately 58% of the system will be congested (up from 28% in 1990). MOOT estimates that approximately 528 new lane miles would be needed to correct these capacity deficiencies. By county, these 2010 estimates are: Maintenance and reconstruction needs will consume the present levels of funding. We cannot afford to construct sufficient additional lanes needed to avoid congestion. For example, in order to maintain current levels of service on -75 in Oakland County between 1-696 and the Pontiac area, we would have to build four additional lanes in each direction. We cannot, in short, build our way out of the congestion problem. Projection #25 • Oakland County - 58% deficient, requiring 200 additional lane miles to correct; and, • Macomb County - 52% deficient, requiring 68 additional lane miles to correct. 79 �Freeway System Age in Southeast Michigan Figure 50 1940-1990 Percent of Total Miles 50 305 Total Miles of Freeway 40 30 20 10 0 1940 1950 1960 Decade Opened 1970 1980 Source: MOOT, Bureau of Transportation Planning, 1990 Freeway Rehabilitation Program, 1990. Traffic Crashes in Southeast Michigan ~lgure 51 1980-1987 Thousands 250 , - - - - - - - - - - - - - - - - - - - - - - - - - - , 200 150 100 50 ?99_o___19-'-8--1- -1-9L02_ _ _1----190_3_ _ _19-1.8_4 _ _1_j_98_5_ _ _1--1.98_6_ 80 Source: SEMCOG , Travel Crash Profiles for Southeast Michigan, 1989 . 1987 �The consequences of this situation include the following: • We will likely accept lower levels of service (more congestion) as a standard. • Freeway congestion could shift more traffic onto non-freeway routes. • The "peak hour" will continue to increase in length as commuters seek to go to and from work at different hours. • Traffic congestion will drive new developrT)ent to less congested areas. In addition to experiencing additional congestion, our roadways are also in need of repair. Almost two-thirds of the freeway miles in Wayne, Oakland and Macomb counties were built prior to 1970, as were most of the interchanges and ramps (Figure 50). The useful life of pavement and structures is considered to be 20 years. The current average remaining life of all freeway pavement in Southeast Michigan is 12 years. Over the next 20 years, virtually every mile of freeway in Southeast Michigan will need to be reconstructed. ' Increases in congestion and pavement deterioration are two factors that influence the occurrence of traffic crashes. Traffic crashes in the region have increased since 1982, with the totals leveling off in the last two years. This generally corresponds to the increases in vehicle miles of travel (VMT). As VMT increases in the next 20 years by 40%, it is likely that the total number of crashes will also continue to increase (Figure 51 ). 81 �Percent Change in Crashes by County Figure 52 1985-1987 Percent Change 20 15 10 5 0 -5 L _ _ _ . J . . . . __ _ _....L__ _ __i___ _ __L.___ _ ____j___ _ _ _L _ __ _ _.J-----_____.. Livingston Macomb Monroe Oakland St. Clair Washtenaw Source: SEMCOG, Travel Demand Patterns in Southeast Michigan 1989. 82 Wayne �... A review of the crash data from 19851987 by county shows that the percentage increase in crashes was higher in the more rural counties than in the urban counties (Figure 52) . This parallels household and job growth in the outer counties of the region . In addition, as the patterns of travel continue to shift away from suburb-to-city and become more suburb-to-suburb, a higher proportion of trips use roads that allow increased access points along the route. These streets have higher rates of accidents, compared with the limited access freeways. Car and vanpoollng wlll not have a major Impact on commuting patterns without a significant Increase In support from local units of government. Much of the projected increases in traffic congestion on the region's roads results from SOVs - single occupant vehicles. Every effective comprehensive traffic management plan must include traffic reduction measures, either incentives to car or vanpool or disincentives for those who continue choosing the drivealone commuting trip . Nationally, such programs have worked well where instituted. Some areas, for example, reserve freeway lanes or bridge lanes for multiple passenger vehicles. In 0!~er areas, parking fees are raised significantly, to make the single occupant commute more expensive for the individual motorist. Such measures must be implemented by local governments - a voluntary approach has minimal, at best, results. Projection #26 • high occupancy vehicle (HOV) lanes on freeways; • ordinances requiring reductions in trips intq a business location's parking areas; • reduction of required parking places in a new development when a ridesharing program is in place; • requirements for reserving a percentage of a development's parking spaces for car/vanpools; • requiring parking fees at suburban employment sites; or, • significantly increasing parking fees in both municipal and private parking lots/structures in downtown areas. There is a wide range of steps that can be taken by local governments to encourage car and vanpooling: 83 �Federal Highway Aid to Michigan Figure 53 1985 and 1990 Millions $500 - . - - - - - - - - - - - - - - - - - - - - - - - ~ $449 $400 $303 $300 $200 $100 $0 --L----1985 Source: Michigan Department of Transportation, 1990 . 84 1990 �.... Funding Funding of transportation Improvements wlll fall well short of future roadway and transit needs In the region. Federal funding of transportation is based on user fees. The federal government levies a motor fuel tax of 14 cents per gallon on gasoline and 15 cents per gallon on diesel fuel. These revenues go to the Highway Trust Fund and are redistributed back to the state for construction and repair of interstates and other highways. Federal highway aid to Michigan has fallen from $444 million in FY 1984-85 to$304 million in FY 1989-90, a decline of 32% (Figure 53). A part of these losses is due to a drop in revenues as a result of more fuel efficient vehicles, a key part of the allocation formula. In addition, more than $12 billion of Highway Trust Funds have been withheld by the federal government to help keep down the federal budget deficit. package of bills that increased other transportation users fees by $109 million each year. The state also provides transportation funding. During the past 1O years, little has changed in the state's structure to finance transportation. Motor fue I taxes were set by law in 1982 so that they could rise only with inflation to a pre-set limit. The cap of 15 cents per gallon of gas was reached in 1984 and has not been raised since. In 1987, the Legislature passed a • Despite its widespread acceptance, the user fee financing concept for highways at current levels is inadequate because of artificial limits and unwarranted exemptions and diversions (i.e., trust funds used for deficit reduction purposes). As a result, transportation financing will need to become more broad-based. Projection #2.7 Transportation funding (federal, state and local) continues to fall far short of keeping up with transportation needs. While funding levels will likely increase, it is unlikely they will increase to a level adequate for addressing all the transportation needs that will exist. This implies that: • Projects will be programmed according to cost effectiveness; • We will have to accept a lower level of services (i.e., more congestion) on the roadway system; and, 85 �Number of Registered Aircraft in Southeast Michigan Figure 54 1980-2010 5000 ~ - - - - - - - - - - - - - - - -- -----------i 4000 3000 2000 1000 · 0 1980 1985 1990 1995 2000 2005 2010 Source: SEMCOG, Regional Aviation System Plan, 1990. Passenger Boardings Metropolitan Airport Figure 55 1980-2005 Millions 25 , - - - - - - - - - - - - - -- - - - -- - - - - - - 7 20 ·········· ··········· ············ ... ·············,-·-· ··•···················. •················· ... ············ .... ········· 20.0 15 10 5 0 1980 1986 1990 1995 2000 2005 198 Source: 0-86, RSPA Form 41 and Airports; 1986-2005 FAA Terminal Area Forecasts, July 1990. 86 �.... Air Transportation Demand for air transportation, both commercial and general, w/11 continue to Increase, requiring additional airport capacity. Both general and commercial aviation are growing as a result of economic growth. There have been increases in registered aircraft in the region every year since 1985 (Figure 54 ). SEMCOG is currently preparing a regional aviation plan. Since 1959, when the last plan was developed, huge increases in commercial aviation have been recorded. The annual number of passengers boarding aircraft in Southeast Michigan has increased by 664 %, from 1.2 million in 1959 to 9 million in 1986. The Federal Aeronautics Administration projects that this number will be 20.0 million by 2005 (Figure 55). Domestic air cargo in Southeast Michigan increased 722%, from 19,000tons in 1959to 158,000 tons in 1985. Domestic air cargo is projected to double to over 311,00 tons by the year 2000. Passenger forecasts show that there is agrowing demand on the region's airport system and that congestion and delays ~ill continue to be a problem. Many airports in Southeast Michigan are either Projection #28 currently at capacity or soon will be. Capacity problems of the major airports are becoming even greater as smaller, outlying airports close due to encroaching development and increased expenses. Also, the replacement of piston engine aircraft by more efficient jets and turboprops will . require longer runways and better navigational equipment. In order to accommodate current and anticipated growth, additional aviation facilities will be needed. We will need construction of new runways and other improvements at existing airports or the development of new sites. Additional factors have influenced air transportation in the region, including the construction of highways and population shifts. Better highway access to airports makes them accessible to more and more people. As a result of suburban and rural population growth in the region, large land parcels which could have been reserved for airport development are becoming fewer in number. Future land use conflicts are inevitable. 87 �... Environment �Environment Introduction Environmental protection encompasses a diverse set of concerns about the effect of present trends on the region's quality of life. Air and water quality are heavily influenced by human activities. Urbanization alters the landscape irreversibly. Disposal of wastes and byproducts generated by households and businesses must be managed. Costs of protecting the environment and cleaning up past pollution affect society's capacity for meeting other needs. This chapter develops several major themes about the region's future environment: • Air quality concerns due to car and truck emissions will increase because of increased travel, cutting into gains in air quality resulting from stricter standards. • Correction of unresolved sewage overflow problems along with provision of new sewer lines will be expensive. Surface water pollution concerns will focus more on stormwater runoff and the effects of toxic pollutants. • Wetland protection efforts will be largely successful, but wildlife habitat and farmland will suffer from urban development. • Solid waste costs will rise and recycling will flourish as landfills become fewer and more expensive. • Funds to clean up past contamination, though substantial, will be inadequate. • New strategies for environmental management will be needed to better balance risks and available resources. • Pollution "control" will increasingly consist of strategies to prevent the original generation of pollutants. 91 �Statewide Annual Stationary Source Hydrocarbon Emission Levels* Figure 56 1974-1988 Th,,~o~usa~nd:s:_:o~fl_:_:o~ns~ p~e~r ~ Ye:=a::__ r __________________ 1 400 .- • Does not include transportation, residential and commercial sources. 300 ·· Source: Michigan Dept. of Natural Resources, Air Quality Division, December, 1989. 200 100 0 '74 '75 '76 '77 '78 '79 '80 '81 '82 '83 '85 '84 '86 '88 '87 Projected Vehicular Carbon Monoxide Emissions in Southeast Michigan Figure 57 1985-2005 Thousand of Kilograms per Day 300 261 250 * 200 * * 150 100 50 . .. 0 1985 92 1990 1995 2000 • Figures do not reflect benefits of recently enacted revisions to the U.S. Clean Air Act. Source: SEMCOG, July, 1988. 2005 �Air Quality Air pollution from stationary (non-vehicle) sources wlll continue to decllne as a result of comp/lance with stricter regulations. Figure 56 shows reductions in emissions of hydrocarbons from stationary sources (factories, power plants, etc.) in Southeast Michigan over the past several years. These reductions in hydrocarbon emissions are indicative of the successful control of a variety of air pollutants as a result of regulations imposed in the late 1970s and 198Os. These pollutants include: sulphur dioxide, nitrogen oxides, lead, carbon monoxide and particulate matter. The recently-enacted federal Clean Air Act and new rules under consideration in Michigan will result in significant additional reductions in these pollutants as well as cuts in a variety of toxic pollutants that have not previously been regulated. Also contributing to reductions are newer, less polluting industrial plants as well as the overall decline in manufacturing. As a result, there will be continuing improvement in the region's air quality. There is, however, a dilemma brought on by progress made to date- an impact on long term industrial development in the region, much-needed for the manufacturing jobs involved. In order for new industry to locate in Greater Detroit, expected pollution emissions from those new plants must be offset by reductions in such emissions at another, existing plant or factory. That offset rule applies to all areas, like Southeast Michigan, where air quality standards are not yet being met - our region continues to be in non-attainment of the standards for ozone pollution. Therefore, offsets will be required. However, such offsets will become increasingly difficult to find because of past gains in pollution control as well as gains anticipated from the even more restrictive pollution controls in the new Clean Air Act. Emission rates from mob/le sources (cars and trucks) w/11 decllne at a slower rate - In fact, emissions w/11 eventually begin to rise because of a continued growth In vehicle miles of travel. Emissions from mobile sources have declined dramatically since 1970 (Figure 57 ). At some point in the future, mobile source emissions will again begin to increase because travel volume will be increasing faster than emission rates decrease, as shown in the chapter on transPortation. Recently adopted amendments to thefederal Clean Air Act will delay this OCcur~ence. Those portions of the region experiencing predicted significant inc~eases in travel (up 40% by 2010) will a_so experience increased emissions of ~~~~llutio_n from vehicular sources. The zed impacts of these changes in Projection #29 Projection #30 emissions ·is uncertain. Except when an environmental impact statement is required, there is no institution~! mech_anism for monitoring or controlling emissions in localized areas. It is likely that increases in emission-producing vehicular travel will ultimately result in the need to consider lifestyle modifications as part of the strategy for meeting air quality objectives. Some examples include: work at home, condensed work weeks, al~ernate work hours, mandatory ride:sh~nng programs for employers of c_erta1n sizes, and use of mass transportation. 93 �Figure 58 Area Served by Combined Sewers in Rouge River Basin Area Served by Combined Sewers Source: SEMCOG, Remedial Action Plan for the Rouge River Basin, 1988 LJ �Surface Water Protection of surface water w/11 continue to be a ma/or environmental concern, with Increased emphasis on urban stormwater and control of toxic pollutants. Significant improvements are possible in the quality of the region's surface water - but, the costs will be extremely high. Several billion dollars must be spent over the next 20 years if all control measures are implemented. large number of small sources. Both the federal and state governments have recently adopted strategies for improving nonpoint control, with federal regulations dealing with stormwater control signed in October 1990. Great strides have already been made in cleaning up direct discharges into surface water from point" sources, i.e., industrial facilities and municipal sewage treatment plants. Now, the federal and state governments are broadening the surface water control efforts to include "nonpoint" sources - pollution from stormwater runoff that comes from roads, roofs, parking lots and fields as well as a One aspect of such stormwater control will be of extreme importance to Greater Detroit communities - combined sewer overflows (CSOs) (Figure 58). It will also be an extremely expensive issue. Current permitting by the Michigan Department of Natural Resources envisions a 20-year effort for correcting CSOs. The cost: $2-3 billion. 11 Projection #31 95 �Figure 59 Detroit River Toxic Sediment Hotspots �Controlling toxic pollutants will also be an expensive issue facing the region over the next20years. Traditionally, permits to discharge into surface waters have dealt primarily with such conventional pollution problems as oil and grease, turbidity and biochemical oxygen demand. Recently, though, standards have been revised to include controls on toxic substances, which have been demonstrated to have health and reproductive impacts in aquatic and bird life (Figure 59). The process includes three steps-removing toxics from surface water, controlling toxics in sediments already present on river bottoms and preventing additional discharges of toxics into surface waters. It is estimated that the expense of removing such toxic pollutants may also reach the billion dollar level, or more. �Interceptor Sewer Network Served by Detroit Wastewater Treatment Plant Figure 60 \ I SHIAWASS.H GENESEE COH0CJ AM ~AP•~~ , :1 ..... ~ corr1tuu,,l£ bi. ' \) ') \)r I / fREE001,1 ~ AIJC'.itJSrA ! LEGEND S(iMPTER WASHTlNAW WAYNf * IIIOHfllOl lONOO"I fMETER ~ ....., Existing DWSD Wastewater Plant ,. Existing Plant to be Phased Out as Interceptors Become Available OWSD Existing Others Proposed Contract Areas City of Detroit Suburban Communities Source: 1984 Annual Report, Detroit Water & Sewage Department - �Continued development at the urbanizing fringe of the region wlll have serious Impacts on water quality In both the developing areas and In the already urbanized areas. New construction of homes, businesses and industry - along with the infrastructure to support this development - will inevitably cause an increase in soil erosion and sedimentation of streams. Projected development in fringe areas, at typical suburban densities, will result in 24,000 acres of paved surfaces and 16,000 acres of other impervious surfaces such as roofs of buildings-surfaces which collect and convey _pollutants. Lawns treated with pesticides and fertilizers contribute nutrients and toxic pollutants to stormwater runoff. Urban development also causes damage to feeder streams through frequent road bridge crossings and enclosure of streams to accommodate development. To service the over 200,000 acres of new development forecast for the next 20 Projection #32 years, more than 3.400 miles of new connector and trunk sewer lines will need to be built at taxpayer and/or consumer expense (Figure 60). This will create the need for additional capacity in the existing sewers and trunk lines into which the new lines empty. It also may contribute to the CSO problems in older areas or may require the construction of new sewage treatment facilities in suburban areas, which will have a negative impact on the surface waters in those areas. Where on-site septic systems are used rather than sewers, there will be impacts on groundwater quality and on nearby lakes. A secondary impact comes from the fact that on-site systems can only be used for low density development, so that their widespread use promotes sprawl. 99 �Estimated Total Annualized Funding Needed to Implement Recommended Pollution Control In The Rouge River Basin Table3 QQ[D[DU •i~ Level 1 QQ[D[DU ~ •ity ~ Oakland County Wayne County Auburn Hills Beverly Hills Bingham Farms Birmingham Bloomfield Hills $10,000 1,161,000 32,000 2,737,000 318,000 Allen Park $22,000 Canton Twp. 3,102,000 Dearborn 5,325,000 Dearborn Heights 4,153,000 Detroit 40,394,000 Bloomfield Twp. Farmington Farmington Hills Franklin Lathrup Village 3,696,000 4,879,000 2,091,000 272,000 150,000 Ecorse Garden City Highland Park Inkster Livonia 1,000 1,866,000 107,000 2,335,000 3,666,000 637,000 1,000 1,000 1,000 12,000 Melvindale Northville Northville Twp. Plymouth Plymouth Twp. 111,000 174,000 719,000 284,000 2,146,000 Southfield 2,122,000 Troy 326,000 Walled Lake 156,000 W. Bloomfield Twp. 829,000 Wixom 5,000 Redford Twp. River Rouge Romulus Van Buren Twp. Wayne Westland 3,841,000 391,000 191,000 302,000 906,000 2,856,000 Total Total Novi Novi Twp. Oak Park Pontiac Rochester Hills $19,437,000 Washtenaw County Salem Twp. Superior Twp. Ypsilanti Total $4,000 16,000 10,000 $30,000 Source: SEMCOG, Remedial Action Plan for the Rouge River Basin, 1988. 100 Level 1 $72,893,000 �Over the next several decades, costs for wastewater Infrastructure will Increase overall, with conflict developing between urban and suburban areas over the a/location of funds for new sewer extensions as opposed to repair and maintenance of existing sewers and wastewater treatment tac/I/ties. The infrastructure serving the existing urban area is in need of expansion, upgrading and repair. Much of the wastewater treatment infrastructure in the older cities is either undersized, leaking, or discharging combined sewage frequently into the Rouge and the Detroit Rivers. A number of sewage treatment plants, including Detroit's huge regional facility, must be expanded - either to handle additional loads or to meet new water quality regulations. New sewer infrastructure must be built to prevent discharging raw sewage from combined sewer overflows into the rivers. Table 3 shows the costs to communities in the Projection #33 Rouge River Basin of implementing the Remedial Action Plan for the Rouge River, which is largely for the control of CSOs. As development moves outward, new trunk sewers and feeder sewers will have to be built. To handle this growth, either new treatment plants must be built or older treatment plants and transport systems will have to be expanded. As a result, growing suburban communities will be in fierce competition with older urban communities for the scarce financial resources needed to pay for wastewater treatment needs in their respective areas. ______.. 101 ; d �Figure 61 Wetland Types upland forest fo_re_st_ed_w_e_tla_n_d _ _ _ ___,I L - -_ _ _ _ Upland Vegetation Wetland Vegetation sugar maple red oak white oak white pine cottonwood red maple silver maple black willow white cedar black spruce balsam fir tamarack up_la_n_d_fo_re_st_ _____.l . ,_I_ _ _ Upland Soil hght,well drained Wetland Soil dark or dull,mo1st seasonal high water table Source: Michigan Wetlands, Michigan Department of Natural Resources 102 �Wetlands The goal of no net loss of wetlands w/11 be achieved through continued state Implementation of the Wetlands Act, and because many local units of government In developing areas w/11 adopt local wetlands ordinances to supplement state and federal wetlands programs. The rate of wetland destruction has diminished enormously since the passage of the Goemare-Anderson Wetland Protection Act in 1979. (Figure 61 illustrates several of the various types of Michigan wetlands.) This is due to more vigorous enforcement of the act in recent years and the emergence of both public awareness and technical expertise to protect wetlands or replace wetlands lost to development. Some areas of Michigan are now very near the goal of no net wetland loss. 16 Wetlands protection has been expanded to agricultural land through the recently adopted federal farm bill. Environmental organizations have indicated that they will attemptto add wetland protection to other national regulatory and subsidy programs, such as the National Highway Act. The process is even more effective because approximately 15 communities in Southeast Michigan have adopted wetlands ordinances, some of which are aimed at protecting wetlands as small as one acre. This trend in local concern for wetlands can be expected to continue as aresult of environmental education in the ~~diaand in the public schools. Communities will find new ways to compensate Projection #34 developers who choose to protect wetlands. The state will support local ordinances to help ease the growing demand on DNR staff to process wetland permits and inspect wetland sites before and after development. Some communities may use wetlands protection ordinances as a mechanism to limit development and to preserve the more open and rural aspects of their communities, a practice that will exacerbate strained relations between local governments and developers. In order to deal with these concerns, there may be efforts made to classify and rank wetlands in terms of their values and functions as wildlife habitat and as part of the hydrologic system. In the future, local wetlands regulations could take into account such rankings and could allow for off-site creation of new wetlands to compensate for wetland areas lost in the development process. It is clear that wetlands protection is valued by communities in the region and will have a continuing influence on development activities over the next 20 years. 103 �Habitat Wlldllfe and wildlife habitat w/11 be destroyed or negatively altered as a result of continued urban sprawl. Woodlands, slopes and shorelands have been converted to urban uses and lakes, wetlands and floodplains have been altered by urban encroachment. These natural features provide habitat for wildlife and enhance the quality of life for people. While some natural features will remain within developed areas, inevitably wildlife habitat is substantially altered or consumed. The consequences of this are numerous. Wetlands will be altered or degraded by pollutants in stormwater runoff making them less desirable for some species of animal life. Urbanized areas will lose much of the aesthetic and educational value of wildlife in open areas. Development in suburban areas will increase impacts on small feeder streams through building of bridges or enclosure of the streams. Sport fishing and hunting, major contributors to Michigan's economy, will be affected as animal mating and migra- Projection #35 tion paths are blocked and spawning beds and nesting areas are lost. The available species balance will be altered as human-intolerant species such as fox lose their habitat. Unique natural areas will also be adversely impacted by urbanization. Such areas include unique habitats for rare or endangered plants and animals. The Michigan Department of Natural Resources has mapped some of these areas. In addition to being a habitat for wildlife, natural features have recreational and educational value for people. Unchecked spread of urbanization will mean the loss of these areas for future recreational opportunities and educational exposure. Public access and enjoyment of these areas will be greatly diminished. Without adequate protection, these areas will be forever lost. 105 �Projected U.S. Operating Solid Waste Landfills Figure 62 1988-2008 6000 5,499 5000 4000 3000 2000 1000 0 1988 1993 2008 2003 1998 Source: Solid Waste Disposal in the United States, Volume II U.S. EPA Report to Congress, October, 1988. 1=1gure 63 Actual and Projected Goals for Solid Waste Management in Michigan 1988/89 and 2005 Waste-to-Energy 4% Source Reduction Recycle 12% Reuse Landfill 10% Compost 1% Waste-toEnergy 40% 1988/89 Source: Adapted from Michigan Department of Natural Resources, Michigan Solid Waste Policy, June., 1988. 106 Recycle 25% 2005 �Solid Waste The number of so/Id waste landt/1/s w/11 continue to decline, as w/11 available space In existing landf/11s. The number of solid waste landfills in the United States and in Michigan is expected to continue decreasing at a significant rate into the next decade (Figure 62). There are several reasons for this decline including: • the cost of new sites; • the need to protect the environment; • difficulty in getting approval for new sites; • the cost of cleaning up older sites; • more restrictive regulations; and, • increased emphasis on other waste management alternatives such as source reduction, reuse, recycling, and incineration. Despite a decline in numbers of land- Projection #36 fills, they will continue to be a significant component of solid waste management for at least the next 20 years (Figure 63). Therefore, some local governments will continue to be confronted with siting of such facilities. Host community agreements (contracts between the landfill owner and the community in which it is located) provide an opportunity for siting these unwanted land uses in a manner that allows tor compensation to offset the negative impacts of landfills on their surroundings. The difficulties with siting landfills mean thatfewerwill be developed and available capacity will continue to diminish. Such reductions in landfill availability will further drive up solid waste costs and add to pressure for communities to recycle or to build waste-to-energy incineration plants. In turn, increased landfill costs will make recycling and incineration more economically attractive. I 107 �Existing and Planned Additional Incinerator Capacity in Greater Detroit Figure 64 Tons Per Day 6000 r - - - - - - - - - - - - - - - - - - - - - - - -- -- -- 7 tl 5000 C 4000 3000 2000 1000 0 Wayne - Existing Oakland Macomb ~ Planned additional • Specific commitments for incineration of solid waste are not included in the other four Southeast Michigan county plans . Source: Based on County Solid Waste Management Plan Five-Year Updates . Average Tipping Fees in Various U.S. Regions Figure 65 1986-1988 Cost Per Ton $50 - . - - - - - - - - - - - - - - - - - - - - - - - - i $45 $40 $30 $20 $10 $0 Midwest -1986 West ~ 1987 Northeast South ~ 1988 Source: Legislative Services Bureau, Solid Waste Management in Michigan, October, 1989. 108 p n �Incineration w/11 continue to be a major component of so/Id waste management for the foreseeable future. The Act 641 solid waste management plans in Southeast Michigan include significant components for incineration. Also, the state sol id waste strategy sets a goal of incinerating 40% of the solid waste stream. Existing incinerators in Detroit, central Wayne County, and the Grosse Pointes will be supplemented by additional planned capacity (Figure 64 ). Costs for so/Id waste management, particularly landf/11/ng and Incineration, w/11 continue to grow, tor both local governments and for Individual households. Several factors contribute to increasing costs (Figure 65). These include: • asmaller supply of landfills, incinerators, and capacity; • increasingly stringent laws and reguations-for example, double liner for landfills and air pollution control devices for incinerators; • payment of costs incurred in host community agreements; and, • capital and operating costs associated with new programs, such as composting and recycling. Projection #37 Projection #38 The anticipated shift in solid waste management techniques is evidenced in the revised Act 641 solid waste management plans prepared for the seven Southeast Michigan counties. Each of these plans anticipates a significant shift from landfilling to reduction, composting and recycling. The shifting in methods for managing solid waste, combined with obser~ed cost increases, provides both incentive and opportunity for communities to collaborate and develop joint ventures. Intermunicipal agreements related _to such items as incineration, compost1n~, collection, disposal, etc., coul? _Pr?vi~e for economies of scale and a m1nim1zat1on of those higher costs for solid waste management. 109 �Alternative methods of so/Id waste management - reduction, composting and recycllng - w/11 become a more significant portion of the overall solid waste management process. Two trends are clear about managing our solid waste - it is getting more expensive, for both citizens and local communities, and it is more socially acceptable to be an earth friendly citizen. Each will provide a portion of the momentum that will drive the region's communities and citizens into significant efforts to address the new 3 R's - reuse, reduction, recycling. Additional momentum may be added through changes in the state's permitting practices. The DN R's draft Waste Minimization Strategies suggest that future permits for waste discharges be denied if there is a feasible alternative to the production of the waste .17 Most communities already have at the very least some form of voluntary drop-off Projection #39 recycling for their citizens. Many communities are already moving to the next level, mandatory curbside recycling. It is likely that all but the most rural of the region's communities will have taken that step by decade's end. Corporations are joining communities and households in the "green revolution" and moving toward either using recycled materials or changing the manufacturing process to produce less waste in the production and packaging phases of their businesses. In addition, stronger efforts are being made to expand the purchase of goods made from recycled materials. Witho_ ut a market for recycled products, the recycling process loses much of its impact. 111 �Environmental Costs Southeast Michigan's Identified needs for clean-up of sites of environmental contamination w/11 continue to outpace the funds available, limiting the likelihood of site re-development. There are currently 2,846 contaminated sites on Michigan's Act 307 list. Of these, 79 sites are on the United States Environmental Protection Agency Superfund list. The federal government and Michigan have made major fiscal commitments to clean-up of existing sites of contamination. The Resource Conservation and Recovery Act (RCRA) created the federal Superfund program to clean-up known sites of contamination. Since its inception, an estimated $350 million has been committed by federal and state governments and responsible parties to clean up Michigan Superfund sites. In addition, in 1988 Michigan voters approved $800 million in quality of life bonds, a large portion of which was earmarked for cleaning up site contamination. Funding of site clean-ups presents a pair of problems - available federal and state funds fall short of the total needed to handle those clean-ups where responsible parties cannot be found; at the same time, whatever funds are spent on cleanup will become a limiting factor in public financing of other items on the environ- Projection #40 mental agenda. Of course, the environment is only a part of an overall public agenda that also includes health care, education, public safety and other social issues. The dilemma, then, will be balancing the expenditure of large capital sums in cleaning up contaminated sites against other environmental protection efforts, many of which could prevent the future occurrence of costly clean-up problems. Contaminated sites have an impact on the desired re-development of available land in older urban areas. Much of that land has some level of contamination, which, under current law, must be cleaned up before it can be re-developed. Efforts are underway to limit that problem permitting re-use of such land for certain developments without clean-up. For example, under some circumstances such as where groundwater is not used for drinking water, large factories could be placed on the land, which would present an impermeable surface, thus eliminating any concern about rainwater carrying the toxins down to water tables. Such steps would reduce the great cost of clean-up and free up much-needed urban land for re-development. 113 fr, J �Figure 66 Recommendations to EPA by The Science Advisory Board 1. EPA should target its environmental protection efforts on the basis of opportunities for the greatest risk reduction. 2. EPA should attach as much importance to reducing ecological risks as it does to reducing human health risks. 3. EPA should improve the data and analytical methodologies that support the assessment, comparison, and reduction of different environmental risks. 4. EPA should reflect risk-based priorities in its strategic planning processes. 5. EPA should reflect risk-based priorities in its budget processes. 6. EPA-and the nation as a whole-should make greater use of all the tools available to reduce risk. 7. EPA should emphasize pollution prevention as the preferred option for reducing risk. 8. EPA should increase its efforts to integrate environmental considerations into broader aspects of public policy in as fundamental a manner as are economic concerns. 9. EPA should work to improve public understanding of environmental risks and train a professional work force to help reduce them. 10. EPA should develop improved analytical methods to value natural resources and to account for the long-term environmental effects in its economic analyses. Source: U.S. Environmental Protection Agency, Science Advisory Board, Reducing Risk: Setting Priorities and Strategies for Environmental Protection, September, 1990. 114 �Increased costs to local governments, to citizens and to businesses for management of the environment w/11 force re-examination of the ways we approach environmental protection, particularly focusing on broader evaluation processes that encompass cross-media Impacts as well as better risk management tools. The costs of environmental protection are staggering. The federal Environmental Protection Agency (EPA) estimates that total annual costs nationally for pollution control rose from $27 billion in 1972 to $85 billion in 1987 -an average of 15% each year for 15 years. Further, EPA estimates that costs for programs already in place will grow to about $155 billion annually by the year 2000. The recently-enacted federal Clean Air Actis likely, according to the White House, to cost more than $25 billion annually by early in the next century. Controlling surface water pollution in Greater Detroit may cost $3-4 billion over the next 20 years, for sewers, control of combined sewer overflows and upgrades of wastewater treatment plants. Some of those costs are borne by the national or state governments, although local governments will be hard hit for certain elements of pollution control. Whether national, state or local, however, such costs have one thing in commonthey represent an expenditure of funds that will not be available for other issues on the governmental agenda. During the next 20 years, government at all levels is going to need significant changes in how it addresses such problems as environmental protection. Simply throwing money at the problems won't Work because there is not enough money to a~dress all problems and still pay attention to other public demands as well. Two major changes are needed: a)a commitment to better risk management practices, and Projection #41 b) a broader evaluation process that can encompass cross-media impacts (Figure 66). Risk assessment depends on an ability to estimate the health risk in a given situation - how many people are likely to suffer serious effects, for example. Or, will theoretical impacts likely occur in real life? Once such risks of actual damage are estimated and understood, then risk management means evaluating those risks against costs and benefits of various alternatives for solving a given problem. As part of this process, it will become increasingly riecessary to evaluate crossmedia impacts of environmental problems. Traditionally, virtually all environmental laws and regulations have been structured in a framework that evaluates impacts only within a single media, i.e., air quality regulations are based on air quality impacts, water quality regulations are based only on water quality impacts, etc. All too often, a proposed solution to one problem may simply create one or more problems in other media. Example: Incineration of solid waste includes some possible air quality problems and is governed by air quality standards . However, landfilling of the same quantity of solid waste may very well produce greater water quality and air quality problems t~an does the incineration - as trucks hauling trash generate polluting emissions and as landfills generate leakage threats to groundwater. What is likely to be needed is significa~t modification of the existing single media permit system - or, replacement of th~t system with an "environ_mental permitting" process that recognizes the 1nte_rrelated nature of environmental protection. 115 �Land Use d: �Urban development w/11 continue to sprawl outward. The urbanized areas in Southeast Michigan will spread out significantly by the year 2010, as the pattern called "sprawl" continues. There will be about a 40% increase in the amount of built-up land between 1980 and 201 O - to accommodate a population increase of only 5%. In 1980, the region had 615,000 acres of urbanized or built-up area, comprising 21 % of the region's total area of 2,906,000 acres. In 2010, it is estimated that an additional 246,000 acres of the region's land area will become urbanized, bringing the total amount of urbanized area in the region to nearly 30%. Table 4 provides a history of change in the amount of urbanized area in the region for 30-year periods beginning with 1890 and ending with 1980. The table also includes population change and the anticipated increase in urbanized area by 2010. While the largest percentage increase in urbanized area in the region was during the 1890 - 1920 period, the largest absolute increase in urbanization occurred during the 1950 - 1980 period, when more than 300,000 additional acres were developed. Figure 67 is a map showing the extent of urbanized area in the region from 1890- %Change 1890 1920 1950 1980 2010 2010, by 30-year time periods. In 1890, the region's urban development consisted of a large central city, several growing county seats and many small, outlying towns. Development spread outward during the first half of this century, following the major radial highways and transit corridors of Gratiot, Woodward, Grand River and Michigan Avenue. The county seats grew to cities and many small towns prospered. In the post-war era, much of the development pattern involved filling in between the fingers of early development. Development also extended along the Woodwarc;j corridor past Pontiac and along Dixie Highway into Waterford Township. In Macomb County, significant development followed Van Dyke into Shelby Township. In the outer counties, the 1950-1980 period included substantial growth in rural areas as well as continued growth surrounding the larger cities. By 201 O, there will be major additions to the area considered urbanized. Growth will be widespread, but most extensive in the northern and western parts of the Detroit metropolitan area. This growth from 1980 to 201 O will add 40% to the amount of urbanized land in the region. Urbanized Land In Southeast Michigan 1890 to 2010 % Change from Previous Period % Region Land Population Land Area Urbanized Area 48,000 acres 58,000 acres 311,000 acres 615,000 acres 861,000 acres Projection #42 2% 5% 10% 21% 30% 269% 97% 98% 40% Table4 207% 128% 40% 5% 1980 ~ource: Regional Planning Commission, Regional Land Use Plan for 1970, 1957· SEMCOG, and Use Inventory and RDF V'89. 121 �Density of Residential Development by Selected Community Types in Southeast Michigan Figure 68 Dwelling Units Per Acre 7 .------------------------------~ 6 5.5 5 4 3 2 1 0 Older Cities {Ann Arbor Pontiac) Post War Suburbs {Redford Twp. Warren) Source: SEMCOG, RDF v'89. 122 60s Suburbs {Livonia Southfteld) sos Suburbs {Novi Rochester Hills) Future Suburbs {Hartland Twp. Independence Twp.) �The trend toward scattered, low-density suburbanization w/11 continue through the year 2010. The scattered, low-density trend will result from the forecasted increase in households 1990 - 2010; the ongoing demand for single family detached homes on larger lots and an emerging pattern of lower density multiple family developments. There will be an additional 440,000 new or relocated households in the region between 1990 and 2010. The demand for single family homes on larger lots will continue in order to satisfy those desiring home ownership and wanting to have more open space. Such large - and scattered - lots are only available in fringe areas of the region. In addition, the demand for condominium living and the state and local requirements for maintaining open space have resulted in development of multiple family housing at lower densities. in the region were developed with similar single family subdivisions, but on high density, relatively small lots. Such lots typically had 40 feet of frontage, with some even smaller. The post-World War 11 era saw development of 50 foot lots, a type of development common in the inner suburbs. During the 1960s and early 1970s, extensive suburban development took place as 60 foot lots became standard. By the 1980s, 80 and 100 foot lots became common. Those factors established a pattern of increasingly greater use of land for population growth. There are three distinct waves to that trend: Local communities have responded to these demands and desires by adopting land use policies limiting most development to lower density residential, incorporating these lower density provisions in their zoning ordinances. • 1950-1980: Population grew only 40%, but it still took an additional 98% more land for that growth; and, The overall density of residential development has decreased substantially over time (Figure 68). Many of the older cities Projection #43 • 1920-1950: Population grew 128% while the developed area grew by a comparable amount, 97%; • 1980-2010: Amodest5% population growth is forecast, accompanied by a huge increase in developed land - some 40% more land to accommodate that 5% population increase. 123 �Land in Farms in Southeast Michigan Figure 69 1945-1987 Acres in Thousands 2,500 , - - - - - - - - - - - - - - - - - - - - - - - - - - i 2,118 2,000 1,500 1,000 500 0 1945 1959 1974 1987 Source: U.S. Census Bureau, Census of Agriculture . Flgure70 Land in Farms by County in Southeast Michigan 1945-1987 Acres in Thousands 400 ~ - - - - - - - - - - - - - - - - - - - - - - - - - - - , 0 '------------'--------------1.___ _ _ _ _ _ _ _ 1945 1959 1974 1987 __J Livingston -¾- St. Clair -+-+- Macomb -4-- Monroe Washtenaw ---A- Source: U. S. Census Bureau, Census of Agriculture. 124 Wayne --B-- Oakland �Productive farmland w/11 continue to be lost as urbanized areas continue to sprawl outward and the In-filling of sparsely bu/It-up suburbs drives out farms currently Interspersed with development. Over the past several decades, active farming in Southeast Michigan has declined considerably as large amounts of farmland have been taken out of production. The decline in the amount of land in the region devoted to farming is the result of several factors: personal decisions by some farmers to cease operation; farm consolidations; improved farming technology; and, most significantly, the direct and indirect effects of urban encroachment. Much farm land has been converted to urban uses while some former farmland now lies vacant because it is no longer economically feasible to farm. Since the end of World War 11, some 1.2 million acres of land devoted to farming in Projection #44 the region have been taken out of agricultural production, a loss of 58%. There were 2,117,977 acres of land in farms regionwide in 1945 (Figure 69). By 1987, the acreage devoted to agricultural use had dropped to 892,362. There were losses in all seven counties in the region (Figure 70). However, the most significant losses in the region were in Oakland and Wayne co~nties, where there were 87% and 83% declines in the acres of land in farms. In spite of the decline in farming activity, Southeast Michigan still contributes to the state's major crop production. These crops include soybeans, oats, corn, potatoes and wheat. The region's ability to 125 µ �Prime Agricultural Lands * (Pre-Urbanization) Figure 71 NI C ST Cl.AUi ~ (,Rlf~WOOD GAA\<' SVfUC11 8RO(ll~AY eaa ( -..U (T1 11u t "(lNO<'.fl.H CtYOE G(NESU LA~U" ...~ ...,,, SHtAWASS([ QfN(S(( ....9 SPtflNGF1EtO DEIRFlllO ,OSCO . ....~ Prime Agricultural Lands IJIDFORO llJCASf~ Oftto St•M ll,_.I * Prime Agricultural lands shown on this map include: 1) areas of prime agricultural soils, and 2) priority or important agricultural areas based on soil characteristics and the presence of existing farming. Source: Detroit Metropolitian Regional Planning Commission, 1958; SEMCOG Regional Recreation and Open Space Plan, 1974; and SEMCOG RDF v.'89 __ ~ ] �continue to produce these crops will certainly diminish significantly with the continued spread of urbanization. Figure 71 shows Southeast Michigan's prime agricultural lands as they existed before urbanization. The agricultural areas include acombination of land consisting of prime agricultural soils and/or areas where existing agricultural use is deemed high priority for preservation . About 349,000 acres (57%) of this land that was well suited for agriculture was urbanized by 1980. It is estimated that another 59,000 acres will be affected by urban encroachment by the year 2010. Continued loss of productive farm land diminishes the region's ability to contribute to state, national and international needs for production of food not to mention the impact on the region's economy. In addition, there will be a loss of opportunity for residents of the region to personally enjoy open space and the rural landscape close to home or to visit or participate in farming activity, such as harvesting at u-pick farms. 127 ., , �Traditional long-range community planning and zoning w/11 continue to be the primary tools for local governments In managing land use; but those tools wlll not be sufficient to handle rapid growth nor to address areawide concerns, as communities find that diminishing financial resources 1/mlt their capacities for constructing urban Infrastructure even whlle there are growing sentiments to llmlt growth whlle protecting the environment. Long-range master planning will continue to be paramount to all local government land use decision-making. Comprehensive community planning has been, and will likely continue to be, a prerequisite to the adoption of zoning ordinances and other regulatory measures. However, local planning and zoning is often done independent of area-wide issues and concerns, and can contribute to urban sprawl. Many local governments are also looking to other land use control mechanisms to provide for rational and timely development. There is a growing consensus about the need for means that go beyond the traditional mechanisms to more effectively manage growth and development. This growing consensus is being driven by the rapid growth in some areas of the region, by limitations in revenue sources to finance infrastructure and by sharper recognition of the negative impacts of development on natural resources. For example, a group of six communities in Oakland County has formed a consortium to address the issue of uncontrolled growth. They have proposed legislation that would allow local communities to adopt a variety ~t regulatory measures to provide for rational and timely development. When the perspective is broadened beyond any single community, it is clear that there has been an overall lack of c?ordination between long-range planning in local communities and areawide Policies and objectives. There is great competition among local units of governments to seek and secure tax-generating urban development. Projection #45 That competition is often evidenced by local land use plans and zoning ordinances that designate excessive amounts of land for various land uses within a community. In addition, community plans and ordinances typically provide for a full range of land uses with strict separation of those uses. If such plans were fully implemented, the result would be sprawling and uncoordinated development. It has been estimated, for example, that the combined local land use plans in the region provide enough capacity for housing and serving some 9,000,000 people - despite that fact that fewer than 5,000,000 people are expected to live in the region for the next 20 years or more. Very often, local land use decisions are made independent of any consideration of areawide implications. Such local decisions often solve one local problem but generate another problem elsewhere. Many rapidly developing communities, for example, address potential traffic problems by reducing residential density. This approach simply transfers the problem elsewhere because households not able to settle in that community are driven farther out. As a result, those families farther out must drive longer distances to reach urban amenities, thus increasing total traffic on an areawide basis. Wetlands are another example. Some communities adopt strict ordinances to protect wetlands and woodlands. When that land is taken from the developable land pool, the development is driven farther out, threatening wetlands and woodlands in those fringe areas. 129 t<td �Public Finance �Public Finance Introduction It is uncertain whether local governments will be able to respond to future needs of their citizens. Many factors contribute to that growing concern about local governments' financial resources for meeting not only immediate needs but future obligations as well. In both Lansing and Washington, legislators increasingly withhold funding from local governments in order to balance state and federal budgets - even while additional mandates are issued to local government by both federal and state officials, mandates not usually accompanied by additional resources. Reliance on the property tax is a central fact of life for cities, villages, townships, counties and school districts. While the property tax base continues to grow in many developing parts of the region older communities face the same or increasing needs for services with stagnant tax bases. This chapter documents these trends: • There will be further cuts in federal and state aid to local governments, which will increase competition for remaining grants and exacerbate pressure to attract development that would strengthen the tax base. • Variations in local financial capability are substantial across the region. Higher tax rates in some older communities may be causing further deterioration of the tax base as businesses move to lower tax communities -where, in turn, tax rates will be driven up by problems resulting from growth. 133 �Figure 72 Federal Government Expenditures Fiscal Year 1990 State & Local Aid 10% Social Security 29% Interest ............................ All Other Defen.se ·······························• ................ Source: Senate Fiscal Agency, The Federal Budget Current Status and Its Impact on Michigan. January 1990 . Tables Federal Aid to Michigan Local Units of Government FY 1986 and FY 1988 (Dollars in Thousands) Peoorams Percent Change FY 1986 FY 1988 From FY 1986 Community and Economic Development Housing Transportation Environment Education Health Programs Food Commodities General Revenue Sharing Other Programs/FEMA Disaster Relief $150,234 179,032 92,236 129,439 57,647 14,067 61,095 221,168 $126,554 182,628 68,230 123,427 63,869 15,046 68,365 7,794 -15.8% 2.0% -26.0% -4.6% 10.8% 7.0% 11.9% -96.5% 25 589 ~ -77 9% TOTALS $930,507 $661,556 -28.9% Source: House Fiscal Agency, The FY 1988 Federal Budget: Implication for Michigan Local Units, February, 1988. 134 �Federal and state assistance to local governments w/11 continue to decllne, reducing discretionary spending Projection #46 and forcing greater competition for remaining funds. Federal spending that provides direct aid to state and local governments is one of the declining components of the total federal budget. Direct federal aid to state and local governments accounts for only 9.9% of federal outlays in FY 1990 (Figure 72), down from 14.2% of total outlays in FY 1980. Federal aid has been, and will continue to be, based on complex formulas that take into account such factors as population, income and existing levels of state programs. The formulas do not always benefit Michigan. Nationally, total federal aid to state and local governments increased from FY 1989toFY 1990 by 7.6% butthe Michigan amount only increased by 2.1 %, meaning that in inflation-adjusted dollars, federal aid dropped substantially. For federal aid to local governments, the pattern of reductions during the 1980s cut very heavily into areas traditionally dependent on federal funding (Table 5). In the years from FY 1986 to FY 1988, there were large cuts in funds for both community and economic development and transportation. The largest single reduction was the elimination of the Gen- eral Revenue Sharing Program (GAS) in 1987. A House Fiscal Agency survey of 21 of Michigan's largest cities showed that approximately 90% of the GAS dollars were used for police and fire protection. The total elimination of GAS forced cities to scale back city services, increase local revenue, or both. The overall impact on these 21 cities in Michigan was a $269 million reduction in two years, or 29%. With the .continuing federal deficit, it is very likely that we will see additional cuts in aid to both state and local governments. Local governments will continue to shoulder the burden of reducing the federal deficit. In addition, responsibilities will continue to be shifted by the federal government to local governments, leaving them to solve their own problems. If additional federal laws, mandates and court decisions are made without corresponding increases in revenue, the discretion of local elected officials in addressing local needs will be greatly limited. As federal grant programs are reduced, there will be greater competition emerging among jurisdictions for those limited funds. l 135 ... �Figure 73 Percentage Change in Shares of State Budget FY 1967/68 and FY 1988/89 General Gov't and Other Safety and 10% and Corrections 2% o/c Grants to 4 0 Local Gov't School Aid ( K-1 2) Dept. of Education and State Library 33% Health Higher Education 11% Social Services Transportation 17% 16% FY 1967/68 School Aid (K-12) Dept. of Education and State Library 18% General Gov't and Other Safety and Corrections 6% Grants to Local Gov't Health Social Services 29% Higher Education Transportation 9% FY 1988-89 Source: Public Sector Consultants, The State Budget, June 29, 1990. 136 �The major changes in the state budget since FY 1967-68 have been the increases in funds allocated to social services, corrections, and health and corresponding drops in the share allocated to education and transportation (Figure 73). These changes, in large part, reflect the financial costs of more demanding federal laws and mandates. The state budget is under continuing pressure due to: • A shifting economy. The Michigan economy is continuing to shift from predominantly manufacturing-based to a service-based economy. Because service jobs pay less on the average than manufacturing jobs, the state's revenue base is adversely affected. Losses in manufacturing jobs have also increased chronic joblessness, which has driven up social service costs. • Corrections. The prison construction program since 1985 has more than doubled prison capacity. Operating costs have increased. Corrections spending, excluding capital outlay, has increased from 2.8% of the total budget in FY 1978-79 to 7.7% in FY 1990-91. • Health care costs. State health care expenditures increased by 127.4% in the last 10 years. Total health care outlays consumed 20.8% of the total budget in FY 1980-81 and will grow to 25.9% in FY 1990-91. Some of the cost increase can be attributed to federal laws, regulations and mandates. 137 d �Table6 Revenue of Michigan Local Governments by Sourc, FY 1988 over FY 1978 {Dollars In Mllllons) Change In Revenue source FY 1978 FY 1988 Dollars Federal State Local Own Source $ 933.7 2,924.4 $ 244.9 2,873.5 $(688.8) (50.9) 4,793.9 5,703,4 ~ Total $8,652.0 $8,821.8 $169.8 Percent (73.8)% (1.7) 19..Q 2.0% Note: Dollars adjusted using Implicit Price Deflater for State and Local Purchases. Source: House Fiscal Agency, Silent Spending: Tax Expenditures and the Competition for Public Dollars, September, 1990. Figure 74 Local Government Income and Expenditures in Southeast Michigan, 1987 Other 12% .~. Misc. Education f; .enueir~~~:~ 42% '. . \ State Gov't. · 27% ( Federal Gov't. 4% Income Source: Census of Government, GC87 (4) 5, 1987. 138 Administration 6% Transportation 7% .,,_,,,/ Public Safety 10% Other 18% Expenditures �As a result of many factors, Including cuts In federal and state aid, local governments w/11 need to raise more revenue and shift spending priorities. If services are reduced and taxes Increased, It w/11 only worsen the fiscal situation of many local units of government by accelerating the flight of middle and upper Income taxpayers from their Jurisdictions. Continual federal and state funding losses will pose a serious dilemma for local governments. For many governments, such losses will result in a combination of service reductions and tax increases (Table 6). Growing communities face increased demands for services such as roads, fire protection and recreation. Older communities are increasingly required to provide elderly housing, other social services and to maintain aging infrastructure (Figure 74). In addition to diminishing direct federal and state funding resources, local governments have seen local property tax revenues increasingly go to local school districts, as state support for K-12 education has declined with general local government's share dropping from 49% in 1960 to 29% in 1985 (Figure 75 ). A review of property tax base and rate changes for Michigan's 1Ohighest-grow- Projection #47 ing and 10 lowest-growing state equalized valuation (SEV) cities from 1970 to 1985 shows that (Figure 76): • The 1Ofastest-growing cities experienced an average real per capita SEV growth of 54.5% while property tax rates decreased by 1.2%. • The 10 slowest-growing cities experienced an average real per capita SEV declines of 40.9% while property tax rates increased by 22.9%. (Five of the cities also relied on a local income tax.) There is a relationship between rate and base - as base declines, rates are pushed upward as cities attempt to maintain infrastructure and basic services. The limited federal and state funds available are inadequate to fill the gap created by declining tax bases. In addition, federal and state cuts adversely affect the maintenance and expansion of the region's infrastructure. 139 td �Distribution of Property Tax Revenues by Local Governments in Michigan Figure 75 1960 and 1985 Villages 1% /!A Cities 29% 1 II g Townships 2% ~1. • i .•• ' 1!!1111 Iii! a_ 1960 Villages 0% Townships 3% Counties 11% School Districts 71% 1985 Source: State Tax Commission, Michigan Dept. of Treasury. 140 - - -- - �Average Real per Capita Change and Tax Rate Change for Ten Highest and Ten Lowest Growing SEV Cities Figure 76 1970-1985 Ten Highest Growing Michigan Cities Percent 60 / .. 50 '-- · · · -+- - - SEV / / / / Tax Rates SEV 30 ._ 20 ._ 10 ~ Tax Rate -10 .....___ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ ____, 1978 1988 Ten Lowest Growing Michigan Cities P_e·:::_: rc=en:_ t _______________________ 30 .- 7 20 10 -- ·10 ·20 ····· ·•·•··-······ ···-······· ····· ................ .. .. - -- SEV ...... :-.---....:.... .... ... ....... . ·30 SEV -40 ·50 -+- Tax Rate - - - - - - - - - - - - - - - - - - - - - -7o 1988 1978 Source: House Fiscal Agency, The Fiscal 1~88 Federal Budg:t Implications for Michigan Local Units, February, 19 · 141 t:rf �Percentage Change In SEV Between 1979 - 1989 and 1989 MIiiage Rate Selected Table 7 County SEV 1979 - 1989 1989 Millage Percent Chanoe Bala Uvinoston County Brighton Genoa Township Hartland Township 152.4 133.9 103.5 69.63 55.12 57.91 208.3 61.5 66.2 54.58 76.76 62.24 491.5 34.5 89.0 40.51 57.67 48.01 269.4 241.6 41.2 53.95 51.27 82.16 88.2 47.7 78.5 47.97 125.6 147.2 60.5 65.67 55.35 53.8 6.8 148.0 55.26 89.30 56.71 Macomb County Macomb Township Mt. Clemens Warren Monroe County Frenchtown Township Monroe Monroe Township Oakland County Rochester Hills Novi Pontiac st Clair County Fort Gratiot Township Port Huron Port Huron Township 63.04 48.82 Washtenaw county Ann Arbor Pittsfield Township Ypsilanti Township 68.35 Wayne County Dearborn Detroit Plymouth Township Note: The 1989 millage rate figures represent a total of county, city/village/township, and school millage rates. The school millage rate used in compiling the total millage rates for a jurisdiction were computed by dividing the total amount of taxes levied by all schools within its boundaries (K-12, ISO, Community College) by the total SEV. 142 Source: State Tax Commission, 1979 Ad Valorem Property Tax Levy Report, 1979 and 1989 Ad Valorem Property Tax Levy Report, 1989. �Local financial capacities w/11 continue to vary greatly within Southeast Michigan, causing local governments to push for economic development and to search for alternative revenue sources. The growth in jobs, income and businesses is very uneven across the region. As a result, the value of property and tax rates vary widely among communities. Increases in state equalized valuation (SEV) reflects continued growth and development of a community. SEVs and local tax rates directly affect the ability of local governments to continue to provide services. Local tax rates vary among local units of government depending on many factors, the most important of which is the amount and value of existing industrial and commercial property. Local financial capacities also vary according to the degree upon which tax incentives/tax abatements are in existence. Because of the competition for tax base, more and more communities find it necessary to offer tax incentives/tax abatements to businesses to encourage economic development - an action that limits tax revenues for long periods. Much of the region has doubled in SEV over the 1O year period of 1979-1989 (Figure 77). However, the increases in individual communities vary from 6.8% Projection #48 growth in Detroit to 492% in Monroe County's Frenchtown Township (Table 7). While many local units of government have increased in non-adjusted SEVs, others have experienced declines in the inflation-adjusted valuation of property over time. To help compensate for this loss in real SEV, such cities as Detroit, Highland Park, Hamtramck, Pontiac and Port Huron administer city income taxes. Additional cities will be forced to consider such a tax. In response to the pressures on the local revenue situation, public officials will continue to stress economic development as a vehicle to raise revenues without increasing taxes. Older jurisdictions will continue to be at a disadvantage in competing for such private sector investments. There will be continued dissatisfaction and controversy over the property tax. Pressure will grow to identify alternative revenue sources for the financing of needed services and alternative approaches for delivery of services - more user fees and subcontracting for services, for example. 143 �Percent Change in SEV by County Figure 77 1979-1989 Percent Change 160 ~ - - - - - - - - - - - - - - - - - - - - - - - - - - - - , 13? 140 0 /o .. 120 100 80 60 40 20 0 Livingston Macomb Monroe Oakland St. Clair Source: Michigan State Tax Commission, Ad Valorem Property Tax Levy Report, 1979 and 1989. 144 Washtenaw Wayne �Management and Governance - trf �Management and Governance Introduction Challenged by the need to provide better services and efficiently use shrinking resources, local governments are increasingly participating in a variety of cooperative ventures with neighboring communities. The search continues for effective methods to deal with areawide problems or provide services most efficiently - while preserving cherished local autonomy. In this chapter, several trends are presented: • The tradition of home rule and local control will persist, making it difficult to address areawide problems. • School district consolidation is likely to be an area of limited change, despite its potential for providing better services and reducing funding differentials. • The great variety of cooperative arrangements and organizations is an indicator of the need to deal with problems that go beyond individual community boundaries and conserve resources. • It will be difficult to change the continued pattern of sprawling development at the urban fringe, coupled with losses in older areas, without changes in the degree of cooperation between governments in Greater Detroit. 147 . 1 �Michigan Local Governments by Type Figure 78 1962-1987 Number of Governmental Units 2000 , - - - - - - - - - - - - - - - - - - - - - - - - - - - - - , 1500 Township 1000 School District 500 Special District Count o .________________.______________..___________ 1962 1967 School District ---e- Township 1977 --+- Special District --¾--- County Source: Census of Governments for 1962, 1967, 1977 & 1987. 148 ~ ~ 1987 Municipal �The fragmented and sometimes Inefficient system of local government w/11 persist, due to Michigan's strong tradition of home rule and local control. The responsibility for providing local government services is fragmented among 396 units of governments in Southeast Michigan (Figure 78). There are 240 separate and independent units of general local government with 3,015 elected officials - 7 counties, 116 cities and villages and 117 townships. In addition, there are 121 school districts and 25 special districts and authorities. As a result of overlapping and fragmentation of service responsibilities among the governmental units, no one unit of government will have the authority to cope with area problems that transcend its boundaries. This fragmentation is accompanied by a fragmentation of finan- Projection #49 cial resources required to support government services. Each unit of general local government has its own zoning and planning functions that make it difficult to address development impacts and problems on a coordinated, areawide basis. Local units of government will continue attempting to cope with a regional pattern of growth and development by making decisions that can only control land use within their boundaries - with little or no opportunity for neighboring communities to influence development that will have direct and significant impact on their roads, land uses and citizens. 149 �Figure 79 School Districts by Student Population in Southeast Michigan 1989-90 Student Population 50,000 and Over 20,000 - 49,999 10,000 - 19,999 5,000 - 9,999 4,000 - 4,999 3,000 - 3,999 27 2,000 - 2,999 1,000 - 1,999 Under 1,000 0 - 5 10 15 Number of Districts Source: Intermediate School Districts. 150 20 25 30 35 �There wlll be limited further consolidation of school districts, as some districts seek to Improve weak programs and provide broader programs. As recently as 1942, there were more than 820 school districts in Southeast Michigan. There are now 114 K-12 school districts, 7 intermediate school districts and 9 community colleges. School districts in the region serve a wide range of sizes of student populations (Figure 79). The school districts are independent of each other and have their own separately elected boards. These boards may levy school taxes and issue bonds with the approval of the voters. The earlier reduction of districts was accomplished through the consolidation and annexation of districts. In more recent years, few consolidations have occurred .18 It is possible that additional school districts will consolidate for a number of reasons: Projection #50 • declining student enrollments; • revenues that do not keep pace with costs; • desires to improve educational quality; and, • need to provide broader range of programs and services. Where consolidation does not occur, groups of school districts will continue to enter into _cooperative arrangements to provide for the delivery of educational services. Educational partnerships between community colleges, intermediate school districts and local K-12 school districts will be continued and expanded. 151 �There w/11 be Increasing Interest In Intergovernmental groupings and other forms of cooperation as local governments seek to cope with areawide Issues as well as more efficiently use limited resources. The public will continue to demand increased services - or, at least no decrease in services - with, of course, no increase in taxes to fund the services. That reality will force local governments to seek ways in which they can work together in addressing common issues and, probably, deliver common services. Fortunately, there is a range of proven options for such cooperation among local governments, including: • single purpose regional agencies, such as the Huron-Clinton Metropolitan Authority; • multi-purpose sub-regional agencies, such as the Conference of Western Wayne or the Downriver Community Conference; • participation in the large regional planning process at SEMCOG, the Southeast Michigan Council of Governments; • cooperative programs in sub-regional consortia, such as the emerging Brighton Area Council of Governments (BACOG), a cooperative effort of five general purpose local governments and a school district; • resource-sharing cooperatives among individual units of local government- Projection #51 a compilation of such arrangements has been made by the Metropolitan Affairs Corporation, a regional nonprofit urban affairs foundation. All of those arrangements are able to provide opportunities for jointly addressing areawide problems and/or cooperatively providing governmental services in a cost effective manner that conserves resources for all participants. Nationally, there are many examples of such cooperation, both voluntary and mandatory. In some cases, local governments transfer service delivery up to a higher level of agency - the county, or the regional council of governments. In other situations, state governments have recognized the resource and duplication problems and created areawide agencies to relieve local governments of specific service delivery responsibilities. In a state with strong local home rule traditions, such as Michigan, such arrangements are generally seen as a last resort. Faced with the certainty that federal and state governments are clearly moving toward shifting increased responsibilities to local governments without companion resources, local governments in Greater Detroit will move steadily closer to that "last resort" state of affairs over the next 20 years. 153 �m, References �References Sources for most data cited in the report are shown 00 the tables and figures. Other sources of information directly cited in the text are: 1. United Community Services of Metropolitan Detroit Today, Tomorrow and Beyond. 1989, p. 37. 2. Ibid, p. 10. 3. Ibid, p. 8. 4. U.S. Census Bureau, Statjstjcal Abstract of the United States· 1988. 1987, p. 60. 5. University of Michigan, Detroit Area Study, Separate and Unequal - The Racial pjyjde. December 1989, p. 5. 6. United Community Services of Metropolitan Detroit, A Study of the Middle East Community in the Detroit Metropolitan Area. 1985, p. 24. 7. Joe T. Darden, et al, Detroit: Race and Uneven Development. Temple University Press, 1987, pp. 80-81. 8. University of Michigan, Detroit Area Study, op cit, p. 20. 9. Michigan Department of Education, Oakland County Fourth Friday Counts, SC4203 Reports, 1979 and 1989. 1o. Timothy Bledsoer From One World Three; Political Chance in Metropolitan Detroit. Wayne State University, July 1990. 11. Ibid, p. 2. 12. National Commission on Excellence in Education. A Natjon at Rjsk· The Imperative for Educational Reform. April 1983. 13. u.s. Department of Transportation, 1983-1984 Natjonwjde Personal Transportation SuNey. 1984. 14. 1965 TALUS Study, and 1980 SEMCOG and SEMTA Regional Travel Survey. 15. Michigan Department of Transportation, Greater Detroit Freeway Rehabilitation. 1990, p. 3. \ Michigan Council on Environmental Quality, "Land Use Change Analysis," September 1990. 1ichigan Department of Natural Resources, "Waste Minimization ·qtegies" (draft), 1990. ns Research Council of Michigan, School pjstrjct Qroanjzatjon jn 'ID, November, 1990. 157 �Regional Development Initiative Oversight Committee Co-Chairpersons: Marilynn Gosling, Commissioner, Oakland County E. A. Jackson Morris, Supervisor, Pittsfield Township SEMCOG Staff Project Coordinators: Edward J. Hustoles, Deputy Executive Director-Planning James B. Rogers, Manager, DataCenter SEMCOG Chairperson: Clyde Cleveland, Councilman, City of Detroit SEMCOG Executive Director: John M. Amberger CL YOE CLEVELAND Chairperson Councilman, City of Detroit GERALD M. McCAFFREY First Vice Chairperson Vice President, Macomb Intermediate Board of Education MARTHA L. HOYER Vice Chairperson Council Member, City of Novi E.A. JACKSON MORRIS Vice Chairperson Supervisor, Pittsfield Township DENNIS M. RITTER Vice Chairperson Supervisor, Waterford Township RICHARD A RUDNICKI Vice Chairperson Drain Commissioner, Livingston County Southeast Michigan Council of Governments 660 Plaza Drive, Suite 1900, Detroit, Ml 48226 Telephone: (313) 961-4266 FAX: (313) 961-4869 MILTON L. MACK JR. Immediate Past Chairperson Commissioner, Wayne County JOHN M. AMBERGER Executive Director �SEMCOG, the Southeast Michigan Council of Governments, is a voluntary association of governmental units in Livingston, Macomb, Monroe, Oakland, St. Clair, Washtenaw and Wayne Counties. SEMCOG fosters interg·o vernmental cooperation by providing the public forum in which local elected officials may coordinate planning and decision making on issues which cross local jurisdictional boundaries. SEMCOG's principal activity is planning, including adoption of regionwide plans and policies in the areas of transportation, community and economic development, water and air quality, solid waste disposal, sewage treatment, storm drainage and other environmental concerns as well as public safety and land use. SEMCOG also maintains the region's most extensive data base for planning and tor economic development work. It is a depository tor all U.S. Census data as well as the great volume of data generated in various planning activities tor more than 25 years. All SEMCOG policy decisions are made by local elected officials. This insures that regional policies reflect the interests of member communities. SEMCOG helps member communities conserve resources and save tax dollars by providing technical assistance, statistical data and policy direction. All cities, villages, townships, counties, intermediate school districts and community colleges in the seven-county region are eligible to join SEMCOG. Three principal sources of revenue support SEMCOG programs: federal grants and contracts, state grants and membership fees. SEMCOG has two policy-making bodies: the General Assembly and an Executive Committee. The General Assembly adopts the Council's annual budget and membership fee schedules; reviews and gives final approval to all regional plans; adopts and/or amends bylaws; and is, in essence, the membership's voice on regional issues and needs. Each member community is represented on the General Assembly. The Executive Committee is SEMCOG's chief "working committee" functioning on behalf of the General Assembly between its meetings. It serves as the financial control body tor all budgeted items and other financial programs approved by the General Assembly. It proposes, discusses and reviews regional studies and plans and forwards its recommendations to the General Assembly for final action. O Printed at SEMCOG on recycled paper � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Wyckoff Planning and Zoning Collection Creator An entity primarily responsible for making the resource Planning & Zoning Center (Lansing, Mich.) (Organization) Wyckoff, Mark A. Description An account of the resource Municipal master plans and zoning ordinances from across the state of Michigan, spanning from the 1960s to the early 2020s. The bulk of the collection was compiled by urban planner Mark Wyckoff over the course of his career as the founder and principal planner of the Planning and Zoning Center in Lansing, Michigan. Some additions have been made to the collection by municipalities since it was transferred to Grand Valley State University. Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1960/2023 Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Subject The topic of the resource Michigan Comprehensive plan publications Master plan reports Zoning--Michigan Zoning--Maps Maps Land use--planning Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Identifier An unambiguous reference to the resource within a given context RHC-240 Format The file format, physical medium, or dimensions of the resource application/pdf Type The nature or genre of the resource Text Language A language of the resource eng Text A resource consisting primarily of words for reading. Examples include books, letters, dissertations, poems, newspapers, articles, archives of mailing lists. Note that facsimiles or images of texts are still of the genre Text. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context Detroit_Future-Trends-Report_1991 Creator An entity primarily responsible for making the resource Southeast Michigan Council of Governments Date A point or period of time associated with an event in the lifecycle of the resource 1991-01 Title A name given to the resource The "Business as Usual" Trend Future: The Data Base Description An account of the resource The "Business as Usual" Trend Future: The Data Base report was prepared in January 1991 by the Southeast Michigan Council of Governments. Subject The topic of the resource Government report series Detroit, Michigan Wayne County (Mich.) Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Type The nature or genre of the resource Text Format The file format, physical medium, or dimensions of the resource application/pdf Language A language of the resource eng Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/11cd74b8490469ef19da5e2578dab31c.pdf 1df268ab2122b30a8f3a3130d1a13343 PDF Text Text )> 0 r- 0 en m l] r- 0 0 "z I )> M--.m.m0;~y )> en en m en en 0~ FIIIdI.--g;s 31: m z -f ,, 0 31: )> (.;. 0 l] r- 0 0 )> F en en C: m en ,,m,, )> 0 ::I z C) -+------- .£.sses III-e.:.~ oI i.Ia.,jor I..-oca.,I Iss-...es 4 ffec~•II.~ i.Ie~ro:poI•~a.,II. I>e~ro•~ 1993 The Community Needs Assessment Partnership �~ tRpM THE DBRA~Y OF e1annmg & Zoning Center, Inc, This is a summary of the needs assessment completed by the Community Needs Assessment Partnership. For a copy of the full report please write to: R. Ropkel United Way for Southeastern Michigan, 1212 Griswold, Detroit, Ml 48226. Or call (31 3)226-9270. 2 -- -- - -- �,,4--u .£..ssessIII.eII.~ o I ~0;jo:r Loc°'I. Iss-...es A:ffec~1...-.g; ~e~ro:.> De-tro:I.~ I.1..~°'.-. Table of Contents Letter from the Chair Executive Summary Community Profile Identified Problems and Ne ds Volunteer Committees �COMMUNITY NEEDS a u • 11 ASSESSMENT PARTNERSHIP PARTNERSHIP ORGANIZATIONS Citizens Research Council of Michigan City of Detroit Mayor's Office Community Foundation for Southeastern Michigan Detroit Economic Growth Corporation As health and human service needs in metropolitan Detroit grow faster than funding sources for programs, it is important to be responsive and make the best possible use of existing resources. With this objective in mind, a group of 19 prominent organizations formed the Community Needs Assessment Partnership (CNAP) last year to cooperatively identify and rate community needs. Detroit Renaissance Inc. Greater Detroit Area Health Council Greater Detroit Chamber of Commerce Hudson -Webber Foundation Jewish Federation of Metropolitan Detroit W. K. Kellogg Foundation McGregor Fund Metro Health Foundation Michigan Department of Social ServicesWayne County New Detroit Inc. SEMCOG, The Southeast Michigan Council of Governments The result of their collaborative efforts is this comprehensive community needs assessment report, which provides a closer look at the problems and needed services in Wayne, Oakland and Macomb counties. The findings are based on both factual data and community perceptions of the most pressing local problems. We are pleased to present this report and hope it serves as an effective tool for service providers, funding sources and the community at large. The information provided should be useful for creating programs and developing collaborative efforts and funding requests. Only part the total data collected is presented in this report. The remainder, much of which could be useful for planning purposes, is available, together with technical advice on its use and interpretation. Inquiries should be directed to Ron Ropke at United Way for Southeastern Michigan, 313-226-9270. This is the first time such a comprehensive community needs assessment report has been compiled from a community-wide spectrum of research and resources. We hope our collaborative efforts reduce redundant endeavors and lead to other joint efforts in working together to solve the problems of our community. United Community Services of Metropolitan Detroit United Way for Southeastern Michigan United Way of Oakland County Wayne State University- Center for Urban Studies CHAIR 11~,;~ Sincerely, Edgar A. Scribner Chair Edgar A. Scribner 1212 • GRIS WOLD C C DETROIT, Ml 48226 �---- - - - - - �The Study In early 1992, a coalition of 19 area organizations formed the Community Needs Assessment Partnership to identify and measure problems in the tri-county area. The partnership was created to share information and resources to complete this major analysis of metropolitan Detroit's health and human service needs. Community Profile The focus of the community needs assessment was the Detroit metropolitan area, consisting of Wayne, Oakland and Macomb counties. Many of the problems facing the area's residents are closely linked to demographic and economic patterns which developed over many years. Information from a number of demographic, health, and economic sources available to the Partnership was compiled for analysis. Several issues were identified, including: • A fairly stable population over the past 30 years • Population shifts from Detroit and older suburbs to the outer fringe • Relocation of industry and commerce away from the center city • Persistent residential segregation by race • Localized high rates of joblessness, poverty, and crime • Fewer manufacturing jobs Methodology Telephone Survey The needs assessment used the major findings from a representative telephone survey of 1,534 adults aged 18 or older who live in Wayne, Oakland or Macomb County. Analysis was made of the tri-county population by geographic area, age and race. The sample for this survey was obtained in the same proportions as the population defined by 1990 census data. Community Forums Five community forums were held to serve as a catalyst for gathering direct information, while giving the community a chance to participate in the needs assessment process. Unlike the telephone survey, the responses were not expected to be representative of metropolitan Detroit residents. The forums were intended as a spontaneous, indepth complement to the more structured telephone survey. Four public meetings were held in the City of Detroit and in Wayne, Oakland and Macomb counties. A session for policymakers was conducted as well. Agency Executive Survey Agency executives also identified community problems. The survey was conducted to consider the unique perspective of human service professionals. The rating of these problems was completed by the Data Committee and data experts, and approved by the Partnership. The results of each research tool was ranked based on perceptions and statistical data. Key findings The result of the research was a list of community problems classified by their perceived severity. Twenty-six problems, appearing below, were ranked as either critical, severe or serious problems. Key Community Problems Faced By Residents Of Wayne, Oakland and Macomb Counties Problem Ratings Critical Problem Areas: • • • • Lack of Jobs Alcoholism/Drug Abuse Crime Lack of Affordable Medical Care Severe Problem Areas: • • • • • • • AIDS Educational Disadvantages/Inadequate Education Family and Individual Stress Family Violence Hunger/Homelessness Racial or Ethnic Discrimination Teenage Pregnancy 5 �Executive Summary continued Serious Problem Areas: • Children/Teens with Behavior Problem • Children/Teens with No Place to live • Housing in Need of Major Repairs • Illiteracy • Lack of Affordable Legal Services • Lack of After School Care • Lack of Opportunity to Affect Community • Lack of Safe/ Affordable Housing • Not Knowing Where to Get Help • Not Taking Care of One's Own Health and Safety • Poor Bus Service • Shortage of Day Care • Shortage of Recreation • Unable to Get Help for Disabled • Unable to Get Help for Elderly Regardless of where survey respondents live, their race or gender, a lack of jobs clearly stood out as the number one problem facing the tri-county community. Alcoholism and drug abuse consistently ranked in the top third of all surveys and second overall. Crime is a concern of tri-county residents, regardless of residence, age, race or gender. Although it is perceived as a critical issue overall, Oakland County respondents ranked it sixth, while Detroit residents rated it as the second most critical problem. The lack of affordable medical care ranked fourth overall. Conclusion ·A Closer Look· provides an overview of the area's shortcomings and shortfalls in meeting community needs. Service providers, funding sources and the community at large can use this information to establish programs, solve problems, and develop collaborative efforts and funding requests. In the future, the Partnership plans to conduct a smaller version of this needs assessment every two years, followed by another comprehensive study every four years. The Partnership believes that the continual flow of information on the most pressing needs will be invaluable to the community and will reduce the need for redundant efforts. With this first community needs assessment, as well as those to be completed in future years, this community is now positioned to work cooperatively to solve its problems. Partnership members are : Citizen's Research Council of Michigan; City of Detroit Mayor's Office; Community Foun· dation for Southeastern Michigan; Detroit Economic Growth Corporation: Detroit Renaissance Inc.; Greater Detroit Area Health Council; Greater Detroit Chamber of Commerce: Hudson-Webber Foundation; Jewish Federation of Metropoli· tan Detroit; W.K. Kellogg Foundation; McGregor Fund; Metro Health Foundation; Michigan Department of Social Services· Wayne County; New Detroit Inc.; Southeast Michigan Council of Governments (SEMCOG); United Community Services of Metropolitan Detroit; United Way for Southea~ern Michigan; United Way of Oakland County, and Wayne State University Center for Urban Studies. ��of Southeastern Michigan The City of Detroit was once the population and employment center of the region. Beginning in the 1950s, however, expanding urban development gradually dispersed the population, resulting in today's fairly even distribution between the central city and surrounding counties. Because of outmigration, the area's total population has remained fairly stable over the past decade at between 3.9 and 4 million persons. A racially and ethnically diverse region overall, the Detroit metropolitan area's population is nonetheless highly segregated . African Americans comprise 76 percent of the City of Detroit's population, while 92 percent of those living in the suburbs are white. Hispanics comprise about 2 percent of the tri-county population, as do Asians, the fastest growing racial/ethnic group. The •baby boom of the 1946-1964 years is the principal factor influencing the age distribution of the area, at least for the white population. Persons born during this period are now in their middle years. The large number of women in this group has resulted in a rise in the number of births which peaked in 1990. The population over 75 is also growing, and will continue to do so. H As the population aged and redistributed itself, major changes were also occurring in the employment picture of the tri-county area. Manufacturing jobs moved from the City of Detroit, some to other states, others to newer facilities in Wayne, Oakland, and Macomb counties. Blue collar jobs declined, while white collar jobs increased, particularly in retail and wholesale trade, and services. Jobs today are more likely to require high school education or advanced training, and are more likely to exist in small firms. Unfortunately, despite rising average levels of educational attainment, many people in the tri-county area lack the necessary skills to effectively compete for high skill jobs, even in the best of times. These structurally unemployed persons are part of the reason the average unemployment rate since 1970 has been 9.1 percent for the Detroit area, compared to a national rate of 6. 7 percent. Problems closely associated with joblessness are family and individual stress, substance abuse, criminal behavior, and lack of adequate health care. Cost and accessibility are the two main health care problems facing the nation, including Detroit. Uninsured persons, as many as two-thirds of whom are employed, often delay needed treatment, thus compromising their health. The added costs of emergency and other health services resulting from this lack of preventive medicine also puts stress on the health care delivery system, and thus affects everyone, not just the poor. In sum, Detroit and its suburbs in Southeastern Michigan have developed into communities with different needs and different resources. The aging central city, along with industrial centers such as Pontiac, have lost many of the factories on which local incomes depended. The suburbs gained in jobs and population, while the older urban centers were left with a disproportionate share of social and economic problems. Against this backdrop, the Community Needs Assessment Partnership was formed to search for a common understanding. 7 a �Id~II.~1-~1-~d P r obI~m.s Ea,II.d N~~ds �P:robl.e:r.n.111 Problem Ratings Critical Problem Area: • Lack of Jobs • Alcoholism/Drug Abuse • Crime • Lack of Affordable Medical Care Severe Problem Area: • AIDS • Educational Disadvantages/Inadequate Education • Family and Individual Stress • Family Violence • Hunger/Homelessness • Racial or Ethnic Discrimination • Teenage Pregnancy Serious Problem Area: • Children/Teens with Behavior Problem • Children/Teens with No Place to Live • Housing in Need of Major Repairs • Illiteracy • Lack of Affordable Legal Services • Lack of After School Care • Lack of Opportunity to Affect Community • Lack of Safe/ Affordable Housing • Not Knowing Where to Get Help • Not Taking Care of One's Own Health and Safety • Poor Bus Service • Shortage of Day Care • Shortage of Recreation • Unable to Get Help for Disabled • Unable to Get Help for Elderly 8 �P::robl.eIII.s ~°'t :Ln..g:: U r iti..c8'I. Lack of jobs for people/ Someone u nemployed There is a high level of agreement over the critical nature of this problem. The lack of jobs is cited as the problem with the highest ranking in the majority of surveys. Social problems such as crime, alcohol/drug abuse, unaffordable health care, stress, hunger and homelessness and illiteracy, etc., in many instances can be directly linked to the lack of jobs. Unemployment has impacted the tri-county area through plant closings and labor and location shifts. Employment levels have been impacted by the lack of skilled workers needed to function in this technically focused society. Alcoholism or drug abuse/ an alcohol o r drug problem This problem was consistently ranked in the top third in all surveys and second overall. Substance abuse is closely linked with crime, child abuse and neglect, domestic violence, homelessness, AIDS, high risk pregnancy, malnutrition, family and neighborhood disintegration, fetal alcohol syndrome, and crack and cocaineaddicted babies. At the same time, substance abuse complicates the delivery of many human services. Crime Crime is a critical problem in the community. Survey results show that the impact of crime is viewed somewhat uniformly and that tri-county residents, regardless of age, ethnicity or gender perceive criminal activity as a critical issue. Lack of affordable medical care/ Not being able to get medical care or medicine The results of the various surveys demonstrate high level of agreement on the critical nature of this problem. Health care cost continue to rise. In the early 1990s more than one-third of all Americans have no health insurance or inadequate health insurance. Rnancial constraints often mean that those without insurance are prematurely discharged from in-patient settings or are denied hospital services totally. ~°'t:Ln..g;: ~eve r e AIDS In the_ telephone s~rvey, Oakland and Macomb responses ranked this problem area 1~ the to~ third of the ~~mmunity problems, while Wayne County ranked it in the middle third and Detroit 1n the lower third. AIDS was ranked third overall by 9 �Problems continued participants in the community forums. However, it was ranked in the middle third of the problems surveyed by participants in the Detroit forum. Although AIDS and Sexually Transmitted Diseases (STDs) can be prevented, the incidence of these problems is increasing. The fastest rate of increase is among adolescents and women. The financial strain to our nation of treating primary and secondary diseases related to AIDS and STDs is rapidly growing. Educational disadvantages/Inadequate education Education or school related issues ranked third among the additional problems mentioned in response to the open-ended questions during the telephone surveys. In a list combining additional problems with those originally presented to forum participants, lack of quality education ranked 12th, just below illiteracy. Agency executive respondents ranked education among the top third of unmet community needs. The significance of educational quality to the area's economic and social condition is recognized by community leaders and the public at large. The high dropout rates for inner city youth add to the problem of chronic joblessness, and economic opportunity is severely restricted by low educational performances. Family and individual stress/ Mental illness or emotional problems/Having a lot of anxiety or depression There is a high degree of agreement over anxiety, stress and depression as the number one household problem in the telephone survey. Mental illness and emotional problems are ranked lower as a community problem. Family or individual stress is related to a number of issues, including family instability, poverty, separation of family members, unemployment, substance abuse, teen pregnancy, divorce, family violence, economic conditions, financial insecurity, mental illness, delinquency and caring for people with disabilities. Family Violence, such as abuse of children or adults/violence in the household Based on the survey results, the group most likely to perceive family violence as a problem in their community (though not necessarily in their own homes) are white women, 30-59 years of age. Family violence is known by many terms "domestic violence, spouse abuse, child neglect or abuse, and the abuse of elderly parents." Many other problems have a direct relation to such abuse including alcohol/drug abuse, crime, and unemployment, which were ranked as the top three problem areas. Social research has demonstrated that "abusers" have frequently been abused them.selves. Hunger or Homelessness/Not having enough money for basic needs, such as rent, food or clothing The surveys suggest there is less consensus over the relative importance of "Hunger or Homelessness" as a community problem than there is over "not having enough money for basic needs ... " as a household problem. Many services have been affected by the economy, changes in the Department of Social Services policies, cuts in state and federal spending and the deinstitutionalization of the mentally ill. �Problems continued Racial or Ethnic Discrimination .. tt appears that discrimination is perceived differently in different communities and by different populations. The specific rankings by geogr~phy, age, and gender show a wide range of importance being attached to this problem area by different groups. Teenage Pregnancy The telephone survey and community forums differ on the relative importance of teenage pregnancy as a problem area. The telephone survey ranke~ teenage pregnancy in the upper third of the problem areas and the community forums . ranked it in the bottom third. Teen pregnancy may be related to and/or result 1n problems such as substance abuse, educational disadvantages, abuse and neglect, children in crisis, family and individual stress, inadequate housing and economic stresses. I&~"tiilp;: 8e:ri.o-...s Children or teenagers wHh behavior or emotional problems Respondents ranked this problem in the lower third of the household survey problems. "Children or teenagers with behavior or emotional problems" was only asked on the household problem survey. In this part of the survey, respondents were read the problem statement and asked "Is it a problem for your household?" Because of the nature of this question, respondents may have been unwilling to admit to, or label their youth as having behavior or emotional problems. Children or teens with no place to live. This problem statement ranked in the lower third of all problem areas. The problem area addresses the fact that in many cases children are unable to live with their parents and runaway or become state wards and are placed in foster care or are awaiting adoption. Living in housing that needs major repairs Telephone survey respondents and agency executives ranked this problem in the upper third of household problems. Community forum participants ranked it in the lower third. Not all geographic areas or populations are uniformly affected by this problem. The relative age of the housing, owner occupancy vs. renter occupancy and available income for needed repairs all impact on this problem area. Illiteracy/Someone being unable to read, write or speak English well enough to get along This problem area ranked in the lower third of the problems names in the telephone surveys. Community forums ranked this problem area in the middle third of the probl~ms su~eyed, and frequently cited the "lack of quality education" as a problem 1mpact1ng on the community. Agency executives also consider the 11 �Problems continued need for educa tion to be a serious problem. Illiteracy and/or lack of quality education are key factors in many community problems including "lack of jobs." Lack of affordable legal services/Not being able to get legal help In the telephone survey, the lack of affordable legal services and not being able to get legal help ranked in the middle third of the problems surveyed . Detroit and Macomb counties ranked these problems higher than Wayne or Oakland counties. It ranked in the bottom third of the problems surveyed by community forum participants and by agency executives. Individuals unable to pay for a private attorney often lack the capacity to protect themselves from exploitation and are often unable to effectively act in physical abuse and other family situations. Lack of after-school care/Not being able to find or afford after-school care The telephone and agency executive surveys ranked this problem area in the middle third of the problems surveyed. The community forums ranked it in the lower third . The lack of opportunities for children and youth may lead to delinquency, substance abuse, early child bearing, chronic unemployment, poverty and mental illness. Lack of opportunity for people to affect what happens in the community In the telephone surveys Wayne, Oakland and Macomb County responses ranked this problem in the middle third of the problems affecting the community. Detroit respondents rank this problem area in the upper third of the problems surveyed. It was ranked in the middle third of the problems surveyed in the community forums, however, Detroit forum participants ranked this problem area last. Agency executives ranked planning and coordination services in the middle third of the problems areas surveyed . The ability to affect what happens in the community relates to a variety of issues including housing, recreation, crime and neighborhood development. Lack of clean, safe, affordable housing/Not enough room in your house for all the people who live there Not all geographic areas are uniformly affected by the lack of clean, safe, affordable housing. Factors such as the relative age and condition of existing housing, the respondent's occupational status, income and number of dependents are also likely to influence the results. Telephone survey respondents ranked this area much lower than community forum participants and agency executives. Not knowing where to get help when you need it There appears to be a high degree of agreement among telephone survey r~ spondents in ranking "not knowing where to go to get help" in the upper third of a �Problems continued the household problems surveyed. The lower ranking of this problem area among community forum participants and agency e~ecuti~es may stem from a larger degree of familiarity on their part with the service delivery system . People not taking proper care of their own health or safety There is a lack of consensus among various respondents on the relative importance of this problem area. Michigan ranks first in death rates for several chronic d iseases. Three conditions-heart disease, cancer and stroke can be linked to preventable risk factors. Health promotion, prevention and education activities, and the proper care of one's health can help reduce premature death from preventable causes. Poor bus service Poor bus service was ranked as the number three community problem overall by respondents over 60 years of age. Community forum participants and agency executives ranked this problem area in the top third of the problems surveyed. The lack of transportation can be a barrier to securing needed services. Shortage of day care for young children/ Not being able to find or afford child care This problem area ranked in the middle third overall. The cost and the inability to access quality day care for children can be deterrents to employment and force some families to choose welfare over work. Families where parents are employed in low to moderate income jobs find that day care costs consume a relatively high percentage of their income. Shortage of recreational facillties or programs/ Not being able to find recreational activities for a household member Telephone survey respondents ranked this problem in the bottom third of the community survey, but in the middle third of household problems. Both problem statements ranked in the top third in the City of Detroit. Forum participants ranked this problem in the bottom third overall, but community forum participants in Wayne and Macomb counties ranked this problem in the middle third. More than half of the agency executives rated this problem as somewhat serious to very serious. The fact that residents of Detroit ranked this problem higher than others may stem from budget cuts, related recreation center closings and the high number of persons under 18 who live in Detroit and have need for these types of activities. The lack of sufficient or appropriate recreational opportunities for youth may result in delinquency, substance abuse, sexual experimentation and vandalism. Inadequate socialization and recreation opportunities may lead to social tsolation of the elderly, disabled, minorities and populations with special needs. Not being able to get services or other help for someone with a disabillty or serious illness Telephone survey respondents ranked this problem in the middle third of the household problems surveyed, as did community forum participants. Respite and/or 13 �Problems continued adult day care for persons with physical disabilities were ranked as somewhat serious problems by slightly less than two-thirds of the agency executives. Accessibility to and availability of affordable resources are key issues. Lack of door-todoor transportation and insufficient funding for services to persons with disabilities may result in further disability. The future impact of the "Americans with Disabilities Act" on persons with disabilities is yet to be determined. Not being able to get services or other help for an elder1y person Telephone survey respondents ranked this problem in the middle third of the household problems. The rating of the problem increased as the age of the respondents increased, with the problem ranking first with respondents age t1J and over. It was rated in the middle third of the problems surveyed in community forums, except in Macomb County where it was ranked in the bottom third. Agency executives did not agree on the rating of the problem area, with about one-third rating it as not very serious and another third rating it as somewhat serious. Acquiring services for the elderly impacts both elderly persons and their caregivers, who are often their adult children. As the number of persons over age 65 continues to increase, the demand for in-home services as alternatives to institutionalization are likely to increase. 14 As of February 1993 0 �wwws �With Special Thanks to Volunteer Leadership We gratefully acknowledge the time and energy involved in making this report possible. During the past year, the volunteers listed below have spent countless hours on the community needs assessment project. Community Needs Assessment Partnership Myron L. Liner, Ed.D. Vice President - Agency Relations United Way for Southeastern Michigan* Michael Martinez Director of Planning United Way of Oakland County* fdgar A. Scribner, Chairman President Metropolitan Detroit AFL-CIO Council Mariam C. Noland President Community Foundation for Southeastern Michigan* ~amuel Chambers Jr. Director Michigan Department of Social Services - Wayne County W. Calvin Patterson Ill Executive Director McGregor Fund td Fleishmann Detroit Renaissance Inc. Robert L. Queller Vice President-Executive Director Citizens Research Council of Michigan Robert Guerrini Vice President, Business Services Greater Detroit Chamber of Commerce Paul Hubbard President New Detroit Inc.* Gilbert Hudson President Hudson Webber Foundation* Gerald K. Smith Associate Program Director W.K. Kellogg Foundation* Robert W. Spencer President The Detroit Economic Growth Corporation Paul Tait Deputy Executive Director Southeast Michigan Council of Governments Dr. James B. Kenney Pre~dent and CEO Greater Detrort• Area Health Council Glenn F. Kossick fxecutive Director Metro Health Foundation* Dr.lorry ledebur Duector ~enter for Urban Studies avne State University a Dr. James E. Weathers Executive Assistant to the Mayor City of Detroit Geneva Jones Williams President and CEO United Community Services of Metropolitan Detroit Larry Ziff er Director of Planning Jewish Federation of Metropolitan Detroit* *Financial contributors 15 �Volunteer Committees continued Community Needs Assessment Partnership Data Committee Paul Good, co-chair Research Director Citizens Research Council of Michigan Dr. Mary Sengstock, co-chair Professor of Sociology Wayne State University Paul Ballew Economist Economic Research Division Federal Reserve Bank of Chicago Paul Moore Director of Operations Analysis Michigan Department of Social Services - Wayne County Neva Naham Program Director Survey and Evaluation Services Center for Urban Studies Wayne State University Mark Neithercut Director Michigan Metro Information Center Wayne State University Patricia C. Becker Senior Research Associate Jewish Federation of Metropolitan Detroit Dr. Juliette Okoti-Eboh Chief, Social Planning and Development Assistant Planning Department City of Detroit Abel Feinstein Economist Michigan Employment Security Commission Gary Petroni Director of Research Greater Detroit Area Health Council Lindson Feun, Ph.D. Consultant - Research and Evaluation Oakland Schools James B. Rogers Manager of Data Center Southeast Michigan Council of Governments Andrew Gatewood Director of Research United Community Services of Metropolitan Detroit Ron Ropke Director of Data Services and Community Needs Assessment Partnership United Way for Southeastern Michigan Phyllis Johnson Associate Program Director W.K. Kellogg Foundation Vincent Kountz U.S. Bureau of the Census CAPP Winston Lang Director Human Rights Department City of Detroit Michael Martinez Director of Planning United Way of Oakland County 16 Wade Shull Economist Michigan Employment Security Commission Jack Steiner Research Director Greater Detroit Chamber of Commerce Steve Van Der Ploeg Manager Economic Analysis Michigan Bell Telephone co. Horacio Vargas Jr. Assistant to the President New Detroit Inc. �Volunteer Committees continued community Needs Assessment Partnership communications Committee Jomes August, co-chair President ~tone, August, Baker Communications Companies Geneva Jones Williams, co-chair President and CEO United Community Services of Metropolitan Detroit unda Clark ~upervisor, Public Access ~arden Cablevision Joe Cobb Regional Vice President Chilton Publishing Charlotte Dubin Communications Director Jewish Federation of Metropolitan Detroit Renee Farris Director, Community and Technical Assistance iew Detroit Inc. Michelle Hicks Agency Relations Associate United Way for Southeastern Michigan Jan Hubbard Marketing Communications Director nited Way of Oakland County Daphne Hughes News Manager WDIV, Channel 4 Gail A. Kaess Senior Research Analyst Wayne County Glenn F. Kossick Executive Director Metro Health Foundation Melissa Motschall Director, Communications Center for Urban Studies Wayne State University Georgella Muirhead Director of the Department of Public Information City of Detroit Tom Pride Associate Vice President-Communications Health Alliance Plan Alvina Ramsey Deputy Director of Community Funding and Technical Assistance New Detroit Inc. Donn Shelton Director of Communications Southeast Michigan Council of Governments Mary Solomon Smyka Assistant Director-Communications United Way for Southeastern Michigan Horacio Vargas, Jr. Assistant to the President New Detroit Inc. Patricia Williams-Taitt Communications Director Detroit COMPACT 17 �Volunteer Committees continued Community Needs Assessment Partnership Steering Committee Members Edgar A. Scribner, Chair President Metropolitan Detroit AFL-CIO Council W. Calvin Patterson Ill Executive Director McGregor Fund Paul Hubbard President New Detroit Inc. Dr. James E. Weathers Executive Assistant to the Mayor Glenn K. Kossick Executive Director Metropolitan Health Foundation Michael Martinez Director of Planning United Way of Oakland County 18 Geneva Jones Williams President and CEO United Community Services of Metropolitan Detroit Larry Ziffer Director of Planning Jewish Federation of Metropolitan Detroit �Special thanks to the following individuals who wrote or played other major roles in preparing this report: Survey Summaries & Methodology Undo Remington Community Profile Patricia Becker Abel Feinstein Gary Petroni Paul Good Mary C. Sengstock Graphic Design/Layout Rebecca Turner Editing Mary Solomon Smyka Elaine Mccree Michelle Hicks Ron Repke Typing Cathy Jackson Gwen McNeal Joyce Sampson 19 � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Wyckoff Planning and Zoning Collection Creator An entity primarily responsible for making the resource Planning & Zoning Center (Lansing, Mich.) (Organization) Wyckoff, Mark A. Description An account of the resource Municipal master plans and zoning ordinances from across the state of Michigan, spanning from the 1960s to the early 2020s. The bulk of the collection was compiled by urban planner Mark Wyckoff over the course of his career as the founder and principal planner of the Planning and Zoning Center in Lansing, Michigan. Some additions have been made to the collection by municipalities since it was transferred to Grand Valley State University. Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1960/2023 Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Subject The topic of the resource Michigan Comprehensive plan publications Master plan reports Zoning--Michigan Zoning--Maps Maps Land use--planning Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Identifier An unambiguous reference to the resource within a given context RHC-240 Format The file format, physical medium, or dimensions of the resource application/pdf Type The nature or genre of the resource Text Language A language of the resource eng Text A resource consisting primarily of words for reading. Examples include books, letters, dissertations, poems, newspapers, articles, archives of mailing lists. Note that facsimiles or images of texts are still of the genre Text. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context Detroit_Findings-Summary_1993 Creator An entity primarily responsible for making the resource Community Needs Assessment Partnership Date A point or period of time associated with an event in the lifecycle of the resource 1993 Title A name given to the resource A Closer Look: Summary of Findings Description An account of the resource A Closer Look, A Summary of Findings: An Assessment of Major Local Issues Affecting Metropolitan Detroit was prepared in 1993 by the Community Needs Assessment Partnership. Subject The topic of the resource Sociology report Detroit, Michigan Wayne County (Mich.) Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Type The nature or genre of the resource Text Format The file format, physical medium, or dimensions of the resource application/pdf Language A language of the resource eng Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/083d1a4412c835cc07bae2f28a739a76.pdf 188d1626002c58c95390585d25035ebb PDF Text Text 1990 Census Subcommunity Profiles for the City of Detroit October 1993 Southeast Michigan Census Council, Inc. Michigan Metropolitan Information Center, Center for Urhan Studies, Wayne State University United Community Services of Metropolitan Detroit �$15.00 1990 Census Subcommunity Profiles For the City of Detroit October 1993 Southeast Michigan Census Council, Inc. 17321 Telegraph Road, Suite 204 Detroit, MI 48219-3143 (313) 535-2077 Michigan Metropolitan Information Center Center for Urban Studies Wayne State University Detroit, MI 48202 (313) 577-8359 United Community Services of Metropolitan Detroit J212 Griswold Detroit, MI 48226-1899 (313) 226-9409 I I Project funded by NBD Bank, N.A. WSU/CUSIMIMIC-SEMCC-UCS SUBCOMMUNITY PROF1LES I �CONTENTS t F~"\ PI c:. .. .. ,,.j • ::-:· .... :1. - ~~ .'OF c: _!~ L :--, !nc. • • -- . . . 1 • __ Page PREFACE ................................................................................................ iv TABLE 1 GENERAL POPULATION CHARACTERISTICS ................ 1 TABLE2 SOCIAL CHARACTERISTICS .............................................. 7 TABLE3 INCOME AND POVERTY CHARACTERISTICS .............. 13 TABLE4 LABOR FORCE CHARACTERISTICS ................................ 19 TABLES GENERAL HOUSING CHARACTERISTICS ..................... 25 TABLE6 SELECTED HOUSING CHARACTERISTICS .................... 31 APPENDIX ................................................................................................ 37 GLOSSARY ............................................................................................... 01 SUBCOMMUNITIES IN THE CITY OF DETROIT: 1990 MAP WSU/CUS/MIMIC-SEMCC-UCS SUBCOMMUNITY PROFILES �PREFACE This report, presenting 1990 census data for UCS Subcommunities in the City of Detroit, has been prepared cooperatively by the Southeast Michigan Census Council (SEMCC), Wayne State University/Center for Urban Studies/Michigan Metropolitan Information Center (MIMIC), and United Community Services of Metropolitan Detroit (UCS). It should be noted that data percentages may not add to 100 percent due to rounding. Funding for creating the report was provided by NBD Bank, N.A. For further information on the UCS subcommunity system, see United Community Services of Metropolitan Detroit, "Subcommunities in the City of Detroit, 1990," 1992. Copies are available from the UCS Resource Center (313-226-9409). In addition to the UCS Subcommunity data presented in these pages, similar data can also be prepared for any geographic area aggregated from census tracts, zip codes, or minor civil divisions. For further information on obtaining a custom geographic area profile, contact the Southeast Michigan Census Council (313-535-2077) or MIMIC (313-577-8359). i J I WSU/CUSIMIMIC-SEMCC-UCS iv SUBCOMMUNITY PROFILES I I �TABLE 1. GENERAL POPULATION CHARACTERISTICS SUBCOMMUNITIES OF DETROIT Total Population White, non-Hispanic Black, non-Hispanic Other, non-Hispanic CITY OF DETROIT AIRPORT BAGLEY 1,027,974 212,278 774,529 12,694 18,418 1,946 16,102 266 21,045 333 20,519 88 ..Hispanic .................................................................................................................................. 28,473... .. ..............!.~... % Black 76% 88% 3% 1% % Hispanic % 17 Years and ymmger % 60 Years and older % 65 Years and older Median Age FAMILY AND:HOUSEHOLD CHARACTERISTICS 29% 16% 12% 30 .Jt:·· .. ··. =:-::;=:::nt Total Families Total Househol~ · ··· ..... · % Househo)ds with head 65 years+ % Households with 1 or more persons 65 years+ :::,: . . . .·· 244,327 374,057 22% 25% 4,203 5,769 19% 22% 10,032 112 9,823 36 BRIGHTMOOR BROOKS 19,042 6,134 12,406 262 35,643 8,133 26,741 208 BURBANK 27,520 13,392 13,359 487 CENTRAL 20,784 1,140 19,372 150 ................!Q~.... ...................~!.... ................?.19......................~~!.... ................?.!!.?.....................!.~~.... 35% 12% 9% 26 I:,: :::.:·· . . •.•·,t· BOYNTON 98% 0% 98% 1% 65% 1% 75% 2% 49% 1% 94% 1% 23% 20% 14% 36 23% ·28% 20% 36 37% 8% 6% 24 33% 12% 9% 35% 13% 10% 26 22% 24% 19% 36 ·•.·. /::·\: :}}{ : ::,:.·. :.: ·\ f)F:'tt=)·::·:. ·:./:·.· ¥{\:\:: .·..;.;;..·,··. \t :·r):·:•:•:•.:r·•::,··::,:,:. E:::: .. 5,485 7,152 23% 28% 2,632 3,634 39% 43% 4,665 6,633 11 % 13% 27 :f)/' .· 8,804 12,363 16% 19% 6,790 9,365 20% 23% 4,145 9,09T .. 29% 33% .. %.Households with. 1 .or.more persons 60 years+ ..............................................................33% .................. 30% .................. 39% .................. 55% .................. 19% .................. 25% .................. 28% .................. 4~:!.~ % of population in group quarters 2% 1% 2% 1% 0% 1% 0% 3% . _._,.,.,.•.• · -· · >=·;::iiir:r . ,., , : :- ,. •= :-,-, ftt .. : •. _.,. -. : ·'={\fa, :: ,. % Living with two parents % Living with one parent % Living in other household type HOUSEHOLD TYPE AND RELATIONSHIP(% distribution). Married Couple Household With Child(ren) No Children Family, Femai~ "ii~~;h~lder WithChild(ren) No Children Other Househ~id.;ith.2 or more persons One Person Household WSU/CUS/MIMIC - SEMCC - UCS 32% 50 18 ..:•: :,,:-: __ :·,· ..·. 22% 57 22 39% 34 27 28% 40 32 29% 61 11 32% 54 14 36% 52 12 17% 56 27 25% 13% 12% 41 % 32% 9% 11 % 23% 43% 18% 25% 29% 17% 12% 9% 20% 37% 13% 24% 29% 18% 11 % 27% 16% 11% 37% 31% 6% 12% 24% 32% 17% 15% 35% 27% 8% 9% 25% 36% 19% 17% 30% 24% 6% 11 23% 14% 5% 9% .'/}'.:.,, ...: 30% 15% 15% 30% 22% 8% 11 % 30% 9% 25% ················26q; 17% 9% ti; ..................°i"3% 47% DETROIT SUBCOMMUNITIES �TABLE 1. GENERAL POPULATION CHARACTERISTICS CENTRAL CERVENY BUS. DIST. SUBCOMMUNITIES OF DETROIT POPULATION, RACE AND HISPANIC ORIGIN .. ·-:•: .. •: .. •: ··:•: CHADSEY 1·•::,:· : CHENE .•>>.:: ·•...•:··•:::··· ·:: ':'.• ..;_.. . -~ ... CLARK PARK CODY .. ··::: .... CONNER CONDON •:•: •:.••:'·. -- .., •'.'· ...: .,;-· 8,146 21,950 36,758 22,230 15,208 17,630 24,545 11 ,699 2,314 869 3,319 14,912 1,647 6,969 6,594 2,750 5,539 20,904 2,923 13,354 32,578 2,466 17,195 7,641 147 83 330 649 116 408 429 157 146 94 212 91 327 .. Hispanic .................................................................................................................... ........................... ........................... ............ 4,065 ___ ··························· .............7,787 ... ........................... ............ .1 ,151.... ··························· 68% 96% % Black 14% 89% 88% 15% 70% 66% 2% 0% % Hispanic 18% 1% 1% 44% 1% 10% Total Population White, non-Hispanic Black, non-Hispanic Other, non-Hispanic AGE.CHARACTERISTICS . :•· <: .::·-·• '.··'.•'.••••.•.··.::.+x(·' · :•:•_·::·:··: ::C: ,. ,: ·::,:::: ..· :·•?:::\:_?' \. ?:':':'=?? :-· .. '.,:: > ···:·-·--·· 6% 17% 12% 37 % 17 Years and younger % 60 Years and older % 65 Years and older Median Age FAMILY:-AND HOUSEHOLD CHARACTERISTICS ·:.J:l•L\/ :::/? Total Families ............................................................................................................. Total Households % Households with head 65 years+ % Households with 1 or more persons 65 years+ .::::: •.-:•:• •:;:•: ... ....:·· >:·:.:;:::: 31% 10% 7% 29 -.·. . . • ' . •:;•: Married Couple Household With Child(ren) No Children ......................................................................................................................................... Family, Female Householder With Child(ren) No Children ........................................................................................................................................... Other Household with 2 or more persons One Person Household WSU/CUS/MIMIC - SEMCC - UCS :=-::;:::::::::•.,:', ·,:-:-: ···: ·: 31% 20% 16% 30 :., .. tr'••:•· . \ 1t=';'":-/\ ,::..·- _.·.•:,. 30% 14% 10% 29 .·,::• '. ·.• 32% 10% 8% ,:,:'·-· •.•. 40% 7% 5% 23 29% 22% 17% 32 27 ..,:,::•·· !(\:/";•..·.;.:• . .··-: ..•:-:,: ... .:,·:,::.::·:=·•::::•··. ··:: 8,122 10,888 5,330 6,087 4,328 8,999 25% 10% 29% 33% 19% 14% 28% 13% 33% 37% 22% 16% 35% 18% 41% 31% ......................... 46% 21%~. ........................... ··························· ··························· ··························· ··························· 0% 0% 3% 0% 4% 0% -:;/\:'.:::. HOUSEHOLD TYPE AND RELATIONSHIP(% distributionf /·· .· 31% 17% 13% 29 . ::;::;::,.:._. % Living with two parents % Living with one parent % Living in other household type .. •::• • . :-::-: 967 5,428 ............. 3,334_ .. ............ 3 ,729 ... ............. 6,124 ... .. .......... 2,620 ... 8,388 ·······•··················· ............. 5,401 ... ········•·················· ··························· 4,527 7,226 19% 11% 20% 15% 27% 21% .. % _Households_ with_ l _or _more _persons. 60_ye~~:+.......................................... ··························· ··························· 23% % of population in group quarters 1% UVING ARRANGEMENTS OF '.CHILDREN ::;:::,'('.{(]/: ··:-::</ '• .· .· 25% 49 25 "}\-::::,:, -:::· 39% 42 19 -:•· ·: 12% 36% 2% 21% 10% 15% ········•·················· ··························· 6% 33% 3% 24% 3% 9% ............................ ··•························ 9% 9% 72% 22% 2 42% 47 11 ::."·;::(' .. .. •,•• .•.·,;. '· . .. .• .··••'••·· 14% 59 27 44% 43 13 '::, ,: .•, ·:.. ··•••:t?: 42% 46 12 34% 16% 31% 35% 17% 7% 18% 20% 17% ..................... 9'1o 13% 15% ........................... ··•························ ··························· 27% 39% 23% 28% 20% 28% 17% 22% 7% ...................11% 6% .................... 6% ........................... ··························· 12% 14% 13% 10% 28% 32% 32% 27% ·.· 27% 57 16 22% 55 23 .-;•,•·.: 21% 9% 12% ··························· 32% 22% 10% ........................... 13% 34% 27% 17% 10% 44% 37% 7% 10% 19~ DETROIT SUBCOMMUNITIES I I I 'I I �TABLE 1. GENERAL POPULATION CHARACTERISTICS DAVISON SUBCOMMUNITIES OF DETROIT .. POPULATION~RACE AND HISPANIC ORIGIN .......· ::.:' :::,:. : .. .•·. DELRAY/ SPRNGWLS , DENBY DURFEE EVERGREEN EAST RIVERSIDE FINNEY GRANDMONT ····· . •·. •· 19,660 28,743 22,349 29,470 10,443 35,470 31,196 24,445 6,754 18,160 10,925 1,617 4,100 380 16,144 1,078 12,234 3,022 28,904 8,649 30,891 10,853 14,305 23,128 478 587 90 267 316 86 402 133 194 255 96 91 212 345 106 .. Hispanic ..................................................................................................................... ........................... ............. 6,974 ... ........................... ........................... ··························· ........................... ··························· ··························· 62% 11% % Black 49% 83% 87% 46% 98% 95% 1% 24% 1% 0% 1% 1% % Hispanic 1% 0% Total Population White, non-Hispanic Black, non-Hispanic Other, non-Hispanic AGE CHARACTERISTICS I•·:'.:'.'"=\;:;::t::.:;\ :I/i .:"":::://, H?( :',/:\. -====rm=·-=· •··-•:: ,••·::.::: FAMILY.AND HOUSEHOLD CHARACTERISTICS ·-· 32% 15% 11% 28 : : ·:::,::: \i':":: 1:/_.;t=:: '.::::.:,._._. •·-·'. •• 1 .· : ..,. :-.-:-:-:-::-·-·. 30% 15% 12% 29 ·-·· ❖'· ·-·- 26% 22% 17% 33 -:-::- : .. ·-: ...: 32% 18% 14% 29 % 17 Years and younger % 60 Years and older % 65 Years and older Median Age •. .•. ❖• 34% 13% 9% 27 I ···=-: ... 33% 11% 8% 28 . ..·. .··. •: :;· ... 29% 16% 13% 30 .. .... .. 34% 8% 5% 27 ... : Total Faniilies ............................................................................................................. ............ 4,757 ... ............. 6,806 ... .. .......... 5,526 ... ............. 7,074 ... ............ 2,458 ... ............. 8,781 ... .............7,597 ... ............. 5,942 ... 6,849 10,471 8,312 Total Households 11,837 3,615 11,638 11,389 7,693 27% 21% 22% 28% 18% 13% % Households with head 65 years+ 21% 11% 31% 24% 25% 32% 21% 15% % Households with 1 or more persons 65 years+ 24% 14% 32% 38% 30% 40% 21% 29% 29% 21% .. % .Households. with. 1. or more persons. 60years+.......................................... ··························· ··························· ··························· ··························· ··························· ··························· ··························· ··························· 0% 0% 0% 1% 0% % of population in group quarters 2% 1% 0% LIVING ARRANGEMENTS OF CffiLDREN : -= >t >::.,/tr.,.,. ·=>t •. ::. ·= ,.. ,•::,:-:,: 29% 54 17 % Living with two parents % Living with one parent % Living in other household type HOUSEHOLD TYPE AND RELATIONSHIP(% distrlbutlon) .·. ::,:;::,, . ::•.-:-::-:• •. ·-··= 43% 46 11 ..•.•· 52% 36 12 : : ·: 17% 59 24 3 .. .· ..·. ... · ... =··.······•:•. ·.• 21% 58 21 -: .·' ·- ... ·:: .. ·:• 39% 46 15 48% 40 12 32% 50 19 ·. .. .. 28% 32% 40% 20% Married Couple Household 13% 18% 22% With Child(ren) 7% 15% 14% 18% 13% .. No Children .............................................................................................................. ........................... ........................... ........................... ........................... 35% 27% 21% Faniily, Female Householder 34% 26% 20% 15% With Child(ren) 24% 9% ........................... 7% ........................... 6% ........................... 10% .. No Children .............................................................................................................. ........................... 12% 12% 11% Other Household with 2 or more persons 10% 25% 30% 28% 36% One Person Household WSU/CUS/MIMIC - SEMCC - UCS ·= ·~'-:- .-,:.-.· 24% 36% 39% 33% 12% 22% 21% 20% 12% 14% 18% ........................... ··························· ··························· ...................13% 33% 39% 22% 37% 30% 26% 16% 29% 7% 9% ........................... 6% ..................... 8% ........................... ··························· 11% 10% 12% 10% 27% 21% 27% 19% DETROIT SUBCOMMUNITIES �TABLE 1. GENERAL POPULATION CHARACTERISTICS GRANT SUBCOMMUNITIES OF DETROIT .·. POPULATION, RACE AND HISPANIC ORIGIN : ,. .... ,.: .•. GREENFIELD HARMONY VILLAGE ,:-: . '.· .. INDIAN VILLAGE .·,:• .. .. JEFFRIES KETTRNG/ BUTZEL :-•. ..·. LAFAYETTE .. •;- :•:-~ ·:• MACK . :•'.•. ·,:: ,: 12,427 28,801 35,193 5,439 9,183 31,261 8,514 22,598 3,456 1,559 587 2,333 1,705 1,838 1,268 1,195 8,644 26,871 34,326 2,957 6,942 29,303 7,142 21,150 201 201 115 80 127 117 90 87 126 170 165 69 276 90 136 ........................... 90 ........................... .. Hispanic ..................................................................................................................... ··························· ··························· ........................... ·························•· ··························· ··························· 70% 94% 98% % Black 55% 76% 94% 94% 84% 1% 1% 0% % Hispanic 1% 3% 0% 0% 1% Total Population White, non-Hispanic Black, non-Hispanic Other, non-Hispanic AGE CHARACTERISTICS . . ·"·.··.·.-: · • ·.·:::/:\{.//{ ., \? >Ai........ .•>: ;.;: ;.· •: .;: ...·.·-: ·••,•: : :,:.•:•.,.·.::-· ,·:'. ;.: ·'. 32% 14% 11% 28 % 17 Years and younger % 60 Years and older % 65 Years and older Median Age .· •: 30% 13% 9% 30 1:·r:t . . 30% 14% 9% 29 ·=··-.. 10% 40% 33% 49 ,;. : .<:::::::· ,;.:;:,-·:,:-:-:-: .. .. ·.-:, ... ·:._ FAMILY AND HOUSEHOLD CHARACTERISTICS::.":::(:/·.·...: .-. :.).• ·.•:- .. '\.-... .. } 3,052 7,218 Total Families 8,603 999 ···································································································•·····•···•··························· ........................... ··························· ··························· ··························· 4,341 9,699 Total Households 11,550 •: -- :,: ,; -_ : : 20% 17% 24% 20% 30% 27% .. % Households_ with. 1. or more persons_ 60_ye;~.~±.......................................... ··························· ··························· 0% % of population in group quarters 2% ·•: .. ,,. ·.·,· . ,: Married Couple Household With Child(ren) No Children ........................................................................................................................................... Family, Female Householder With Child(ren) No Children ......................................................................................................................................... Other Household with 2 or more persons One Person Household WSU/CUS/MIMIC - SEMCC - UCS 25% 26% 20% 34 36% 10% 7% 18% 31% 25% 42 .:. 3,241 17% 40% 21% 42% 30% 50% ··························· ··························· 1% 4% I 25 ·, ............ _l,834 ... ............. 6,750 ... ............ _l,827 ... ............. 5,021 ... 7,649 4,307 10,937 4,850 14% 33% 33% 36% 17% 36% 37% 38% 24% 45% ............................ 46% 46% ············· .............. ·············••+.••······· 1% 3% 7% 2% -:• :•. •,•, :•: 36% 48 15 ::: 24% 26% 20% 35 I •• •:❖ ·.• :: ·•··: % Living with two parents % Living with one parent % Living in other household type HOUSEHOLD TYPE AND RELATIONSHIP.(%::distrlbµtion) - - % Households with head 65 years+ % Households with 1 or more persons 65 years+ LIVING ARRANGEMENTS O'fi\ CHILDREN ; /{tf?tit:\:.:: ,: ·'. : 37% 44 19 24% 51 26 ·.··. . ,'.•.•···· 43% 36 21 ··::):-:,:: ;: 34% 36% 29% 20% 18% 20% 14% 5% 16% 16% 15% 15% ........................... ··························· ··························· ··························· 29% 33% 39% 9% 22% 24% 28% 4% 7% .......................... 9% .................. 11 o/'o ..................... 5% ··························· 11% 9% 10% 8% 25% 22% 22% 63% 4 : 20% 61 20 :·'• .. ... ... 15% 55 29 21% 61 18 ,.· .. :, 17% 63 20 ·•.: 12% 21% 6% 8% 6% 13% ............................ ····················•······ 26% 35% 18% 24% 8% 11% ··························· ··························· 11% 12% 51% 33% 18% 15% 10% 4% 8% 11% ··························· ··························· 42% 20% 34% 13% 8% 7% ··············••*••········ ··························· 10% 6% 30% 58% DETROIT SUBCOMMUNITIES I ' " " Ill �TABLE 1. GENERAL POPULATION CHARACTERISTICS MACKENZIE SUBCOMMUNITIES OF DETROIT MCNICHOLS MOUNT OLIVET NOLAN PALMER PARK PEMBROKE PERSHING _,: --• POPULATION, RACE AND HISPANIC ORIGIN .. Hispanic ..................................................................................................................... % Black % Hispanic .::: •,•,•: ··-· : 41,781 1,267 40,135 169 210 Total Population White, non-Hispanic Black, non-Hispanic Other, non-Hispanic AGE CHARACTERISTICS REDFORD ··························· ··························· 96% 1% .. I• 29,650 12,586 15,305 1,382 377 ........................... 97% 0% 1: .•,·•:,• •.• -: -•: 12,777 223 12,403 95 56 52% 1% ...·,: ·- •:·=•-::•·•:.•. : ,· 23,841 2,022 21,425 187 207 21,870 386 21,286 81 117 12,237 2,078 9,812 188 159 22,476 3,223 18,997 110 146 23,443 12,718 9,935 445 345 ··························· ··························· ··························· ··························· ··························· 81% 1% 90% 1% I •.•:•. 98% 1% 85% 1% 43% 1% -.-. -- % 17 Years and younger % 60 Years and older % 65 Years and older 30% 15% 10% 27% 21% 15% 32% 15% 12% 30% 17% 13% 21% 12% 8% 22% 21% 15% 28% 20% 15% 26% 14% Median Age 29 32 28 30 34 37 32 31 FAMILY AND HOUSEHOLD CHARACTERISTICS ,· . 11% ·--· 1 .' ·- ' Total Fainilies ............................................................................................................. .......... 10,293 ... ............. 3,174 ___ .............7,252.... ............. 5,994 ___ .. .......... 2,941.... ............. 5,938 ___ .. .......... 5,732____ ········--···5,748 ___ 14,125 4,722 8,121 10,471 8,163 5,005 7,807 Total Households 9,523 18% 28% 21% 25% 11% 26% 27% % Households with head 65 years+ 18% 22% 32% 30% 24% 15% 29% 31% % Households with 1 or more persons 65 years+ 20% .. % _Households. with. 1_ or _more persons. 60y_e,~-~±.......................................... % of population in group quarters 30% 42% 30% 22% 40% 38% 39% 25% ··························· ........................... ··························· ··························· ........................... ··························· ··························· ··························· 1% 1% 0% 0% 0% 0% 2% 1% 36% 37 26 35% 45 20 54% 35 11 40% 15% 19% 25% 22% ........................... ··························· 27% 14% 36% 16% 20% ........................... 38% ..· • LIVING ARRANGEMENTS OF CHILDREN % Living with two parents % Living with one parent % Living in other household type 23% 21% 46% 55 23 51 28 41 13 26% 54 20 61% 26 13 38% 32% 20% 14% 18% 18% ··························· ··························· 26% 36% 19% 26% 7% ........................... 10% ··························· 11% 9% 26% 23% 41% HOUSEHOLD TYPE AND RELATIONSHIP(% distribution) 29% 26% 13% 10% 16% 16% ........................... ........................... 38% 35% 28% 24% 10% ........................... 11% .. No Children............................................................................................................... ........................... 10% 10% Other Household with 2 or more persons 23% 28% One Person Household Married Couple Household With Child(ren) No Children ........................................................................................................................................ Fainily, Female Householder With Child(ren) WSU/CUS/MIMIC - SEMCC - UCS 5 19% 19% ··························· 31% 18% 9% 16% 21% 12% 11% 5% 10% 6% ··························· ........................... ........................... ··························· 11% 9% 9% 12% 35% 24% 23% 33% DETROIT SUBCOMMUNITIES �- TABLE 1. GENERAL POPULATION CHARACTERISTICS SUBCOMMUNITIES OF DETROIT ROSA PARKS POPULATION, RACE AND HISPANIC ORIGIN<,_.: · ·:•.: \. :: _-'.:'.'':>() ·::' -·-:-::' Total Population 28,986 White, non-Hispanic 662 Black, non-Hispanic 27,795 Other.non-Hispanic 293 ROSEDALE PARK ROUGE .. ·::,:::.,:· ..•·. ·. 19,985 3,937 15,658 213 ST.JEAN ·•· ·-·•: STATE FAIR .-.. TIREMAN UNIVERSITY :-. .•. : :=:~ 24,731 18,698 4,735 376 23,265 662 22,471 55 WINTERHALTER 11,812 5,273 5,980 301 26,325 344 25,770 84 16,692 4,318 10,684 1,451 22,261 218 21,895 71 .. Hispanic ..................................................................................................................... ................ 236 ... .................177... ................ 922....................... 77 ... ................ 258 ... .................127 ...................239 ...................... 77 .. . %Black 96% 79% 19% 97% 51% 98% 64% 99% 1% % Hispanic 1% 4% 0% 2% 0% 0% 1% ...-.-:·:.·.. AGE CHARACTERISTICS ',,,: 26% 24% 18% 33 % 17 Years and younger % 60 Years and older % 65 Years and older Median Age FAMILYANDHOUSEHOLDCHARACTERISTIC:S\•'=(··.:::{J /-: 32% 9% 6% 30 .•.. •'.·•· -: ,<· .. ;.:,::,.· ..( ·••.•:--:-: ;:;-: : . :-:-. I···· .-. -::- 26% 20% 16% 32 t·•: :::- ...., ':'·. :-::-:: 29% 20% 15% 31 .. 36% 12% 9% 26 :fL.·::,: .• ... ·•.•· .. · : :- ·.• :-: 29% 21% 16% 31 .-.•.· 27% 21% 15% 32 12% 25% 20% 38 I ·< .. -:. .. •· .. Total Families 6,654 5,136 6,589 5,257 2,584 6 569 2 065 5 441 Total. Household; .. ····................................................................................................. ...........j 1,686 ... ············· 6,546 ... ............ 9,587 ................ 8,280 ... ............ 3,856 ··· ............. 9:709... ············ 9:578 ................ 8:986··· % Households with head 65 years+ % Households with 1 or more persons 65 years+ 31 % 35% 11 % 14% ...% Households. with. 1. or more persons. 60.years+............................................................ ~}%. ................. )?..'!.~ % of population in group quarters 1% 0% LIVING ARRANGEMENTS OF CHILDREN .·_.;.;:.} :' ? { .. >:}· i.:: 28% 31 % 26% 30% 19% 22% 28% 29% 0% 3% I% ·. :.:': 1% .· .·• : :;>: .· 11 % I% ··-.,: % Living with one parent % Livin~ in other household type HOUSEHOLD TYPEAND RELATIONSHIP (% .distribution) :: 16% 60 24 , 61% 27 12 ·:,,: .· ._ 59% 31 10 16% 59 26 42% 47 11 18% 59 23 25% 55 19 )/ ,:;:.. Married Couple Household With Child(ren) 18% 7% 51 % 32% 46% 21 % 20% 8% 30% 19% 24% 9% 8% 3% % Living with two parents 24% 28% ................. }?.~~ ................. )9% .................. 30% .................. 42% .................. 36% ................. )7% ... } 30% 34% 16 62 22 . •.• 22% 8% F~ft}t:1!:i~•H•~~~h~i•d~~••••••••••••••••••••••••"••••••••••••••••••••••••••••n••••••••••••••••••••••••• ••••••••••••••••••½~:: ••••••• .. ••••••••••ti: ••••••••••••••••••}~: ••••••••• .. •••• . ••ll;; . .•••••••••••••••½li ••••••• .. ••••••••••jl;; ••••••••••••••••••iii •••••••••••••••••••jt:: With Child(ren) 25% 27% 7% ttfNt:::~1d·;·ith·2·;;·~~;~·~~~~~··········................................................. ··················-1·ii ..................... I: ..................iii··············..···~~: .................. iii ···················i·i·: ...................i.1i 24% One Person Household 28% 28% 68% 35% WSU/CUS/MIMIC - SEMCC - UCS 23% 15% 38% 18% 6 11 % 26% 27% 31% 16: DETROIT SUBCOMMUNITIES " �TABLE 2. SOCIAL CHARACTERISTICS CITY OF DETROIT SUBCOMMUNITIES OF DETROIT . PLACE OF BIRTH (% distribution) ·•: .. .. ... ·••:. BAGLEY :·_::· -- BOYNTON BRIGHTMOOR 66% 31 3 ..;,:, ..... ·-· .•. •.••-••.• .· ·'- ·, ; • . ..---:=.· .: ·.-.·.· LANGUAGE SPOKEN IN HOME BY AGE ·(% distribution) . ::·-:.::.:b::_..,..,.-: 51% 14 6 28 382 ':' •::-::•: ··=. 55% 45 1 61% 38 1 70% 28 3 77% 18 4 -:•: :: . .: :? ·-·-·_- 56% 43 1 : 10% 23 15 53 229 -:•:,:.-:•·•:_ ... CENTRAL .,. 74% 24 2 ·o::=:::_:::r·:.·: ::·:::'::: 37% 21 9 33 34,490 1980 or later 1970 to 1979 1960 to 1969 Before 1960 Total Foreign Born BURBANK :, 65% 33 2 ·-:-·-· BROOKS 1-•• -. :,; Michigan Other Native Born Foreign Born YEAR OF ENTRY:(% of Foreign Born) ·,. AIRPORT ·=· 47% 12 6 35 346 6% 55 8 31 65 33% 17 7 43 948 ·=· -:-: 25% 19 7 50 1,225 30% 30 6 34 282 •: . .- - .•. . ·--·• ,: IAge 5 lo 17 years Speak only English Other language, Speak English well 94% 96% 96% 96% 98% 96% 95% 95% 4 5 2 3 3 3 5 5 1 0 1 0 1 1 0 0 ..Do.Not_Speak_English well ................................................................................... .......................... ··························· ........................... ··························· ........................... ··························· ........................... ··························· !Age 18 years and older 92% 96% 92% 97% 98% 95% 92% Speak only English 96% 7 7 4 2 1 5 8 Other language, Speak English well 4 1 0 I 1 1 0 1 Do Not Speak English well 0 .... .. . .. SCHOOL ENROLLMENT:(Persoos·3 years and older) : Preprimary school Elementary or high school % in private school College 18,223 206,424 13% 65,720 431 4,591 5% 727 12% 26 28 HiJ!.h. school .~raduate_or GED ................................................................................ ............................ 25 1 to 3 years of college 10 College graduate 17% 39 27 ··························· 16 2 •.· YEARS OF SCHOOL COMPLETED ( % of persons 25 yrs. +) of-persons 5 years and older) Same house Elsewhere in Michigan Outside Michigan WSU/CUS/MIMIC - SEMCC - UCS •. .. ·,; - 175 1,676 6% 483 283 3,558 17% 1,979 425 4,429 8% 1,188 561 7,933 12% 2,099 562 6,260 18% 1,356 ... .·. 8 years or less 1 to 3 years of high school RESIDENCE IN ·198S (% . •· ,: ··= ..-··=:::;::·••:;•.:-:.<·..·· ·•--:•.·.·•·::_:-::,·. •.· ,·•.· .• ···········••., . 8% 10% 5% 17% 10% 15% 24 28 25 18 26 26 25 ........................... 33 ........................... 33 ........................... 29 ........................... 35 25 ........................... ················'"••········ 25 27 35 25 24 24 7 16 5 5 6 10 •.:;\:'=j- . { .-.·•.•:-:--.-:- - 60% 36 4 64% 33 3 7 205 3,286 8% 1,351 75% 23 2 :·:·:::::,•·.•.·•.. ·.- :::_.;:_ 79% 19 2 39% 55 7 -.~::::.::·:·-•.::._•·:··:-::-:-.-..:·_-: .. .... - .. .··•::, 57% 39 4 . "::: 48% 48 4 56% 41 3 DETROIT SUBCOMMUNITIES �TABLE 2. SOCIAL CHARACTERISTICS CENTRAL BUS. DIST. SUBCOMMUNITIES OF DETROIT .-: PLACE OF BIRTH (% distribution) Michigan Other Native Born Foreign Born YEAR OF ENTRY(%ofForeign Born) 1980 or later 1970 to 1979 1960 to 1969 Before 1960 Total Foreign Born ·-·· CERVENY CHENE .. :-. CODY CLARK PARK .. .. ::: ,· .·.... 31% 22 12 35 437 .::.. :.\./::_;'. f:·::t:=},< Speak only English Other language, Speak English well 67% 66% 32 2 12 34% 16 18 32 370 96% 4 97% 2 . ·····,··=· 50% 18 7 25 2,742 . ·•= 72% 24 3 59% 24 15 .-. \ 1/?}·:··_ t·: ;_ :)\i ___ ?·} ( 64% 33 3 20 .·--- .• •.-:: :• 34% 29 13 25 493 11 .. 92% 7 : : :.. ',; .. 65% 33 .--: .-: 50% 21 9 19 763 29% 6 7 58 308 :=t --: ,;:-:-:•··::•: •.·· ·: 72% 26 2 -: ·:\_ 31% 20 9 40 694 : :: . 72% 21 ·.• 27 2,659 :,•; 61% 35 3 -: -:·-·: 36% 26 1, : ·... _,;:_ 59% 36 5 CONNER CONDON ,: :-: •:,: LANGUAGE SPOKEN IN HOME BY AGE"{% distribution) !Age 5 to 17 years CHADSEY -.•. -'.:-:"":·•·: -: •••• .· ,_.•::•._•;,,,:,:'.c"'.:,•:::•, 96% 3 91 % 8 :: ... Preprimary school Elementary or high school % in private school College YEARS OF SCHOOL COMPLETED".(%_ persons 2S yrs.+) 8 years or less 1 to 3 years of high school of -- -.·-.·-·-:•: ·.· .... :' :-: .-. 60 340 11% 722 323 4,870 15% 1,883 . ·- 386 4,308 17% 954 :-: :-: -.- 278 3,096 6% 592 .:-·::- ::·-, I 95% 5 .. Do Not.S_peak .English well .......................................................................................................Q..........................~.........................?. ......................... 1........................ 2......................... 0 ........................ 2 ................................~ . ... Age 18 years and older Speak only English 92% 96% 69% 93% 59% 93% 88% 96% Other language, Speak English well 7 3 24 6 28 6 9 3 Do Not Speak English well 1 1 6 2 13 1 3 1 SCHOOL ENROLLMENT (Persons-J years and older) 'I ' •, ._.·· 322 3,759 9% 784 415 5,286 16% 1,893 227 2,315 9% 508 898 10,105 8% 1,706 23% 34 9% 30 ··- :- -,_:-:-·.· -. -·- 9% 17 7% 21 20% 30 23% 35 25% 30 6% 20 Hi~h.schoolgraduate . or. GED .......................................................................................................................~. ?........................f.~....................... ~.~ ......................... 22 ......................... 25 .......................34 ....................... 25 ...........................f.~.... . 1 to 3 years of college 23 36 15 15 12 30 15 27 College graduate 32 9 4 4 8 1O 3 5 RESIDENCE IN 198S (1/ hf persons;'S ye= ars=-and olde= r) . Same house Elsewhere in Michigan Outside Michigan WSU/CUS/MIMIC - SEMCC - UCS ·- >< .: -b -:-: -· \l= ,(-· --. ., _//_ ' : : ' 28% 62 10 68% 29 3 8 56% 36 8 ./-/\,/}{': :···,•.·.·<::-·· -:,::-.,·.· 58% 39 3 53% 37 10 54% 42 4 .:) 63% 32 5 53% 43 3 DETROIT SUBCOMMUNITIES " �TABLE 2. SOCIAL CHARACTERISTICS DAVISON SUBCOMMUNITIES OF DETROIT PLACE OF BIRTH (% distribution) . DELRAY/ SPRNGWLS DENBY DURFEE EAST RIVERSIDE EVERGREEN FINNEY GRANDMONT •·,; 67% 23 10 Michigan Other Native Born Foreign Born YEAR OF ENTRY (% '. of Foreign Born) . 1980 or later 1970 to 1979 1960 to 1969 Before 1960 66% 24 9 77% 19 3 67% 32 1 59% 40 1 76% 20 67% 32 2 4 1 22% 18 12% 14 23% 29 26 ,; '• Total Foreign Born 69% 28 51% 16 7 26 1,890 29% 25 12 34 2,450 12% 10 15 64 767 15% 36 6 43 232 21% 26 11 41 123 51 839 88% 10 77% 21 95% 4 97% 3 98% 2 97% 2 8 7 67 1,222 22 306 LANGUAGE SPOKEN IN HOME BY AGE (% distribution) IAge 5 to 17 years Speak only English Other language, Speak English well 96% 4 97% 2 .. Do Not.Speak .English well .......................................................................................................~ ......................... ~......................... ~.......................... Q.........................Q..........................~ .........................Q..........................~ ... . IAge 18 years and older Speak only English 80% 76% 94% 97% 95% 95% 92% 96% Other language, Speak English well 16 19 6 3 4 4 8 3 Do Not Speak English well 4 5 0 0 1 1 1 1 ... SCHOOL/ ENROLLMENT (Persons 3 years and older) Preprimary school Elementary or high school % in private school College . ·- ' • 1: ·-· :~ ' ' ,•. 746 5,556 13% 1,121 448 4,338 26% 1,366 511 5,334 9% 1,671 201 2,545 8% 614 565 8,530 13% 2,580 727 5,738 30% 2,042 536 5 ,738 11% 1,828 16% 32 23% 33 6% 20 13% 29 15% 30 6% 20 7% 19 7% 23 YEARS OF SCHOOL COMPLETED (% of persons 25 yrs. +) 8 years or less 1 to 3 years of high school High.schoolgraduate.or GED .................................................................................................. ?:?........................~? .....................~)........................~~...................... ~} ......................}Q _ 1 to 3 years of college 17 14 31 24 23 32 College graduate 6 3 11 8 9 12 RESIDENCE IN198S (% of persons 5 years and older) Same house Elsewhere in Michigan Outside Michigan WSU/CUS/MIMIC - SEMCC - UCS .: 391 4,275 13% 998 . ·.·..•,·. ·. ~- ·-. . ... ::·:: .-..; :-:-·•: ;- 59% 37 40 53% 4 7 9 52% 44 4 59% 38 3 30 16 ' : ~:'.:.. ,:::-•:•:- 32 9 . :-:-··.,·: -· • ..- .................. ~.?. .......................29 .. . 59% 37 4 61% 36 3 53% 43 4 64% 33 3 DETROIT SUBCOMMUNITIES �TABLE 2. SOCIAL CHARACTERISTICS GRANT SUBCOMMUNITIES OF DETROIT PLACE OF BIRTH (% distribution) GREENFIELD HARMONY VILLAGE INDIAN VILLAGE .--:. ,: . ,; ,; '•'•· -:•> ... ••. ..,··· .':.. • :• ..... :- .... LANGUAGE SPOKEN IN HOME BY AGE (% distribution) ,. 0:: :=_. !Age 5 to 17 years Speak only English Other language, Speak English well 1 :c:.·.... _,.;:-- .. :-.- .· 23% 42 6 28 542 33% 32 9 26 630 1980 or later 1970 lo 1979 1960 to 1969 Before 1960 Total Foreign Born 13% 19 3 65 238 56% 41 2 69% 30 12% 25 17 47 211 33% 20 0 .:·:.-:-•, ··=.·· -:-:•: 19% 30 22 30 226 61% 39 1 61% 37 2 •'• 49% 21 5 25 177 .. 96% 4 87% 11 2 and older) ..·. ,,·. . ::-;.-: ;: 0% 6 11 84 176 . 0 47 85 :· [ •:·· .. Do Not.Speak: _En~lish well ...................................................................................................... }.......................... SCHOOL ENROLLMENT(Persons 3 years 55% 40 4 le" ··:·t 87% 12 !Age 18 years and older Speak only English Other language, Speak English well Do Not Speak English well 63% 36 1 ·-· •. _:,; 65% 33 2 MACK :, .. 70% 24 5 : .-::;"••'"•:·. LAFAYETTE ,: ·.• Michigan Other Native Born Foreign Born YEAR OF ENTRY(% ofForei2n Born) KETTRNG/ BUTZEL JEFFRIES 97% 3 :: 95% 5 .. ·.·.· : 92% 6 ,·• 97% 2 94% 6 99% 1 g.........................Q......................... g........................ 2......................... 0 ....................... o.........................0 ... 96% 4 0 97% 3 1 95% 4 1 94% 6 1 97% 3 0 95% 4 1 97% 3 0 · .· ·-· Preprimary school Elementary or high school % in private school College .; 126 2,493 11% 621 . 578 6,359 16% 2,438 602 7,298 9% 2,363 54 415 27% 534 203 1,388 4% 586 501 5,317 5% 1,498 124 1,019 13% 689 385 5,577 5% 1,174 8% 19 9% 29 6% 14 23% 27 19% 32 12% 14 13% 40 : YEARS OF SCHOOL COMPLETED(% of persons 2S vrs. +) . 8 years or less 1 to 3 years of high school 12% 27 •,· Hi~h.school~r~duate.or.GED .................................................................................................. ~.?. ....................... ?.g.......................~.~ ....................... ~.~...................... ~.?. .......................~?....................... }.~.......................~~···· 1 to 3 years of college 25 32 26 28 17 19 28 18 College graduate 7 12 6 35 9 4 27 3 .. : : I'\}(:_-,._::: -:/· RESIDENCE IN 1985 (o/,,:'Jfpersons S years and oldel'.).:: :- ,. . ,.::){::;.,: Same house Elsewhere in Michigan Outside Michigan WSU/CUS/MIMIC -SEMCC - UCS 57% 39 69% 28 4 3 10 68% 30 2 54% 40 6 59% 37 4 65% 33 3 55% 41 4 59% 38 2 DETROIT SUBCOMMUNITIES I I I 'I ' ' �TABLE 2. SOCIAL CHARACTERISTICS MACKENZIE SUBCOMMUNITIES OF DETROIT PLACE OF BIRTH (%distribution)" . :- .. ··.: . Michigan Other Native Born Foreign Born YEAR OF ·ENTRY (% of Foreign Born) :::::· .- :: :·. :,· ... •.•. • .· ·--:-_•:.--:•.::, '•?-:=: :;:•::' :;:_:= . -·:::•,•. .. .. ·::···-·- ····=····· _,::_./ .. . MCNICHOLS ... 64% 35 1 . : •: 63% 35 2 ._. __ ,· REDFORD . •.• 57% 41 1 68% 30 1 72% 22 4 30% 27 14 29 293 5% 14 6 75 278 29% 13 16 42 1,039 : ;::,:,: -- 11 43 471 . . 37% 7 29 27 143 V'::·'::\:}.,,'·-'.::·: . ·::· PERSHING .· .. 65% 32 3 ',_, .. PEMBROKE . 73% 21 6 59% 40 1 PALMER PARK •,••. : 33% 13 ::•:::--: NOLAN .. •' 1980 or later 1970 to I 979 1960 to 1969 Before 1960 Total Foreign Born LANGUAGE SPOKEN IN HOME BY AGE (% distribution) MOUNT OLIVET •. •~- ,:a: ·- 31% 28 5 36 1,693 ·-·· ·.•.,: .. 46% 15 9 30 466 ...•.•- ::•·· ·- ·--~=··· ···:: ·. ,•. : :-- . .. .... 40% 3 16 40 369 .. ·.· ';::::. ·-::·- . ::· .. ·--· .·-· .--.- .. . ' -: :Age 5 to 17 years Speak only English Other language, Speak English well 97% 96% 91% 97% 96% 97% 98% 95% 3 4 8 2 3 3 2 3 1 1 ........................... 1 ........................... 1 ........................... 0 ........................... 0 0 1 ...[)o Not.S_peak Enslish well .................................................................................. ........................... ··························· ··························· ··························· Age 18 years and older 97% 88% 96% 97% 95% 94% 94% Speak only English 93% 3 3 10 4 2 6 6 Other language, Speak English well 6 0 1 2 1 0 0 1 [)o Not Speak English well 1 .. . . SCHOOL ENROLLMENT {Persons 3 years and older) .. : I .. 602 8,884 10% 2,873 Preprimary school Elementary or high school % in private school College YEARS OF SCHOOL COMPLETED(% of persons 25 yrs.+) 563 6,209 15% 1,471 272 2,451 11% 678 459 4,920 8% 1,328 230 1,992 35% 1,595 225 3,508 15% 2,029 353 4,691 11% 1,379 431 3,673 24% 1,741 ·=· .. ·.· ·-· ·-· ,·•·._. 11% 12% 11% 13% 2% 8% 12% 6% 26 27 24 27 6 20 25 19 30 22 34 13 25 31 32 33 Hi~h.schoolgr~d~.~~~.!?~.GED ................................................................................ ........................... ··························· ........................... ........................... ........................... ........................... ··························· ··························· 27 28 24 30 32 25 25 1 to 3 years of college 30 7 11 6 49 15 4 College graduate 6 12 8 years or less 1 to 3 years of high school RESIDENCE IN 1985 (% of persons S years and older) Same house Elsewhere in Michigan Outside Michigan WSU/CUS/MIMIC - SEMCC - UCS .·,. //\.::=, __ :· ::_:: {;'.,,:;._(:·-"•' ••·,:.••= .-.· I · .. " 66% 31 3 65% 31 3 11 54% 41 5 67% 30 4 60% 35 5 74% 23 3 71% 27 2 55% 39 6 DETROIT SUBCOMMUNITIES �TABLE 2. SOCIAL CHARACTERISTICS ROSA PARKS SUBCOMMUNITIES OF DETROIT PLACE OF BIRTH ( % distribution):: _:}':\(}'· \ff:,-: •: •::::: .. r.,::_:::_··:= _; _ _/_·:n/:.::--::·=: -- ::·:·=:. : -;• ST.JEAN ... 69% 27 3 , 63% 37 0 71% 16 0 13 11 20 442 665 34% } ... .... 15% -: -- 54% 20 26 61% 38 1 :-: 9 66 68 .· 20% 25 20 35 3,056 133 /t .-. .•_:;. - .- .- :._.-::)}'{ .. \' :.:i'.:'::_.;\t ,; ::;: .1:•::::' ·•·.· .·. 60% 39 1 49% 40 11 -·. :-:-·· 53% 35 6 5 10 1,338 .. WINTER· HALTER . 19% 16 15 50 34 ,: .•. .. UNIVER· SITY : . . . .-. ··:\:%: t{. ):)!:{;( ::, :•: . .·. .··•:•·· 79% 15 5 ..... TIREMAN STATE FAIR .. . .. 1980 or later 1970 to 1979 1960 to 1969 Before 1960 Total Foreign Born LANGUAGE SPOKEN INHOMEBY:AGE .(%dlstributl\'>n) ROUGE <:: :-:"· :::•,::-:-:-: 59% 39 2 Michigan Other Native Born Foreign Born YEAR OF ENTRY(% ofForeign Bornf ROSEDALE PARK 1,808 171 3 . .. . -;• .. .::.' ___ 14 68% 5 0 26 72% 10 : .. ·,-·, -. Age 5 to 17 years 97% 96% 3 4 0 0 ...Do Not. _peak _English_wen .................................................................................. ........................... ··························· Age 18 years and older 96% 94% Speak only English 4 5 Other language, Speak English well 0 l Do Not Speak English well Speak only English Other language, Speak English well s SCHOOL.ENROLLMENT (Persons·J years and .older)? 86% 13 2 .. 532 5,362 500 4,653 6% 25% 1,912 _:-: YEARS OF SCHOOL COMPLETED(.% of persons 25 yrs.+)- . ·.,- _: 1,972 96% 3 0 ·.•. ._.::::::,.. 488 3,721 -:· ••:•.•.• ·.::-:-: 36% 1,568 ··························· 98% 2 0 10 •·. :;"}'._: 367 4,695 8% 377 5,356 4% 5% 723 1,364 ;:;:-: =_: /{.}\:(_'' . '.\L. / .. t· 7 3 >.:.\) -:·-:-;- 61% 36 3 63% 33 4 59% 37 4 12 ··- ·:.\. ,.:::tt.· ::{=:{{: 63% 24 14 31 32 22 28 ··························· ··························· 16 22 7 4 ::/ \ 97% 3 0 86% 13 l ·:,::::::.::\. -::::: :-:-::::: 34 54% 40 3 6 259 4,294 80 1,487 8% 4% 1,169 2,395 .. .· 10% 18 24 35 35 27 ··························· ··························· 24 18 96% 89% 3 10 1 1 ........................... ··························· .. 236 2,796 1,175 :,,:.-.-: 16% 3% 31 9 25 20 High_school_graduate_or_GED ................................................................................ ........................... ··························· 21 36 1 to 3 years of college 7 32 College graduate RESIDENCE -IN.1985 (~t of'hersons'"s y~ats aia'<f= older)/=t/ 98% 1 0 65% 25 ·'.•: 8 years or less 1 to 3 years of high school WSU/CUS/MIMIC - SEMCC · UCS 99% 63% 1 35 0 ............................ 0 ............................ 2 ........................... 4 ,- -· Preprimary school Elementary or high school % in private school College Same house Elsewhere in Michigan Outside Michigan 96% 10 30 28 20 ............................ ··························· 24 19 8 19 15 28 ·.· .::0/ •.i,:}> ·. ··:.::t.}'.i{')?' .''\ : . .-: :-: ·c-• 66% 31 3 40% 48 12 ::- ::::· 63% ·.•:-: .. 34 3 DETROIT SUBCOMMUNITIES �TABLE 3. INCOME AND POVERTY CHARACTERISTICS SUBCOMMUNITIES OF DETROIT AIRPORT CITY OF DETROIT -:---··- -: -:··· HOUSEHOLD INCOME(% of households) ,:,;. . ·-· ,:, BAGLEY :, Under $5,000 $5,000 to $9,999 $10,000 to $14,999 $15,000 to $24,999 16% 23% 16 22 11 13 14 16 13 ........................... 10 $25,000_to_$34,999 .................................................................................................... ............................ 14 10 $35,000 to $49,999 10 $50,000 to $74,999 6 2 $75,000 to $99,999 3 1 0 $100,000 or more $18,740 $11,860 Median Household Income $12,460 $22,565 Median Family Income % OF HOUSEHOLDS WITH INCOME FROM .... Earnings Social Security Public Assistance ,: . ...... AVERAGE INCOME BY TYPE ·=·=·-•.·> . . :.{" .. ::·::··- :---,.-,• .-,:-._·.·.•: ·,· : -:-: All persons Persons 65 years of age and older Persons 17 years of age and yowiger ..... .. ·.• • ..·. BURBANK . CENTRAL . 7% 13% 14% 13% 19% 24% 17 16 6 16 14 21 8 12 11 11 11 16 18 16 18 20 17 14 12 ........................... 15 ........................... 11 ........................... 14 ........................... 14 8 ··························· ··························· 14 14 23 13 16 9 17 6 10 9 11 5 8 4 1 2 2 2 3 1 0 1 1 1 $35,515 $20,367 $19,352 $16,010 $21,727 $11,387 $39,275 $25,050 $15,260 $21,482 70% 19% 30% 71% 24% 27% $24,272 $16,590 ·.•: 55% 29% 41% 80% 31% 16% 58% 49% 22% ·• $30,001 $7,363 $4,350 $24,007 $6,723 $4,693 $39,289 $8,194 $4,483 $29,004 $8,209 $3,912 .. : - -;•,•- . •. BROOKS •: •.•.• : Earnings Social Security Public Assistance ,. BRIGHTMOOR : 66% 29% 26% •.,,.:. ·-. ·::::::'c::·· ,:,,:,:-::::,:_\:::. :-·:·· ::. .. •· <·=·=··= POVERTY(% of persons. households and families) . BOYNTON ,:, ···- •. .. 69% 26% 24% 55% 34% 30% -·· $23,507 $7,137 $4,730 $28,518 $7,102 $4,511 $30,819 $8,230 $4,916 $24,089 $6,849 $3,963 32% 13% 47% 39% 27% 52% .•. .· 32% 20% 47% 48% 21% 66% 13% 8% 20% 24% 18% 32% 44% 20% 60% 34% 15% 49% .......................... ........................... ........................... ··························· .......................... ........................... ··························· ····················•··················································································································· ···························· 31% 46% 38% 31% All households Households with householder 65 years + 22% 24% 13% 10% 25% 21% 22% 17% 28% 16% 40% 31% ........................... ........................... ........................... ........................... ··························· ··························· ··························· ········································································································································· ............................ 29% 47% 11% 43% 32% 19% 29% All families Female-headed families with child(ren) WSU/CUS/MIMIC - SEMCC - UCS 57% 72% 13 28% 35% 77% 61% 66% 34% 63% DETROIT SUBCOMMUNITIES �- TABLE 3. INCOME AND POVERTY CHARACTERISTICS CENTRAL BUS. DIST. SUBCOMMUNITIES OF DETROIT HOUSEHOLD INCOME(% of households)Under $5,000 $5,000to$9,999 $10,000 to $14,999 $15,000 to $24,999 $25,000to$34,999 $35,000.to $49,999 ... $50,000 to $74,999 $75,000 to $99,999 $100,000 or more Median Household Income .·-: .·. ,,:: CERVENY .. ,.}h'.1<:} .... · _ ·.' :, 16% 13 8 13 11 10 7 5 $24,770 9% 10 9 14 16 19 16 5 1 $30,317 $40,815 $33,240 17 Median Family Income ,:,: .. :-·:-: CHADSEY .... :.,•:/ CHENE CLARK CODY CONDON CONNER PARK .. ._ ..;, ·:,··•.;:- :::, ..;.;._ , 17% 19 12 18 11 7 2 1 $16,040 24% 26 16 17 8 6 3 1 0 $10,012 $17,905 $11,832 13 •_:\:. ·: .. •: ,·,· -:•_,:··•: .-.-., ....:•: ·.· ::•: ";:-: /":/' ' .::" •:>-·-:, . _::-:-•. 22% 17 14 17 10 7 1 1 $13,680 10% 12 8 18 17 19 11 3 1 $25,392 4 2 1 $11,632 18% 20 11 15 13 12 8 2 1 $15,602 $15,975 $27,400 $14,957 $15,502 11 20% 25 13 15 9 IO r= :\ :.:,:;: :· : ·_: : /. :-: % OF HOUSEHOLDS WITll'INCOME"FROl\t£f': :,.. Earnings Social Security Public Assistance AVERAGE INCOME BY TYPE :(:::;.,:\::::::· :=: ·.·.··.·,· -:;:, .-.-·,•:•.•,•.•.· All households Households with householder 65 years+ .-.· /· :-::-:,:_. 1· 82% 20% 18% 62% 33% 25% ,: .·.···. $43,534 $6,527 $4,259 Earnings Social Security Public Assistance POVERTY(% of persons, householdsand All persons Persons 65 years of age and older Persons 17 years of age and younger 68% 25% 16% $35,696 $7,052 $4,063 families) ..\\f .• 19% 28% 23% ·:· 59% 29% 36% 78% 20% 17% $18,461 $7,206 $4,435 $24,781 $7,270 $4,320 $31,459 $7,201 $4,432 ·. $25,636 $7,662 $4,718 . :-·.. 47% 38% 45% .. WSU/CUS/MIMIC - SEMCC - UCS $23,372 $7,343 $4,703 $26,865 $7,251 $5,147 :, ·.· ":-:- ;.: _:: ;.::•: :"'·_ 21% 20% 29% 37% 15% 55% 51% 29% 68% 44% 22% 61% 25% 18% 34% 21 % 19% 33% ·50·% · 41 % 23% 30% 20% 17% 31 % 19% 17% 33% 25% 40% 23% 42% 44.% 76% 47% 75% 67% Aii..r~i1i;~····· ............................................................................................................. .....................6r~ ..................'is·i-io .................. 3.sr~ . . . . . . . . . .41'i-io .. Female-headed families with child(ren) 67% 18% 40% 51% 39% 39% 18% 40% 14 74% 72% 46% 33% 65% 44% 25% 58% •U••·············«'f~ .... ._ .............43·;;; DETROIT SUBCOMMUNITIES �TABLE 3. INCOME AND POVERTY CHARACTERISTICS DAVISON SUBCOMMUNITIES OF DETROIT HOUSEHOLD INCOME(% of households) ::·· ..-: ·:,•- . ', . ·. : DELRAY/ SPRNGWLS :-,-··· DENBY ·.:: :• ::·::=••'.•.•:':•···· ·• -:- DURFEE -:·::12··. -... ·-,;·;. EAST RIVERSIDE : EVERGREEN FINNEY ..·.-. .. GRANDMONT -: 23% 17% 21% 5% 24% 9% 8% 12% 16 11 21 20 11 18 10 13 7 13 13 10 13 13 9 8 14 16 18 16 16 19 19 17 12 ........................... 12 ........................... 19 11 16 11 15 13 $25,000_to .$34,999.................................................................................................... ··························· ··························· ........................... ··························· ··························· ........................... 10 11 19 11 19 10 18 $35,000 to $49,999 16 16 6 6 13 7 8 14 $50,000 to $74,999 14 1 0 4 2 2 5 4 $75,000 to $99,999 5 0 1 1 2 2 1 2 $100,000 or more 2 $14,457 $13,520 $30,090 $29,135 $13,057 $14,235 $27,187 Median Household Income $24,995 Under $5,000 $5,000 to $9,999 $10,000 to $14,999 $15,000 to $24,999 $16,295 Median Family Income AVERAGE INCOME BY TYPE ---:-·- . .Jtt .fj}/f :::: :•: $17,000 $31,325 .. 61% 34% 30% .. . .. -:· •. 60% 31% 34% ..... 77% 26% 12% $31,192 ••❖ $23,495 $7,502 $4,574 -: .,:-•: 58% 35% 30% -·-· $27,485 .·.··:•:·•· ·= •. 81% 19% 19% 63% 24% 36% 76% 26% 14% ·-·· ·•.·· ...·. 78% 18% 24% .· .. Earnings Social Security Public Assistance All persons Persons 65 years of age and older Persons 17 years of age and yowiger $17,002 •.• •. ::=... :, .· POVERTY(% of person~ households and families) $32,225 •: % OF HOUSEHOLDS WITH INCOME FROM._ Earnings Social Security Public Assistance $17,352 $22,734 $6,954 $4,209 $34,181 $8,114 $4,789 $23,334 $7,413 $3,870 $31,228 $6,652 $4,468 $36,463 $7,203 $4,621 ..: : t:\.•: $35,632 $7,946 $4,523 ·---:-:·-· $33,721 $6,865 $4,461 .. . 41% 21% 60% 38% 16% 52% 16% 9% 27% 39% 23% 57% 43% 26% 58% 22% 17% 31% 20% 9% 31% 28% 18% 38% ·························· ........................... ··························· ··························· ........................... ··························· ··························· ·······················································································•················································· ........................... 37% 38% 13% 41% 20% 40% All households 16% Households with householder 65 years + 24% 19% 11% 25% 29% 18% 9% 26% 18% ........................... ........................... ........................... ··························· ··························· ··························· ··························· ··························· ········································································································································· 38% 35% 14% 41% 20% 35% All families 17% Female-headed families with child(ren) WSU/CUS/MIMIC - SEMCC - UCS 74% 76% 15 39% 65% 68% 44% 51% 25% 50% DETROIT SUBCOMMUNITIES �I TABLE 3. INCOME AND POVERTY CHARACTERISTICS GRANT SUBCOMMUNITIES OF DETROIT .... HOUSEHOLD INCOME(% of households) ...,•.•. :••;,.. : GREENFIELD JEFFRIES . 10% 11% 14 10 9 9 20 15 15 ... ........................... 17 $25,000_to_$34,999.................................................................................................... ....................... 18 19 $35,000 to $49,999 10 15 $50,000 to $74,999 4 4 $75,000 to $99,999 1 1 $100,000 or more $23,537 $28,565 Median Household Income - $26,785 Median Family Income .:;:.;: ·.:: •: ,: _.::::'.•:·:: KETTRNG/ BUTZEL LAFAYETTE MACK ' 15% 8% 14 16 10 12 18 13 15 14 ··························· ··························· 13 13 . ' 2 1 $20,432 23% 21 13 11 15 7 10 ............................ ........................... 7 9 10 5 6 5 0 1 7 0 0 $25,045 $7,172 $11,992 $22,285 $46,457 11 $31,307 •: 31% 30 8 $11,017 : 29% 22 12 15 11 9 ··························· ··························· 8 13 5 10 1 3 0 3 $9,512 $17,897 13% 23 10 14 $15,240 •: 78% 23% 20% 70% 26% 28% 66% 40% 8% 45% 34% 37% $11,420 $32,090 54% 39% 36% . .••. ••. ,: 72% 29% 21% ··, .··•: .·. 54% 22% 47% 59% 40% 15% ·•:-. '. POVERTY (% of persons, oouseholds and "families). All persons Persons 65 years of age and older Persons 17 years of age and younger INDIAN VILLAGE : Under $5,000 $5,000 to $9,999 $10,000 to $14,999 $15,000 to $24,999 % OF HOUSEHOLDS WITH INCOME FROM.- . Earnings Social Security Public Assistance .. .. AVERA GE INCOME u·v TYPK: \:::,: Earnings Social Security Public Assistance HARMONY VILLAGE ::• $31,979 $7,432 $4,252 $35,267 $7,360 $4,125 •. ·~· ..... $29,110 $7,796 $4,580 •: $51,037 $7,371 $4,418 $21,583 $5,713 $3,853 $21,894 $7,068 $3,964 $35,392 $6,509 $3,872 $20,394 $6,023 $4,397 -:•, ,: 26% 10% 41% 22% 15% 32% 30% 18% 44% 13% 17% 23% 51% 50% 65% 42% 28% 59% 24% 31% 37% 54% 33% 66% ··························· ··························· ······················"••·· ··························· ··························· ........................... ··························· ···························•············································································································ ····················•······ 24% 21% All households 29% 52% 13% Households with householder 65 years + 11% 17% 20% 19% 53% 53% 41% 29% 25% 34% .......................................................................................................................................... ··················•········ ........................... ··························· ··························· ··························· ·····················--····· ··························· 24% 20% All families 28% 7% 18% 47% 37% Female-headed families with child(ren) WSU/CUS/MIMIC - SEMCC - UCS 60% 43% 16 53% 40% 68% 63% 40% 35% 51% 74% DETROIT SUBCOMMUNITIES �TABLE 3. INCOME AND POVERTY CHARACTERISTICS MACKEN- MCNICHZIE OLS .-... .-. SUBCOMMUNITIES OF DETROIT HOUSEHOLDINCOME(%·ofhouseholdsf::·· •. . . ,__ ::\··_·:·:'·:·:\::-:, Under $5,000 $5,000 to $9,999 $10,000 to $14,999 $15,000 to $24,999 16% 16 10 15 19% 18 9 20 $25,000. to .$34,999.................................................................................................... ...................~.?. ...................... }.~.... $35,000to$49,999 14 11 $50,000 to $74,999 11 9 $75,000 to $99,999 3 2 $100,000 or more O 1 Median Household Income $19,925 $16,372 $22,345 Median Family Income % OF HOUSEHOLDS WITH INCOME FROM... Earnings Social Security Public Assistance .. ·:: AVERAGE INCOME BY TYPE Earnings Social Security Public Assistance POVERTY(% of persons. households and families) -. ··.= .. _.: :- ·• :: ·'.•: WSU/CUS/MIMIC - SEMCC - UCS 10% 13 12 18 16% 18 11 19 2% 5 7 16 PERSHING -: .. ·.c:•-·= : .....-.. 7% 8 9 18 10% 14 9 18 7% 10 10 19 17 10 3 0 $23,372 12 8 2 1 $17,222 14 18 11 13 $41,017 19 15 6 2 $30,375 17 12 3 1 $23,570 1 $27,300 $26,100 $19,202 $57,890 $35,017 $26,657 $33,667 71% 27% 18% $30,245 $7,889 $4,884 •. .. 65% 35% 28% $26,046 $7,466 $4,152 ·•· 34% 22% 53% 26% 14% 40% 34% 17% 52% 31 % 35% 22% 17% 26% 14% 30% 33% 60% 65% 21 12 4 ..: .. . 92% 16% 6% .. $52,068 $7,973 $4,356 .··-·· ... 78% 34% 14% . . $37,943 $8,030 $4,564 70% 36% 20% $31,207 $7,854 $4,311 80% 22% 11% $32,557 $8,048 $4,811 .. : ,. 17 REDFORD .. .................!.?........................ ~~···· ...................!.1....................... ~~···· ...................~.?. ....................... 16 ... ---- All households........... Female-headed families with child(ren) $27,332 $7,515 $3,872 ·=•: : 33% 17% 49% All famili~s· .......................... 62% 37% 28% 69% 26% 28% All persons Persons 65 years of age and older Persons 17 years of age and younger Households with householder 65 years + . ·.··.::· PEMBROKE ____ :: 1 $27,978 $7,212 $4,276 ,.,: PALMER PARK .-·.. :-.· ·::: ·-: -. ·=··=--··. ... NOLAN :- ,:Jt· ··=:::·., : .. $18,787 MOUNT OLIVET 7% 4% 10% 15% 11% 25% 24% 12% 40% 16% 14% 24% 32'1~· 6% 14% 22% ··········i"4·;;~ 18% 4% 11% 13% 16% 24% 32% 4% 13% 21 % ·············\2·q~ 56% 63% 18% 40% 51 % 39% DETROIT SUBCOMMUNITIES �TABLE 3. INCOME AND POVERTY CHARACTERISTICS ROSA PARKS SUBCOMMUNITIES OF DETROIT ROUGE ROSEDALE PARK .. HOUSEHOLD INCOME(% of households) ·:·.:•.,..::.;\:> .. •.-·\. .. 25% 20 3% 4 13 5 16 9 14 11 $25,000_to _$34,999.................................................................................................... ··························· ··························· 22 9 $35,000 to $49,999 5 26 $50,000 to $74,999 1 11 $75,000 to $99,999 0 5 $100,000 or more $11,432 $43,327 Median Household Income $14,332 Median Family Income % OF HOUSEHOLDS WITH INCOME F·RoM~~~/:;:}: Earnings Social Security Public Assistance AVERA GE INCOME BY TYPE :-:-. ·.•.· _:: ' ,.;;··-·-·-· .. -. ·.•.:•·•'. •.•.•;•·.•;•~•.•·· .. ·.·.·•.<.·,••.:, . ··-·-· 52% 38% 37% -· ?) 90% 18% 8% -. $21,801 $7,379 $3,886 .. $47,514 $8,613 $4,820 -.-:• $30,670 -- .. ... POVERTY(% of persoris. househol°ds'lld·families))(():·,, $47,390 :.-. t/::- : ·.·· UNIVERSITY WINTERHALTER ,,:-· :- 23% 24% 23 24 12 15 16 15 10 9 ........................... ··························· 7 10 5 5 2 1 0 1 $11,427 $10,860 $11,477 $13,632 54% 34% 40% 59% 23% 40% $16,025 $13,795 :-.·--·-:-:::,:-: -::·,,:,_ :-: -:-::•: _::::·:::-,:::-· .. -:•: 22% 32% 27 19 13 13 12 18 7 9 ··························· ··························· 11 5 6 2 2 1 1 1 $13,245 $7,397 54% 36% 35% 46% 32% 30% :-:- :/' $31,836 $8,215 $5,069 $20,538 $6,999 $4,190 .. :,·, I 8% 8% 12% TIREMAN I·-<<·- $13,950 72% 34% 12% .. 44% 24% 63% -.••:• 6% 25% 12 23 8 13 20 16 18 ........................... 10 ·····················•····· 18 8 14 4 3 1 0 1 $26,700 $10,917 . .(Jf.: _..:: ❖_.:_--., : Earnings Social Security Public Assistance All persons Persons 65 years of age and older Persons 17 years of age and younger . •: Under $5,000 $5,000 to $9,999 $10,000 to $14,999 $15,000 to $24,999 STATE FAIR ST.JEAN 14% 7% 21% :•:•: 58% 32% 32% :-' :: $21,428 $7,029 $4,672 $21,742 $7,447 $4,297 \. 47% 28% 62% .. .. $24,528 $7,142 $3,967 $19,739 $6,047 $3,509 ··-: :::~-•:• .. . ·-·,::-:::: .-·' 52% 37% 68% 46% 21% 65% 53% 45% 60% 39% 20% 59% ··························· ........................... ........................... ........................... ........................... ··························· ··························· ·······················································•·························································•······················· ··························· 43% 7% 13% All households 39% Households with householder 65 years + 27% 9% 9% 46% 29% 49% 39% 44% 24% 51% 45% 21% ··························· ··························· ........................... ····•······················ ··························· ··························· ··························· ·················································•························•························•·•··································· ·•························· 39% 6% 12% 36% All families 42% Female-headed families with child(ren) WSU/CUS/MIMIC - SEMCC - UCS 70% 22% 18 44% 68% 50% 68% 42% 71% 38% 67% 66% DETROIT SUBCOMMUNITIES I I - �TABLE 4. LABOR FORCE CHARACTERISTICS CITY OF DETROIT SUBCOMMUNITIES OF DETROIT .. ·. ·.• .. LABOR FORCE CHARACTERISTICS 760,623 417,795 335,462 82,333 843 341,985 20% Total persons 16 years and older Total Civilian labor force Employed Unemployed In Armed Forces Not in labor force April, 1990 Unemployment rate (in%) LABOR FORCE PARTICIPATION RATES .. .: _.._._.•. ·= .. BAGLEY -:·.-.• ·-· ... 12,506 5,800 3,995 1,805 7 6,699 31% -.-_- ,: OCCUPATION (% of employed) ... ·= .. ,; .- •: -·=·· :• -·=·- ·= ·:: -- •: ... . Detroit city Other Detroit PMSA Outside Detroit PMSA WSU/CUS/MIMIC - SEMCC - UCS . .· : •.· BURBANK CENTRAL 18,707 10,687 8,862 1,825 15 8,005 17% 16,679 7,704 5,715 1,989 27 8,948 26% 57% 51% 53% 46% 40% 47% =· 16,934 10,353 8,913 1,440 18 6,563 14% 8,024 3,545 2,922 623 0 4,479 18% 12,656 7,423 5,780 1,643 4 5,229 22% 25,137 14,924 12,003 2,921 36 10.177 20% ·- •. -_-'.: . 61% 56% 74% .. .- 44% 39% 67% 60% 53% 59% 59% 50% 49% ..•...·· 10% 24% 12% 4 4 3 25 32 27 1 0 0 ........................... ··························· ........................... 24 18 25 8 7 IO 16 9 11 7 13 12 15% 12% 4 3 31 29 0 1 ........................... ........................... 19 19 12 9 10 13 11 11 23% 3 2 23 4 ........................... 14 22 5 4 14% 21% 22% 4 6 3 3 23 22 8 6 ........................... ··························· 12 13 18 19 6 6 5 3 16% 16% 14% 23% 2 2 32 28 0 l ··························· ··························· 19 23 12 6 12 11 8 6 ,•: 21% 5 3 19 6 f.~.~~9.?. . ~!:1;5.~ance. and. real ~~.~~-~.......................................................................... .............................. 11 Business, personal & entertainment services 25 Professional services 8 Public administration 4 Other 20% % of workers employed in public sector Manufacturing Transportation Communication and utilities Wholesale and retail trade -- 46% 40% 45% BROOKS : Il'l>USTRY (% of employed) · .. BRIGHTMOOR .... =,::= 19% 3 28 1 Farmin~, _forestry_and.fishing ............................................................................... ............................. 20 Services 9 Precision production, craft and repair 12 Machine operators, assemblers and inspectors 9 Laborers PLACE OF WORK (% of workers) . .. Managers and professionals Technicians Sales and Administrative support . . .·: •. ·=.,_{_.. : 55% 49% 57% All persons 16 years and older All females 16 years and older Females with child(ren) BOYNTON :-· •·• . -.-••• AIRPORT 19% 23% 4 6 4 5 14 15 6 ........................... 7 ........................... 11 15 31 21 11 6 2 3 27% 19% .. : 56% 42 1 61% 39 0 19 61% 37 2 : 21% 4 15% 3 3 3 24 15 7 6 ··························· ··························· 10 14 20 31 7 8 5 4 16% 24% : .. :,.:· ·-····· . 44% 53 3 41% 58 1 46% 53 2 49% 50 1 69% 30 1 DETROIT SUBCOMMUNITIES �l TABLE 4. LABOR FORCE CHARACTERISTICS CENTRAL BUS. DIST. SUBCOMMUNITIES OF DETROIT CERVENY .,. 1-: LABOR FORCE CHARACTERISTICS . ;:f : /~:: Total persons 16 years and older Total Civilian labor force Employed Unemployed In Armed Forces Not in labor force April, 1990 Unemployment rate (in%) LABOR FORCE PARTICIPATION RATES ... ,-<f\}k/,;/:.·· All persons 16 years and older All fem ales 16 years and older Females with child(ren) 1: CHADSEY ... ·,-: CHENE 16,285 10,612 8,761 1,851 17 5,656 17% . 51% 64% 75% 16,052 8,156 6,754 1,402 11 7,885 17% ::: ... 65% 60% 66% 51% 43% 42% ,:. 10,961 3,967 2,540 1,427 12,802 6,197 4,722 1,475 15 6,590 24% 7 6,987 36% :•· =:.r. ·... ·. 36% 32% 40% 47% 4 25 18% 4 30 CONNER .• 8,883 3,870 2,818 1,052 7 5,006 27% .·.. 49% 39% 34% 65% 59% 66% . 14% 3 26 15% 4 20 •: :;,::C 44% 39% 42% ::·'.-: .i .. 11% 1 28 17,379 11,206 9,771 1,435 39 6,134 13% .. .. .•: Managers and professionals Technicians Sales and Administrative support CONDON ........ ·,:,; : .-,• 7,740 3,927 3,607 320 37 3,776 8% CODY .. ..· •· CLARK PARK •·.· 15% 4 29 ·••.. - f -. 13% 1 28 23,604 13,347 9,581 3,766 52 10,205 28% c··· ..-. . ·•: .. 57% 51% 54% . :::.,/?: 16% 3 25 Fanning, .forestry and .fishing,.................................................................................................... o......................... 1.........................1......................... 0 ........................ 1.......................... 0 ....................... o......................... 1.. .. Services 13 18 18 22 17 21 22 22 Precision production, craft and repair 5 9 13 8 11 8 11 9 Machine operators, assemblers and inspectors 4 11 16 15 19 13 11 15 Laborers 2 10 12 11 13 8 12 10 ... .. ... . ···,::INDUSTRY (% of employed) .:\ : ..f).,<,J\t-\?L:_:{ - ,i}. . .. :-. :,::-: ··- ·,·. . . Manufacturing 16% 23% 27% 22% 23% 22% 21% 2610 Transportation 3 6 4 2 5 4 5 5 4 Communication and utilities 3 4 2 2 2 2 4 Wholesale and retail trade 14 17 26 22 21 17 19 21 Finance, insurance and real estate 7 8 5 4 3 7 6 5 Business·. personal·& e~tertainme~t·;~~i~;~··--······························ .. ···· ................................. 'g' ........................9.....................'j"3 ... ·· 10 11 10 14 9 •,•.,·•- Professional services Public administration Other % of workers employed in public sector .; .. Detroit city Other Detroit PMSA Outside Detroit PMSA WSU/CUS/MIMIC - SEMCC - UCS ·:.. ·. ~:•. . 34 12 3 24% 22 8 4 19% 16 3 5 9% 26 8 4 19% 20 6 6 13% 23 lO 3 21% 25 6 3 18% 23 8 3 21% 71% 27 2 54% 44 2 51% 48 2 74% 25 1 65% 33 46% 52 1 2 68% 32 0 61% 39 1 : 20 DETROIT SUBCOMMUNITIES I �TABLE 4. LABOR FORCE CHARACTERISTICS DAVISON SUBCOMMUNITIES OF DETROIT LABOR FORCE CHARACTERISTICS •. : .:· . .. ' " . .. :: ·:: r _._ •• ·.···,·•••• ,-•:.-::: 20,430 10,253 7,701 2,552 0 10,177 ••,•= ,: • II II II II 16,473 10,708 9,412 1,296 29 5,736 12% 7,318 3,964 2,795 1,169 4 3,350 22,610 10,659 7,826 2,833 15 11,936 27% 50% 39% 41% 65% 58% 65% 47% 42% 49% 54% 49% 54% Detroit city Other Detroit PMSA Outside Detroit PMSA WSU/CUS/MIMIC - SEMCC - UCS ~-. ::•;: 55% 44 1 55% 45 1 21 12 5,800 13% 20% 64% 56% 65% 66% 63% 69% .. 21% 21% 5 3 24 29 1 ........................... 0 ........................... 18 22 9 9 9 11 9 9 25% 18% 4 3 27 30 1 0 ··························· ··························· 19 20 9 8 7 12 8 9 : .. 20% . '\t_=: .·. 17,231 11,419 9,085 2,334 ',' 20% 16% 4 3 28 30 1 ........................... 0 ........................... 18 24 7 11 12 9 8 9 19% 5 5 4 3 19 15 7 ........................... 6 ............................ 8 13 22 29 5 7 9 6 5 3 12% 19% 23% .. 5 ·. 65% 61% 69% ,· 4 14% ·.·. .. ,; ,•, PLACE OF WORK (% of workers) .. '. 11% 10% 3 2 25 25 1 1 Farmin~, forestry and .fishing ............................................................................... ··························· ··························· 24 19 Services 10 13 Precision production, craft and repair 16 14 Machine operators, assemblers and inspectors 10 16 Laborers .. ' ' •. : :··.:-::· : : INDUSTRY (% of employed) -··=••. 25% 25% Manufacturing 4 6 Transportation 1 1 Communication and utilities 22 25 Wholesale and retail trade 6 ........................... 4 Finance, insurance and real estate ........................... 12 12 Business, ~~~~~~·&°·~~t~rt·;~~nt services 21 15 Profess1onal services Public administration Other % of workers employed in public sector GRANDMONT 23,081 14,689 12,831 1,858 38 8,354 14% 29% .::=··::.: ...·._ .. : 25,390 16,558 14,262 2,296 18 8,814 ·= . ·.· . 49% 40% 44% -.-- ·.·•· 25% •·. ... FINNEY ; ···::::·::: · =·,~ ,· : EVERGREEN EAST RIVERSIDE ·--: Managers and professionals Technicians Sales and Administrative support II DURFEE ,; ·-· .· .· --~:,:,••. .· DENBY . .•:·:• 25% .. LABOR FORCE PARTICIPATION RATES OCCUPATION :·(% of employed) ;, 13,886 6,837 5,122 1,715 0 7,049 Total persons 16 years and older Total Civilian labor force Employed Unemployed In Armed Forces Not in labor force April, 1990 Unemployment rate (in % ) All persons 16 years and older All females 16 years and older Females with child(ren) •:::. DELRAY/ SPRNGWLS 55% 43 1 65% 34 1 .· .•. 17% 22% 5 5 17% 22% 3 4 4 4 3 4 14 17 19 21 6 6 6 7 ........................... ··························· ··························· ··························· 8 9 9 8 27 33 28 24 7 7 10 8 6 3 5 3 23% 21% 21% 18% .. •.·• ·-·-·-·. : ··--·•..· 70% 29 1 52% 47 2 57% 41 1 52% 46 2 DETROIT SUBCOMMUNITIES �TABLE 4. LABOR FORCE CHARACTERISTICS GRANT SUBCOMMUNITIES OF DETROIT LABOR FORCE CHARACTERISTICS :· .,:: .•,,· HARMONY VILLAGE .•: .... 8,981 5,376 4,588 788 16 3,589 15% Total persons 16 years and older Total Civilian labor force Employed Unemployed In Armed Forces Not in labor force April, 1990 Unemployment rate (in%) All persons 16 years and older All females 16 years and older Females with child(ren) :-:. . 21,233 13,300 11 ,161 2,139 42 7,891 16% JEFFRIES 63% 60% 69% 4,958 2,828 2,639 189 0 2,130 7% 56% 52% 62% ...-. Managers and professionals Technicians Sales and Administrative support 14% 2 28 19% 4 31 LAFAYETTE MACK . • .-;~!.: 7,289 2,953 2,233 720 29 4,307 24% 24,232 10,194 7,049 3,145 21 14,017 31% 15,327 7,421 4,772 2,649 7,328 4,008 3,575 433 0 3,320 11% 7 7,899 36% 41% 35% 47% 14% 3 27 46% 5 32 42% 37% 51% :•: ::: 48% 42% 46% 55% 51% 71% ·.. 22% 6 21 14% 2 27 Farmins, .forestry and .fishing .................................................................................................... o......................... 0 ........................ 1.... ..................... 0 ... .................... 2 ........................ ..1.... Services 17 17 24 8 23 26 Precision production, craft and repair 12 8 7 7 9 6 Machine operators, assemblers and inspectors 19 12 14 2 10 13 Laborers 7 8 9 2 8 11 INDUSTRY ( % of employed) . ·• ·:~ . ·;: . ·.. •. ·. •.·_. 57% 48% 59% ·,••, ..··:-· KETTRNG/ BUTZEL :,· ... ',:'· ·• :f}}t< .: : .... 60% 50% 57% . INDIAN VILLAGE 26,292 14,716 11,148 3,568 6 11,570 24% .. LABOR FORCE PARTICIPATION RATES -,\ ,_.t ::::::.<\ OCCUPATION (% of employed) . GREENFIELD 44% 3 30 12% 2 23 .................... o......................... 0 ... 13 3 3 4 27 11 13 12 :, Manufacturing 28% 21% 23% Transportation 4 6 4 Communication and utilities 3 4 3 Wholesale and retail trade 21 17 17 Finance, insurance and real estate 5 7 5 Business, personal·& e~tertainme~·t·~~~i~~·;······ .. ······....................................... .....................~/·· ····················"g"··· ···········........i'i""... ................. 12% 5 5 14 7 5 14% 3 2 18 5 13 20% 4 2 18 4 13 12% 4 5 10 7 9 19% 6 2 17 4 13 Professional services Public administration 40 8 36 7 27 7 39 14 26 8 22 7 Other % of workers employed in public sector PLACE OF WORK(% ofworkers)_'}'\)} Detroit city Other Detroit PMSA Outside Detroit PMSA WS U/CUS/MIMIC - SEMCC - UCS '':}\:\ ... ·-··•.. ,•, ,·❖ -.·.- .. . ;:: .• .-·.-.-.- 28 7 26 8 1 3 2 4 2 0 5 16% 20% 20% 24% 20% 20% 33% 21% 72% 26 2 67% 32 1 74% 25 <><tt. 51% 46 2 51% 48 2 22 .3 ,:··.· ;;._.;:: :;:~. 60% 38 2 ·-·-·. 70% 27 2 .:: •,· 1 72% 28 0 DETROIT SUBCOMMUNITIES ' ' ' �TABLE 4. LABOR FORCE CHARACTERISTICS MACKENZIE SUBCOMMUNITIES OF DETROIT .. ,:- MCNICHOLS MOUNT OLIVET NOLAN PALMER PARK PEMBROKE PERSHING REDFORD 16,920 9,284 7,756 1,528 8 7,628 16% 17,822 11,933 10,861 1,072 6 5,883 9% :,: LABOR FORCE CHARACTERISTICS 30,853 17,709 13,772 3,937 51 13,093 22% Total persons 16 years and older Total Civilian labor force Employed Unemployed In Armed Forces Not in labor force April, 1990 Unemployment rate (in %) LABOR FORCE PARTICIPATION RATES All persons 16 years and older All females 16 years and older Females with child(ren) OCCUPATION (% of employed) Managers and professionals Technicians Sales and Administrative support .. •:_.•:•• .. ·-:··. :·•-_.•. ._.•:•: __ 9,693 4,923 3,885 1,038 6 4,764 21% ·=.••. ·.•,:: •. ·_-.-.,~. :.. -·-- ·-·-· -- ·.-.- :·, -~= -: . :, 58% 52% 60% ·-• .. ' ::;:::-:-:•. .. -.- -.- 21,211 12,535 10,895 1,640 57 8,619 13% .. 17,437 9,139 7,005 2,134 32 8,266 23% 9,959 7,602 7,123 479 49 2,308 6% 17,671 10,667 9,253 1,414 13 6,991 13% ·-:-. : •.•. ... _,•. :--:. 51% 46% 58% 59% 52% 62% 53% 48% 56% 77% 73% 87% 60% 57% 71% 55% 49% 63% 67% 59% 65% 17% 4 30 13% 4 27 13% 3 28 48% 4 23 25% 3 30 16% 3 29 17% 4 31 ·--:·-,'.- •: •:•.__ •... ·=· 16% 3 29 Farmins, .forestry and .fishing ................................................................................................... 0......................... 0 ........................1......................... 0 ....................... o......................... 0 ....................... o......................... 1... . Services 24 19 19 25 13 16 18 18 Precision production, craft and repair 7 9 11 7 5 7 9 12 Machine operators, assemblers and inspectors 11 13 15 15 4 12 14 9 Laborers 10 9 10 9 3 6 10 8 : INDUSTRY (% of employed) •· Manufacturing 19% 17% 28% 24% 12% 20% 25% 19% Transportation 5 5 5 4 3 5 5 4 Communication and utilities 4 6 3 2 4 3 3 3 Wholesale and retail trade 18 14 19 18 14 16 20 22 Finance, insurance and real estate 7 5 7 7 8 7 5 7 Business, personal & entertainment services 11 11 8 11 9 8 10 1O · Professional services 25 30 20 24 37 28 22 21 Public administration 8 8 7 8 11 11 7 8 Otha 2 4 3 3 2 2 2 4 21% 25% % of workers employed in public sector 17% 27% 21% 25% 17% 17% ,,;;: ·. ·.•,:-· .· _:,:- . -··.. •:;;;: :::;. -••.,: . . PLACE OF WORK . (% of workers) .•. 57% 66% Detroit city 48% 55% 65% 54% 52% 38% 42 33 51 Other Detroit PMSA 43 33 44 48 61 2 0 1 Outside Detroit PMSA 1 2 1 0 1 •.•. ;._ WSU/CUS/MIMIC - SEMCC - UCS ·.• .• 23 DETROIT SUBCOMMUNITIES �TABLE 4. LABOR FORCE CHARACTERISTICS ROSA PARKS SUBCOMMUNITIES OF DETROIT LABOR FORCE CHARACTERISTICS . . .=::: ·.. ::··t:t'.: ._::.:<:{·::i:.\.:.. ~:~. :_.··· (/'\: LABOR FORCE PARTICIPATION RATES ,:: ,r·::::tt&t ::/.,: ·;:-· ·:: ..'.:\(... · 14,508 10,770 9,800 970 29 3,709 26% <:::it: . :•: ./ ·• .. -::_:·::t:J 17% 3 26 1 .. Farmin~. _forestry and _fishin& ................................................................................. ..... ..... .. .. ... .. .····· 28 Services 7 Precision production, craft and repair 9 Machine operators, assemblers and inspectors 11 Laborers .•: ···,:· :\\::.:::.:,:. ·-·· :: ······ Detroit city Other Detroit PMSA Outside Detroit PMSA WSU/CUS/MIMIC - SEMCC - UCS 18,959 11,429 10,289 1,140 .... STATE FAIR 20 7,510 10% ·- 7,931 3,593 2,606 987 0 4,338 34% . 60% 52% 65% WINTERHALTER 15,267 6,745 4,986 1,759 JO 8,512 16,817 8,235 6,238 1,997 8 8,574 .. . 19,473 8,766 6,166 2,600 6 10,701 27% ·.. 30% 26% 42% 36% 43% 45% 42% 53% 44% 39% 48% .. ' 45% 36% 40% 13% 2 27 1 25 .. 5 14 12 ... .·. ·. ::. ' 24% 49% 44% 51% .:,·. .. 19% 12% 3 3 28 27 0 ............................ 0 ............................ 19 25 9 8 8 14 14 11 .•: .. . ·• 34% 15% 4 4 25 31 0 ............................ 1 ........................... 14 19 8 12 8 9 6 8 UNIVERSITY .•: .·. 74% 70% 79% TIREMAN :j 17,513 7,334 4,821 2,513 19 10,160 . ·. 16% 35% 3 6 26 25 0 0 ··························· ··························· 23 16 10 6 14 6 7 5 _c.· Manufacturing Transportation Communication and uti.li ties Wholesale and retail trade Finance, insurance and real estate ....................................................................................................................................... Business, personal & entertainment services Professional services Public administration Other % of workers employed in public sector ··/ ·:,/:})/{/ :; PLACE OF WORK ·('~/ of .. workers) : ., ·... Managers and professionals Technicians Sales and Administrative support INDUSTRY ( % of employed) :::;-:,,.•: 9% 43% 38% 50% -: .: 1/: ·::::::;.:\:::-::::=::::::::: •. ·'.····:·:·:. ST.JEAN : All persons 16 years and older All females 16 years and older Females with child(ren) <;. ROUGE -:•• 22,181 9,530 7,063 2,467 0 12,651 Total persons 16 years and older Total Civilian labor force Employed Unemployed In Armed Forces Not in labor force April, 1990 Unemployment rate (in%) OCCUPATION (% of employe"cl) ROSEDALE PARK 17% 19% 19% 4 4 6 3 5 3 15 13 23 6 7 ··························· ··························· .....................6.... 15 8 12 30 29 18 6 12 8 3 3 5 18% 26% 15% l\t.<. .•. . -:'.·, :-: ·.. :-:::: :: 1\/ .. ··_;:;' .·>:::i-:::: .·.··. 70% 29 1 53% 44 2 24 .··. ·,• .. .. .-.·..•::-:-._.:::• 20% 5 18% 19% 2 5 2 1 3 19 36 17 5 7 ··························· ........................... 13 8 13 26 21 27 6 5 6 4 3 3 20% 15% 22% ..................... s.... :.: ·:c@t:nt ·\:\?Ht t ·: : : : : . )\\ :::::-/):?):. :-: 36% 62 2 10% 3 3 16 5 ·······················•··· .............. 11 . 73% 26 1 54% 46 0 7 2 21% ••,•:•.-·-·· :·::::·.. ·- 60% 39 1 'II 27 44 4 4 23% .. 21% 5 2 16 5 13 I ·:, : . ,.,d 77% 21 63% 36 2 1 DETROIT SUBCOMMUNITIES '- �TABLES. GENERAL HOUSING CHARACTERISTICS SU BCOMMUNITIES OF DETROIT - CITY OF DETROIT . -.. HOUSING UNITS AND TENURE AIRPORT .. ;: :.- ·. - . . .-. BAGLEY i . .-. - --·,;- _. __ ._-_ BROOKS : _,: .· BRIGHTMOOR BOYNTON ••: BURBANK •:,• CENTRAL ' -· Total Housing units 410,027 6,336 3 ,801 7,201 13,812 9,936 7.381 10,616 % Vacant 3% 4% ........................... 9% ........................... 9% 8% ........................... 10% 6% 14% ··························· ··························· ········································································································································· ···························· ··························· ··························· 374,057 5 ,769 7,152 3 ,634 6,633 12,363 Total Occupied housing units 9,365 9,091 197,929 2,981 5,508 2,692 2,743 6,866 Owner-occupied housing units 5,973 2,860 176,128 2 ,788 1,644 942 3 ,890 5,497 Renter-occupied housing units 3.392 6,231 53% 52% 77% 74% 41% 56% % Owner-occupied 64% 31% .. ·- .. ·-· .. ·- ·-· : ..•.·•.·•.· : : -· . ,_.:·;i_.::/L ·--:POPULATION PER HOUSEHOLD ·.· ,··.·· ·-·-·-··-· ·--· 2.7 All Households 3.2 2.9 2.7 2.9 2.9 2.9 2.2 2.9 3.1 3.0 2.8 2.6 2.8 Owner households 2.8 2.7 2.5 3.3 2.6 Renter households 2.6 3.0 2.9 3.2 2.0 ... -.··- VALUE ( % of specified owner.occupied units) ·:: .. -·..·.:·-··- ······20% 44% 2% 44% Under $15,000 14% 16% 13% 32% 28 30 $15,000 to $24,999 10 31 29 39 30 27 26 15 $25,000 to $34,999 27 31 17 34 38 14 16 7 ........................... 43 ........................... 17 8 9 17 8 $35,000_to.$49,?99..................................................................................................... ............................ ··························· ··························· ··························· ··························· ··························· 7 3 6 $50,000 to $74,999 16 1 2 2 10 2 1 $75,000 to $99,999 2 1 0 0 0 6 1 0 0 $100,000 or more 0 0 0 0 4 $25,600 $16,750 $38,055 $26,600 $16,670 $23,760 Median Value $26,675 $21,430 . . ·. ·. . MONTHLY CONTRACT RENT(% of specified renter units) 2 to 4 unit structure 5 to 9 uni t structure 10 to 49 unit structure 50 units or more structure Mobile home or other structure type WSU/CUS/MIMIC - SEMCC - UCS .--- --: 4% 1% 2% 6% 5% 5% 0% 5% 18 28 4 25 4 13 5 30 43 62 25 49 31 33 44 50 ............................ ··························· ··························· ··························· ··························· ··························· ··························· ··········-················ 25 10 57 18 52 42 40 11 6 0 7 11 1 6 10 2 3 0 2 0 1 1 1 1 $265 $231 $330 $241 $316 $297 $301 $224 Less than $1 00 $100 to $199 $200 to $299 $300 to $399 $400 to $499 $500 or more Median Rent STR UCTURE TYPE (% of housing units) Single family home - •.•. . :.\.:: -- ---=··::::• .. , -- .. 60% 22 2 8 6 2 68% 24 1 1 0 5 25 75% 21 0 2 0 1 83% 9 0 0 5 3 ·-·· .. 84% 8 4 3 0 1 ·-:-:·-: :,::,:: ·.··.-·.· : 74% 13 4 8 1 1 80% 15 1 2 0 1 29% 28 6 20 14 2 DETROIT SUBCOMMUNITIES �TABLE 5. GENERAL HOUSING CHARACTERISTICS SUBCOMMUNITIES OF DETROIT CENTRAL BUS. DIST. CERVENY CHADSEY CHENE CLARK PARK CODY CONDON CONNER -- HOUSING UNITS AND TENURE Total Housing units % Vacant ............................................................................................................................................ Total Occupied housing units Owner-occupied housing units Renter-occupied housing units % Owner-occupied .- POPULATION PER HOUSEHOLD All Households Owner households Renter households VALUE (% of specified owner-occupied units) Under $15,000 $15,000 to $24,999 $25,000 to $34,999 6,092 7,521 9,085 6,053 6,968 9,541 11,734 4,894 26% 4% ........................... 11% ............................ 12% 7% 13% 6% 12% ··························· ··························· ··························· ··························· ··························· ··························· 4,527 7,226 8,122 5,330 6,087 8,999 10,888 4,328 342 4,970 4,523 1,908 2,403 5,060 5,238 2,019 4,185 2,256 3,599 3,422 3,684 5,650 3,939 2,309 8% 69% 56% 36% 39% 48% 56% 47% --- - ,.,•: ,••. .... · .. · ,•: - :-. -- 1.4 1.5 1.4 3.0 3.2 2.7 ·.••<·· :, 2.7 2.7 2.8 2.8 2.6 2.8 .·. ·-:,· . ,•, 2.8 3.0 2.7 ·:.: ...•.•, ,,.·,·, ..• 2.7 2.9 2.5 2.7 2.7 2.7 3.4 3.4 3.3 10% 4% 57% 65% 20% 55% 10% 72% 8 20 33 22 37 29 29 18 2 42 8 8 27 37 9 6 2 .... .... .. .. ..... ...27 2 2 4 12 20 2 $35,000_to.$49,999 ................................................................................................... ........................... ... .. . ··························· ··························· ··························· ·····················--····· ··························· ··························· 7 $50,000 to $74,999 6 0 1 2 3 3 1 0 $75,000 to $99,999 1 0 1 0 0 0 0 71 $100,000 or more 0 0 0 0 0 0 1 $159,400 $31,230 Median Value $13,184 $11,474 $13,604 $23,460 $27,850 $10,394 . -- MONTHLY CONTRACT RENT(% of specified renter units) Less than $100 $100 to $199 $200 to $299 ··············································•·························································································· $300 to $399 $400 to $499 $500 or more Median Rent STRUCTURE TYPE (% of housin2 units) · Single family home 2 to 4 unit structure 5 to 9 unit structure 10 to 49 unit structure 50 units or more structure Mobile home or other structure type WSU/CUS/MIMIC - SEMCC - UCS ): ,:\\/ -'-'.-: .· : . .· -: 7% 1% 1% 8% 0% 2% 3% 3% 10 3 19 43 6 25 5 41 12 ........................... 28 61 41 66 55 51 18 ···········•··············· ··························· ··························· ··························· ··························· ··························· ··························· 21 58 17 6 35 6 56 s 13 8 1 1 3 1 17 0 37 2 0 1 1 0 1 2 $400 $322 $250 $197 $284 $226 $209 $341 .. .>t::::r:::::::::' '?: :::::.)<( ..... ·.·. 1% 4 4 18 73 2 78% 11 1 9 0 1 26 56% 40 1 1 0 3 37% 54 3 2 2 3 .-• :::::[\(} ... ·:=:::~:?.. ·.· 40% 37 4 12 5 2 ······· 74% 8 3 10 3 2 53% 36 2 3 4 3 68% 23 2 5 0 2 DETROIT SUBCOMMUNITIES I �TABLE S. GENERAL HOUSING CHARACTERISTICS DAVISON SUBCOMMUNITIES OF DETROIT HOUS~G UNITS AND TENURE. .. ·.•. ·-··· DENBY DURFEE EAST RIVERSIDE EVERGREEN FINNEY GRANDMONT :: .. :- ·;:•/ DELRAY/ SPRNGWLS Total Housing units 7,387 11,540 8,708 13,196 4,236 12,184 11,985 8,196 % Vacant 7% 9% 5% 10% 15% 4% 5% 6% ........................................................................................................................................ ······················································ ······················································ ······················································ ························-····························· Total Occupied housing units 6,849 10,471 8,312 11,837 3,615 11,638 11,389 7,693 Owner-occupied housing units 4,054 4,731 6,154 4,604 1,740 7,869 7,834 4,667 Renter-occupied housing units 2,795 5,740 2,158 7,233 1,875 3,769 3,555 3,026 % Owner-occupied 59% 45% 74% 39% 48% 68% 69% 61 % ·-•-•.• POPULATION PER HOUSEHOLD : ••:• ._..· •,• :. .. : -:-. .. •·•·· •.•,•- ...·.....· All Households Owner households Renter households VALUE (% of specified owner-occupied units) 2.9 2.7 3.2 :< :.\:.-./ : ... ..::. ·.... ·: :::.;: .. · · Under $15,000 $15,000 to $24,999 $25,000 to $34,999 $35,000 to $49,999 $50,000 to $74,999 $75,000 to $99,999 $100,000ormore Median Value 2.7 2.9 2.6 2.7 2.8 2.5 2.5 2.7 2.3 ·· 52% 33 4 1 0 O $14,309 4% 24 51 18 2 0 O $28,875 2% 23 53 19 2% 24 64 9 1% 3 22 53 19% 30 21 15 11 3 1 $25,465 MONTHLY CONTRACT RENT(% of specified renter units) $400 to $499 $500 or more Median Rent WSU/CUS/MIMIC - SEMCC - UCS 2 O $252 .. :-· :-: .•: .. ::} .·.. : . 23% 28 21 15 9 2 2 $24,635 6% 24 34 26 9 1 0 $30,845 ,••: :•· ,,: ._.;.. ::. :: 0 0 $229 18 4 $344 3% 21 65 11 1 O $235 .... ·.-..· : 2.7 2.7 2.8 3.2 3.3 3.0 .. ,: .... -:. . Less than $100 $100 to $199 $200 to $299 $300 to $399······························.. STRUCTURE TYPE (% of housing units) Single family home 2 to 4 unit structure 5 to 9 unit structure 10 to 49 unit structure 50 units or more structure Mobile home or other structure type 3.0 3.0 2.9 ::.•: 58% 34 6 1 0 0 O $12,809 10 2.9 2.9 2.9 7% 18 31 28 14 1 0 $32,610 10% 27 29 22 10 .. 1 0 $29,480 0% 4 29 42 1% 4 43 . -::/\/ . 6% 26 49 15 3% 7 20 52 3 1 $232 17 3 $339 19 5 $336 ·· ·······43···· 7 2 $302 . ·:-· .. ·'•···· ·-·· •,••·:•: . :, 78% 18 1 0 0 2 52% 33 2 8 3 2 27 82% 9 3 6 0 1 30% 44 3 20 1 47% 39 2 6 2 6 0 86% 5 3 4 2 1 77% 20 0 2 0 1 73% 19 1 5 0 1 DETROIT SUBCOMMUNITIES �TABLE 5. GENERAL HOUSING CHARACTERISTICS GRANT SUBCOMMUNITIES OF DETROIT HOUSING UNITS AND TENURE . . .· ,, ... ·•:•· GREENFIELD HARMONY VILLAGE INDIAN VILLAGE JEFFRIES KETTRNG/ BUTZEL LAFAYETTE MACK ..·._•: 4,590 5% 4,341 2,856 1,485 66% 10,128 4% 9,699 6,664 3,035 69% 12,399 7% 11,550 6,916 4,634 60% 2.9 2.9 2.8 2.9 3.0 2.8 3.0 3.1 2.9 1.6 2.1 1.4 Under $15,000 $15,000 to $24,999 $25,000 to $34,999 $35,000to$49,999 $50,000 to $74,999 18% 35 31 13 3 5% 23 36 25 9 .. 16% 36 30 13 4 7% 51 % 49% 2% 39% 5 21 29 6 34 2 10 11 14 18 3 10 6 32 7 15 ········ .............8......................... 3 ··· .................. 23···· ..................... 2 · $75,000 to $99,999 $100,000 or more Median Value 0 O $24,230 Total Housing units % Vacant Total Occupied housing units Owner-occupied housing units Renter-occupied housing units % Owner-occupied POPULATION PER HOUSEHOLD All Households Owner households Renter households VALUE (% of specified owner-occupied units) .... }.,., ., . , ,,,., .. · ....· ,•.•· . :. / 1 O $31,015 1% 5 35 45 $400to$499 $500 or more Median Rent WSU/CUS/MIMIC - SEMCC - UCS 12,059 9% 10,937 4,750 6,187 43% 2.1 2.6 1.9 2.7 2.9 2.5 5,307 9% 4,850 · 992 3,858 20% 9,192 17% 7,649 2,638 5,011 34% 13 2 $321 '':?. •:.. :,,:,:.,... ·=·:":':/· •'•.· .·.·.· 1 O $24,405 24 43 $92,575 1.7 2.0 1.7 2.9 3.2 2.8 ·· 1 O $14,789 1 1 $15,215 16 7 $47,255 0 0 $17,890 ·.•,; Less than$100 $100 to $199 $200 to $299 s3oo to $399 2 to 4 unit structure 5 to 9 unit structure 10 to 49 wiit structure 50 units or more structure Mobile home or other structure type 6,046 29% 4,307 878 3,429 20% ·-••: MONTHLY CONTRACT RENT(% of specified renter units) STRUCTURE TYPE (% of housing units) Single family home 3,539 8% 3,241 1,006 2,235 31 % 6% 9 24 45 13 2 $320 1% 2% 21% 6% 15% 2% 10 11 37 36 19 27 53 20 24 47 13 59 32···· ................... 19 ..................... io·· ....................... s" ..................... ii.........................i'i' .. . 3 1 $279 :,:::.... ·• - .,.._ 5 11 37 $380 3 2 2 $179 $214 ·.• 85% 6 1 4 4 1 11 0 3 5 1 28 70% 24 1 2 0 2 15% 3 13 66 17% 24 9 20 28 2 2 1 O O $228 .. ·•·· . 78% 12 21 $315 -.-.:-: •: 43% 37 2 9 6 3 1% 30 7 16 43 3 41% 31 4 19 3 2 DETROIT SUBCOMMUNITIES Ill �TABLE 5. GENERAL HOUSING CHARACTERISTICS SUBCOMMUNITIES OF DETROIT .,.. HOUSING UNITS AND TENURE Total Housing units % Vacant Total Occupied housing units Owner-occupied housing units Renter-occupied housing units % Owner-occupied POPULATION PER HOUSEHOLD MACKENZIE ·.•.·. ·: .•:· •,·: -: ·--:.·:'·:.· t .... All Households Owner households Renter households VALUE . (% of specified owner--occupied units) Under $15,000 $15,000 to $24,999 $25,000 to $34,999 $35,000 to $49,999 $50,000 to $74,999 $75,000 to $99,999 $100,000 or more Median Value STRUCTURE TYPE (% of housing units) Single family home 2 to 4 unit structure 5 to 9 unit structure 10 to 49 unit structure 50 units or more structure Mobile home or other structure type WSU/CUS/MIMIC - SEMCC - UCS ,: 15,058 6% 14,125 8,051 6,074 57% ...... ·-}::._:· ..· :. · :. :. : .Y< ·· MONTHLY CONTRACT RENT(% of specified renter units) Less than $100 $100to$199 $200 to $299 $300 to $399 $400 to $499 $500 or more Median Rent MCNICHOLS \\:\ ,. MOUNT OLIVET NOLAN 11,080 5% 10,471 7,216 3,255 69% ..):. . 8,673 6% 8,163 5,174 2,989 63% .. 2.7 2. 7 2.7 17% 35 24 16 6 1 2.9 2.8 3.1 28% 31 17 14 8 1 10% 38 37 12 2 0 29% 40 19 8 3 1 O O O O $24,275 $21,445 $25,335 $19,735 · 1% 8 55 33 2 O $278 1% 16 58 21 4 1 $257 0% 4 35 48 11 2 $317 69% 21 59% 31 2 6 0 2 2 7 5 0 2 2 29 2.4 3.1 1.6 .,., . . . 1% 14 57 25 2 1 $268 ····••:-:••. 2 5,321 6% 5,005 2,813 2,192 56% }'/'.: ·:: 2.8 2.8 2.8 .'.: .. •: PEMBROKE PERSHING REDFORD 8,109 4% 7,807 5,746 2,061 74% 10,014 5% 9,523 5,440 4,083 57% I< 5,168 9% 4,722 2,653 2,069 56% 2.9 3.0 2.9 PALMER PARK 80% 10 1 84% 12 0 2 2 1 8,365 3% 8,121 6,157 1,964 76% t\·./,. 2.7 2.8 2.5 ,,-:, (..,.., 5% 18 28 32 14 ·· 2 1 $34,675 0% 1 16 57 1% 11 37 33 ···\,.:" . t··•:··--· 54% 9 2 29 6 1 :: .-.• 17% 39 28 12 4 0 0 $23,700 9% 20 32 27 · ····· 10 ··· .. 82% 12 1 4 0 1 1 O $31,660 6% 1% 9 4 39 11 40···· ···················s"i···· 15 2 $301 . ... :: .•. 2.4 2. 7 2.1 , 0% 1 3 9 33 26 27 $77,725 20 6 $354 2.8 2.8 3.0 5 1 $291 28 5 $372 ·.· : 90% 5 1 3 0 1 69% 4 2 15 10 1 DETROIT SUBCOMMUNITIES �TABLE 5. GENERAL HOUSING CHARACTERISTICS ROSA PARKS SUBCOMMUNITIES OF DETROIT . HOUSING UNITS AND TENL'RE ROSEDALE PARK ROUGE ST.JEAN .. ·. 13,087 TIREMAN UNIVERSITY WINTERHALTER 1: :•:-: Total Housing units STATE FAIR 6,801 9,928 9,221 4,356 10,769 9,991 12,423 3% 10% ........................... 11% 10% 10% 23% ··························· ··························· ··························· ··························· ··························· 6,546 9,587 8,280 3,856 9,709 8,986 9,578 5,625 7,341 3,496 1,369 4,807 3,517 236 921 2,246 4,784 2,487 4,902 9,342 5,469 86% 77% 42% 36% 50% 39% 2% :: .. --~ )( :.:.. ... '· ........ . .. ·•· ..·.·- ..,, 3.0 2.6 2.7 3.0 2.7 2.4 1.6 3.1 2.5 2.9 3.1 2.7 2.7 2.3 2.7 2.8 2.6 3.0 2.7 2.3 1.5 .- ·.- 4% 11% ........................... .... %.Vacant .................................................................................................................. ........................... 11,686 3,849 7,837 33% Total Occupied housing units Owner-occupied housing units Renter-occupied housing units % Owner-occupied POPULATION PER HOUSEHOLD All Households Owner households Renter households VALUE (% of specified owner-occupied units) Under $15,000 $15,000 to $24,999 $25,000 to $34,999 -:•:'. .~;-. -: .. •.• • -:=::) :::.;; - •. 2.4 2.7 2.3 .. .j\j .. ,. 32% 1% 11% 53% 53% 43% 23% 18% 39 6 37 28 28 29 36 17 15 18 36 10 9 13 21 13 9 33 14 5 4 17 5 12 $35,000_to $49,999 ................................................................................................... ........................... ··························· ··························· ··························· ··························· ··························· ·························-· ··•························ 4 33 $50,000 to $74,999 3 2 3 9 2 31 1 7 $75,000 to $99,999 0 1 2 1 0 8 1 2 $100,000 or more 0 1 1 1 0 2 $19,145 $45,385 Median Value $25,595 $14,069 $14,234 $24,690 $16,590 $37,500 I MONTHLY CONTRACT RENT(% ofspecified renter units) I -: ·= .'. 6% 1% Less than $100 1% 3% 2% 1% 2% 9% 29 $100 to $199 2 4 31 17 21 31 25 51 $200 to $299 19 16 57 61 64 57 39 ··························· ........................... ··························· ······················································•·················································································· ··························· ··························· ........................... ··························· ··························· 10 46 $300 to $399 49 7 12 18 17 9 2 $400 to $499 20 27 I 1 3 0 6 2 $500 or more 12 3 1 0 1 0 3 $224 Median Rent $356 $366 $222 $238 $258 $226 $229 STRUCTURE TYPE (% of housinJ.t units) Single family home 2 to 4 unit structure 5 to 9 unit structure 10 to 49 unit structure 50 units or more structure Mobile home or other structure type WSU/CUS/MIMIC - SEMCC - UCS ·)}{ ··.·. •2.• .. ··•-: . . •.·.·· :-:-: •. .·,•.· : ,: 26% 46 3 93% 3 1 3 0 1 13 10 3 30 93% 4 0 2 1 1 45% 35 1 14 3 2 58% 30 1 5 4 2 .· .., .. 54% 38 2 4 0 2 .· 2% 10 9 34 43 2 34% 49 2 11 2 2 DETROIT SUBCOMMUNITIES �TABLE 6. SELECTED HOUSING CHARACTERISTICS CITY OF DETROIT ISUBCOMMUNITIE OF DETROIT AIRPORT BAGLEY BOYNTO BRIGHTMOOR BROOKS BURBANK CENTRAL YEAR MOVED INTO UNIT (% OF HOUSEHOLDS) 18% 25 14 20 12 11 1989 to March 1990 1985 to 1988 1980 to 1984 1970 to 1979 1960 LO 1969 1959 or earlier Median year moved into unit . . 17% 20 14 24 18 7 1982 8% 12 10 13 23 9% 16 11 23 38 3 1980 . - VEHICLES AV AI LAB LE (% of households) . 34 1973 18% 27 15 24 6 10 29% 35 12 10 6 8 1983 1986 1963 22% 33 13 13 6 12 22% 26 17 11 10 14 1985 1984 .. 33% 39 21 7 None One Two lnree or more 46% 35 15 5 15% 42 30 14 26% 40 23 11 30% 41 22 8 29% 46 19 5 27% 38 26 9 52% 33 11 4 12% 41 40 7 10% 32 47 12 35% 21 21 22 ;. :'\UMBER OF BEDROOMS(% of housing units) - INone or One Two lnree Four or more 17% 32 39 12 9% 37 38 16 2% 25 57 15 9% 31 50 10 12% 1% 1% 8% 1% 0% 15% 0% 0% 1% 1% 0% 4% 1% 1% 9% 2% 1% 7% 1% 1% 6% 2% 1% 12% 61% 17 22 52% 16 32 62% 17 21 57% 18 26 62% 17 21 63% 17 20 64% 16 20 52% 19 30 14% 9 26 41 10 1% 16 22 43 18 16% 38 25 17 4 .. : 18% 13 26% 18 69 56 44 39 5 HOUSING U1'ITS WITH SELECTED CHARACTERISTICS % of units without complete plumbing % of units that are condominiums % of households reporting no telephone SELECTED MONTHLY OWNER COSTS AS A % OF HOLSEHOLD INCOME IN 1989 (% of owners) Less than 20 percent 20 to 29 percent 30 percent or more - . - GROSS RENT, INCLUDING UTILITIES(% of renters) 10% 20 27 33 8 Less than $200 $200 to $299 $300 to $399 $400 to $599 S600 or more GROSS RENT AS A% OF HOUSEHOLD INCOME .. IN 1989 (% of renters) Less than 20 percent 20 to 29 percent 30 percent or more WSU/CUS/MIMIC - SEMCC - UCS 4% 24 33 34 6 0% 5 24 57 14 5% 6 25 56 8 16% 19 30 29 5 .. ·•:·· •.•··· I,: 26% 18 56 18% 11 71 31 37% 24 38 24% 24 52 25% 13 61 . ·.-::-;.; ,·•,: •. 29% 20 51 -... _ DETROIT SUBCOMMUNITIES �TABLE 6. SELECTED HOUSING CHARACTERISTICS YEAR MOVED INTO UNIT (% OF HOUSEHOLDS) ·.- ~-. . ..·-: ----~- .•:- •._._ .• ;. ·,: .. :::,;•, .. Less than 20 percent 20 to 29 percent 30 percent or more , .. •.· .. ::>::::. <· .. ·. ·-:,·,; •,,· . it : : 1985 17 1985 58% 29 10 2 42% 36 15 6 16% 48 27 9 .•. •.·:·-·' :- 10% 26 53 11 7% 34 41 18 ·..· :,:·, 48% 34 13 5 38% 36 19 7 12% 33 34 22 12% 33 40 15 2% 0% 15% 1% 0% 10% ·,••. 12% 36 34 19 24% 24 31 22 2% 1% 18% 2% 1% 20% 15% 34 46 4 . . ,; 1% 0% 3% 0% 0% 10% 0% 1% 5% ·,•: 'II I .·,: 0% 33 67 62% 16 22 65% 15 20 54% 15 31 68% 13 20 0% 6 30 49 15 5% 25 37 30 4 18% 29 27 20 6 10% 36 30 21 3 .• 63% 16 21 64% 15 20 58% 17 24 5% 16% 28 27 24 6 2% 15 27 46 10 ·. -: :f))\[:t:::: -.• 1985 1981 •.• .· .. . :. ' . ..·. 19% 14 16 17 35 .. 11 1982 26% 30 20 19 2 4 16% 24 13 16 12 20 17 5 9 : Less than $200 $200 to $299 $300 to $399 $400 to $599 $600 or more ... .. 19 20% 32 i ..·.• ·--· ·- .-.-:.•:•.· ..- I .::=··:· 27% 25 15 14 8 11 CONNER CONDON ··•.•:•· .. GROSS RENT, INCLUDING UTILITIES.(% of renters). CODY .· .. •: 1:· .. 30% 43 21 6 .-.- . .•, 1: 18% 24 15 13 •. ,• 2% 5% 13% SELECTED MONTHLY OWNER COSTS AS A .%·Of ,., HOUSEHOLD INCOME IN 1989 (% of owners) . ::::·'.::·:..:_ WSU/CUS/MIMIC - SEMCC - UCS 20% 39 29 12 :-: % of units without complete plumbing % of units that are condominiwns % of households reporting no telephone Less than 20 percent 20 to 29 percent 30 percent or more CLARK PARK ,:-: 73% 19 6 2 HOUSING UNITS WITH SELECTED CHARACTERISTICS :-, IN 1989 (% of renters) ,··· - ._.-.- None or One Two Three Four or more 1982 ..: 42% 41 15 1 NUMBER OF BEDROOMS (% of housing units) . 21% 24 13 15 8 20 1980 ·:::.··· :-· None One Two lnree or more GROS$ _RENT AS A % OF HOUSEIIOLD lNCOM.E t CHENE .- -~_.;, 15% 22 14 40 7 2 1986 :.-:. .·-~ .:: CHADSEY ·::: 31% 36 20 10 2 1 1989 to March 1990 1985 to 1988 1980 to 1984 1970 to 1979 1960 to 1969 1959 or earlier Median year moved into unit VEmCLES AVAILABLE ( % of households) CERVENY CENTRAL BUS. DIST. SUBCOMMUNITIES OF DETROIT .·.·.· =:i; ,ii!ltt' .., 37% 25 38 .· 33% 19 48 32 .. · .. •:::::., 1:: :-:::: .·-:::.:·· ,. 31% 12 57. .· ,::::::: ;:'.:: 20% 15 65 5 26 52 12 :r:=·:::::' :- ,· ·--: . :r::::,·· ,:••. :1:.:;:J\::.::• . . :::::.:- 21% 12 67 ~- ?:llti: .: ):: , ltt::. ·<. 1 . 33% .. •,·, . ·.·, . 20% 24 14 43 66 •.•. 19% 12 69 DETROIT SUBCOMMUNITIES I " �TABLE 6. SELECTED HOUSING CHARACTERISTICS DAVISON SUBCOMMUNITIES OF DETROIT ,;,;- YEAR MOVED INTO UNIT (% ·oF HOUSEHOLDS) ·- 17% 26 14 14 12 18 •,•,•- .-:-··. ,: 1985 NUMBER OF BEDROOMS(% of housin2 units) .· ····:... ·:,:, . -:--: •. ·.. •..·. ., EAST RIVERSIDE •'.•:·--········ . . EVERGREEN -.. ·:-.·- 22% 22 11 13 13 18 1985 .. GRANDMONT . . .. .-.. .. . 15% 27 17 34 3 5 1982 1982 FINNEY ,: 18% 26 14 24 10 8 ·-· 18% 30 14 18 7 13 1982 15% 44 30 11 •· .. .... 16% 23 15 37 6 3 1984 1981 •.• ::;: .. 39% 38 18 5 39% 40 16 5 •'•· DURFEE 18% 32 14 18 6 11 : None One Two Three or more •:·-··••:·• 25% 28 12 13 10 13 1982 ... .- ,.: DENBY ... ·. .•.·-·•-•, 1989 to March 1990 1985 to 1988 1980 Lo 1984 1970 to 1979 1960 to 1969 1959 or earlier Median year moved into unit VE HICLES AVAILABLE (% of households) DELRAY/ SPRNGWLS 44% 38 13 5 42% 35 19 5 18% 41 29 12 16% 43 31 11 25% 38 26 10 22% 26 39 13 11% 38 37 14 7% 27 59 7 5% 35 48 12 9% 27 50 14 :,-:•,: .- .. 5% 43 39 14 None or One Two Three Four or more 16% 35 34 15 11% 33 47 10 -: HOUSING UNITS WITH SELECTED CHARACTERISTICS 1% 0% 9% % of units without complete plumbing % of units that are condominiums % of households reporting no telephone 1% 0% 18% ·-·-· SELECTED MONTHLY OWNER COSTS AS A ~ OF HOUSEHOLD INCOME.IN 1989 (% of owners) •.•.•-·--··-·· Less than 20 percent 20 to 29 percent 30 percent or more .. . ... ,;, : 0% 1% 2% 1% 0% 12% 0% 0% 11% 1% 1% 2% 0% 1% 4% 1% 0% 3% 61% 14 25 67% 15 18 64% 18 18 59% 15 26 56% 17 27 61% 18 20 61% 18 21 60% 15 26 13% 18 26 37 6 9% 35 31 23 2 1% 6 36 46 12 7% 38 31 21 3 8% 26 28 32 6 5% 5 18 52 20 2% 7 26 51 15 1% 7 34 45 13 GROSS RENT, INCLUDING . UTILITIES (% of renters) " Less than $200 $200 Lo $299 $300 Lo $399 $400 lo $599 $600 or more GROSS RENT AS A% OF HOUSEHOLD.INCOME .,._ I N 1989 (% renters) .. : . . .. . . .. . . .: ...:1/=L, of Less than 20 percent 20 to 29 percent 30 percent or more WSU/CUS/MIMIC - SEMCC - UCS :. .. ·•· l e: -: '': ... 22% 13 65 24% 13 63 33 .. ..·::·::·- .. :··:· ,_":'.:?= .•'. -: .-:== .• __ 26% 16 58 ,:·- •.-:·-:·-•. -., ... 24% 13 63 -::'./ :,•:• ;::,:::- : : __;;: .... . ... : 24% 13 63 23% 20 56 ❖ :-:=· -: ·.. ~= ,: 29% 27 44 30% 20 50 DETROIT SUBCOMMUNITIES ~~ -- �TABLE 6. SELECTED HOUSING CHARACTERISTICS GRANT SUBCOMMUNITIES OF DETROIT GREEN- FIELD YEAR MOVED INTO UNIT (% OF HOUSEHOLDS) 1989 to March 1990 1985 to 1988 1980 to 1984 1970 to 1979 1960 to 1969 1959 or earlier HARMONY VILLAGE INDIAN VILLAGE JEFFRIES KETTRNG/ BUTZEL :• 12% 22 18% 27 Median year moved into unit 16% 16% 22% 19 10 33 23 20 20 5 6 19 19 10 8 1984 1983 17 17 7 14 17 38 8 24 30 4 2 1983 1980 1977 LAFAYETTE MACK ,_. ,: 16% 22 13 14 18 21% 21% 30 25 21 21 18 26 7 6 17 3 1 1985 1980 . :: VEHICLES AVAILABLE (% of households) 25% None One Two Three or more 19% 43 28 11 41 24 10 30% 42 57% 48% 37% 54% 37 8 4 1 3 46 16 1 29 20 33 9 NUMBER OF BEDROOMS(% of housing units) ,:.. ·,. 12 ........ ..... 10% 9% 33 36 50 8 44 10 . 27% ,·. None or One Two Three Four or more 1984 53 17 11 . 8% 34 40 52% 26% 17% 52% 28 13 30 32 22 31 18 45 18 10 8 4 :"•, 23% 36 31 14 2 10 HOUSING UNITS WITH SELECTED CHARACTERISTICS % of units without complete plumbing % of units that are condominiums % of households reporting no telephone 0% 1% 1% 1% 1% 1% 1% 1% 0% 12% 1% 1% 4% 0% 18% 1% 5% 3% 6% 1% 17% 12% 3% 17% 66% 21 13 51% 13 36 29% 14 15% 31 27 23 SELECTED MONTHLY OWNER COSTS AS A % OF HOUSEHOLDINCOME IN 1989 (% of owners) . Less than 20 percent 20 to 29 percent 30 percent or more GROSS RENT~ INCLUDING UTILITIES(% of renters} Less than $200 $200 to $299 $300 to $399 $400 to $599 $600 or more GROSS RENT ASA % OF HOY.S~HOLD1NCO¥E IN 1989 (% of renterS) ··· .·. ,~; Less than 20 percent 20 to 29 percent 30 percent or more WSU/CUS/MIMIC - SEMCC - UCS 63% 16 60% 55% 58% 55% 58% 20 16 26 17 21 20 29 16 29 15 27 11 % 42% 22 25 17 14 26 17 27 4 6 24 16 1% 12% 8 6 30 57 16 52 13 6 2% 15 13 30 43 12 27 21 25 16% 4 .. :,: . -.- .- . .. ·-· . •: : ::... 32% 16 52 24% 25 52 34 25% 16 30% 21% 23% 29 59 42 25 54 19 58 31% 31 38 ' 19% 17 64 DETROIT SUBCOMMUNITIES 'I II �TABLE 6. SELECTED HOUSING CHARACTERISTICS MACKENZIE SUBCOMMUNITIES OF DETROIT MCNICHOLS MOUNT OLIVET PALMER PARK NOLAN PEMBROKE PERSHING REDFORD YEAR MOVED INTO UNIT (% OF HOUSEHOLDS) · 17% 18 1989 to March 1990 1985 to 1988 1980 to 1984 1970 to 1979 1960 to 1969 1959 or earlier Median year moved into unit 11% 20 23 32 22 18 14 12 25 10 3 1978 1984 1974 18% 14% 33 13 22 4 16 21 19 21 12 21 6 15 1979 1976 1985 13 26 16 20% 29 9% 16 11 13% 22 9 9 13 15 19 1977 23% 27 14 20 7 9 1985 VEHICLES AVAILABLE (% of households) None One Two Three or more NUMBER OF BEDROOMS (% of housing units) 33% 32% 36 22 9 41 21 6 12% 12% 13% 42 30 16 42 33 12 8% 36 41 14 27% 18 31 35 56 9 50 10 1% 1% 0% 4% 0% 0% 0% 2% 0% 2% 0% 1% 2% 4% 2% 4% 62% 20 19 62% 65% 67% 17 16 21 20 17 16 7% 10 27 47 8 4% 3 31 53 9 38% 18 25 44 41 21% 45 30% 40 25 23 9 6 9% 39 41 10 12% 29 49 10 1% 0% 5% 1% 0% 7% 6% 57% 17 59% 18 63% 62% 13 26 24 17 20 22% 43 26 8 13% 43 30 13 ,: None or One Two Three Four or more 34 42 12 4% 21 34 5% 23% 27 43 8 HOUSING UNITS WITH SELECTED CHARACTERISTICS % of units without complete plumbing % of units that are condominiums % of households reporting no telephone 0% SELECTED MONTHLY OWNER COSTS AS A % OF HOUSEHOLD INCOME IN 1989 (% of owners) Less than 20 percent 20 to 29 percent 30 percent or more GROSS RENT, INCLUDING UTILITIES(% of renters) ..;·.:,: . 2% Less than $200 $200 to $299 $300 to $399 $400 to $599 $600 or more GROSS RENT AS A .% OF HOUSEHOLD INCOME".:)< ... IN 1989 (% of renters) .. .. : "'.:.: · Less than 20 percent 20 to 29 percent 30 percent or more WS U/CUS/MIMIC - SEMCC - UCS 25 18 31 42 6 :: .-. • ·..: 3% 20 29 39 37 41 5% 14 28 45 9 10 9 1% 11 0% _:;•:•❖' ,•• 12 26 51 9 46 38 6 1:- •:· 2% 9 · .. --._.-:: {\ L .. •. 25% 23% 14 63 15 60 35 26% 19 18% 15 55 67 45% 24 31 45% 16 39 34% DETROIT SUBCOMMUNITIES �TABLE 6. SELECTED HOUSING CHARACTERISTICS s ROSA PARKS BCOMMUNITIES OF DETROIT YEAR MOVED INTO UNIT (% OF HOUSEHOLDS) 1982 13% 28 ,.· STATE FAIR TIREMAN UNIVERSITY WINTERHALTER 17 32 5 5 1982 .. 16% 25 9 15 21 14 1980 28% 28 18 16 3 6 1980 1985 17% 20 20% 23 12 15 20 10 29% 34 17 14 4 2 11 12 18 22 1978 1986 1981 - ·;<···• :: •. 50% 36 11 3 None One Two Three or more NUMBER OF BEDROOMS (% of housing units) · 14% 25 11 13 10 26 ,• •.• ST.JEAN .· 19% 22 15 14 14 15 1989 to March 1990 1985 to 1988 1980 to 1984 1970 lO 1979 1960 to 1969 1959 or earlier Median year moved into unit VEHICLES AVAILABLE (% '·ofhousebolds) ROUGE ROSEDALE PARK 7% 37 41 15 13% 42 33 12 53% 32 11 4 44% 39 6% 33 56 5 0% 0% 3% .. -:·-?' ·-:-, :-·. None or One Two Three Four or more 20% 32 36 11 3% 17 62 18 1% 2% 12% 0% 0% 2% HOUSING UNITS WITH SELECTED CHARACTERISTICS 5 44% 35 17 5 65% 30 4 1 46% 36 14 5 19% 31 34 16 21% 36 29 14 8% 35 43 14 69% 21 7 3 21% 34 37 8 2% 1% 16% 1% 1% 11% 1% 0% 10% 3% 2% 24% 1% 1% 10% 12 '••. •. -~-. .· % of units without complete plwnbing % of units that are condominiwns % of households reporting no telephone SELECTED MONTHLY OWNER COSTS AS A % OF HOUSEHOLD INCOME IN 1989 (% of owners) .·---~- .. Less than 20 percent 20 to 29 percent 30 percent or more . . •..· " 58% 15 28 65% 21 15 68% 16 15 53% 19 28 52% 21 27 54% 14 31 83% 0 18 56% 14 29 17% 27 28 23 4 2% 2 26 42 28 1% 4 18 61 16 10% 33 27 26 4 12% 18 31 34 6 6% 26 30 32 6 32% 7% 33 31 25 4 GROSS RENT, INCLUDING UTILITIES(% of renters) Less than $200 $200 to $299 $300 to $399 $400 to $599 $600 or more GROSS RENTAS A %_OF HOUSEHOLJ.)JNC9ME L~ 1989 (% of renters) .. -·-·--· ... -· .. . ••.•-•.• Less than 20 percent 20 to 29 percent 30 percent or more WSU/CUS/MIMIC - SEMCC - UCS }?\:(: ,·. --~:-: .. . -••: .. .. ·.•.· •'· . ,:: .. \,:/:/':•: . 34 ,•·•:•· ;. 20 12 1 ,,: ' ,: : }t/t : ·::::::-;. 26% 17 57 36 33% 25 32% 21 41 47 'I 'I . 18% 15 67 18% 15 68 18% 11 72 25% 21 55 .•.:::.· .. 'I 'I I :: \] . . . 24% 17 59 DETROIT SUBCOMMUNITIES II �GLOSSARY II ABILITY TO SPEAK ENGLISH - Represents the person's own perception about his or her ability to speak English or, because census questionnaires are usually completed by one household member, the response may represent the perception of another household member. (For more information, see "Language Spoken At Home.") (2) an academic program primarily in the arts and sciences, and the course work is transferable to a bachelor's degree. Some examples of professional degrees include medicine, dentistry, chiropractic, optometry, osteopathic medicine, pharmacy, podiatry, veterinary medicine, law, and theology, but specifically exclude barber school, cosmetology, or other training for a specific trade. AGE -The age classification is based on the age of the person in completed years as of April 1, 1990. Data on age are used to determine the applicability of other questions for a person and to classify other characteristics in census tabulations. Age data are needed to interpret most social and economic characteristics used to plan and examine many programs and policies. (Review of detailed 1990 information shows that a number of respondents tended to provide their age as of the date of their completing the questionnaire, not their age as of April 1, 1990. It is likely that approximately 10 percent of persons in most age groups are actual! y 1 year younger.) EMPLOYED - All civilians 16 years old and over who were either (1) "at work" - those who did any work at all during the reference week as paid employees, worked in their own business or profession, worked on their own farm, or worked 15 hours or more as unpaid workers on a family farm or in a family business; or (2) were "with a job but not at work"-those who did not work during the reference week but had jobs or businesses from which they were temporarily absent. The reference week is the calendar week preceding the date on which the respondents completed the questionnaire or were interviewed by enumerators. (For more information, see "Labor Force Status" and "Unemployed.") BEDROOMS-The count of rooms designed to be used as bedrooms. That is, the number of rooms that would be listed as bedrooms if the house or apartment were on the market for sale or rent. Included are all rooms intended to be used as bedrooms even if they are currently being used for some other purpose. EDUCATIONALATTAINMENT(YearsofSchoolCompleted)The highest level of school completed or the highest degree received. The category, "Associate degree" includes persons whose highest degree is an associate degree either in (1) an occupational program that prepares them for a specific occupation, and the course work may or may not be creditable toward a bachelor's degree, or WSU/CUS/MIMIC-SEMCC-UCS FAMILY HOUSEHOLDS (FAMILIES)- Consist of a householder and one or more other persons living in the same household who are related to the householder by birth, marriage or adoption. All persons in a household who are related to the householder are regarded as members of his or her family. A household can contain only one family for census purposes. The number of family households always equals the number of families; however, a family household may also include non-relatives living with the family. Families are classified by type as either a married-couple family or other family, which is further classified into "male householder" (a family with a male householder and no wife G-1 SUBCOMMUNITY PROFILES �GLOSSARY present) or "female householder" (a family with a female householder and no wife present). from the count of occupied housing units as a result of the weighting process. GROSS RENT - Monthly contract rent plus the estimated average monthly cost of utilities and fuels, if these are paid by the renter. Gross rent is intended to eliminate differences which result from varying practices with respect to the inclusion of utilities and fuels as part of the rental payment. Renter units occupied without payment of cash rent are shown separately as "No cash rent" in the tabulations. HOUSING UNIT- Includes a house, an apartment, a mobile home, a group of rooms, or a single room that is occupied (or, if vacant, is intended for occupancy) as separate living quarters. Separate living quarters are those in which the occupants live and eat separately from any other persons in the building and which have direct access from outside the building or through a common hall. GROSS RENT AS A PERCENTAGE OF HOUSEHOLD INCOME IN 1989 - A computed ratio of monthly gross rent to monthly household income. Units for which no cash rent is paid and units occupied by households that reported no income or a net loss in 1989 comprise the category "Not computed." HISPANIC ORIGIN-Persons of Hispanic origin are those who classified themselves in one of the Hispanic origin categories listed on the questionnaire-"Mexican," "Puerto Rican," or "Cuban"as well as those who indicated that they were of "other Spanish/ Hispanic" origin. Persons of Hispanic origin may be of any race. HOUSEHOLD- Includes all the persons who occupy a housing unit. Persons not living in households are classified as living in group quarters. The occupants may be a single family, one person living alone, two or more families living together, or any other group of related or unrelated persons who share living arrangements. In sample tabulations, the count of households may differ WSU/CUS/MIMIC-SEMCC-UCS INCOME IN 1989 - Information on money income received in the calendar year 1989 was requested from persons 15 years and over. "Total income" is the algebraic sum of the amounts reported separately for wage or salary income; net nonfarm self-employment income; net farm self-employment income; interest, dividend, net rental or royalty income; Social Security or railroad retirement income; public assistance or welfare income; retirement or disability income; and all other income. "Earnings" is defined as the algebraic sum of wage or salary income and net income from farm and nonfarm self-employment. Receipts from the following sources are not included as income: money received from the sale of property (un,ess the recipient was engaged in the business of selling such property); the value of income "in kind" from food stamps, public housing subsidies, medical care, employer contributions for persons, etc.; withdrawal of bank deposits; money borrowed; tax refunds; exchange of money between relatives in the same household; gifts and lump-sum inheritances, insurance payments, and other types of lump-sum receipts. (For more information, see. "Public Assistance Income," and "Social Security Income.") Income ofHouseholds - includes the income of the householder and G-2 SUBCOMMUNITY PROFILES I ' I' I ' �GLOSSARY -II II - all other persons 15 years old and over in the household, whether related to the householder or not. Because many households consist of only one person, average household income is usually less than average family income. Income of Families - includes the income of all members 15 years old and over in each family summed and treated as a single amount. INDUSTRY - The industry classification system developed for the 1990 census consists of 236 categories for employed persons, classified into 13 major industry groups. The classification was developed from the 1987 Standard Industrial Classification (SIC) Manual published by the Office of Management and Budget, Executive Office of the President. Census data, collected from households, differ in detail and nature from those obtained from establishment surveys. Therefore, the census classification system, while defined in SIC terms, cannot reflect the full detail in all categories. LABOR FORCE (EMPLOYMENT) STATUS - All persons classified in the civilian labor force plus members of the U.S. Armed Forces (persons on active duty with the United States Army, Air Force, Navy, Marine Corps, or Coast Guard.) (For more information, see "Employed" and "Unemployed.") LANGUAGE SPOKEN AT HOME - Persons who spoke a language other than English includes only those who sometimes or always spoke a language other than English at home. It does not include those who spoke a language other than English only at school or limited to only a few expressions or slang. (For more information, see "Ability to Speak English.") WSU/CUS/MIMIC-SEMCC-UCS MORTGAGE ST A TUS - "Mortgage" refers to all forms of debt where the property is pledged as security for repayment of the debt, including deeds of trust, trust deed, contracts to purchase, land contracts, junior mortgages and home equity loans. A mortgage is considered a first mortgage if it has prior claim over any other mortgage or it is the only mortgage on the property. All other mortgages (second, third, etc.) are considered junior mortgages. A home equity loan is generally a junior mortgage. (For more information, see "Selected Monthly Owner Costs.") NATIVITY - Information on place of birth and citizenship were used to classify the population into two major categories: native and foreign born. Native includes persons born in the United States, Puerto Rico, or an outlying area of the United States. The Native population is classified in the following groups: persons born in the state in which they resided at the time of the census; persons born in a different state, by region; persons born in Puerto Rico or an outlying area of the U.S.; and persons born abroad with at least one American parent. Foreign born includes persons not classified as "Native." NONF AMIL Y HOUSEHOLD- Inctudes a householder living alone or with non-relatives only. OCCUPATION - The occupational classification system developed for the 1990 census consists of 501 specific occupational categories for employed persons arranged into 6 summary and 13 major occupational groups. The classification was developed to be consistent with the Standard Occupational Classification (SOC) Manual: 1980, published by the Office of Federal Statistical Policy G-3 SUBCOMMUNITY PROFILES �- GLOSSARY and Standards, U.S. Department of Commerce. OCCUPIED HOUSING UNIT - A housing unit is classified as occupied if it is the usual place of residence of the person or group of persons living in it at the time of enumeration, or if the occupants are only temporarily absent; that is, away on vacation or business. OWN CHILD-A never-married child under 18 years who is a son or daughter by birth, a stepchild, or an adopted child of the householder. "Related children" in a family include own children and all other persons under 18 years of age in the household, regardless of marital status, who are related to the householder, except the spouse of the householder. OWNER-OCCUPIED HOUSING UNIT - A housing unit is owner-occupied if the owner or co-owner lives in the unit even if it is mortgaged or not fully paid for. PER CAPITA INCOME - The mean income computed for every man, woman, and child in a particular group. It is derived by dividing the total income of a particular group by the total population of that group. PLACE OF BIRTH - Respondents were asked to report the U.S. state, commonwealth or territory, or the foreign country where they were born. Persons born outside the United States were asked to report their place of birth according to current international boundaries. POVERTY STATUS IN 1989 - Poverty status was determined for WSU/CUS/MIMIC-SEMCC-UCS all persons except institutionalized persons, persons in military group quarters and in college dormitories, and unrelated individuals under 15 years old. These groups were excluded from the numerator when calculating poverty rates. Poverty statistics were based on a definition originated by the Social Security Administration in 1964 and modified by federal interagency committees in 1969 and 1980 and prescribed by the Office of Management and Budget. The income cutoffs used by the Census Bureau to determine the poverty status of families and unrelated individuals included a set of 48 thresholds arranged in a two-dimensional matrix consisting of family size cross-classified by presence and number of family members under 18 years old. The average poverty threshold for a family of four persons was $12,674 in 1989. PUBLIC ASSISTANCE INCOME - Includes: ( 1) supplemental security income payments made by Federal or State welfare agencies to low income persons who are aged (65 years old or over), blind, or disabled; (2) aid to families with dependent children; and (3) general assistance. Separate payments received for hospital or other medical care (vendor payments) are excluded from this item. RACE-The concept of race as used by the Census Bureau reflects self-identification; it does not denote any clear-cut scientific definition of biological stock. The data for race represent self-classification by people according to the race with which they most closely identify. Furthermore, it is recognized that the categories of the race item include both racial and national origin or socio-cultural groups. The Census Bureau recognizes that there are persons who do not identify with a specific racial group, and thus the 1990 race question G-4 SUBCOMMUNITY PROFILES I �GLOSSARY included an "Other race" category with provisions for a write-in entry. of enumeration. The question included instructions to "include only nursery school, kindergarten, elementary school or a college degree" as regular school. Persons indicated they were enrolled by marking one of the questionnaire categories for either "public school, public college" or "private school, private college." A public school is defined as "any school or college controlled and supported by alocal,county, State or Federal Government." Schools supported and controlled primarily by religious organizations or other private groups are defined as private. Persons who were enrolled in school were classified as enrolled in "preprimary school," "elementary or high school," or "college" according to their response to question 12 (years of school completed or highest degree received). RE FEREN CE WEEK- The data on labor force status were related to the reference week; that is, the calendar week preceding the date on which the respondents completed their questionnaires or were interviewed by enumerators. The week is not the same for all respondents since the enumeration was not completed in one week. The occurrence of holidays during the enumeration period could affect the data on actual hours worked during the reference week, but probably had no effect on overall measurement of employment status. RENTER-OCCUPIED HOUSING UNIT - All occupied housing units which are not owner-occupied, whether they are rented for cash rent or occupied without payment of cash rent, are classified as renter-occupied. RESIDENCE IN 1985 - The questionnaire asked for the state (or SELECTED MONTHLY OWNER COSTS - The sum of payments for mortgages, deeds of trust, contracts to purchase, or similar debts on the property; real estate taxes; fire, hazard, and flood insurance on the property; utilities; and fuels. It also includes, where appropriate, the monthly condominium fees or mobile home costs. (For more information, see "Mortgage Status.") foreign country), county, and place of residence on April 1, 1985, for those persons reporting that on that date they lived in a different house than their current residence. Residence in 1985 is used in conjunction with location of current residence to determine the extent of residential mobility of the population and then resulting redistribution of the population across the various states, metropolitan areas, and regions of the country. of selected monthly owner costs to monthly household income in 1989. The data are tabulated separately for specified owneroccupied units, condominiums and mobile homes. SCHOOL ENROLLMENT-Persons were classified as enrolled SOCIAL SECURITY INCOME - Includes Social Security pen- in school if they reported attending a "regular" public or private school or college at any time between February 1, 1990, and the time sions and survivors benefits and permanent disability insurance payments made by the Social Security Administration prior to WSU/CUS/MIMIC-SEMCC-UCS SELECTED MONTHLY OWNER COSTS AS A PERCENTAGE OF HOUSEHOLD INCOME IN 1989-Thecomputedratio G-5 SUBCOMMUNITY PROFILES �-Ill Ill GLOSSARY housing units, both occupied and vacant, are counted. Stores and office space are excluded. I -Unit, Detached - a one-unit structure detached from any other house; that is, with open spaces on all four sides. Mobile Home or Trailer - both occupied and vacant mobile homes, to which no permanent rooms have been added, are counted in this category. Mobile homes or trailers used only for business purposes or for extra sleeping space and mobile homes or trailers for sale on a dealer's lot, at the factory, or in storage are not counted in the housing inventory. deductions for medical insurance, and railroad retirement insurance checks from the U.S. Government. Medicare reimbursements are not included. SPECIFIED OWNER-OCCUPIED HOUSING UNITS- Includes only one-family houses on less than 10 acres without a business or medical office on the property. The data for "specified" units exclude mobile homes, houses with a business or medical office, houses on 10 or more acres, and housing units in multi-unit buildings. (For more information, see "Value.") SPECIFIED RENTER-OCCUPIED HOUSING UNITS PAYING CASH RENT- Includes all renter-occupied housing units except one-family houses on 10 or more acres. Housing units that are renter-occupied without payment of cash rent are excluded. (For more information, see "Contract Rent.") UTILITIES - The questionnaire asked for the yearly cost of utilities (electricity, gas, water) and other fuels (oil, coal, wood, kerosene, etc.). These yearly amounts are divided by 12 to derive the average monthly cost and are then included in the computations of "gross rent" and "monthly owner cost." Costs are recorded if paid by or billed to occupants, a welfare agency, relatives, or friends. Costs that are paid by landlords, included in the rent payment, or included in condominium or cooperative fees are excluded. UNEMPLOYED- Civilians 16 years old and over are classified as unemployed if they (1) were neither "at work" nor "with a job but not at work" during the reference week, and (2) were looking for work during the last four weeks, and (3) were available to accept a job. Also included as unemployed are civilians who did not work at all during the reference week and were waiting to be called back to a job from which they had been laid off. (For more information, see "Employed" and "Labor Force Status.") VALUE- Value is the respondent's estimate of how much the property (house and lot, mobile home and lot, or condominium unit) would sell for if it were for sale. The lowest value category collected was "less than $15,000." When the median value for an area falls within this category it is reported as $14,999. (For more information, see "Specified Owner-Occupied Housing Units.") UNITS IN STRUCTURE (Structure Type) - A structure is a separate building that either has open spaces on all sides or is separated from other structures by dividing walls that extend from ground to roof. In determining the number of units in a structure, all WSU/CUS/MIMIC-SEMCC-UCS VEHICLES AVAILABLE - The number of passenger cars, vans, and pick-up or panel trucks of one-ton capacity or less kept at home and available for the use of household members. Vehicles kept at G-6 ~ - - - - - - - - - = = --- SUBCOMMUNITY PROFILES - -• II - "II II -II II II �II I I I I I I a person 16 years old or over who had served (even for a short time) but is not now serving on active duty in the U.S. Army, Navy, Air Force, Marine Corps, or the Coast Guard, or who served as a Merchant Marine seaman during World War II. Persons who served in the National Guard or military Reserves are classified as veterans only if they were ever called or ordered to active duty not counting the 4-6 months for initial training or yearly summer camps. All other civilians 16 years old and over are classified as nonveterans. I YEAR HOUSEHOLDER MOVED INTO UNIT - Refers to the year of the latest move of the householder. If a householder moved • • back into a housing unit he or she previously occupied, the year of the latest move was reported. The intent is to establish the year the present occupancy by the householder began. The year that the householder moved in is not necessarily the same year other members of the household moved, although in the great majority of cases an entire household moves at the same time. II II II II II GLOSSARY floors were in place used. home but used only for business purposes are excluded. the category "1989 or March 1990" was VETERAN STATUS-Forcensus purposes, a "civilian veteran"is YEAR OF ENTRY - Derived from the question, "When did this person come to the United States to stay?" which was asked of all persons who indicated in the question on citizenship that they were not born in the United States. YEAR STRUCTURE BUILT- Refers to when the building was DERIVED MEASURES MEAN-This measure represents an arithmetic average of a set of values. It is derived by dividing the sum of a group of numerical items (or aggregate) by the total number of items. Aggregates are used in computing mean values. MEDIAN-This measure represents the middle value in a distribution. The median divides the total frequency into two equal parts: one-half of the cases fall below the median and one-half of the cases exceed the median. PERCENT - This measure has been used extensively in this report because it allows the user to easily make comparisons between areas. In some cases the universe is included (i.e., foreign born) so that raw numbers can be calculated from the percentages. In other cas~s (i.e., years of school completed) they are not. fPublication users may obtain raw numbers by contacting MIMIC.] Percentages have been rounded to whole numbers in all cases. Whenever a percent ended in .5, or higher, it was rounded up (i.e., 8.5 percent becomes 9 percent). Whenever it was less than .5, it was rounded down (i.e., 0.4 percent becomes O percent). Due to this rounding, totals may not add up to 100 percent. first constructed, not when it was remodeled, added to, or converted. For housing units under construction that met the h~using unit definition _ that is, all exterior windows, doors, and fmal usable WSU/CUS/MIMIC-SEMCC-UCS G-7 SUBCOMMUNITY PROFILES �GLOSSARY DATA CONFIDENTIALITY In order to maintain confidentiality required by law (Title 13, United States Code), the Bureau of the Census applies a confidentiality edit to assure published data do not disclose information about specific individuals, households, and housing units. The result is that a small amount of uncertainty is introduced into some of the census characteristics to prevent identification. The edit is controlled so that counts of total persons, totals by race and American Indian tribe, Hispanic origin, and age 18 years and over are not affected by the confidentiality edit and are published as collected. In addition, total counts for housing units by tenure are not affected by this edit. The confidentiality edit is conducted by selecting a sample of households from the 100 percent internal census files and interchanging its data with other households that have identical characteristics on a set of selected key variables but are in different geographic locations within the same state. To provide more protection for "small areas," a higher sampling rate was used for these areas. The net result of this procedure is that the data user's ability to obtain census data, particularly for small a.-eas and subpopulation groups, has been significantly enhanced. There will be no suppressed data cells in 1990, as there were in 1980. WSU/CUS/MIMIC-SEMCC-UCS - G-8 -- SUBCOMMUNITY PROFILES - -- - - ,_ II II II II �II I I ---7 PEMBROKE ~\ I 45 GRANT EVERGREEN 43 5 GREENFIEID BAGLEY 44 •I \ ROSEDAl£ I PAR!( 41 CEIMNY HARMONY 40 VILLAGE IINCBI. • • II II II • II \ 33 PARK ,,,. .,,/ 38 II I AIRPORT FINNEY 6 11 MACKENZIE 34 CODY 37 II ROSA PARKS BROOl(S 28 35 I r- I'---7 ROUGE 36 -~WWAIRN I I, I 29 ,J ,~_J I L-\.._J L 25 ' \ } SUBCOMMUNITIES IN THE CITY OF DETROIT I J '-"" ,~ ;-J ' 23 1990 r-- Y;~-J <',mwoo/ I '/ 'v' 0 SCALE © 1991, ucs MUS UNITT:D COMMUNITY SERVICES OF METROPOLITAN DETROIT I I __,,,,,- ,,,.J ' 39 ., l '( ,A_l .,,, / \ HAMTRAMCK I All BRIGHTMOOR DAVISON HIGHIAND \ , GRANDMONT I I I ', 46 �Southeast Michigan Census Council. The Southeast Michigan Census Council (SEMCC) is a non-profit 501(c) (3) corporation organized for the purpose of promoting access to demographic and related statistics. Its members represent governments, private non-profit organizations, educational institutions, and businesses in the ten-county southeast Michigan area and beyond. SEMCC publishes a monthly newsletter for members, creates and sells products such as the Census Tract Coding Guides and the Advance Census Tract Report, and represents the interests of southeast Michigan data users to data producers in the federal government. Michigan Metropolitan Information Center. Michigan Metropolitan Information Center's (MIMIC) mission is to document and investigate trends in urban population and housing. MIMIC conducts a variety of research, education, and service programs designed to improve our understanding of the patterns of population and housing in Detroit and urban America. MIMIC specializes in the use of census data, the computer processing of large public data sets, and computer mapping as tools in the investigation of urban population and housing. In its role as a coordinating agency of the Census Bureau's State Data Center Program in Michigan, MIMIC provides information services to the general public. MIMIC conducts training programs, publishes statistical profiles, and acts as the official processing center for machine-readable census data in Michigan. WSU/CUS/MIMIC-SEMCC-UCS As part of the Center for Urban Studies and the College of Urban Labor, and Metropolitan Affairs, MIMIC strives to further the urban mission of Wayne State University and to promote research and discussion of urban population and housing trends. United Community Services of Metropolitan Detroit. For 76 years, United Community Services of Metropolitan Detroit has been the leading citizen-based, volunteer-driven, problemsolving organization in metropolitan Detroit and the UCS Research and Information Services Division has been a critical component in establishing that tradition. Division volunteers and staff collaborate to conduct social and economic studies and surveys; prepare and analyze data; assess community problems, issues, and needs; and provide information, technical assistance, and consultation on community issues. Through LINK (Linking INformation with Knowledge), a computerized service, the Research Division also provides subject-related data and human service information to agencies and organizations. LINK features data and information on Wayne, Oakland, and Macomb counties and the City of Detroit, as well as state and national data. UCS' 800 committed volunteers and more than 100 staff also collaborate in the areas of community planning, coalition-building, public advocacy, referral, and volunteer recruitment, training, and placement. UCS is funded by the United Way for Southeastern Michigan, foundation and government grants, and private donations. SUBCOMMUNITY PROFILES � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Wyckoff Planning and Zoning Collection Creator An entity primarily responsible for making the resource Planning & Zoning Center (Lansing, Mich.) (Organization) Wyckoff, Mark A. Description An account of the resource Municipal master plans and zoning ordinances from across the state of Michigan, spanning from the 1960s to the early 2020s. The bulk of the collection was compiled by urban planner Mark Wyckoff over the course of his career as the founder and principal planner of the Planning and Zoning Center in Lansing, Michigan. Some additions have been made to the collection by municipalities since it was transferred to Grand Valley State University. Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1960/2023 Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Subject The topic of the resource Michigan Comprehensive plan publications Master plan reports Zoning--Michigan Zoning--Maps Maps Land use--planning Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Identifier An unambiguous reference to the resource within a given context RHC-240 Format The file format, physical medium, or dimensions of the resource application/pdf Type The nature or genre of the resource Text Language A language of the resource eng Text A resource consisting primarily of words for reading. Examples include books, letters, dissertations, poems, newspapers, articles, archives of mailing lists. Note that facsimiles or images of texts are still of the genre Text. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context Detroit_Census-Profiles_1993 Creator An entity primarily responsible for making the resource Southeast Michigan Census Council Date A point or period of time associated with an event in the lifecycle of the resource 1993-10 Title A name given to the resource 1990 Census Subcommunity Profiles for the City of Detroit Description An account of the resource The 1990 Census Subcommunity Profiles for the City of Detroit report was prepared by the Southeast Michigan Census Council with assistance from the Michigan Metropolitan Information Center at Wayne State University and United Community Services of Metropolitan Detroit in October 1993. Contributor An entity responsible for making contributions to the resource Michigan Metropolitan Information Center, Center for Urban Studies, Wayne State University United Community Services of Metropolitan Detroit (consultants) Subject The topic of the resource Census--Statistics Detroit, Michigan Wayne County (Mich.) Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Type The nature or genre of the resource Text Format The file format, physical medium, or dimensions of the resource application/pdf Language A language of the resource eng Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/3de46e0f031983cc0eb2bd11ab4e1f2e.pdf f6cc9cd3dd9358865e6f1e91180d9cba PDF Text Text ❖ SE~CC SOUTHEAST MICHIGAN CENSUS COUNCIL 2000 Census Population Counts by Race/Ethnicity and Age in Southeast Michigan April 2001 �2000 Census Population Counts by Race/Ethnicity and Age in Southeast Michigan The tables presented in this report have been prepared from the 2000 Census PL94-171 Redistricting file. Several points should be noted: and Some Other Race. Approximately two percent of southeast Michigan residents marked more than one category. For more information on the way race and Hispanic Origin information was collected in the 2000 census, access the internet at <http://www.census.gov/ population/www/cen2000/brief. html> to see the Census Brief, Overview of Race and Hispanic Origin (C2KBR/01- Geography. The geographic units presented here are those used by the Southeast Michigan Council of Governments (SEMCOG) in its planning work. (Genesee County is not part of the SEMCOG region; the same principles for geographic units apply.) The major difference from census reports is that, in cases where townships include villages, the village data have been subtracted from the township. Thus, the complete list of cities, townships, and villages adds to the totals for each county. In standard census presentations, data presented for townships include the villages. 1). In this report, the overall percentage of Black, Asian, and . Hispanic population in each geographic area includes all persons marking that category, regardless of whether they also marked another race category (including Some Other Race). Undercount Adjustment. In February, 2000, the Census Bureau's Executive Steering Committee for Adjustment Policy (ESCAP) recommend that the 2000 census not be adjusted for undercount at this time. The ESCAP report can be downloaded from <www.census.gov>. As of this date, it is unknown whether adjusted population counts will be released at a later date. Exceptions are made for the following: Novi township is not separated from the city of Novi Unincorporated Southfield township population is added to Beverly Hills The portion of the city of Richmond located in Casco township is not shown separately. Race/Ethnicity. The standard for collection of race data has been changed significantly since 1990. Census respondents were asked to mark one or more categories among a list of six. These are White, Black or African American, American Indian or Alaskan Native (AIAN), Asian, Native Hawaiian or Other Pacific Islander (NHOPI), i �I Officers and Board Southeast Michigan Census Council President: The Southeast Michigan Census Council (SEMCC) is a non-profit (501(c)3) organization whose mission is to promote access to and use of demographic and related statistics in southeast Michigan. Membership is open to any interested party residing in the state of Michigan. Marlys Vickers, Oakland County Planning and Economic Development Vice-President: Kurt R. Metzger. Center for Urban Studies, Wayne State University For more information, see the SEMCC web site at <www.semcc.org>. Secretary: Ronald Ropke, United Way Community Services This report was prepared by Kurt Metzger and Patricia Becker. Treasurer: Gary Petroni, Southeastern Michigan Health Association Board Members at Large: Amy Juntunen, SPEC Associates Sally Lawler, School of Social Work, University of Michigan Ellen McCarthy, Michigan Department of Civil Rights Frank Nagy, Monroe County Planning James Rogers, Southeast Michigan Council of Governments Executive Director: Patricia C. Becker To Contact SEMCC 28300 Franklin Road, Southfield, Ml 48034 248/354-6520 FAX 248/354-6645 info@semcc.org www.semcc.org ii �~ i.e . • -- --- 4 ~ -'""'-2000 Census Population Counts: Summary by County Livingston County Total Population 1990 2000 Percent change Macomb County Monroe County Oakland County St. Clair County Washtenaw County Wayne County Detroit 115,645 156,951 36% 717,400 788,149 10% 133,600 145,945 9% 1,083,592 1,194,156 10% 145,607 164,235 13% 282,937 322,895 14% 2,111,687 2,061,162 -2% 1,027,974 951,270 -7% 1% 1% 1% 3% 3% 2% 2% 1% 2% 11% 5% 2% 3% 1% 2% 13% 7% 3% 43% 2% 4% 83% 1% 5% Count of Population by Race One Race Category Checked White Black American Indian Asian Some other race 155,288 152,439 722 682 896 503 774,201 730,270 21,326 2,478 16,843 3,106 144,034 139,264 2,766 405 679 907 1,171,945 988,194 120,720 3,270 49,402 10,064 161,976 155,962 3,451 829 650 1,052 314,602 249,916 39,697 1,161 20,338 3,364 2,009,893 1,065,607 868,992 7,627 35,141 32,020 929,229 116,599 775,772 3,140 9,268 24,199 Two-Six Categories Checked White and Black Other combination 1,663 132 1,531 13,948 2,003 11,945 1,911 425 1,486 22,211 3,564 18,647 2,259 570 1,689 8,293 1,988 6,305 51,269 7,833 43,436 22,041 4,532 17,509 45,125 111,826 29% 189,784 598,365 24% 39,993 105,952 27% 300,760 893,396 25% 43,971 120,264 27% 71,288 251,607 22% 577,680 1,483,482 28% 295,709 655,561 31% Major Race/Ethnic Groups* Percent Black Percent Asian Percent Hispanic Population by Age Under 18 18 and older Percent under 18 *Includes all persons marking this category, regardless of whether other categories are marked as well. Prepared by the Southeast Michigan Census Council; source: 2000 Census PL94-171 Redistricting File County Summary, page 1 �I 2000 Census Population Counts: Summary by County Wayne Co. outside Detroit Total Population 1990 2000 Percent change Two-Six Categories Checked White and Black Other combination Population by Age Under18 18 and older Percent under 18 ~ Genesee County Lapeer County 1,083,713 1,109,892 2% 4,590,468 4,833,493 5% 430,459 436,141 1% 74,768 87,904 18% 8% 2% 3% 23% 3% 3% 21% 1% 2% 1% 1% 3% 1,080,664 949,008 93,220 4,487 25,873 7,821 4,731,939 3,481,652 1,057,674 16,452 123,949 51,016 426,622 328,350 88,843 2,414 3,515 3,408 86,888 84,541 720 337 339 943 29,228 3,301 25,927 101,554 16,515 85,039 9,519 2,193 7,326 1,016 85 931 281,971 827,921 25% 1,268,601 3,564,892 26% 119,601 316,540 27% 24,601 63,303 28% Major Race/Ethnic Groups* Percent Black Percent Asian Percent Hispanic Count of Population by Race One Race Category Checked White Black American Indian Asian Some other race SEMCOG Region Lenawee County Detroit CMSA 91,476 5,187,171 98,890 5,456,428 8% 5% 3% 1% 7% 22% 3% 3% 97,417 5,342,866 91,484 3,986,027 2,094 1,149,331 19,611 408 450 128,253 2,974 58,341 1,473 317 1,156 113,562 19,110 94,452 25,658 1,438,461 73,232 4,017,967 26% 26% *Includes a\l persons marking this category, regardless of whether other categories are marked as well. --- Prepared by the Southeast Michigan Census Council; source: 2000 Censu~ ~L94-171 _Redistricting f::ile - -~· ,___. ~ ~ ~ ntv arv!l@_jif"" 2 ,. �Livingston County CONWAY DEERFIELD COHOCTAH Fowle~ HOWELL TYRONE OCEOLA HARTLAND GENOA BRIGHTON HANDY LL /OSCO UNADILLA MARION PUTNAM Pinckney HAMBURG GREEN OAK �2000 Census Population Counts Livingston County Total Population 1990 2000 Percent change Brighton Brighton twp. Cohoctah twp. Conway twp. Deerfield twp. Fowlerville Genoa twp. Green Oak twp. 115,645 156,951 36% 5,686 6,701 18% 14,815 17,673 19% 2,693 3,394 26% 1,818 2,732 50% 3,000 4,087 36% 2,648 2,972 12% 10,820 15,901 47% 11,604 15,618 35% 1% 1% 1% 0% 2% 1% 1% 1% 1% 0% 0% 1% 0% 0% 1% 0% 0% 1% 0% 0% 2% 0% 1% 1% 2% 1% 1% Count of Population by Race One Race Category Checked White Black American Indian Asian Some other race 155,288 152,439 722 682 896 503 6,639 6,474 23 28 88 26 17,530 17,194 76 52 146 55 3,366 3,323 2 16 9 13 2,687 2,622 7 39 4 15 4,047 4,017 0 21 5 4 2,928 2,862 5 40 9 11 15,719 15,472 30 67 113 35 15,412 14,981 247 73 77 32 Two-Six Categories Checked White and Black Other combination 1,663 132 1,531 62 4 58 143 13 130 28 0 45 3 28 42 40 2 38 44 1 43 182 18 164 206 29 177 45,125 111,826 29% 1,451 5,250 22% 5,307 12,366 30% 985 2,409 29% 855 1,877 31% 1,220 2,867 30% 882 2,090 30% 4,323 11,578 27% 4,564 11,054 29% Major Race/Ethnic Groups* Percent Black Percent Asian Percent Hispanic Population by Age Under18 18 and older Percent under 18 *Includes all persons marking this category, regardless of whether other categories were marked as well. Prepared by Southeast Michigan Census Council; source 2000 Census PL94-171 Redistricting File Livingston County, page 1 �2000 Census Population Counts Livingston County Total Population 1990 2000 Percent change Hamburg twp. Handy twp. Hartland twp. Howell Howell twp. Iosco twp. Marion twp. Oceola twp. 115,645 156,951 36% 13,083 20,627 58% 2,840 4,032 42% 6,860 10,996 60% 8,184 9,232 13% 4,298 5,679 32% 1,567 3,039 94% 4,918 6,757 37% 4,825 8,362 73% 1% 1% 1% 1% 1% 1% 0% 0% 1% 0% 1% 1% 0% 1% 2% 0% 0% 1% 0% 1% 4% 0% 1% 1% 0% 1% 1% Count of Population by Race One Race Category Checked White Black American Indian Asian Some other race 155,288 152,439 722 682 896 503 20,458 20,054 211 57 90 40 3,993 3,935 8 28 15 7 10,901 10,769 30 33 41 28 9,143 8,860 29 56 114 67 5,610 5,551 10 17 14 17 3,005 2,882 2 15 18 88 6,664 6,607 2 28 18 8 8,244 8,121 10 39 53 19 Two-Six Categories Checked White and Black Other combination 1,663 132 1,531 169 14 155 39 4 35 95 13 82 89 8 81 69 4 65 34 0 34 93 2 91 118 3 115 45,125 111,826 29% 6,107 14,520 30% 1,285 2,747 32% 3,340 7,656 30% 2,228 7,004 24% 1,588 4,091 28% 990 2,049 33% 1,978 4,779 29% 2,681 5,681 32% Major Race/Ethnic Groups* Percent Black Percent Asian Percent Hispanic Population by Age Under18 18 and older Percent under 18 *Includes all persons marking this category, regardless of whether other categories were marked as well. Prepared by Southeast Michigan Census Council; source 2000 Census PL94-171 Redistricting File Livingston County, page 2 �2000 Census Population Counts Livingston County Total Population 1990 2000 Percent change Pinckney Putnam twp. Tyrone twp. Unadilla twp. 115,645 156,951 36% 1,603 2,141 34% 4,580 5,359 17% 6,854 8,459 23% 2,949 3,190 8% 1% 1% 1% 0% 1% 1% 0% 1% 1% 0% 1% 1% 1% 0% 1% Count of Population by Race One Race Category Checked White Black American Indian Asian Some other race 155,288 152,439 722 682 896 503 2,115 2,094 3 7 3 8 5,296 5,242 10 18 15 7 8,386 8,274 5 34 52 21 3,145 3,105 12 14 12 2 Two-Six Categories Checked White and Black Other combination 1,663 132 1,531 26 3 23 63 1 62 73 4 69 45 6 39 45,125 111,826 29% 701 1,440 33% 1,380 2,432 828 3,979 6,027 2,362 26% 29% 26% Major Race/Ethnic Groups* Percent Black Percent Asian Percent Hispanic Population by Age Under 18 18 and older Percent under 18 *Includes all persons marking this category, regardless of whether other categories were marked as well. Prepared by Southeast Michigan Census Council; source 2000 Census PL94-171 Redistricting File Livingston County, page 3 �Macomb County ARMADA BRUCE Arma~ RICHMOND Bl WASHINGTON SHELBY UT STERLING HEIGHTS WARREN CE~LINE RAY MACOMB LENOX CHESTERFIELD �.. .. - ·--- 2000 Census Population Counts Macomb County Total Population 1990 2000 Percent change Armada twp. Armada Centerline Bruce twp. Chesterfield twp. Clinton twp. Eastpointe Fraser 717,400 788,149 10% 2,943 3,673 25% 1,548 1,573 2% 6,012 8,158 36% 9,026 8,531 -5% 25,905 37,405 44% 85,866 95,648 11% 35,283 34,077 -3% 13,899 15,297 10% 3% 3% 2% 0% 0% 2% 0% 0% 2% 2% 1% 2% 4% 1% 2% 4% 1% 3% 5% 2% 2% 5% 1% 1% 1% 1% 1% Count of Population by Race One Race Category Checked White Black American Indian Asian Some other race 774,201 730,270 21,326 2,478 16,843 3,106 3,637 3,607 3 6 4 17 1,555 1,537 3 9 2 3 8,071 7,822 146 30 33 35 8,397 8,004 264 21 86 22 36,821 34,948 1,110 149 284 324 93,898 87,151 4,461 276 1,605 391 33,530 31,395 1,601 143 296 93 15,142 14,787 139 40 142 32 Two-Six Categories Checked White and Black Other combination 13,948 2,003 11,945 36 1 35 18 0 18 87 13 74 134 41 93 584 154 430 1,750 357 1,393 547 109 438 155 31 124 189,784 598,365 24% 1,063 2,610 29% 459 1,114 29% 2,371 5,787 29% 1,856 6,675 22% 11,150 26,255 30% 21,382 74,266 22% 8,333 25,744 24% 3,705 11,592 24% Major Race/Ethnic Groups* Percent Black Percent Asian Percent Hispanic Population by Age Under 18 18 and older Percent under 18 *Includes all persons marking this category, regardless of whether other categories were marked as well. Prepared by Southeast Michigan Census Council; source 2000 Census PL94-171 Redistricting File Macomb County, page 1 �2000 Census Population Counts Macomb County Total Population 1990 2000 Percent change Grosse Pointe Shores (pt) Harrison twp. Macomb twp. Lenox twp. Memphis (pt.) Mt. Clemens New Baltimore New Haven 717,400 788,149 10% 105 80 -24% 24,685 24,461 -1% 3,069 5,362 75% 22,714 50,478 122% 896 807 -10% 18,405 17,312 -6% 5,798 7,405 28% 2,331 3,071 32% 3% 3% 2% 1% 8% 0% 3% 1% 1% 18% 1% 3% 1% 2% 1% 1% 1% 0% 21% 1% 2% 1% 1% 1% 22% 0% 4% Count of Population by Race One Race Category Checked White Black American Indian Asian Some other race 774,201 730,270 21,326 2,478 16,843 3,106 80 71 1 2 6 0 24,081 23,123 604 94 141 109 5,263 4,363 813 40 19 27 49,913 48,518 426 95 713 157 798 788 1 3 6 0 16,863 13,121 3,395 127 85 132 7,311 7,175 39 27 35 34 2,936 2,299 582 22 3 30 Two-Six Categories Checked White and Black Other combination 13,948 2,003 11,945 0 0 0 380 65 315 99 16 83 565 79 486 9 0 9 449 163 286 94 13 81 135 60 75 189,784 598,365 24% 5 75 6% 5,352 19,109 22% 1,100 4,262 21% 15,256 35,222 30% 208 599 26% 3,737 13,575 22% 1,884 5,521 25% 991 2,080 32% Major Race/Ethnic Groups* Percent Black Percent Asian Percent Hispanic Population by Age Under18 18 and older Percent under 18 *Includes all persons marking this category, regardless of whether other categories were marked as well. Prepared by Southeast Michigan Census Council; source 2000 Census PL94-171 Redistricting File Macomb County, page 2 �7'1111!1) ,a 2000 Census Population Counts Macomb County Total Population 1990 2000 Percent change Ray twp. Richmond Richmond twp. Romeo Roseville St. Clair Shores Shelby Twp. Sterling Heights 717,400 788,149 10% 3,230 3,740 16% 4,141 4,896 18% 2,528 3,416 35% 3,520 3,721 6% 51,412 48,129 -6% 68,107 63,096 -7% 48,655 65,159 34% 117,810 124,471 6% 3% 3% 2% 0% 1% 1% 1% 1% 5% 1% 1% 1% 5% 1% 3% 3% 2% 2% 1% 1% 1% 1% 2% 2% 2% 5% 1% Count of Population by Race One Race Category Checked White Black American Indian Asian Some other race 774,201 730,270 21,326 2,478 16,843 3,106 3,705 3,657 6 11 14 17 4,839 4,672 12 15 40 91 3,369 3,311 33 13 6 6 3,660 3,448 162 6 15 25 47,375 44,968 1,252 201 785 154 62,401 61,135 435 175 531 111 64,258 61,870 553 158 1,374 291 121,359 112,899 1,614 260 6,123 418 Two-Six Categories Checked White and Black Other combination 13,948 2,003 11,945 35 3 32 57 9 48 47 1 46 61 26 35 754 140 614 695 61 634 901 67 834 3,112 168 2,944 189,784 598,365 24% 963 2,777 26% 1,186 3,710 24% 958 2,458 28% 971 2,750 26% 11,137 36,992 23% 12,740 50,356 20% 16,219 48,940 25% 29,965 94,506 24% Major Race/Ethnic Groups* Percent Black Percent Asian Percent Hispanic Population by Age Under18 18 and older Percent under 18 *Includes all persons marking this category, regardless of whether other categories were marked as well. Prepared by Southeast Michigan Census Council; source 2000 Census PL94-171 Redistricting File Macomb County, page 3 �--~----- ......... - ________. __ 2000 Census Population Counts Macomb County Warren Utica Washington twp. Total Population 1990 2000 Percent change 717,400 788,149 10% 5,081 4,577 -10% 144,864 138,247 -5% 13,087 19,080 46% 3% 3% 2% 1% 3% 2% 3% 4% 1% 1% 1% 2% Count of Population by Race One Race Category Checked White Black American Indian Asian Some other race 774,201 730,270 21,326 2,478 16,843 3,106 4,502 4,292 42 17 117 34 135,168 126,205 3,697 494 4,275 467 18,929 18,552 94 50 118 111 Two-Six Categories Checked White and Black Other combination 13,948 2,003 11,945 75 8 67 3,079 408 2,671 151 36 115 189,784 598,365 24% 961 3,616 21% 31,723 106,524 23% 5,080 14,000 27% Major Race/Ethnic Groups* Percent Black Percent Asian Percent Hispanic Population by Age Under 18 18 and older Percent under 18 *Includes all persons marking this category, regardless of whether other categories were marked as well. Prepared by Southeast Michigan Census Council; source 2000 Census PL94-171 Redistricting File Macomb County, page 4 �. Monroe County S. Rockwood MILAN LONDON EXETER @rteton ASH ybee tJ FRENCHTOWN DUNDEE ~ e e RAISINVILLE PET~BUAG SUMMERFIELD WHITEFORD FRENCHTOWN /DA BEDFORD ERIE �2000 Census Population Counts Monroe County Total Population 1990 2000 Percent change Bedford twp. Ash twp. Berlin twp. Carleton Dundee Dundee twp. Erie twp. Estral Beach 133,600 145,945 9% 4,710 5,048 7% 23,748 28,606 20% 4,635 5,154 11% 2,770 2,562 -8% 2,712 2,819 4% 2,664 3,522 32% 4,492 4,850 8% 430 486 13% 2% 1% 2% 1% 1% 2% 0% 1% 2% 1% 0% 1% 0% 0% 2% 1% 1% 1% 1% 0% 1% 1% 1% 4% 1% 0% 3% Count of Population by Race One Race Category Checked White Black American Indian Asian Some other race 144,034 139,264 2,766 405 679 907 4,975 4,910 23 13 11 17 28,344 27,907 114 2,504 2,478 1 11 6 8 2,795 2,760 8 8 19 3,472 3,413 23 14 14 8 4,780 4,623 49 147 118 5,105 5,019 25 19 4 37 10 69 461 452 6 1 0 2 Two-Six Categories Checked White and Black Other combination 1,911 425 1,486 73 8 65 262 26 236 49 5 44 58 6 52 24 5 19 50 17 33 70 5 65 25 0 25 39,993 105,952 27% 1,366 3,682 27% 8,028 20,578 28% 1,380 3,774 27% 728 1,834 28% 769 2,050 27% 1,017 2,505 29% 1,312 3,538 27% 122 364 25% Major Race/Ethnic Groups* Percent Black Percent Asian Percent Hispanic Population by Age Under18 18 and older Percent under 18 56 0 29 *Includes all persons marking this category, regardless of whether other categories were marked as well. Prepared by Southeast Michigan Census Council; source 2000 Census PL94-171 Redistricting File Monroe County, page 1 �2000 Census Population Counts Monroe County Exeter twp. Frenchtown Ida twp. LaSalle London twp. twp. Luna Pier Milan Maybee twp. twp. Total Population 1990 2000 Percent change 133,600 145,945 9% 2,753 3,222 17% 18,210 20,777 14% 4,554 4,949 9% 4,985 5,001 0% 2,915 3,024 4% 1,507 1,483 -2% 500 505 1% 1,659 1,670 1% 2% 1% 2% 7% 0% 1% 2% 1% 2% 0% 0% 1% 0% 0% 2% 14% 0% 1% 0% 0% 3% 0% 0% 2% 1% 0% 2% Count of Population by Race One Race Category Checked White Black American Indian Asian Some other race 144,034 139,264 2,766 405 679 907 3,189 2,925 227 11 14 12 20,468 19,845 331 85 110 94 4,924 4,874 8 10 25 4,964 4,899 18 20 13 14 2,980 2,569 391 13 1 6 1,448 1,416 3 15 0 14 503 497 2 0 0 3 1,659 1,640 6 6 1 6 Two-Six Categories Checked White and Black Other combination 1,911 425 1,486 33 16 17 309 47 262 25 6 19 37 3 34 44 11 33 35 0 35 2 0 2 11 3 8 39,993 105,952 27% 876 2,346 27% 5,714 15,063 28% 1,458 3,491 29% 1,272 3,729 25% 895 2,129 30% 433 1,050 29% 157 348 31% 417 1,253 25% Major Race/Ethnic Groups* Percent Black Percent Asian Percent Hispanic Population by Age Under18 18 and older Percent under 18 7 *Includes all persons marking this category, regardless of whether other categories were marked as well. Prepared by Southeast Michigan Census Council; source 2000 Census PL94-171 Redistricting File Monroe County, page 2 �2000 Census Population Counts Monroe County Total Population 1990 2000 Percent change Milan (pt.) Monroe Monroe twp. Petersburg Raisinville South Summerfielc Whiteford Rockwood twp. twp. twp. 74% 22,902 22,076 -4% 11,909 13,491 13% 1,201 1,157 -4% 4,634 4,896 6% 1,221 1,284 5% 3,076 3,233 5% 4,433 4,420 0% 2% 1% 2% 3% 1% 3% 6% 1% 3% 2% 1% 2% 1% 1% 1% 1% 0% 1% 1% 0% 1% 0% 0% 3% 2% 0% 2% Count of Population by Race One Race Category Checked White Black American Indian Asian Some other race 144,034 139,264 2,766 405 679 907 1,681 1,614 34 4 8 21 21,622 20,060 1,120 53 186 199 13,303 12,807 252 25 111 107 1,134 1,120 4 5 1 4 4,854 4,795 24 8 12 15 1,261 1,253 3 3 1 1 3,226 3,171 8 3 2 42 4,382 4,217 87 3 9 66 Two-Six Categories Checked White and Black Other combination 1,911 425 1,486 29 13 16 454 160 294 188 66 122 23 3 20 42 3 39 23 5 18 7 2 5 38 15 23 39,993 105,952 27% 538 1,172 31% 5,941 16,135 27% 3,537 9,954 26% 353 804 31% 1,301 3,595 27% 342 942 27% 878 2,355 27% 1,159 3,261 26% Major Race/Ethnic Groups* Percent Black Percent Asian Percent Hispanic Population by Age Under18 18 and older Percent under 18 133,600 145,945 9% 980 1,710 - *Includes all persons marking this category, regardless of whether other categories were marked as well. Prepared by Southeast Michigan Census Council; source 2000 Census PL94-171 Redistricting File Monroe County, page 3 �Oakland County Leon§ tonvllle I HOLLY GROVELAND I I BRANDON I OXFORD ADDISON 0~ Lakec® I ROSE SPRINGFIELD I I INDEPENDENCE ORION I I I I I OAKLAND cfilLARKSTON I HIGHLAND 8 MILFORD WHITE LAKE 1 WATERFORD \. Im:~~~ - I I I rd I I COMMERCE I oRcild,m , la<r: •----"""-- r . - - k.- ---r I I I I ROC ROCHESTER HILLS TROY WEST BLOOMFIELD LAKE Fra~ LYON I TH LYON I NOVI ~ I FARMINGTON HILLS I --- -- ~ h I HU~TINGT~N 'la)S. - . ····-LPARK �__,, _ _ _ _ _ _ ,i _ _ _i _ _ _ _ _ _ ., .. - . . 2000 Census Population Counts Oakland County Total Population 1990 2000 Percent change Addison twp. Auburn Hills Berkley Beverly Hills Bingham Farms Birmingham Bloomfield Bloomfield twp. Hills 1,083,592 1,194,156 10% 4,785 6,107 28% 17,076 19,837 16% 16,960 15,531 -8% 10,628 10,463 -2% 1,001 1,030 3% 19,997 19,291 -4% 42,473 43,023 1% 4,288 3,940 -8% 11% 5% 2% 1% 0% 2% 14% 7% 4% 1% 1% 1% 3% 2% 1% 6% 2% 0% 1% 2% 1% 5% 7% 1% 2% 7% 1% Count of Population by Race One Race Category Checked White Black American Indian Asian Some other race 1,171,945 988,194 120,720 3,270 49,402 10,064 6,046 5,939 56 20 13 17 19,320 15,061 2,623 64 1,255 309 15,293 14,923 108 38 160 62 10,312 9,753 318 16 193 30 1,015 942 56 0 15 2 19,081 18,545 175 28 290 36 42,547 37,732 1,849 35 2,783 125 3,911 3,573 65 4 259 10 Two-Six Categories Checked White and Black Other combination 22,211 3,564 18,647 61 7 54 517 107 410 238 30 208 151 22 129 15 1 14 210 28 182 476 59 417 29 1 28 300,760 893,396 25% 1,793 4,314 4,051 15,786 3,542 11,989 2,570 7,893 29% 20% 23% 25% 164 866 16% 4,094 15,197 21% 10,242 32,781 24% 775 3,165 20% Major Race/Ethnic Groups* Percent Black Percent Asian Percent Hispanic Population by Age Under18 18 and older Percent under 18 *Includes all persons marking this category, regardless of whether other categories were marked as well. Prepared by Southeast Michigan Census Council; source 2000 Census PL94-171 Redistricting File Oakland County, page 1 �2000 Census Population Counts Oakland County Total Population 1990 2000 Percent change Brandon twp. Clawson Commerce Farmington Farmington Hills twp. Ferndale Franklin Groveland twp. 1,083,592 1,194,156 10% 10,799 13,230 23% 13,874 12,732 -8% 22,228 30,349 37% 10,132 10,423 3% 74,652 82,111 10% 25,084 22,105 -12% 2,626 2,937 12% 4,705 6,150 31% 11% 5% 2% 1% 1% 2% 1% 2% 1% 1% 2% 1% 3% 10% 1% 7% 8% 1% 4% 2% 2% 5% 4% 1% 1% 1% 2% Count of Population by Race One Race Category Checked White Black American Indian Asian Some other race 1,171,945 988,194 120,720 3,270 49,402 10,064 13,086 12,900 58 28 47 51 12,580 12,235 102 43 168 32 30,056 29,310 157 61 428 99 10,315 8,929 285 19 1,051 29 80,527 68,107 5,699 142 6,188 376 21,534 20,218 757 121 292 141 2,904 2,637 149 3 105 10 6,079 5,947 52 19 33 28 Two-Six Categories Checked White and Black Other combination 22,211 3,564 18,647 144 25 119 152 18 134 293 30 263 108 9 99 1,584 216 1,368 571 129 442 33 5 28 71 7 64 300,760 893,396 25% 4,025 9,205 30% 2,621 10,111 21% 9,118 21,231 30% 2,088 8,335 20% 18,942 63,169 23% 4,504 17,601 20% 830 2,107 28% 1,699 4,451 28% Major Race/Ethnic Groups* Percent Black Percent Asian Percent Hispanic Population by Age Under18 18 and older Percent under 18 *Includes all persons marking this category, regardless of whether other categories were marked as well. Prepared by Southeast Michigan Census Council; source 2000 Census PL94-171 Redistricting File Oakland County, page 2 �-~- ... - - --I -- ... - ..; ... __, 1111111 . ., .. ., .. ... 2000 Census Population Counts Oakland County Total Population 1990 2000 Percent change Hazel Park Highland twp. Holly Holly twp. Huntington Woods lndependence twp. Keego Harbor Lake Angelus 1,083,592 1,194,156 10% 20,051 18,963 -5% 17,941 19,169 7% 3,257 3,902 20% 5,595 6,135 10% 6,419 6,151 -4% 24,722 32,581 32% 2,932 2,769 -6% 328 326 -1% 11% 5% 2% 2% 2% 2% 0% 1% 1% 3% 1% 3% 2% 1% 3% 1% 2% 1% 1% 2% 3% 1% 2% 4% 1% 3% 1% Count of Population by Race One Race Category Checked White Black American Indian Asian Some other race 1,171,945 988,194 120,720 3,270 49,402 10,064 18,312 17,374 308 170 344 112 18,944 18,675 58 89 71 48 3,851 3,649 142 19 17 21 6,031 5,837 79 27 25 62 6,112 5,964 42 3 87 16 32,176 31,226 274 79 396 198 2,718 2,605 17 32 29 35 326 314 3 0 9 0 Two-Six Categories Checked White and Black Other combination 22,211 3,564 18,647 651 117 534 225 26 199 51 4 47 104 24 80 39 12 27 405 63 342 51 8 43 0 0 0 300,760 893,396 25% 5,245 13,718 28% 5,562 13,607 29% 1,013 2,889 26% 1,659 4,476 27% 1,634 4,517 27% 9,017 23,564 28¾ 689 2,080 25% 66 260 20% Major Race/Ethnic Groups* Percent Black Percent Asian Percent Hispanic Population by Age Under18 18 and older Percent under 18 *Includes all persons marking this category, regardless of whether other categories were marked as well. Prepared by Southeast Michigan Census Council; source 2000 Census PL94-171 Redistricting File Oakland County, page 3 �2000 Census Population Counts Oakland County Total Population 1990 2000 Percent change Lathrup Village Lake Orion Madison Heights Lyon twp. Leonard Milford twp. Milford Northville (pt.) 1,083,592 1,194,156 10% 3,057 2,715 -11% 4,329 4,236 -2% 357 332 -7% 9,450 11,041 17% 32,196 31,101 -3% 6,610 8,999 36% 5,511 6,272 14% 3,367 3,352 0% 11% 5% 2% 0% 1% 2% 52% 1% 1% 5% 1% 6% 1% 1% 1% 2% 6% 2% 1% 1% 1% 0% 1% 1% 1% 3% 2% Count of Population by Race One Race Category Checked White Black American Indian Asian Some other race 1,171,945 988,194 120,720 3,270 49,402 10,064 2,683 2,655 7 9 8 3 4,141 1,992 2,110 4 26 9 329 313 13 1 2 0 10,926 10,721 39 45 67 50 30,268 27,866 567 138 1,547 142 8,912 8,778 55 18 39 22 6,193 6,106 10 24 31 22 3,327 3,209 14 6 81 12 Two-Six Categories Checked White and Black Other combination 22,211 3,564 18,647 32 2 30 95 53 42 3 3 0 115 18 97 833 55 778 87 6 81 79 11 68 25 2 23 300,760 893,396 25% 552 2,163 20% 1,042 3,194 25% 87 245 26% 3,182 7,859 29% 6,867 24,234 22% 2,563 6,436 28% 1,793 4,479 29% 877 2,475 26% Major Race/Ethnic Groups* Percent Black Percent Asian Percent Hispanic Population by Age Under18 18 and older Percent under 18 *Includes all persons marking this category, regardless of whether other categories were marked as well. Prepared by Southeast Michigan Census Council; source 2000 Census PL94-171 Redistricting File Oakland County, page 4 �- - . . . - : - - I - • -I- 11111:. .. ·--1- •.... ..; .. - 2000 Census Population Counts Oakland County Total Population 1990 2000 Percent change Novi Oakland twp. Oak Park Orchard Lake Orion twp. Oxford twp. Ortonville Oxford 1,083,592 1,194,156 10% 34,448 47,579 44% 8,227 13,071 59% 30,462 29,793 -2% 2,286 2,215 -3% 21,019 30,748 46% 1,252 1,535 23% 9,004 12,485 39% 2,929 3,540 21% 11% 5% 2% 2% 9% 2% 2% 3% 1% 47% 3% 1% 4% 3% 1% 1% 2% 3% 0% 1% 2% 1% 1% 2% 1% 1% 3% Count of Population by Race One Race Category Checked White Black American Indian Asian Some other race 1,171,945 988,194 120,720 3,270 49,402 10,064 46,874 41,532 908 90 4,113 223 12,946 12,305 262 12 342 25 28,563 13,989 13,690 52 648 179 2,184 2,035 85 3 59 2 30,367 29,276 416 80 388 200 1,529 1,508 1 7 6 7 12,312 12,075 51 32 62 89 3,503 3,442 21 10 19 11 Two-Six Categories Checked White and Black Other combination 22,211 3,564 18,647 705 91 614 125 13 112 1,230 202 1,028 31 8 23 381 40 341 6 0 6 173 14 159 37 3 34 300,760 893,396 25% 13,127 34,452 28% 3,992 9,079 31% 8,391 21,402 28% 595 1,620 27% 8,979 21,769 29% 497 1,038 32% 3,688 8,797 30% 997 2,543 28% Major Race/Ethnic Groups* Percent Black Percent Asian Percent Hispanic Population by Age Under18 18 and older Percent under 18 *Includes all persons marking this category, regardless of whether other categories were marked as well. Prepared by Southeast Michigan Census Council; source 2000 Census PL94-171 Redistricting File Oakland County, page 5 �..., 2000 Census Population Counts Oakland County Pleasant Ridge Pontiac Rochester Rochester Hills Royal Oak Rose twp. Royal Oak Southfield twp. Total Population 1990 2000 Percent change Major Race/Ethnic Groups* Percent Black Percent Asian Percent Hispanic Count of Population by Race One Race Category Checked White Black American Indian Asian Some other race Two-Six Categories Checked White and Black Other combination Population by Age Under 18 18 and older Percent under 18 1,083,592 1,194,156 10% 2,775 2,594 -7% 71,166 66,337 -7% 7,130 10,467 47% 61,766 68,825 11% 4,926 6,210 26% 65,410 60,062 -8% 5,011 5,446 9% 75,728 78,296 3% 11% 5% 2% 1% 1% 2% 50% 3% 13% 2% 4% 2% 3% 7% 2% 1% 0% 2% 2% 2% 1% 73% 2% 1% 56% 4% 1% 1,171,945 988,194 120,720 3,270 49,402 10,064 2,572 2,505 22 11 23 10 64,015 25,934 31,791 382 1,591 4,291 10,342 9,670 234 26 386 25 67,884 61,084 1,667 139 4,652 322 6,147 6,032 55 14 16 30 59,224 56,941 927 157 939 228 5,264 1,238 3,894 12 79 39 75,955 30,406 42,454 157 2,416 498 22,211 3,564 18,647 22 4 18 2,322 777 1,545 125 16 109 941 119 822 63 12 51 838 96 742 182 49 133 2,341 539 1,802 300,760 893,396 25% 570 2,024 22% 20,320 46,017 31% 2,417 8,050 23% 17,874 50,951 26% 1,647 4,563 27% 10,695 49,367 18% 1,362 4,084 25% 16,876 61,420 22% ... *Includes all persons marking this category, regardless of whether other categories were marked as well. Prepared by Southeast Michigan Census Council; source 2000 Census PL94-171 Redistricting File Oakland County, page 6 �-· - ---·· --- ..................!-2000 Census Population Counts Oakland County Total Population 1990 2000 Percent change South Lyon Springfield twp. Sylvan Lake Troy Village of Clarkston Walled Lake Waterford twp. West Bloomfield 1,083,592 1,194,156 10% 5,857 10,036 71% 9,927 13,338 34% 1,884 1,735 -8% 72,884 80,959 11% 1,005 962 -4% 6,278 6,713 7% 66,692 73,150 10% 54,516 64,860 19% 11% 5% 2% 1% 1% 2% 1% 1% 2% 2% 2% 1% 2% 14% 1% 1% 0% 1% 1% 2% 2% 3% 2% 4% 5% 8% 1% Count of Population by Race One Race Category Checked White Black American Indian Asian Some other race 1,171,945 988,194 120,720 3,270 49,402 10,064 9,920 9,703 39 17 109 40 13,214 12,897 146 62 73 35 1,698 1,655 21 8 14 0 79,486 66,627 1,694 125 10,730 292 941 931 3 1 4 1 6,617 6,400 49 21 114 33 71,914 67,777 2,114 259 926 829 63,402 54,644 3,360 78 5,063 246 Two-Six Categories Checked White and Black Other combination 22,211 3,564 18,647 116 12 104 124 15 109 37 4 33 1,473 96 1,377 21 7 14 96 7 89 1,236 176 1,060 1,458 95 1,363 300,760 893,396 25% 2,491 7,545 25% 3,846 9,492 29% 312 1,423 18% 21,218 59,741 26% 247 715 26% 1,431 5,282 21% 16,957 56,193 23% 17,093 47,767 26% Major Race/Ethnic Groups* Percent Black Percent Asian Percent Hispanic Population by Age Under18 18 and older Percent under 18 *Includes all persons marking this category, regardless of whether other categories were marked as well. Prepared by Southeast Michigan Census Council; source 2000 Census PL94-171 Redistricting File Oakland County, page 7 �2000 Census Population Counts Oakland County Total Population 1990 2000 Percent change White Lake twp. Wixom Wolverine Lake 1,083,592 1,194,156 10% 22,608 28,219 25% 8,550 13,263 55% 4,727 4,415 -7% 11% 5% 2% 1% 1% 2% 3% 3% 3% 0% 1% 1% Count of Population by Race One Race Category Checked White Black American Indian Asian Some other race 1,171,945 988,194 120,720 3,270 49,402 10,064 27,859 27,247 219 137 167 83 12,979 11,990 332 68 378 206 4,379 4,316 18 5 26 11 Two-Six Categories Checked White and Black Other combination 22,211 3,564 18,647 360 43 317 284 27 257 36 1 35 300,760 893,396 25% 7,807 20,412 28% 3,300 9,963 25% 1,125 3,290 25% Major Race/Ethnic Groups* Percent Black Percent Asian Percent Hispanic Population by Age Under18 18 and older Percent under 18 *Includes all persons marking this category, regardless of whether other categories were marked as well. Prepared by Southeast Michigan Census Council; source 2000 Census PL94-171 Redistricting File Oakland County, page 8 �--~- LYNN - ---·--- ---- y~ GREENWOOD - GRANT BROCKWAY MUSSEY EMMETT KENOCKEE CLYDE c,~ E BERLIN St. Clair County RILEY WALES KIMBALL COLUMBUS ST. CLAIR CASCO CHINA -- �2000 Census Population Counts St. Clair County Total Population 1990 2000 Percent change Algonac Brockway twp. Berlin twp. Burtchville twp. Capac China twp. Casco twp. Clay twp. 145,607 164,235 13% 4,551 4,613 1% 2,407 3,162 31% 1,609 1,900 18% 3,559 3,956 11% 1,583 1,775 12% 4,552 4,747 4% 2,644 3,340 26% 8,862 9,822 11% 3% 1% 2% 0% 0% 1% 1% 0% 3% 0% 0% 2% 1% 0% 2% 1% 0% 16% 1% 1% 1% 0% 1% 1% 0% 0% 1% Count of Population by Race One Race Category Checked White Black American Indian Asian Some other race 161,976 155,962 3,451 829 650 1,052 4,560 4,491 7 44 9 8 3,133 3,073 28 6 7 18 1,882 1,841 7 6 6 22 3,901 3,853 12 16 12 7 1,739 1,624 7 19 0 89 4,640 4,584 24 12 8 8 3,315 3,280 11 11 8 4 9,737 9,618 20 67 11 21 Two-Six Categories Checked White and Black Other combination 2,259 570 1,689 53 5 48 29 10 19 18 1 17 55 8 47 36 0 36 107 16 91 25 2 23 85 8 77 43,971 120,264 27% 1,178 3,435 26% 912 2,250 29% 545 1,355 29% 967 2,989 24% 590 1,185 33% 1,346 3,401 28% 982 2,358 29% 2,221 7,601 23% Major Race/Ethnic Groups* Percent Black Percent Asian Percent Hispanic Population by Age Under18 18 and older Percent under 18 ~ -· *Includes all persons marking this category, regardless of whether other categories were marked as well. Prepared by Southeast Michigan Census Council; source 2000 Census PL94-171 Redistricting File St. Clair County, page 1 �2000 Census Population Counts St. Clair County Total Population 1990 2000 Percent change Clyde twp. Columbus twp. Cottrellville twp. Emmett twp. East China twp. Fort Gratiot twp. Emmett Grant twp. 145,607 164,235 13% 5,052 5,523 9% 3,235 4,615 43% 3,301 3,814 16% 1,816 2,506 38% 1,519 2,255 48% 297 251 -15% 8,968 10,691 19% 1,210 1,667 38% 3% 1% 2% 1% 0% 1% 0% 1% 2% 0% 0% 1% 0% 0% 1% 0% 0% 1% 0% 0% 0% 2% 2% 2% 0% 0% 2% Count of Population by Race One Race Category Checked White Black American Indian Asian Some other race 161,976 155,962 3,451 829 650 1,052 5,475 5,398 16 19 21 19 4,557 4,477 4 26 17 32 3,780 3,764 3 4 6 0 2,496 2,462 6 3 7 16 2,245 2,212 6 2 7 16 251 250 0 1 0 0 10,586 10,202 156 28 143 56 1,655 1,637 2 2 2 12 Two-Six Categories Checked White and Black Other combination 2,259 570 1,689 48 13 35 58 11 47 34 2 32 10 2 8 10 2 8 0 0 0 105 20 85 12 1 11 43,971 120,264 27% 1,466 4,057 27% 1,417 3,198 31% 1,049 2,765 28% 767 1,739 31% 691 1,564 31% 76 175 30% 2,645 8,046 25% 490 1,177 29% Major Race/Ethnic Groups* Percent Black Percent Asian Percent Hispanic Population by Age Under 18 18 and older Percent under 18 *Includes all persons marking this category, regardless of whether other categories were marked as well. Prepared by Southeast Michigan Census Council; source 2000 Census PL94-171 Redistricting File St. Clair County, page 2 �2000 Census Population Counts St. Clair County Total Population 1990 2000 Percent change Greenwood twp. Ira twp. Kenockee twp. Kimball twp. Marine City Lynn twp. Marysville Memphis (pt.) 145,607 164,235 13% 1,037 1,373 32% 5,587 6,966 25% 1,854 2,423 31% 7,247 8,628 19% 921 1,187 29% 4,556 4,652 2% 8,515 9,684 14% 325 322 -1% 3% 1% 2% 1% 0% 1% 1% 0% 1% 0% 0% 1% 1% 0% 2% 2% 0% 3% 0% 0% 1% 0% 1% 1% 2% 0% 3% Count of Population by Race One Race Category Checked White Black American Indian Asian Some other race 161,976 155,962 3,451 829 650 1,052 1,351 1,319 13 7 5 7 6,892 6,748 57 44 18 22 2,410 2,379 5 12 1 12 8,516 8,352 77 34 13 38 1,179 1,151 19 5 0 4 4,608 4,526 4 26 12 40 9,629 9,508 17 29 42 32 320 310 7 3 0 0 Two-Six Categories Checked White and Black Other combination 2,259 570 1,689 22 2 20 74 24 50 13 0 13 112 22 90 8 0 8 44 8 36 55 9 46 2 0 2 43,971 120,264 27% 405 968 29% 1,938 5,028 28% 677 1,746 28% 2,289 6,339 27% 365 822 31% 1,284 3,368 28% 2,360 7,324 24% 87 235 27% Major Race/Ethnic Groups* Percent Black Percent Asian Percent Hispanic Population by Age Under18 18 and older Percent under 18 ~ *Includes all persons marking this category, regardless of whether other categories were marked as well. Prepared by Southeast Michigan Census Council; source 2000 Census PL94-171 Redistricting File St. Clair County, page 3 �1 2000 Census Population Counts St. Clair County Total Population 1990 Mussey twp. Port Huron Port Huron twp. St. Clair Riley twp. St. Clair twp. Yale Wales twp. 145,607 164,235 13% 1,530 1,965 28% 33,694 32,338 -4% 7,621 8,615 13% 2,154 3,046 41% 5,116 5,802 13% 4,614 6,423 39% 2,294 2,986 30% 1,977 2,063 4% 3% 1% 2% 0% 0% 10% 9% 1% 4% 4% 0% 2% 1% 0% 2% 0% 1% 1% 0% 0% 1% 3% 0% 1% 0% 0% 1% Count of Population by Race One Race Category Checked White Black American Indian Asian Some other race 161,976 155,962 3,451 829 650 1,052 1,953 1,887 0 8 10 48 31,430 28,034 2,504 281 179 428 8,502 8,066 298 53 30 53 3,005 2,970 15 3 5 12 5,728 5,649 7 14 50 8 6,374 6,306 17 15 19 17 2,972 2,859 97 10 2 4 2,044 2,015 3 12 0 13 Two-Six Categories Checked White and Black Other combination 2,259 570 1,689 12 0 12 908 346 562 113 36 77 41 4 37 74 10 64 49 9 40 14 0 14 19 0 19 43,971 120,264 27% 588 1,377 30% 8,729 23,609 27% 2,224 6,391 26% 889 2,157 29% 1,583 4,219 27% 1,782 4,641 28% 841 2,145 28% 610 1,453 30% 2000 Percent change Major Race/Ethnic Groups* Percent Black Percent Asian Percent Hispanic Population by Age Under18 18 and older Percent under 18 *Includes all persons marking this category, regardless of whether other categories were marked as well. Prepared by Southeast Michigan Census Council; source 2000 Census PL94-171 Redistricting File St Clair County, page 4 �Washtenaw County LYNDON DEXTER WEBSTER NORTHFIELD SALEM SUPERIOR SYLVAN LIMA SCIO NTI SHARON FREEDOM LODI PITTSFIELD YPSILANTI SALINE YORK AUGUSTA Mancheo MANCHESTER BRIDGEWATER ..... --- --- ..... �- - .. - - · .. - ~ - - 'WII .. - - - 2000 Census Population Counts Washtenaw Ann Arbor Ann Arbor twp. County Total Population 1990 2000 Percent change Augusta twp. Barton Hills Bridgewate1 twp. Chelsea Dexter twp. Dexter 282,937 322,895 14% 109,592 114,024 4% 3,473 4,385 26% 4,415 4,813 9% 320 335 5% 1,304 1,646 26% 3,772 4,398 17% 4,407 5,248 19% 1,497 2,338 56% 13% 7% 3% 10% 13% 3% 3% 14% 2% 6% 1% 1% 1% 7% 1% 0% 0% 0% 1% 1% 1% 1% 1% 1% 1% 1% 1% Count of Population by Race One Race Category Checked White Black American Indian Asian Some other race 314,602 249,916 39,697 1,161 20,338 3,364 110,544 85,151 10,070 332 13,566 1,384 4,309 3,535 101 8 624 39 4,749 4,458 254 16 10 8 322 298 5 0 17 1 1,637 1,632 2 2 1 0 4,356 4,272 31 12 21 17 5,192 5,118 20 15 32 4 2,305 2,258 10 7 24 6 Two-Six Categories Checked White and Black Other combination 8,293 1,988 6,305 3,480 766 2,714 76 6 70 64 15 49 13 0 13 9 0 9 42 3 39 56 4 52 33 5 28 71,288 251,607 22% 19,109 94,915 17% 934 3,451 21% 1,199 3,614 25% 63 272 19% 414 1,232 25% 1,040 3,358 24% 1,495 3,753 28% 618 1,720 26% Major Race/Ethnic Groups* Percent Black Percent Asian Percent Hispanic Population by Age Under18 18 and older Percent under 18 *Includes all persons marking this category, regardless of whether other categories were marked as well. Prepared by Southeast Michigan Census Council; source 2000 Census PL94-171 Redistricting File Washtenaw County, page 1 �2000 Census Population Counts Washtenaw County Total Population 1990 2000 Percent change Freedom twp. Lyndon twp. Lodi twp. Lima twp. Manchester twp. Northfield twp. Milan (pt.) Manchester 282,937 322,895 14% 1,486 1,562 5% 2,585 3,224 25% 3,902 5,710 46% 2,228 2,728 22% 1,739 1,942 12% 1,753 2,160 23% 3,060 3,065 0% 6,732 8,252 23% 13% 7% 3% 0% 0% 9% 1% 1% 1% 3% 2% 1% 7% 1% 2% 0% 0% 1% 1% 0% 1% 2% 1% 4% 1% 1% 1% Count of Population by Race One Race Category Checked White Black American Indian Asian Some other race 314,602 249,916 39,697 1,161 20,338 3,364 1,548 1,455 0 4 6 83 3,190 3,145 12 7 19 7 5,627 5,381 130 18 80 15 2,694 2,451 167 32 9 35 1,925 1,904 7 9 3 2 2,153 2,122 8 10 4 9 3,038 2,889 49 13 25 61 8,135 7,933 88 38 47 19 Two-Six Categories Checked White and Black Other combination 8,293 1,988 6,305 14 2 12 34 6 28 83 15 68 34 7 27 17 0 17 7 2 5 27 3 24 117 12 105 71,288 251,607 22% 412 1,150 26% 864 2,360 27% 1,677 4,033 29% 643 2,085 24% 502 1,440 26% 576 1,584 27% 779 2,286 25% 2,110 6,142 26% Major Race/Ethnic Groups* Percent Black Percent Asian Percent Hispanic Population by Age Under18 18 and older Percent under 18 *Includes all persons marking this category, regardless of whether other categories were marked as well. Prepared by Southeast Michigan Census Council; source 2000 Census PL94-171 Redistricting File ___ Washtenaw County, page 2 ......... ____ _ ....._ �- - -·.. - .. -------·--2000 Census Population Counts Washtenaw County Total Population 1990 2000 Percent change Pittsfield twp. Salem twp. Saline twp. Saline Sharon twp. Scio twp. Superior twp. Sylvan twp. 282,937 322,895 14% 17,668 30,167 71% 3,734 5,562 49% 6,660 8,034 21% 1,276 1,302 2% 9,580 13,421 40% 1,366 1,678 23% 8,720 10,740 23% 2,055 2,027 -1% 13% 7% 3% 15% 11% 4% 2% 1% 1% 1% 2% 2% 1% 1% 0% 5% 4% 2% 1% 0% 3% 32% 3% 2% 1% 1% 1% Count of Population by Race One Race Category Checked White Black American Indian Asian Some other race 314,602 249,916 39,697 1,161 20,338 3,364 29,198 21,229 4,311 132 3,005 507 5,480 74 10 38 20 7,945 7,688 45 26 156 26 1,290 1,272 9 0 9 0 13,149 11,851 641 36 559 57 1,663 1,622 7 3 2 28 10,453 6,767 3,309 51 247 76 2,003 1,971 12 8 12 0 Two-Six Categories Checked White and Black Other combination 8,293 1,988 6,305 969 188 781 82 25 57 89 13 76 12 0 12 272 69 203 15 3 12 287 92 195 24 3 21 71,288 251,607 22% 7,228 22,939 24% 1,503 4,059 27% 2,297 5,737 29% 335 967 26% 3,661 9,760 27% 436 1,242 26% 3,106 7,634 29% 544 1,483 27% Major Race/Ethnic Groups* Percent Black Percent Asian Percent Hispanic Population by Age Under18 18 and older Percent under 18 5,338 *Includes all persons marking this category, regardless of whether other categories were marked as well. Prepared by Southeast Michigan Census Council; source 2000 Census PL94-171 Redistricting File Washtenaw County, page 3 �2000 Census Population Counts Washtenaw County Total Population 1990 2000 Percent change Webster twp. York twp. Ypsilanti Ypsilanti twp. 282,937 322,895 14% 3,235 5,198 61% 6,225 7,392 19% 24,846 22,362 -10% 45,307 49,182 9% 13% 7% 3% 1% 1% 1% 13% 1% 4% 33% 4% 2% 27% 3% 3% Count of Population by Race One Race Category Checked White Black American Indian Asian Some other race 314,602 249,916 39,697 1,161 20,338 3,364 5,158 5,052 32 16 45 13 7,290 6,191 940 19 77 62 21,689 13,731 6,838 98 712 295 47,560 33,202 12,525 239 988 590 Two-Six Categories Checked White and Black Other combination 8,293 1,988 6,305 40 7 33 102 4 98 673 241 432 1,622 497 1,125 71,288 251,607 22% 1,586 3,612 31% 1,666 5,726 23% 3,558 18,804 16% 12,933 36,249 26% Major Race/Ethnic Groups* Percent Black Percent Asian Percent Hispanic Population by Age Under18 18 and older Percent under 18 *Includes all persons marking this category, regardless of whether other categories were marked as well. Prepared by Southeast Michigan Census Council; source 2000 Census PL94-171 Redistricting File Washtenaw County, page 4 l �Wayne County SE PT. WOODS. rosse Pt. Shores NORTHVILLE LIVONIA PLYMOUTH HIGHLAND P A ~ DETROIT ~MTRAMCK PLYMout} WESTLAND ~ CANTON WAYNE VANBUREN ROMULUS BELl~.LE SUMPTER HURON - �2000 Census Population Counts Wayne County Total Population 1990 2000 Percent change Allen Park Belleville Brownstown twp. Canton twp. Dearborn Dearborn Heights Detroit Ecorse 2,111,687 2,061,162 -2% 31,092 29,376 -6% 3,270 3,997 22% 18,811 22,989 22% 57,040 76,366 34% 89,286 97,775 10% 60,838 58,264 -4% 1,027,974 951,270 -7% 12,180 11,229 -8% 43% 2% 4% 1% 1% 5% 9% 2% 3% 4% 4% . 4% 5% 10% 2% 1% 3% 3% 2% 3% 3% 83% 1% 5% 42% 0% 9% Count of Population by Race One Race Category Checked White Black American Indian Asian Some other race 2,009,893 1,065,607 868,992 7,627 35,141 32,020 29,002 28,083 214 106 238 354 3,915 3,499 315 16 47 38 22,540 20,464 878 121 880 197 74,905 64,045 3,466 224 6,664 489 88,602 84,931 1,248 258 1,441 710 56,627 53,395 1,236 216 1,306 470 929,229 116,599 775,772 3,140 9,268 24,199 10,887 5,859 4,555 73 21 377 Two-Six Categories Checked White and Black Other combination 51,269 7,833 43,436 374 22 352 82 23 59 449 78 371 1,461 231 1,230 9,173 123 9,050 1,637 83 1,554 22,041 4,532 17,509 342 64 278 577,680 1,483,482 28% 6,509 22,867 22% 877 3,120 22% 6,594 16,395 29% 22,170 54,196 29% 27,209 70,566 28% 13,130 45,134 23% 295,709 655,561 31% 3,125 8,104 28% Major Race/Ethnic Groups* Percent Black Percent Asian Percent Hispanic Population by Age Under18 18 and older Percent under 18 *Includes all persons marking this category, regardless of whether other categories were marked as well. Prepared by Southeast Michigan Census Council; source 2000 Census PL94-171 Redistricting File Wayne County, page 1 �2000 Census Population Counts Wayne County Flat Rock Garden City Gibraltar Grosse lie Grosse Pointe twp. Total Population 1990 2000 Percent change Grosse Pointe Farms Grosse Pointe Park Grosse Pointe Shores 2,111,687 2,061,162 -2% 7,290 8,488 16% 31,846 30,047 -6% 4,297 4,264 -1% 9,781 10,894 11% 5,681 5,670 0% 10,092 9,764 -3% 12,857 12,443 -3% 2,850 2,743 -4% 43% 2% 4% 2% 1% 3% 1% 1% 2% 1% 1% 2% 0% 3% 2% 1% 1% 1% 1% 1% 1% 4% 2% 2% 1% 4% 2% Count of Population by Race One Race Category Checked White Black American Indian Asian Some other race 2,009,893 1,065,607 868,992 7,627 35,141 32,020 8,348 8,091 121 42 40 54 29,664 28,904 332 120 215 91 4,203 4,125 22 14 17 25 10,785 10,374 39 37 299 32 5,636 5,510 45 4 59 17 9,723 9,528 63 11 110 11 12,197 11,507 367 44 226 49 2,719 2,577 16 5 109 12 Two-Six Categories Checked White and Black Other combination 51,269 7,833 43,436 140 13 127 383 39 344 61 3 58 109 4 105 34 1 33 41 4 37 246 47 199 24 0 24 577,680 1,483,482 28% 2,483 6,005 29% 7,549 22,498 25% 1,001 3,263 23% 2,711 8,183 25% 1,439 4,231 25% 2,587 7,177 26% 3,420 9,023 27% 636 2,107 23% Major Race/Ethnic Groups* Percent Black Percent Asian Percent Hispanic Population by Age Under18 18 and older Percent under 18 *Includes all persons marking this category, regardless of whether other categories were marked as well. Prepared by Southeast Michigan Census Council; source 2000 Census PL94-171 Redistricting File Wayne County, page 2 �2000 Census Population Counts Wayne County Total Population 1990 2000 Percent change Grosse Pointe Woods Hamtramck Harper Woods Highland Park Huron twp. Inkster Lincoln Park Livonia 2,111,687 2,061,162 -2% 17,715 17,080 -4% 18,372 22,976 25% 14,903 14,254 -4% 20,121 16,746 -17% 10,447 13,737 31% 30,772 30,115 -2% 41,832 40,008 -4% 100,850 100,545 0% 43% 2% 4% 1% 2% 1% 16% 13% 1% 11% 2% 2% 95% 0% 1% 1% 1% 3% 70% 4% 2% 2% 1% 6% 1% 2% 2% Count of Population by Race One Race Category Checked White Black American Indian Asian Some other race 2,009,893 1,065,607 868,992 7,627 35,141 32,020 16,941 16,448 108 11 355 19 20,245 14,007 3,473 98 2,382 262 14,056 12,247 1,460 48 243 57 16,467 688 15,648 45 41 42 13,540 13,182 148 88 49 72 29,283 7,571 20,330 124 1,031 224 39,283 37,312 824 213 204 728 99,432 95,975 951 223 1,951 318 Two-Six Categories Checked White and Black Other combination 51,269 7,833 43,436 139 15 124 2,731 118 2,613 198 52 146 279 74 205 197 18 179 832 317 515 725 97 628 1,113 119 994 577,680 1,483,482 28% 4,460 12,620 26% 6,376 16,600 28% 3,193 11,061 22% 4,867 11,879 29% 3,905 9,832 28% 8,986 9,732 21,129 . 30,276 24% 30% - _..,, 23,958 76,587 24% Major Race/Ethnic Groups* Percent Black Percent Asian Percent Hispanic Population by Age Under18 18 and older Percent under 18 *Includes all persons marking this category, regardless of whether other categories were marked as well. Prepared by Southeast Michigan Census Council; source 2000 Census PL94-171 Redistricting File Wayne County, page 3 �II -- - 2000 Census Population Counts Wayne County Total Population 1990 2000 Percent change Melvindale Northville (pt.) Northville twp. Plymouth Plymouth twp. Redford twp. River Rouge Riverview 2,111,687 2,061,162 -2% 11,216 10,735 -4% 2,859 3,107 9% 17,313 21,036 22% 9,560 9,022 -6% 23,648 27,798 18% 54,387 51,622 -5% 11,314 9,917 -12% 13,894 13,272 -4% 43% 2% 4% 6% 2% 9% 0% 2% 2% 5% 5% 2% 1% 1% 1% 3% 3% 2% 9% 1% 2% 43% 0% 5% 2% 2% 2% Count of Population by Race One Race Category Checked White Black American Indian Asian Some other race 2,009,893 1,065,607 868,992 7,627 35,141 32,020 10,426 9,382 565 80 138 257 3,082 2,999 11 6 39 26 20,772 18,787 923 58 905 92 8,910 8,699 51 32 95 27 27,451 25,680 822 76 759 110 50,747 45,418 4,410 222 392 295 9,639 5,214 4,166 77 16 162 13,123 12,497 276 57 249 42 Two-Six Categories Checked White and Black Other combination 51,269 7,833 43,436 309 35 274 25 2 23 264 32 232 112 7 105 347 38 309 875 199 676 278 88 190 149 28 121 577,680 1,483,482 28% 2,621 8,114 24% 661 2,446 21% 4,499 16,537 21% 1,690 7,332 19% 6,295 21,503 23% 13,078 38,544 25% 3,094 6,823 31% 2,833 10,439 21% Major Race/Ethnic Groups* Percent Black Percent Asian Percent Hispanic Population by Age Under18 18 and older Percent under 18 *Includes all persons marking this category, regardless of whether other categories were marked as well. Prepared by Southeast Michigan Census Council; source 2000 Census PL94-171 Redistricting File Wayne County, page 4 �2000 Census Population Counts Wayne County Total Population 1990 2000 Percent change Rockwood Romulus Southgate Sumpter twp. Taylor Trenton Van Buren twp. Wayne -2% 3,141 3,442 10% 22,897 22,979 0% 30,771 30,136 -2% 10,891 11,856 9% 70,811 65,868 -7% 20,586 19,584 -5% 21,010 23,559 12% 19,899 19,051 -4% 43% 2% 4% 1% 1% 3% 32% 1% 2% 2% 2% 4% 13% 0% 2% 10% 2% 3% 1% 1% 2% 13% 2% 2% 12% 2% 2% Count of Population by Race One Race Category Checked White Black American Indian Asian Some other race 2,009,893 1,065,607 868,992 7,627 35,141 32,020 3,402 3,292 22 34 21 33 22,374 15,019 6,891 124 135 185 29,781 28,224 635 151 502 256 11,644 10,040 1,462 62 21 59 64,527 56,731 5,763 448 1,072 492 19,337 18,981 73 81 152 45 23,002 19,468 2,835 128 440 121 18,705 16,072 2,151 117 275 82 Two-Six Categories Checked White and Black Other combination 51,269 7,833 43,436 40 5 35 605 230 375 355 46 309 212 54 158 1,341 323 1,018 247 27 220 557 165 392 346 70 276 577,680 1,483,482 28% 850 2,592 25% 6,711 16,268 29% 6,484 23,652 22% 3,528 8,328 30% 17,910 47,958 27% 4,559 15,025 23% 5,633 17,926 24% 5,028 14,023 26% Major Race/Ethnic Groups* Percent Black Percent Asian Percent Hispanic Population by Age Under18 18 and older Percent under 18 2,111,687 2,061,162 *Includes all persons marking this category, regardless of whether other categories were marked as well. Prepared by Southeast Michigan Census Council; source 2000 Census PL94-171 Redistricting File Wayne County, page 5 �===============-, 2000 Census Population Counts Wayne County Total Population 1990 2000 Percent change Westland Woodhaven Wyandotte 2,111,687 2,061,162 -2% 84,724 86,602 2% 11,631 12,530 8% 30,938 28,006 -9% 43% 2% 4% 7% 3% 2% 3% 2% 3% 1% 1% 3% Count of Population by Race One Race Category Checked White Black American Indian Asian Some other race 2,009,893 1,065,607 868,992 7,627 35,141 32,020 84,837 75,527 5,867 396 2,437 582 12,345 11,680 292 61 205 105 27,560 26,976 146 136 92 202 Two-Six Categories Checked White and Black Other combination 51,269 7,833 43,436 1,765 335 1,430 185 20 165 446 52 394 577,680 1,483,482 28% 20,157 66,445 23% 3,080 9,450 25% 6,343 21,663 23% Major Race/Ethnic Groups* Percent Black Percent Asian Percent Hispanic Population by Age Under18 18 and older Percent under 18 *Includes all persons marking this category, regardless of whether other categories were marked as well. Prepared by Southeast Michigan Census Council; source 2000 Census PL94-171 Redistricting File Wayne County, page 6 �Q Montrose City Montro1e Twp Fluahlng Twp I Cllo co I Thetford Twp I Forest Twp Gene11N Twp I Rlchfleld Twp I Vienna Twp Mount Morrl1 City I -, Mount Morris Twp [J~ Flint City Clayton Twp Davison Twp Onnllllnc~ Gaines Twp Mundy Twp City ~ Atlaa Twp Grand Blanc Twp Fenton Twp Argentine Twp ~ Genesee County Ftnton City ~ - - -~ ___._ 112 .. ... �---- - - - - - - - - - -----2000 Census Population Counts Genesee County Total Population 1990 2000 Percent change 11111 Argentine twp. Goodrich Burton city Atlas twp. Clayton twp. Davison Clio Davison twp. Fenton 430,459 436,141 1% 4,651 6,521 40% 4,635 5,904 27% 916 1,353 48% 27,617 30,308 10% 7,368 7,546 2% 2,629 2,483 -6% 5,693 5,536 -3% 14,671 17,722 21% 8,444 10,582 25% 21% 1% 2% 0% 1% 1% 0% 1% 1% 0% 1% 1% 4% 1% 2% 1% 1% 2% 1% 0% 2% 1% 0% 2% 3% 1% 2% 1% 1% 2% Count of Population by Race One Race Category Checked White Black American Indian Asian Some other race 426,622 328,350 88,843 2,414 3,515 3,408 6,442 6,339 15 55 12 16 5,844 5,747 21 21 29 17 1,347 1,333 3 2 8 1 29,691 27,910 1,075 230 224 244 7,422 7,198 85 38 58 43 2,423 2,371 12 15 4 20 5,445 5,340 28 32 20 24 17,387 16,712 364 65 155 90 10,459 10,185 63 41 100 70 Two-Six Categories Checked White and Black Other combination 9,519 2,193 7,326 79 5 74 60 7 53 6 1 5 617 110 507 124 16 108 60 6 54 91 16 75 335 57 278 123 22 101 119,601 316,540 27% 1,937 4,584 30% 1,754 4,150 30% 400 953 30% 8,307 22,001 27% 2,013 5,533 27% 602 1,881 24% 1,350 4,186 24% 4,321 13,401 24% 2,685 7,897 25% Major Race/Ethnic Groups* Percent Black Percent Asian Percent Hispanic Population by Age Under 18 18 and older Percent under 18 *Includes all persons marking this category, regardless of wheter other categories were marked as well. Prepared by the Southeast Michigan Census Council; source: 2000 Census PL94-171 Redistricting File Genesee County, page 1 �I 2000 Census Population Counts Genesee County Total Population 1990 2000 Percent change Fenton twp. Flint Flint twp. Flushing Flushing twp. Forest twp. Otisville Gaines twp. Gaines 430,459 436,141 1% 10,055 12,968 29% 140,761 124,943 -11% 34,081 33,691 -1% 8,542 8,348 -2% 9,223 10,230 11% 3,685 3,856 5% 724 882 22% 5,391 6,491 20% 427 366 -14% 21% 1% 2% 0% 1% 1% 55% 1% 3% 17% 3% 2% 1% 1% 2% 1% 1% 2% 1% 0% 1% 1% 0% 2% 1% 1% 1% 3% 1% 2% Count of Population by Race One Race Category Checked White Black American Indian Asian Some other race 426,622 328,350 88,843 2,414 3,515 3,408 12,819 12,582 36 53 100 44 121,018 51,710 66,560 798 547 1,384 32,833 26,200 5,430 205 740 252 8,243 8,096 53 27 33 31 10,101 9,813 112 47 59 60 3,812 3,761 8 12 10 21 867 848 9 4 0 5 6,394 6,291 22 26 23 31 357 343 Two-Six Categories Checked White and Black Other combination 9,519 2,193 7,326 149 16 133 3,925 1,221 2,704 858 163 695 105 11 94 129 19 110 44 11 33 15 0 15 97 10 87 9 3 6 119,601 316,540 27% 3,264 9,704 25% 38,241 86,702 31% 8,230 25,461 24% 1,920 6,428 23% 2,740 7,490 27% 961 2,895 25% 242 640 27% 1,717 4,774 26% 103 263 28% Major Race/Ethnic Groups* Percent Black Percent Asian Percent Hispanic Population by Age Under18 18 and older Percent under 18 7 0 2 5 " *Includes all persons marking this category, regardless of wheter other categories were marked as well. Prepared by the Southeast Michigan Census Council; source: 2000 Census PL94-171 Redistricting File -- . Genesee_C_ounty. oa~e 2 .- ·1111111 11111ft 1111111 _ �- - - - - - - - - - - - - - - ........ ....._ 2000 Census Population Counts Genesee County Total Population 1990 2000 Percent change Genesee twp. Grand Blanc Grand Blanc twp. Linden city Montrose Montrose twp. Mount Morris Mount Morris twp. Mundy twp. 430,459 436,141 1% 24,093 24,125 0% 7,760 8,242 6% 25,392 29,827 17% 2,415 2,861 18% 1,811 1,619 -11% 5,809 5,970 3% 3,292 3,194 -3% 25,198 23,725 -6% 11,511 12,191 6% 21% 1% 2% 9% 0% 3% 6% 4% 2% 7% 3% 2% 0% 1% 1% 0% 0% 2% 2% 0% 2% 3% 1% 2% 42% 0% 3% 2% 1% 2% Count of Population by Race One Race Category Checked White Black American Indian Asian Some other race 426,622 328,350 88,843 2,414 3,515 3,408 23,613 21,206 1,973 161 72 198 8,097 7,349 413 22 265 48 29,336 26,285 1,998 115 749 182 2,838 2,799 2 14 13 1,595 1,576 2 10 2 5 5,910 5,723 105 50 1 31 22,982 12,940 9,526 148 61 298 12,062 11,708 172 27 100 54 Two-Six Categories Checked White and Black Other combination 9,519 2,193 7,326 512 98 414 145 22 123 491 87 404 23 1 22 24 2 22 60 7 53 68 7 61 743 203 540 129 12 117 119,601 316,540 27% 6,697 17,428 28% 2,027 6,215 25% 7,611 22,216 26% 714 2,147 25% 447 1,172 28% 1,741 4,229 29% 892 2,302 28% 7,140 16,585 30% 2,769 9,422 23% Major Race/Ethnic Groups* Percent Black Percent Asian Percent Hispanic Population by Age Under18 18 and older Percent under 18 10 3,126 2,975 98 19 13 20 . *Includes all persons marking this category, regardless of wheter other categories were marked as well. Prepared by the Southeast Michigan Census Council; source: 2000 Census PL94-171 Redistricting File Genesee County, page 3 �2000 Census Population Counts Genesee County Total Population 1990 2000 Percent change Richfield twp. Swartz Creek Thetford Vienna twp. twp. 430,459 436,141 1% 7,271 8,170 12% 4,851 5,102 5% 8,333 8,277 -1% 13,210 13,108 -1% 21% 1% 2% 3% 1% 2% 1% 1% 2% 3% 0% 2% 1% 1% 2% Count of Population by Race One Race Category Checked White Black American Indian Asian Some other race 426,622 328,350 88,843 2,414 3,515 3,408 8,015 7,723 201 39 17 35 5,024 '4,889 62 18 32 22 8,175 7,815 241 57 20 42 12,945 12,583 147 67 45 102 Two-Six Categories Checked White and Black Other combination 9,519 2,193 7,326 155 13 142 78 9 69 102 14 88 163 24 139 119,601 316,540 27% 2,164 6,006 26% 1,137 3,965 22% 2,223 6,054 27% 3,252 9,856 25% Major Race/Ethnic Groups* Percent Black Percent Asian Percent Hispanic Population by Age Under18 18 and older Percent under 18 - - - - .... ~--- ___ - - *Includes all persons marking this category, regardless ofwheter other categories were marked as well. Prepared by the Southeast Michigan Census Council; source: 2000 Census PL94-171 Redistricting File _... - r,t:11nt:11coo ,--,.., , ... , .. - - - - ~ �-~~--,_.,_.,_.,_.,-.,a.,-. ~~,. Printed by: Oakland County Planning and Economic Development Services 1200 N. Telegraph Road Pontiac Ml 48341 (248) 858-0720 www.co.oakland.mi.us � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Wyckoff Planning and Zoning Collection Creator An entity primarily responsible for making the resource Planning & Zoning Center (Lansing, Mich.) (Organization) Wyckoff, Mark A. Description An account of the resource Municipal master plans and zoning ordinances from across the state of Michigan, spanning from the 1960s to the early 2020s. The bulk of the collection was compiled by urban planner Mark Wyckoff over the course of his career as the founder and principal planner of the Planning and Zoning Center in Lansing, Michigan. Some additions have been made to the collection by municipalities since it was transferred to Grand Valley State University. Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1960/2023 Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Subject The topic of the resource Michigan Comprehensive plan publications Master plan reports Zoning--Michigan Zoning--Maps Maps Land use--planning Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. 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Identifier An unambiguous reference to the resource within a given context Detroit_Census-Population-Counts_2001 Creator An entity primarily responsible for making the resource Southeast Michigan Census Council Date A point or period of time associated with an event in the lifecycle of the resource 2001-04 Title A name given to the resource 2000 Census Population Counts by Race/Ethnicity and Age in Southeast Michigan Description An account of the resource The 2000 Census Population Counts by Race/Ethnicity and Age in Southeast Michigan report was prepared by the Southeast Michigan Census Council in April 2001. Subject The topic of the resource Census--Statistics Detroit, Michigan Wayne County (Mich.) Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Type The nature or genre of the resource Text Format The file format, physical medium, or dimensions of the resource application/pdf Language A language of the resource eng Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/98e34f553c5f7c10d02dac5acec16090.pdf d2d5713de5764c256a577d590607f6a4 PDF Text Text 1/ FROM THE LIBRARY OF ·Planning & zoning Center, Inc. , / r"i . I / / THE DELTA TOWNSHIP COMPREHENSIVE PLAN 1984 REVISIONS prepared by: DELTA TOWNSHIP PLANNING COMMISSJO~ 7710 WEST SAGINAW HIGHWAY LANSING , MICHIGAN 48917 �1984 Revisions Delta Township Comprehensive Plan Adopted December 10, 1984 Attached are the 1984 revisions to the Delta Township Comprehensive Plan which were adopted by the Delta Township Planning Commission on December 10, 1984 following a public hearing. The Plan, which was originally adopted on July 12, 1982, was also revised on April 11, 1983. The present plan replaced the Township's first Comprehensive Plan which was adopted in July of 1973. The following revisions: summary notes the most significant of the 1984 1. The existing land use map (Figure GD-III on page 23) was reviewed on a section by section basis and updated as needed. The corresponding existing land use chart (Table GD-1 on page 21) was also revised. 2. The population information contained in the chapter entitled Population Analysis and Projections was revised based on new data from the 1980 U.S. Census as well as population projections prepared by the Tri-County Regional Planning Commission in June of 1984. 3. The Commercial Base Analysis Chapter was completely rewritten based on new inputs pertaining to population, median incomes, per capita spending patterns and projected retail expenditures. 4. The maps illustrating the existing water and sanitary sewer systems (Figure WI on page 91 and Figure SSI on page 99) were revised to illustrate recent extensions. Modifications were also made to the maps depicting projected water and sanitary sewer service areas. 5. Minor revisions were made to the descriptions of the various neighborhoods in the Township which are contained in the Future Land Use Chapter. 6. A number of amendments were made to the Future Land Use Map, the most prominent being the expansion of the retail trade classification at the southwest corner of the Mall Drive South/M-43 intersection, the establishment of a high density residential classification at the northwest corner of the Mall Drive South/Michigan intersection and the expansion of the retail trade classification at the northwest corner of the Creyts/M-43 intersection further to the west. Any questions concerning the Delta Township Comprehensive Plan should be directed to the Delta Township Planning Department at 627-4037. �- This page revised Dec. of 1984 DELTA TOWNSHIP PLANNING COMMISSION July, 1982 DELTA TOWNSHIP BOARD OF TRUSTEES July, 1982 Ronald Ratajczak Chairman Joseph E. Drolett Super.visor Terry G. Bladen Vice Chairman Barbara Barrett Clerk June Johnston Secretary Robert Richards Treasurer Ronald Brabant Member Lyle Brown Trustee Barbara Israel Member Philip Chisholm Trustee Edward Jaye Member Daniel Stump Trustee Robert LaMoreaux Member Gerald Winans Trustee Janice' Vedder Member Jerome Wittkoski Member The Comprehensive Plan for the Charter Township of Delta has been prepared pursuant to Act 285 of 1938, the "Hunicipal Planning Commission Act," and became effective on July 12, 1982 by unanimous approval of the Charter Township of Delta Planning Commission. This plan was revised on April 11, 1983 and December 10, 1984 �- This page was revised Dec. of 1984 ., CONTENTS PAGE GOALS, OBJECTIVES AND POLICIES OF THE COMPREHENSIVE PLAN. I. II. III. IV. v. VI. VII. IX. VIII. 1 Community Goals • • . Residential Development. Commercial Development • Industrial Development . • . • . . Community Facilities and Services. Transportation Facilities Development . . Open Space and Recreation Facilities Development. Energy . . . . . The Environment. 1 2 3 4 5 6 8 9 10 GEOGRAPHIC DETERMINANTS . . I. II. III. IV. v. VI. VII. IX. VIII. 12 Location of Delta Township. Historical Growth of Delta Township • . Climate. . . • . • . • . . Geology and Topography . . • . . . • Soil Conditions in Delta Township . . Ground Water • • . . • . Surface Water. . . . . . . ... Existing Land Use Pattern. . . . ••• Delta Township Land Use Trends (1972-1980) 12 12 14 15 16 17 17 19 19 POPULATION ANALYSIS AND PROJECTIONS. I. II. 24 Population Growth in Delta Township . • Population Projections . . . . . COMMERCIAL BASE ANALYSIS . . I. II. III. 34 Characteristics of Existing Commercial Development Projection of Future Commercial Development . . Major Findings of the Commercial Base Analysis • . 34 36 51 INDUSTRIAL BASE ANALYSIS I. II. III. 52 Analysis of Delta Township's Existing Industrial Base. Projection of Future Industrial Development Potential Conclusions • . Office Types in Delta Township Office Development Trends . . . . Determination of Delta Township Office Space Market . . . 52 55 60 .... OFFICE SPACE ANALYSIS. I. II. III. . 24 32 . . . . . o • • ii • • • 61 61 61 64 �This page was revised April of 1983 Dec. of 1984 PAGE TRANSPORTATION . . . . . . . . . . . . . . . . . . . . . . . . . • . . . . . . . . . . . . . • . . . . . . . . . . • 66 Historical Development of the Street System............. Functional Classification of Existing Street System..... Truck Operation Classifications......................... Jurisdiction Over Delta Township Roads.................. Financing of Road Improvements.......................... State Trunk Lines . . . . . . . . . . • . . • • • . . . . . . . . • . . . . . . . . . . . • . . County Primaries and Locals............................. Financing Prerogatives.................................. Thoroughfare Cross Sections............................. Right-of-Way Deficiencies...................... . . . . . . . . . Mass Transit Service in Delta Township.................. Railroad Facilities Serving Delta Township.............. Air Service to Del ta Township. . . • . . . . . . . . . . . . . . . . • . . . . . . Non-Motorized Transportation. . . . . . . . . . . . . • • • . . . . . • • . . • . . 66 66 I. II. III. IV. v. VI. VII. VIII. IX. x. XI. XII. XIII. XIV. WATER SERVICE . • . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . I. II. III. 72 72 74 74 74 76 76 76 84 85 87 88 90 Historical Information. . . . . . . . • . . . . . . . . . . . . . . . . . . . . . . . . . Description of Existing Water Service System ............ Future Service Area..................................... 90 90 96 SANITARY SEWER SERVICE . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 98 Historical Information.................................. Description of Existing Sanitary Sewer Collection and Treatment Facilities................................ Future Service Areas for the Wastewater Collection and Treatment System.................................... 98 I. II. III. 102 102 STORM DRAINAGE •.••••.••.......•....•...•.•.•.•.. : . . . . . . . • . . . . . . . . . 109 Storm Water Design Criteria............................. Inventory of Existing Storm Drainage Facilities ......... New Storm Drainage Practices............................ Recommended Storm Drainage Practices .................... 109 109 111 I. II. III. IV. SOLID WASTE FUTURE LAND I. II. III. IV. v. VI. VII. VIII. IX. x. 112 114 USE . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . The Relationship of Planning to Zoning .................. Residential Development ................................. Residential Neighborhood Module Concept ...•............. Neighborhood Unit Delineation. . . . . . . . . . . . . . . . . . . . . . . . . . . Office Development...................................... Commercial Development. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Industrial Development .................................. Parks, Open Space and Recreation Facilities Development.. . . . . . . . . . . . . . . . . . . . . . . . • . . . . . . . . . . . . . . . . . . . Proposed Thoroughfare Improvements .................... • . Community Facilities.................................... iii 118 118 120 123 12 4 150 152 157 158 161 161 ~, �PAGE COMMUNITY FACILITIES . . . . • . . • . . . . • . . • . . . • . . • • . • . • . . • . • . . • • . • • • . . 169 Governmental Offices and Departments; .....•..•••.....• Police Protection •..••.••••.•..••.•.•••........•••.••• Fire Protection ••••••••••••.••••••..•••...•...•.•....• Library Facilities ••••..•.•.••••....•.•••...•.....••.• School Facilities •••......••••..••.••••.•.•....••.•••• 169 169 179 IMPLEMENTATION OF THE COMPREHENSIVE PLAN........................ 183 Zoning Ordinance ••.••.......•••......•....•..•.•.•••.• Subdivision Ordinance •..•..•..•.....••....•.•...•••••• Sign Ordinance ...•.••••.•••••••••...•.••..•..•••.•••.• Capital Improvement Program •..••••..••...•..••...••••• Adminis tra tive Procedures .•..••.•.••••..•...•••..••..• Program Coordination •.•••••.•.•••.•••.....•••.....•••• Federal and State Grants-In-Aide •..•.••..•..•.•••.•••. Economic Development Corporation ••...•....•..•.••••..• Planning Advisory Services ••..•.•......•.............• Mapped Improvements Ordinances ••...••........••..••.•. Public Information Services .....•••..•.......•..•••.•• Revisions to the Comprehensive Plan •••••••••••••••••.• 183 183 183 184 184 184 184 185 185 185 185 185 I. II. III. IV. v. I. II. III. IV. v. VI. VII. VIII. IX. x. XI. XII. iv 172 177 �TABLES Table GD-1 P-1 P-2 P-3 P-4 P-5 C-1 C-2 C-3 C-4 C-5 C-6 C-7 I-1 I-2 I-3 I-4 I-5 0-1 0-2 0-3 0-4 r- T-1 T-2 T-3 T-4 T-5 T-6 W-1 W-2 W-3 SS-1 SS-2 SS-3 Title Page Existing Land Use, 1980-1984 Comparison •.•.••••......•..•••••......••• Comparative Population Trends .••.• ••••• .•• •.• •.••••• •..•• •• ••..•••.• . . Incremental Population Increases .•...••••••••......••.•••••.•.•.•••.•• Population Age Groups, Del ta Township ••..••••••••.••.•••.•.•...•.•.•.. Population Per Household, Delta Township, 1960-1980 •.•.•..•..•..•••••• Population Projections to the Year 2000 •....•..•.•••.•.••...•.....•.•. Five Mile Trade Area Population Projections •..••......•.•..•••.•..•••. Year 2000 Tri-County Projected Per Capita Retail Expenditure Patterns •..••........•..••......•..•......•... Year 2000 Projected Trade Area Retail Expenditures .... ....... ...•..... Neighborhood and Regional Shopping Centers within the Tri-County Area .•..•.•.•...••.••••...••.••.•..•••••....•••••• Proportion of Total Trade Area Retail Expenditures Accruing to the Delta Central Business District in the Year 2000 •...•.••...••.••.........••........••••...•.•••.• Retail Floor Space Required to Serve Year 2000 Retail Expenditure Patterns .•..•••..............••.......•.•.•.•.•...... 21 Comparison of 1984 and Year 2000 Required Shopping _ Facilities •.....••• Major Business Establishment Located in Delta Township's Indus trial Tract •............•...•.....•.•........•..• Tri-County Region Employment Changes •...••.....•....•..••.••••...••••. Projections of Manufacturing and Wholesale Employment in the Tri-County Area ........•.••......•..•...•..•.•...•..•.•.•. Projections of Manufacturing and Wholesale Employment in the Delta Industrial Tract ........... ..•....•• .••.•........... Projected Land Consumption for Manufacturing and Wholesale Activities in the Delta Industrial Tract ...•.•....••.•. Distribution of Office Buildings - 1977 Lansing Metropolitan Area ••...•.................••...•••.....•....•...... Office Construction Activity by Governmental Unit 1971 - 1977 ........••••.•.•...•......•....•..........••.•••• Acreage and Floor Space Devoted to Office Uses Del ta Township 1966 .;. 1980 ..••....•......................••.....• Projected Office Land Development and Projected Office Floor Space Requirements Delta Township 1981 - 2000 .•........•.. Functional Classification of Highways-Metropolitan Areas ...........•.. Delta Township Road Mileage by Functional Classification ...•• ..• ...... Planning Impacts on Roadways ...•...................................... Unique Del ta Township Features ...•.................................... EATRAN Ridership ••..•..........•...•........................•... . ...•• Passenger Activity Capital City Airport ...••....•............•.......• Existing Water Wells, Delta Township ...... ...•...••.. .....•.•... .. •... Delta Township Water Consumption •.•.•....•.........••............•..•. Recommended Fire Flows .•.•.....•.................•.......•...•........ Sanitary Sewer Assessment Districts .....•......•.••.•.....••........•. Sanitary Sewer Customers 1975 - 1983 ..•. .•....•......•...••......... •. Projected Sanitary Sewer Connections and Land Acreage Consumption 1985 - 2000 .•...•.•.......•.........•..•..... 49 V 26 26 30a 31 32 40 42 44 46 47 48 54a 57 58 58 59 62 63 63 64 69 70 71 72 84 87a 93 94 95 100 103 103 �TABLES (continued) Table SS-4 SW-1 SW-2 LU-1 LU-2 CF-1 CF-2 CF-3 CF-4 CF-5 Title Wastewater Flow Projections at the Delta Township WWTP 1985 - 2000 ...•...................•............•• Estimated Solid Waste Generation Eaton County, 19 80 ........•......•........•.......•.•••.....••. Estimated Solid Waste Generation Delta Township, 1980 - 2000 ............................•..•.... Future Land Use •.......••...••...•.•........•...........••.....•.••• Proposed Road Improvements ....•......................•...•.........• Inventory of Major Delta Township Buildings .......................•. Delta Patrol Division Activities 1975 - 1981. ......•...•..•.....•... Delta Township Fire Department Responses and Fire Losses 1975 - 1981 ..................................... , •. Enrollment in the Grand Ledge Public School System .........•......•• Enrollment in the Waverly Public School System •.......•...........•• vi Page 104 114 115 119 163 170 170 172 179 180 �FIGURES Figure Title GD-I GD-II GD-III P-I P-II P-III P-IV P-V C-I Location of Delta Township in the TriCounty Region •.•••...•.. . . • .. Soil Associations •••••.••••.•• • ••.••.•••••••••••••••.••.•• • • • • • •.• Existing Land Use Map ••.••••.....•.••••.••.••••••..••.•••.....•.•• Location of Comparative Geographic Areas •..•••. • .••.....••.•••.••• Comparative Population Trends ••.. • ••••. .• .....•...•••.••.. . .•...•. Population Distribution Five Township Area 1960 - 1980 • . .•..• • .••. Age-Sex Pyramids •..•..•... • ..•.•••• • • • .•.•.........•.• . .•••... . ••. Delta Township Population, 1930 - Year 2000 .......•......••..•... Five Mile Trade Area Delta Township Central Business District ........•........•...•.•• • . . . • .. • . • •. •• •.••. Delta Township Industrial Tract ..•.•• • .•...•.•.•..• • •...••..• • .... MDOT Functional Highways Classification ... •.. .•....•..••..••..••.• Truck Operation Classifications .•••.•.•... • .••••••••..•••.•.•.••.• Road Classifications for Financing Purposes .•...... . .••.•••.•••.•• Expressway Cross-Section •..•••..•..•.• • •..•••...•...•••••..•.•••.• Cross-Section of Arterial Road with Boulevard ....•....••...•••..•• Cross-Section of Two Way Arterial Street .•..•...••..•.•.....•...•. Cross-Section of Collector Street .........•.•.••.•.•••...•.•••••.. Cross-Section of Local Street ...........•.••....•.......•. • •••.••• Road Right-of-way Deficiencies ••.......•..•.....••.•.••..•••.••••. Existing Water Service Area ( 1984) ......••......•.••.•••••.•....•• Existing and Proposed Water Service Area (1984) .......•...•..••••. Existing Sanitary Sewer Service Area (1984) •.•.•.•.... • ••.••..••.• Existing and Proposed Sanitary Sewer Service Area (1984) •.••.••.•• Existing Storm Drains ( 1980) •..•. . •..••.••......•••.••••• . ••••..•• Generalized Future Land Use Plan •...•...••....... . See binder pouch Delineated Neighborhood Uni ts •.•......•.•......•.••..•.••.•••..••. Parks and Green Bel ts ••......•...•.........•.•.•....••...•...••.•. Proposed Street and Highway Projects •........•..•....•....•.••.••• Existing and Proposed Fire Stations •.....................•.•...••. Existing School Facilities ••.........•.•.....•......•....••.. • ..•. I-I T-I T-II T-III T-IV T-V T-VI T-VII T-VIII T-IX W-I w-II SS-I SS-II SD-I LU-I LU-II LU-III LU-IV CF-I CF-II vii Page 13 18 23 25 27 28 30 33a 37a 53 68 73 75 78 79 80 81 82 83 91 97 99 106 110 125 159 162 175 178 �~ ~ ~ DELTA TOWNSHIP Figure GD·II SOIL ASSOCIATIONS D Marlette· Capac: Nearly level lo genlly undulating, well drained lo aomewhat poorly drained, loamy 10111 on 1111 plain,. []) Houghton-Gilford-Adrian: Naarly leval, very poorly drained, mucky and loamy 10111 In glacial drainage ways. '-.::I f-'• OQ i:: ti (1) I D g Marlette-Capac -Owosso: Nearly level lo hilly, well drained lo somewhat poorly drained, loamy 10111 on moraines and 1111 plains. I H H 'd Pl D OQ (1) ..... (X) ,. ,. ,. ,. gently undulating, somewhat poorly drained, loamy 10111 and nearly level, poorly drained and very poorly drained , loamy 10111; on 1111 plains and low moraines. ,. ,,✓ ::>/ L_ ., / , / ,. ,. ,,- / / I I I / Capac - Parkhill: Nearly level to .,,' ./(\)' _ .. - 100 Year Flood Plain /~--) ;. iii �l This page revised Dec. of 1984 in the southwest portion of the Township is southwesterly toward the Thornapple River. Delta Township's watercourses, particularly the Grand River and the Carrier Creek present an excellent potential for the development of recreational facilities and high value residential areas. To realize this potential, the problems of flooding and water pollution must be addressed. Water pollution is primarily a regional problem, the resolution of which Delta Township can promote by taking a lead in implementing high standards of wastewater treatment. Flooding is also a regional problem which Delta Township can best help solve by prohibiting development -within the natural flood plains. Figure GD-II illustrates the general location of the one hundred year flood plain within Delta Township. VIII Existing Land Use Pattern Delta Township may be characterized as a community experiencing a major change in personality. The emerging land use pattern suggests the community is developing an independent economic base, major comparison shopping facilities, and a wide variety of housing types. No longer a sparsely developed, surburban bedroom community, the 1980 land use survey reveals that vacant land in Delta Township is being converted to urban uses at the rate of over one hundred acres per year. During the 19721980 period twenty one new subdivis-ions were platted, four apartment projects were constructed, and three condominium developments were constructed. Major commercial and office uses developed during the 19721980 period including the Waverly Plaza, additions to the Lansing Mall, Auto Owners Insurance Company headquarters and the Hilton Inn. Major new industrial-warehouse uses include Oldsmobile Plant Number Five, the Meijer Distribution Center, General Motors Parts Warehouse addition, Central Transport, Blue Arrow Trucking, Interstate and Associated Motor Freight Companies, Lansing Storage Company, Flint Pipe and Well Supply Company, Clark Foundation, the Detroit News, Shreve Steel and Coca-Cola. Figure GD-III presents the spatial distributio~ of the existing land use pattern. A comparision of Figure GD-III with its 1972 counterpart on page 23 of the 1973 Comprehensive Plan provides the reader with insight regarding the extent of land development in the Township in the 19721984 period. IX Delta Township Land Use Trends: 1972 - 1984 Delta Township's land use pattern can be characterized as being in a dramatic state of change. Since the 1972 land use survey was conducted as background for the 1973 Comprehensive Plan, approximately 1,000 acres of land has been converted from an agricultural or vacant classification to urban uses. Table GD-1 illustrates the change in the 1972-1984 period which has taken place as to the land use pattern. 19 ~ �BLANK PAGE 20 �( This page revised Dec. of 1984 7ABLE GD-1 EXISTING LAND USE 1980-1984 COMPARISON 1980 Acreage Percent of Total 1984 Acreage Percent of Total Single Family* Two Family Multiple Family 3152 29 162 14.01% .13% . 72% 3389 35 251 15. 06% .16% 1.11% Office Commercial Retail Commercial Services Warehousing Industrial Utilities/Transportation 65 211 12 7 347 66 2334 .29% .94% .56% 1.54% .29% 10.37% 97 280 164 487 157 2411 .43% 1.24% .73% 2.16% .70% 10. 71% Public/Semi-Public Lands Parks/Open Space 486 533 2 .16% 2.37% 465 557 2.07% 2.48% 8076 335 6582 35. 89% 1.49% 29.25% 7712 335 6165 34.27% 1.49% 27.39% Residential Agriculture Water Areas Vacant Lands 22,505 22,505** *Single family homes on large parcels were assumed to have two acres devoted to residential uses and the remainder devoted to agriculture or classified as vacant. **This figure does not include approximately 450 acres of City of Lansing land located in Delta Township. 21 �This page was revised Dec. of 1984 Nearly all of the new land development in Delta Township during this period occured east of I-96, and, excepting industrial and warehouse uses, north of I-496. This is explained due to the provision of sanitary sewer, public water, and urban storm drainage utilities in this area. Since the 1972 land use survey a most obvious trend has been the infill of the so-called southeast quadrant of the Township, being south of I-496 and east of I-96. This growth in the s·outheast quadrant has been based upon favorable location in relation to transportation facilities and anaggressive posture on the part of Township Officials in providing utilities to and encouraging development of the area, known as the "Delta Industrial Tract." Another very evident trend has been the substantial number of large lot single-family homes built in the non-urbanized portions or Delta Township. Occuring primarily west of I-96, most of these homes have been constructed on non-platted parcels of land. Over one-quarter of the Township's total land area lay vacant as of 1984. The majority of the vacant land within the Township is located west of I-96. Vacant land appears in a number of forms including floodplains and wetlands, forested areas, large acreage parcels occupied by a single dwelling, fallow farm land, public lands and areas composed of poor soils. Vacant land is recognized as an important co1IDDodity since it represents one of the Township's most valuable natural resources and presents many opportunities for the future. • The existing land use map, Figure GD-III, differentiates between lands in agricultural production and vacant lands. The amount of land used for farming activities in the Township has decreased as development of the Township's industrial tract has intensified, residential subdivisions have been platted and the construction of single family homes on large parcels has increased. During the period of 1969 to 1978 the amount of land in agricultural production in Eaton County decreased by eight percent. (Data source: "Michigan Farm Lands are Increasing Again", Detroit News, April 12, 1981). During the late 197O's several hundred acres of farm land in the Township were enrolled in farmland development rights agreements under the provisions of Act 116 of 1974 being the Farmland and Open Space Preservation Act. Delta Township has attempted to preserve prime farm lands by a number of actions including active participation in the aforementioned farmland preservation program, creation of agricultural zoning districts and efforts to channel new development to areas already served by public utilities and services. The Comprehensive Plan recognizes agricultural activities as a long-term, permanent land use rather than a "holding area" for future development. 22 �DELTA TOWNSHIP Figure GD-Ill EXISTING LAND USE [:] [] [] Single Family Residential ml Multi-Family Residential 000 000 000 Single Family Subdivision Two Family Residential Office Commercial Retail Commercial Service Warehousing lndustrial-Manuf acturing Transportation-Utilities Public-Semi Public /// /// /// In D Park & Open Space Agriculture Vacant & Non-Urban PRIVATE ROADS NOT SHOWN REVISED CITY OF LAN _SING NORTH I . . ....... .... ..... ·. - - • ----------- 23 I I 2/84 I 1111111 111111 1 1 1000 1 2000 11 11111 111111 11111111111111111111 11111111 0 4000 �FIGURE P-III Population Distribution Five Township Area 1960-1980 !DELTA TWP. ---....,- -MERIDIAN TWP. ..... EAST LANSING LANSING/ LANSING TWP. -DELHI TWP. TWP. ;DELTA TWP. TWP. 1960 LANSING/ LANSING TWP. -EAST LANSING TWP. TWP. 1970 EAST -LANSING -DELHI TWP. \DEWITT TWP. 1980 28 �This page revised Dec. of 198 ' Distribution of Population in the Five-Township Area The Five-Township area encompasses a large portion of the Lansing Metropolitan area. Figure P-III portrays changing distribution of population in the area during the 1960-1980 period. Those portions of the metropolitan area with increasing shares of population are vividly presented. The Townships of Delhi, DeWitt, Meridian and Delta currently represent thirty percent of the metropolitan area population as compared to fifteen percent in 1940. This redistribution of metropolitan area population appears to be continuing. A possible explanation for this changing pattern of population distribution is a general tendency for the growth of a given area to slow after a certain density has been reached. '~, During the 1960-1970 period, the population in the suburban townships surrounding Lansing, being Delhi, DeWitt, Delta and Meridian, increased by 46 percent while the increase in the 1970-1980 period was 23 percent. The slow down in the urbanization of the suburbs can be attributed to many factors including increasing energy costs, a decreasing supply of land which has the necessary public utilities, and the increasing cost of development which is characterized by high land costs, high mortgage rates, and high materials costs. The Impact of Inmigration on Delta Township's Population Growth Inmigration has played a significant role in Delta Township's phenomenal population growth. Usually, the net migration experienced by an area over a period of time is determined by finding the difference between the actual change in population over the same time period. Natural increase or decrease is determined by the difference between the recorded births and the recorded deaths attributed to the reg.i on for the time period in question. Until re·cently, however, birth and death records have not been kept for areas smaller than a county. During the period of 1960-1970, sixty-five percent of the population growth in Eaton County was attributed to the irunigration. Irunigration also had a signif~cant impact in the 1970-1980 period when sixty-four percent of the population growth in Eaton County resulted from inmigration. Certainly, Delta Township has experienced a large amount of inmigration over the past decade. Due to the fact that Delta Township's population grew at a greater rate (35%) than Eaton County's population (25%) during the 1970's, it is likely that Delta Township experienced a higher inmigration rate than did Eaton County. Age-Sex Structure of Delta Township's Population An analysis of the number of males and females in various age groups provides useful information for many planning activities. Figure P-IV provides age-sex pyramids for the Township for the years 1960, 1970 and 1980. Table P-3 illustrates the specific number of persons within various age groups and what percentage of the Township is within any one age group. Each of the age groupings in Figure P-IV and Table P-3 are for ten year periods with the exception of the under 5 years group and the 75 years and older group. 29 {"""- �This pare r evised D2 c . of 198 ~ FIGURE P-IV AGE-SEX PYRAMIDS DELTA TOWNSHIP I 980 POPULATION u• o, .... l--+--+--+--+-----,1---+--+--+--+--+- 7 S Yurt SENIOR ClTIZEN PRIME LABOR F'ORCE STUDENTS PRE-SCHOOL U•- SY•Ft malt• Male.a I 970 POPULATION ' 75 .,o, .. ,. - - - - - - - - - - - - - - - - - - - - ... ••• SENIOR CITIZEN . I M E LABOR F'ORCE STUDENTS 5-14 PRE-SCHOOL U•O• 5 Yoart 2400 zooo lt00 ,zoo too 400 0 400 800 Ft111altt IZ00 1800 zooo 2400 Malta I 960 POPULATION ,a ., .... i - - - t -• SENIOR CITIZEN ••• o.... --t--1"-----,1----;---;--+-1"---1----;-._ l---+--+-+-+-----,1---+--+--+--+-----,1---. PRIME LABOR FORC~ ZS-34 STUDENTS ""PRE-SCHOOL UUtP 5 Yoart Z400 zooo 18110 ,zoo 0 Fe111altt 800 1200 Malu 30 18 0 zooo 2400 �- Table P-3 POPULATION AGE GROUPS DELTA TOWNSHIP 1970 1980 % of population Male Female Total % of population Male Female Total Under 5 yrs. 774 789 1563 9% 716 717 1433 6% 5-14 yrs. 2284 2194 4478 26% 2083 1972 4055 17% 15-24 yrs. 1266 1404 2670 15% 2345 2372 4717 20% 25-34 yrs. 1129 1252 2381 14% 2012 2177 4189 18% 35-44 yrs. 1270 1249 2519 15% 1660 1653 3313 14% 45-54 yrs. 992 1002 1994 11% 1366 1367 2733 11% 55-64 yrs. 548 499 1047 6% 970 983 1953 8% 65-74 yrs. 217 236 453 3% 378 511 889 4% ,-,, 75+ yrs. 74 117 191 1% 179 361 540 2% 17., 396 Source: 23,822 U.S. Bureau of Census 30a �This page revised Dec. of 1984 Figure P-IV and Table P-3 reveal the following facts: 1. A significant number of the "Baby Boom" generation reside in Delta Township as evidenced by the 5-14 group in 1970 which became the 15-24 group in 1980. This age group constituted the largest segment of the population in both 1970 and 1980. 2. The fact that the majority of the age groups have increased in total numbers is an indication that migration into the Township took place between 1970 and 1980. 3. As might be expected, the number of females in the 75 and older group is approximately double the number of males. 4. Indications exist that the Township's population is aging. In 1970 approximately 35% of the population was under age 15 whereas in 1980 the figure had declined to 23%. Conversely, in 1970 approximately 10% of the population was over 55 compared to the 1980 figure for the same group which was over 14% • • 30b �Tiiis page revised Dec. of 198~ , Population Per Household J An important social characteristic of population is the continuing decrease in the population per household in Delta Township. Table P-4 illustrates past trends in· the population per household in Delta Township over a twenty year period. TABLE P-4 POPULATION PER HOUSEHOLD DELTA TOWNSHIP 1960-1980 Year Population Per Household 1960 3.74 1970 3.75 1975 3.22 1980 2.83 Source: U.S. Bureau of Census The continued decrease in the population per household can be attributed to many factors including a declining birth rate and corresponding maturation of the population as a whole. Social factors contributing to this decline include a greater mobility of the under 24 age group accompanied by higher economic independence, a declining marriage rate, and a trend toward childless cohabitation. 31 I �This page revised Dec. of 1984 The U.S. Census -Bureau has reported a 66 percent increase in non-family households during the 1970's. Nationally, non-family households in 1980 accounted for one-fourth of all units, compared to one-fifth in 1970. The Census also revealed that almost 90 percent of non-family households consist of one person. The 1980 census counts for Delta Township revealed that a significant difference exists between the population per household figures for multiple family units and single family detached units. An analysis of census tracts which consist solely of single-family detached dwellings revealed that the population per household figure is generally between 3.0 and 3.6 while the population per household figure for census tracts which were occupied by muliple units ranged from approximately 1.5 to 1.7. The decline in persons per household while the population increases has implications as to the demand for and type of dwelling to be provided for in future years. Based on present trends, it appears that the population per household figure in Delta Township will continue to decline. This trend will very likely result in a demand for smaller dwelling units and a decrease in the school age population. II - Population Projections Estimates of future population are important in the planning process to the extent they provide general indications of probable land consumption, school enrollments, public facility use demand and similar impacts. This section provides population estimates for the period of 1985 to the year 2000 for Delta Township. The basic methodology which has been used is a regional cohort-survival model with apportionment among minor civil divisions to consider the affects of migration. Migration information has been derived from two data sources: (1) Increases in Delta Township population in excess of expected cohort-survival totals and (2) Increases in reported household tax return exemptions on U.S. Census Bureau data. Table P-5 provides population projections for Delta Township. Eaton County. the Five-Township Metropolitan Area and the Tri-County Region through the year 2000. TABLE P-5 POPULATION PROJECTIONS TO THE YEAR 2000 1980* 1985 1990 1995 2000 Delta Township 23,822 24,953 28,163 31,361 34,425 Eaton County 88,337 91,235 100,757 110,219 119.262 Five-Township Area 271,661 274,313 283,755 292.186 298,891 Tri-County Region 419,750 425,979 447,181 466,892 483,684 *1980 population figures represent the final 1980 census counts. Source: Population Projections for the Tri-County Region, 6/1/84, TriCounty Regional Planning Commission, Lansing, Michigan. 32 �This page revised Dec. of 19~ Table P-5 suggests Delta Township, will continue to experience growth though not nearly as dramatic as occurred in the 1950-1970 period. Based on the information contained in Table P-5, population increases between 1980 and the year 2000 are projected as follows: Delta Township~ 45% increase, Eaton County~ 35% increase, Five Township Area~ 10% increase and the Tri-County Region= 15% increase. Population projection is not an exact science and is affected by numerous factors in the local projection area. Increases in employment beyond that expected, recessionary periods, amenities of a community and other factors all influence the amount of irunigration. Also, a community's growth policy may have a significant impact on the population change. If Delta _Township should institute a growth policy requiring phasing of development on lands adequately served by utilities, parks, schools, roads and other services, the estimates of population increase would be different from those being projected. The presentation of estimated population herein has presumed no such growth policy. The declining household size suggests a leveling off or actual decline of school-age children during the planning period. This will affect school facility planning. The trend toward fewer persons per household may be of importance as to development regulations pertaining to minimum dwelling unit size. 33 �F!GUU P-V • DEI.I'A TOWNS1iil' POPULAI'ION 2,.000 0 Q. 0 0 -... Q. 0 20.000 0 4 e z= ~ - I ,.000 1930 1940 19~0 1960 Year 1970 1990 1980 • • JJa 2000 ACTUAL PROJECTED �!bis page revised Dec. of 1984 COMMERCIAL BASE ANALYSIS Commercial facilities in Delta Township are presencly locaced in four principal areas: The Delta Cencral Business District (CBD), on Saginaw Highway east of Elmwood Road. on Saginaw Ilighway wast of Mall Drive West, and at the Waverly Plaza along Waverly Road. • • The Delta Cencral Business District consists of a regional .shopping cancer, the Lansing Mall, which concains the Kudson's. Penny's and Montgomery Ward Depart:mant Stores, as well as Maijer Thrifty Acres, K-Mart and Dornec Village which are located on the south side of Saginaw Highway across from the Lansing Mall. The scores of the Delta CBD comprise a co'llll'arisou shopping magnec of regional significance. Although the Lansing Mall - K-i.'!art - Meijer complexes were not planned in a related fashion and are bisected by the traffic pattern of Saginaw Highway, this grouping of major scores does function as an interrelaced business district. The commercial district located on Saginaw Highway ease of Elmwood Road consists largely of commercial strip developments which were primarily constructed during the period of 1965 to 1975. There is little or no functional transition becween the types of commarcial uses in this strip, and the area is generally congested and unattractive. The area along Saginaw aighway west of Mall Drive West is evidencing a similar trend coward total scrip development which will probably be reached unless alternacive land development policies are iIDl)lemented. With the exception of the Waverly Plaza, the commercial development on the wesc side of Waverly Road is of a scrip nature. However, existing retail stores are separated by large distances of non-commercial usage so that a true strip character has not yet emerged . ! Characteristics of Existing Commercial Development Types of Commercial Enterprises Retail shopping areas within Delta Township have taken on cwo different and distinct forms. The first type of commercial development is known as the shopping center which is defined as "a group of commercial establishments, planned, developed, owned and managed as a unit related in location, size, and type of shops to the trade area that the unit serves; it provides on-site parking in definite relationship to the types and sizes of stores." 1 Prior to the evolution of the shopping center. retail scores were usually developed as a llliscellaneous collection of individual buildings each on a separate parcel of street frontage. The second cype of commercial development is generally referTed co as scrip development. This r:ype of develop1118nt usually fronts on both sides of an arterial roadway and extends inward for half a block . Strip development is often characterized by an assortment of office and commercial uses requiring relatively small parcels of land. 1 Toe Community Builders Handbook, Urban Land Institute, Wash.ingtan D.C. 1968, pg. 264. 34 �This page revised Dec. of Shot:it:Jing centers are generally classified as one of four types; t:he neighborhood, the community, the regional, and the super regional. The shopping center's type is determined by its 1D&jor tenant or tenants rather ,-, than site area or square feet of structures. The Urban I.and Institute defines the various t71'es of shopping centers as follows: 2 a neighborhood center provides for the sale of convenience goods (foods, drugs, and sundries) and personal services (laundry and dry cleaning, barbering, shoe repairing, etc.) for the day to day living needs of the immediate neighborhood. re is built around a super-market as the principal tenant. rn theory, the neighborhood center has a t71'ical gross leasable area of 50,000 square feet. rn practice, it may range in size from 30,000 to 100,000 square feet. The neighborhood center is the smallest type of shopping center. In addition to the convenience goods and personal services of the neighborhood center, a community center provides a wider range of facilities for the sale of soft lines (wearing apparel for men, women, and children) and hard lines (hardware and appliances). The community center makes a greater variety of merchandise available in sizes, styles, colors, and prices. It is built around a junior deparaienc store, variety store, or discount depart:mant store as the major tenant, in addition to a supermarket. It does not have a full-line depart:mant store, though it may have a strong specialty store. rn theory, the t71>ical size is 150,000 square feet of gross leasable area, but in practice it may range in size from 100,000 to 300,000 square feet. The community center is the intermediate type of center, most difficult to eseimate for size and pulling power. The regional center provides fo.r general merchandise, apparel, furniture, and home furnishings. in depth and variety, as well as a range of services and recreational facilities. It is built around one or c-wo full-line deparaient stores of generally not less than 100,000 square feet. ,rn theory, a typical size for definitive purposes is 400,000 square feet of gross leasable area. The regional center is che second largest cype of shopping center. As such, the regional center provides services cypical of a business district yet nae as extensive as those of che super regional center. A super regional center provides for extensive variety in general merchandise, apparel, furnicure, and home furnishings, as well as a variety of services and recreational facilities. It is built around at least three major department stores of generally not less than 100,000 square feet each. !n theory, che typical size of a super regional center is about 750,000 square feet of gross leasable area. rn practice, the size ranges to more than 1,000,000 square feet. There are examples of chree cypes of the above described shopping centers within Delea Township: Neighborhood Center - the West Saginaw Plaza, located northwest of che interseccion of Saginaw liighway and Waverly r-,., Zoollars and Cants of Shoooing Centers: Institute, pg. 4. 35 1984, The Urban Land �'this page revised on Dec. of 1984 Road, which consists of approximately 55,000 square feet. Community Center - che Waverly Plaza, located southwest of the intersection of St. Joe Ilighway and Waverly Road, which consists of approximately 180,000 square feet. Super Regional Canter - che Lansing Mall, located aortilwest of Che intersection of Saginaw f!ighway and Elmwood Road, which consists of approximately l,000,000 square feet. Location of Types of Commarcial Enterprises The majority of the Township's comparison retail stores are located in th~ Delta Central Business District. Department and apparel stores are more likely co be located in Che Delta Central Business District chan any other commercial area wichin the Township. The majority of the Township's retail convenience stores are located on Saginaw Ilighway east of Elmwood Road. Toe fact that convenience stores have yot co decentralize on a neighborhood level throughout the Township could be attributed co two factors: l) Delta Township households are very auto-oriented, cherafore, it is not an inconvenience for the majority of residents to drive several m:i.les to purchase day-co-day necessities, 2) many residents oppose the establishment of any cype of co1111Nrcial developmant in their residential neighborhoods due to the fear that the commercial development I1ould change the residential character. Fast-food restaurants are presently concentrated on Saginaw aighway ease of Elmwood Road due to the high visibility and traffic exposure offered by this area. Quality sit-down restaurants are much mere dispersed throughout the Township than the fast-food outlets. Toe majority of the Township's hotel facilities are located in close proximity to the Canal/Yest Saginaw intersection • • Reasons for Locating Commercial Uses Delta Township has experienced steady growth in commercial develop111ent over the past decade. There are several reasons which account for retail merchants desiring to locate in Delta Township: Toe Township's arterial street pattern affords good traffic access while providing excellent exposure to retail firms; the availability of land within the Township. when compared to 1110re urbanized and centralized locations in the Lansing Metropolitan Area, is a primary locational factor; and the existence of adequate public services makes the area attractive for commercial development. Toe steady increases in the Township's population over past decades, as well as the area's growth potential. is another inducement to retail firms. Toe existence of a regional shopping center such as the Lansing Mall also serves as an inducement for commercial development to locate in the area. Finally, Delta Township constitutes a separate market place within the Lansing Metropolitan Area. II Projection of Future Commercial Development In analyzing and projecting Delta Township's commercial facilities requirements. it is necessary to distinguish between two basic kinds of shopping needs. First, . comparison facilities must be provided co serve the needs for clothing, furniture. household appliances, and other major items. Secondly, convenience facilities such as groceries, drug stores. and barber shops will be required to serve daily shopping needs. This section will analyze Delta Townships comparision shopping needs as well 36 - - -- - -- -~ - - - �lb.is paga revised Dec. 0£ 1984 as several of the more significant convenience shopping needs such aa food stores, drug stores, hardware scores and restaurants. There are five basic seeps required to project che facilities needed co serve comparison and basic convenience shopping needs. ~,~ 1 First, the primary trade areas to be served by comparison and convenience shopping facilities must be determined. Generally, the trade area of convenience facilities is limted co surrounding residential neighborhoods, while the trade area for a regional comparison shopping center includes a large pori:ion of the Lansing Metropolitan Area. The second step required to project che need for comparison and convenience shopping facilities is to determine future total sales in various retail categories wichin the trade a~ea. Determination of trade area future total retail sales is dependent upon changes in population, purchasing power and eXl'enditure patterns within the trade area. The third seep is to determine the proportion of total trade area retail sales that will acrue co the projected facilities. Convenience facilities are considered to draw business throughout their trade area. The proportion of total trade area retail sales that comparision facilities will draw is dependent upon a number of factors, most imtJortant of which is the relative quality and location of competitive facilities. The fourth seep is to determine the amount of square footage required to sustain the proportion of total trade area retail sales that the facilities will generate. This determination can be based on current projected marketing standards. The final seep is to compare the projected future requirements with ,--...~ existing facilities. This comparision will indicate the extent to which new facilities will be required. , In determining future comparison shopping facilities needs, atten~ion will be focused on the concentration of comparision facilities centered in the Delta Central Business District. These facilities include the Lansing Mall Stores, Meijer Thrifty Acres, K-Mart, and Cornet Village. rur~her, the scores of the Delta Central Business District can be meaningfully compared with other major shopping areas in and near the trade area. This comparison will be the basis for assessing the i.l!q>act of these stores on the trade area. Determination of Comparision Shopping Trade Area !he first step required to analyze the major comparison facilities in and near the Lansing Mall is to determine the trade area served by these facilities. · The eXl'erience of regional shopping centers in other metroplitan areas indicates that such centers draw a major portion of their customers fro~ within a three to five mile radius . For the pur,,ose of this s~udy, it has been assumed that the Delta Central Business District has a trade area approximated by a five mile radius. This trade area is illustrated in Figure C-l. It encompasses virtually all of Delta Township, most of the western half of the City of Lansing-Lansing Township area, as well as significant portions of Watertown and DeWitt ,,---.. Townships. 37 �!h.is page revised Dec. of 1984 • While it is assumed that 50 percent of the Dalta. CBD customers live beyond c:he five mile trade area, it is probable that in the future this percentage will decrease. As Delta Township becomes t110re densely populated, it will contribute mere and t110re patrons to the scores of the Delta CBD. As some areas near Delta Township becoua mere highly urbanized, they can be exl)ected to develop their own comparison shopping facilities. !his will reduce the demand that would otherwise be placed on Delta Township's facilities. Conversely, because of th• TriCounty Region's excellent highway system and the expected future pattern of population grow,:h, it is likely that the scores of the De.lea CBD will continue to play a large role in fulfilling the comparison shoppin.g needs of people living in c:he outlying portions of the Tri-County Region. Based on the foregoing considerations, it is assumed that by the year 2000 approximately 60 percent of the patrons of the Delta CBD scores will live wic:hin the five mile trade area. While chis judgement should not be interpreted as a firm prediction, it will be useful as a basis for further analysis. Determination of Convenience Shopping Trade Area Having determined the trade area of Delta Township's comparison shopping facilities, attention is now directed to consideration of the trade area of Delta Township's convenience shopping facilities. As previously noted, convenience shopping facilities generally have a lim:ited trade area. !his is understandable because of the frequency with which they are patronized by individual customers. Because people are reluctant to travel far to satisfy daily shopping needs and because of the amount of traffic generated by convenience shopping trips, convenience scores ideally should have a trade area no larger c:han a grouping of neighborhoods. 'therefore, the exact distribution of c:rade area delineations for convenience shopping facilities in Delta Township will depend upon the neighborhood unit plan. !he present analysis will nstrict itself to specifying the total amount of convenience shopping facilities which will be required to serve Delta Township's projected year 2000 population. Projection of Future Retail Sales !he second major step required c:o analyze and project the need for cOlllparision and convenience shopping facilities within Delea Township is c:o determine trade area future total sales in various retail categories. Determination of trade area fucure total retail sales is dependent upon c:hree factors: 1) population growth within c:he trade area, 2) growth in per capita retail expenditures within c:he c:rade area, and 3) c:rade area changes in retail expenditure patterns . Current and projected populations for the trade area are presented in Table C-1. !his table divides the trade area into the following unic:s: Delta Township, the Lansing-Lansing Township area, Watertown and DeWitt Townships. Population increases in the Lansing and Lansing Township portions of c:he c:rade area were determined from projections of the total population of Lansing and Lansing Township by using a c:wo-scep procedure. First, c:he Lansing-Lansing Township area was surveyed to determine the distribution of vacant residential land which might acco111Dl0date increases in population. Second, future land development c:rends for the LansingLansing Township area were evaluated for their probable impact on the 38 �-I 'lbis page revised Dec. 0£~3!! development of vacant residential land. Consideration was given to the projected distribution and extent of various densities of development. ~~ Based on the distribution of vacant residential land and expected '~ development trends. one-half of the projected population increase for the Lansing-Lansing Township area was allocated to the portions of Lansing and Lansing Township lying within the . five mile trade area. 39 -- �111is page revised Dec. of 1984 TABLE C-l TRADE AREA POPULATION PROJECTIONS F'IVE MILE 1980* 1990** 2000..,. Delta Township 23,822 28,163 34 , 425 Lansing-Lansing Twp. Area*** 68,100 7l, 739 73,720 DeWitt Township*,...* l,900 2 , 066 2, 103 Watertown Township***** 1,200 1 . 320 1,530 Political Subdivision of the Trade Area *U . S. Census Bureau figure. **PTojection provided by the Tri-County Regional Planning Commission, July l, 1984. ***Lansing-Lansing Township area figure represents 50% of the projected population figure. ****DeWitt Township figure represents 20% of the projected population figure. • *****Watertown Township figure represents 33% of the projected population figure . The portions of DeWitt and Watertown Township's populations living within the five-mile trade area were determined by the same methodology as was applied to the Lansing-Lansing Township portion of the trade area. The portion of the r:wo township's 1980 population living within the trade area was estimated on the basis of the existing pattern of residential developaent. The portion of the two township's 1980 through year 2000 populations living within the trade area was determined fro• Tri-County Regional Planning Commission population p~ojections . Population increases were allocated to the five-mile trade area on the basis of the availability of residential land and expected developaent trends. !twas determined that approximately one-fifth of DeWitt Township's 1980 through the year 2000 population will be living within the five mile trade area. !twas also determined that approximately one-third of Watertown Township ' s 1980 through the year 2000 populati ons will be l i ving wi t hin the t:rade area. The second factor bearing on future trade area retail sales is future per capita retail expenditures. Future per capita retail expenditures can be determined by estimating projected increases in real per capita purchasing power and applying such a projection co an estimate of curTent per capita retail expenditures. 40 �!his page revised Dec. 00984 During the period of 1970 to 1980 per capita incomes for the five mile trade area increased by 122% resulting in an annual increase for the period of 12%. 1 The inflation rate has fluctuated widely in the past decade varying from a ~ high of 13% in 1979 to a low of less than 3% in 1983.2 Predicting the amount of inflation which will take place in the future is difficult since the rate is dependent on a number of factors including the Federal Reserve Board's 1I1Cney supply policies, the strength of the dollar, prices for essential raw materials such as oil, food and other commcdities, productivity and wage rates and deregulation of certain industries. For the purpose of this study a 5% annual inflation rate has been utilized. When the inflation rate is applied to the annual per capita income increase a 7% annual increase in per capita incomes results which was multiplied times the 18 year forecasting period (1982-2000) resulting in a year 2000 estimated per capita income of $20,446 which represents a 126% increase for the period. In 1982 approximately 49% of estimated personal incomes for the Tri-County Region were spent on retail sales.3 For che purposes of chis study, it is assumed chat che 1982 percentage of personal income devoted to retail expenditures will remain constant through the year 2000. Applying che aforementioned percentage to the year 2000 projected Tri-County inflation adjusted per capita income of $20,446 results in an inflation adjusted per capita income retail expenditure for the year 2000 of $10,018. Table C-2 illustrates a year 2000 estimate of per capita retail expenditures along with projections as to how retail sales ~ill be divided among various categories. The estimates as to how retail sales will be allocated is based on 1982 retail sales information for the Tri-County Region provided by the Lansing Regional Chamber of Commerce. 4 1Data Source: Urban Decision Systems, Los Angeles, California, October 13, 1983. 1970 per capita income :a $3,480, 1980 pe:i; capita income :a $7,745. 2oata Source: Bureau of Labor Statistics, U.S. Department of Labor July, 1984. 3oata Source: Sales and Marketing Management Magazine, 1983 Survey of Buying Power, U. S. Metropolitan Market Projections for Retail Sales, October 1983. 41 �'lbis page revised Dae. of l984 , ,/ • TABLE C-2 n:AR 2000 TRI-COUNTY PROJECTED PER CAPITA RETAIL EXPENDITURE PATTERNS* Total Retail Spending $l0,0l8 Comparison Stores General Merchandise Stores Clothing and Accessories Stores Furniture and Homa Furnishings Other Comparison Stores • ' 2,104 501 401 801 Convenience Stores Food Stores** Hardware and Building Materials Drug Stores and Pharmacies 1,603 300 200 Eating and Drinking Places** 1,403 Other Retail Expenditures 2,705 *Based on 1982 dollars. **In 1982 19% of retail eJqlenditures were devoted to food stores. This number has been reduced to 16% for the year 2000 projection and a corresponding increase of 3% has been made in che eating and drinking category in order co reflect projected crends. Data Source: Sales and Marketing Management Magazine, 1983 Survey of Buying Power, U.S. Metropolitan Market Projections for Retail Sales, October, 1983. 42 . I �!his page rev-isad Dec. ofrs.84 ~ Trends in Retail Expenditures The third factor bearing on future trade area retail sales is cunent and eJCllected changes in retail expenditure patterns. The following list contains expected trends in retail expenditures which could effect businesses within Delta Township: l. Eating and drinking establishments will experience an increase in business as 1110re working couples consuma a larger percentage of their maals outside of the home resulting in a possible decline in grocery store sales. Z. New tTIJes of retailing will be eseablished in the local market including factory outlets, off-price discount stores and greater use of drive-thru facilities. 3. !tis questionable whether additional super regional shopping malls will be constructed in the metropolitan area due to market saturation and the costs of raw land and construction. 4. Greater emphases will be placed on service-tTIJe businesses because of an increase in the number of two income and one person households. 5. The popularity of "one-stop" general merchandising stores offering a wide variety of goods including grocery, hardware, apparel, houseware and appliance items in a single store will continue. 6. A resurgence in small speciality stores offering a limited line of high quality merchandise with personalized service is expected in the nexe decade. 7. The continued "aging" of the population will be reflected in increased expenditures for health services, drug and pharmaceutical items, travel, etc. 8. Retailars will renovate existing stores in an effort to obtain greater sales from "old" facilities. 9. Competition for retail sales in the Lansing area will intensify due to the opening of a tieijers Store on Lake Lansing Road, planned expansions at the Frandor Plus Center on Michigan Avenue, renovations to the Logan Center and the redevelopment of downtown Lansing. ~~ Having arrived at a projection of tha year 2000 per capita expenditures in various retail categories and having also determined the population of the various zones of the trade area of Delta Township's major comparison shopping facilities, it is now possible to det•rmine the total future retail expenditures that will be generated within the various zones of the trade area. This determination is based upon population multiplied by per capita expenditures. !he results of this multiplication are presented in Table C-3. Comparision expenditures are presented for all zones of the trade area because all zones will con~ribute business to the comparison shopping facilities of Delta Township. Convenience expenditures are presented only for Delta Township because Delta Township's convenience facilities will be supp.o rted primarily by local residents. ,,,-,., 43 �!his page revised Dec. of 1984 • Another factor determining the impact of loss on the various zones of the trade area is the distance of the Delta CBD and the distance of competing facilities from the various zones of the trade area. The fun:her away the Delta CBD is fr011l the center of population of a trade area zone, the smaJ.ler the proportion of total retail sales generated within the trade area zone that will accrue to the Delta CBD will be. Conversely, the farther away c0111peting facilities are from the cancer of population of a trade area zone, the larger will be Delta Central Business District's proportion of the trade area zone's retail sales. Having determined the future retail ex;ienditure pattern for the C011ll)arision and convenience trade area of Delta Township, attention will now be directed to determining t:he proportion of future co11ll)arison and conve,n ience sal.es generated wit:hin the trade area t:hat will be spent in Delt:a Township's retail facilities. This determination is quite simple with respect to convenience type retail sales. As noted earlier, convenience stores do business within their relatively limited trade areas. Therefore, it will be assumed that all convenience sal.es potential. generated wit:hin Delta Township will be spent in Delta Township. This asswirption is dependent upon the provision of sufficient, properly located conven.i.ence merchandise outlets to allow full realization of their potential. Table C-3 ,. YEAR 2000 PROJ'ECTEO TRADE AREA RETAIL EXPENDITURES* Delta Township City of Lansing Lansing Township Township $72,430,000 17,247,000 13,804,000 27,574,000 $155 , 107,000 36,934,000 13,804,000 59,050,000 $4,425,000 l ,054 ,000 843,000 1,685,000 DeWitt Waten:ovu Township Comparison Stores General Merchandise Clothing and Accessories Furniture and Rome Furnishings Other Co11ll)arison Stores Convenience Stores Food Stores Hardware and Building Materials Drug St:ores and Pharmacies 55,183,000 10,328,000 6,885,000 Eating and Drinking Places 48,298,000 Other Retail E.xi)enditures 93,120,000 *Based on 1982 dollars . Source: !able prepared by Delta Township Planning Department based on data presented in !able C-2. 44 $3 ,219.,000 767,000 614,000 l,204,000 �This page revised Dec; of9t9S4 Determination of Accrual of Future Trade Area Sales to Delta Township Determination of the proportion of future trade area comparison reta;il sales that will accrue to Delta Township's major comparison facilities is a complicated task involving three considerations. These three considerations are (1) the existence of competitive facilities, (Z) the relative attractiveness of competitive facilities, and (3) th• distance of Delta Township's comparison facilities and their competitors from th• various zones of the trade area. The first consideration in determining the proportion of total trade area comparison sales accruing to Delta Township's comparison facilities is the existence of competitive facilities. An investigation of reta:il sales outlets within the Tri-County Region led to the conclusion that there are two regional shopping centers and three co'lllllWllty shopping centers in direct competition for the retail sales that will be generated within the trade area of the Delta Central Business District. The two regional shopping centers in competition with the Delta Central Business District are the Frandor Shopping Cancer and Meridian Mall. Th• three community shopping centers in competition with th• Delta Central Business District are the Waverly Plaza, Logan Square, and Edgemont Canter. The City of Lansing's Central Business District is also located within the delineated trade area and competes with the stores of the Delta Central Business District. Although the City of Grand Ledge shopping area is not located within the five au.le trade area, it does have an impact on the Delta CBD. Table C-4 provides a listing of neighborhood and regional shopping centers within the Tri-County area. Although this list is not all inc.l.usive, it does include those shopping centers which have the most impact on the Delta CBD's five ad.le trade area. ~~ The second primary consideration which :impacts the Delta Central Business District is the relative attractiveness of the enumerated competitive facilities. Six factors must be weighed in evaluating the relative attractiveness of the competitive comparison facilities. Three of . these factors are related to accessibility and circulation: 1) the ease of accessibility to the various competitive facilities as determined by surrounding street patterns; 2) the availability of convenient parking spaces; and 3) the features of internal vehicular and pedestrian circulation patterns which facilitate or hinder customer use. A fourth important consideration influencing the relative attractiveness of competitive shopping facilities will be the existence or absence of climate control advantages common in modern shopping malls. The fifth factor pertaining co the relative attractivenss of competitive shopping facilities will be the drawing power of major department stores associated with those facilities. The sixth and most basic consideration pertaining to the relative attractiveness of competitive facilities will be their total size. The Delta Central Business District and the competing comparison shopping facilities were evaluated in terins of the six criteria of attractiveness. !t was detel-mined ~hat the three regional shopping centers were of approximately equal attractivness when judged on the basis of all six criteria. Of course, all of the main shopping areas have distinctive features by which they are 1::::=:::, f ' uniquely characterized. However, negative features in each shopping area tended to be balanced by equally positive features in the same area. 45 �./ • 'l'his page revised Dec. of 1984 Based on the number of shopping facilities in competition with the Delea Cancral Business District and on the relative attractiveness of those facilities and the distance of the Delta Central Business District and competing shopping facilities from the center of population of the various Lansing Mall trade area zones, a determination was made as to the proportion of total area retail sales which would accrue to the Delta Central Business District. !twas determined that the Delta Central Business District would receive approximately 85 percent of the total retail sales generated within the Delta Township portion of its trade area, l5 percent of the retail sales generated within the Lansing-Lansing Township area, 15 percent of the retail sales generated within DeWitt Township and 30 percent of the rer,ail sales generaced within Watertown Township. TABLE C-4 N'EIGHBORHOOO AND REGIONAL SHOPPING CENTERS WITHIN THE TRI-COUNTY AREA Gross Leasable noor Area (sq. ft.)* ~ Lansing Mall • • Number of Scores* 1,000,000 105 Frandor 600,000 100 Meridian Mall 640,000 116 West Saginaw Hwy. Meijer, K-Mart, Cornet Village 284,000 18 Logan Square 226,000, 27 Meridian Township Meijer 220,000 l Waverly Plaza 182,000 15 South Lansing Meijer 175,000 l East Lansing Meijer 165 .ooo l Cedar Park Center 112,000 25 Edgemont Shopping Center 110,000 12 Frandor Plus 64,000 3 Haslett Village Square 80,000 20 West Saginaw Plaza 58,000 7 Country Meadows Village Center 55,000 14 Bath Corners Shopping Center 37,000 8 Granger Mall 30,000 9 Willow Plaza 25,000 6 "'The square footage of the various retail facilities and the number of stores within them are subject to constant change. The square footage figures and retail score figures include vacant units. 46 �, - !his page revised Dec. o~84 Based on the foregoing determination of the proportion of total retail sales generated within the different zones of the trade area which are attributable to the Delta Central Business District, and upon data presented in Table C-3 a ;=-._ determination was made of future total c:rade area retail expenditures accruing to c:he Delta Central Business District. The proportion of c:ocal rade area retail expenditures accruing to the Delta Central Business District is presented in Table C-5. TABLE c-s PROPORTION OF TOTAL TRADE AREA RETAIL EXPENDITURES ACClUimG TO THE DELIA CENTRAL BUSINESS DISTRICT IN THE YEAR 2000* Delta Township City of Lansing Lansing Township DeWitt Township Watertown Township $61,566,000 14,660,000 11,733,000 23,438,000 $23,266,000 5,540,000 2,071,000 8,858,000 $664,000 158,000 126,000 253,000 $966,000 2.:30,000 184,000 351,000 Couq,arison Stores General Merchandise Clothing and Accessories Furniture and Hotna Furnishings Other Comparison Stores Convenience Stores Food Stores Hardware and Building Materials Drug Stores and Pharmacies 55,183,000 10,328,000 6,885,000 Eating and ~rinking 48,298,000 Other Retail Expenditures 93,120,000 *Based on 1982 dollars. Source: Table prepared by Delta Township Planning Deparaient based on data presented in Table C-3. 47 �·~-:, •t'l•l a, puuw11111d n•p uo puwq 1u.. uwd110 lttfUHfd dy11911r101 •11110 Aq "1'1•1 iJUi:, p\ii iJiifoii •011 """'1"1' :11nnos 'IIJflHHUf p1111n llt!<IJn ''196Q :i,J;oJU3:)~"'IS 1" 11u1uu lu1ddo11" 1wuo9l;o1 · s·n 101 11011e•10JUI 1001 nd nt•sz •u•""" · •1•11or l861 "" """"'• 000''11l Oll OOO'Olf '{6 9;oJfllfrt111d~J lfl!l"1' U'fJO 000''16{ lll 000'96l'9'T 11unupq '"'" lhtfll!J ooo•.,., ooo·u, 000'60l "~' 000•~99•9 8l ~9l OOO'tlll ' 01 0OO'Ul'H ""' :Jl!WJWlfd "''" !l;oJnJs ""'" "'"'1111"" '"'"''"' ruw "1"r1r1•n 11;o1n1s """.f !l".IOIS ""U"f"'""'":I (llffl 909 OOO't'll OIJ0'~'1C ooo· ~o, OOO'tll 000'11{ 000'009' I ooo·n, ooo·u ooo' It, OOO'ltl 000°1'16 0 000°6(9 06 ooo'lH'6 ooo'on 06 000'8{'1'(l OOO'll IOI 000' IIC 'l OOO'll6'~ 000'969''1lt 000'601 ooo·u, OOO'llt OIi 06 t 901 OIi 06 t OOO'lll'II 000'099''11 000'99~•,.,, ooo·,s ooo' ""' IJIIJnlS Un!lfJl!dMo:, J;o'fJO !llfllflf!lfll.lflJ -ow ruw lUfllfU.lflJ ""f.10111111:,:,y ruw lu1q1n1:, ""fl'U""".l"M 111.1;,u;,:1 11;un1s ttn11f 111d•n:J ' '·" • t;s Ui 11w1y ""J'"""" ""'If.I! .1nnu w:,.1y -IIOfl pnw w:uy """ J.f. I wJn.t t"•J 11nnGs Uf WWJY JOOl.f r•uynl,w9 l!1tJy 1tf11!Jl-Unfl '""J wumfis llf l!UY JOOIJ PWJfnl,:,9 W3J'f • l.t ·tis u1 wuy JOOIJ · ,_. ·tis Jlld llllfl!S 1 i,unftfiu11b3 · i.t · Gs u, WWJy JOOIJ ~rs Hd llllll!S 1 s;,Jn1y puwib3 r• 1 tnb;o9 flUfnl,119 1tru.t I" '"·'· l!IIJV lll'l!Jl "'" JO ""' UOd !ldf'f!111'101 IUJIIUl!l pu11 UrlOJJIIJl!H 'J1fHIIO 'IUfllUl!l JO Alf:, l!PJ'f uo, un,1 3111!11 llqJ JO "'''""""l • ,,,.n SNWJ.UYd 311RllONJdllJ ll'f!JII flOOl JIIUS 01 ffJlllOOJII :J:,YdS 11001.4 'llVUII 9-:> J1WY1 •.,- · . "'1 �This page revised Dec. of~84 Projected Retail noor Space Requirements !able C-6 indicates retail floor space required co serve future trade area r-., retail expenditure patterns. This table projects required space for comi,arison, convenience and eating and drinld.'ng facilities in the year 2000. The projections of future required floor area for each category of comaarcial activity. were developed by dividing projected expenditure levels by established expeuciicure rates per square foot of com:marcial space. !able C-6 also ponrays the required floor area of various comparison and convenience retail facilities for the year 2000. The seventh column of Table C-6 entitled "Total Trade Area" represents the sum of the required comi,arision floor area for the Delta Township poniou of the trade a~ea as well as for the portion of the trade area outside Delta Township. The total commarcial floor space area requirement projected in this column does not reflect the total amount of commercial facilities which could be sustained within the Delta Central Business District in the year 2000 because, as previously explained, only 60 percent of the cust01118rs rlll originate fr01ll within the primary trade area. The eighth column in this table, entitled "Non-Trade Area," indicates the floor area required to serve cust01118rs originating fr01ll beyond the trade area. The final column in Table C-6 indicates the floor area which can be sustained by both the Central Business District trade area and non-trade area customers. The year 2000 convenience shopping space requirements are shown in the third column of Table C-6. TABLE C-7 COMPARISON OF 1984 AND YEAR 2000 REQUIRED SHOPPING FACILITIES Floor Area of Existing Facilities in sq. ft. (1984) Projected Requiremanes in sq. ft. (2000) Additional· Floor Area Required Comparison Stores 535,000 143,000 24,000 1,600,000 311,000 218,000 1,065,000 168,000 194,000 120,000 3,000 12,000 209,000 132,000 44,000 89,000 129,000 32,000 Eating and Drinking 158,000 396,000 238,000 Other Retail Expenditures 250,000* 716,000 466,000 General Merchandise Clothing and Accessories Furniture and Home Furnishings Convenience Stores Food Stores Hardware and Building 11.aterials Drug Stores and Pharmacies *Estimate Source: Table prepared by Delta Township Planning Department based on data presented in Table C-6. Table C-7 compares exis~ing commercial space in Delta rovnship with projected commercial space requirements for the year 2000. 49 �!bis page revised Dec. of 1984 !II • • Major Findings of che Commercial Base Analysis !n view of che foregoing analyses of exiscing and projecced character- istics of Delea Township's commercial base, che following conclusions are significant in the develop1!18nt of che Township's Conqn.·ehensive Plan: l. !be commercial base analysis revealed that the trade area could absorb additional reta:f.l floor space in all of the categories analyzed. Of course the figures provided represent projections based on ava:f.lable econo'lll:i.c daca and current assumptions which could fluctuate widely in the future. 2. The Township is presencly serving as che retail center for the western portion of cha Lansing Metropolitan Area, particularly regarding hotel accommodations, restaurants and major dapar'ODllnt stores. !be Township's close proxi'lll:i.ty co the ait"t>orc, advantageous location to che interscace system and growing presence as an identifiable market contribute co che concentration of certain commarcial uses in the area. 3. !n order co insure the continued viability of the central business district, efforts should be made to solve local traffic ingress and egress problems, reduce the excessive number of driveways penetrating Saginaw Righway, promote the concept of a service drive paralleling the arterial roadway. regulate cha proliferation of signs and provide for landscaping provisions within co111111ercial areas. 4. !tis recommended that commercial development be encouraged co infill existing commercially zoned vacant areas and cluster when possible in order co avoid intrusions into residential areas. utilize existing uitlicy services and provide comparison shopping opportunities. S. !c should be noted chac Delea Township is particularly well suited for the establishment of a exhibicion hall/convention center due to favorable access provided by interstate freeways, che availability of a significant number of hotel/mocel rooms and che existence of support facilicies such as restaurants and a regional shopping mall. 6. !£ the supply of vacant co1111m1rcially zoned land in the Township becomes limited the following trends are anticipated: a. Rezoning requests to accommodate commercial land uses will increase. b. Proposals will be filed for commercial developments ac outlying loc,ations which often "leapfrog" ahead of available utility services. c. Real estate interests will attempt to develop interior parcels located behind commercial properties on West Saginaw Highway . • so �.. ~ c. Real eseace incereses will aeceJlll)e co develop incerior parcels locaced behind commercial propar~ies on Wese Saginaw Highway. 51 �Tois p&ge revised Dec. of 1984 INDUSTRIAL BASE ANALYSIS The largest single tract of industrially zoned land in the Lansing Metropolitan Area lies within Delta Township. Located in the southeast quadrant of the Township, the industrial tract eXl)erienced a significant amount of develop1D8nt during the l970's. This section b&gins with a discussion of the Township's ex:i.sting industrial. development which includes a listing of major industrial. firms within the Township. The second por~ion of this section provides projections for future industrial development in the Township and also notes recent trends in industrial employment. r Analysis of Delta Townshiu's Existing Industrial Base The principal industrial, wholesaling and distribution activities in the Township are concentrated within the Delta Township Industrial Tract. This 2100-acre area of land is generally bounded by Mc. Hope Righway on the nor~h, US-27/Temporary I-69 on the east and southeast, and I-96 on the west and southwest. Three major facilities are situ.atad in this tract including the Oldsmobile Diesel Engine ?lane, Meijer Distribution Center and the Erickson Electric Generating Station owned by t:he Lansing Board of Water and Light. The industrial tract also includes the area bounded by I-496 to t:he north, Mt. Hope Highway to the south, Waverly Road to the east and Homeland Subdivision to the wast. This area includes three major industrial facilities being the General Motors ?art Warehouse, Jacklin Steel and Douglas Steel. Figure I-I illustrates the location of the Delt:a Township Industrial Tract. The proximity of Delta Township's industrial tTact to major interstate highway connections is a local manifestation of the Lansing Metropolitan Area's position as t:he economic hub of central Michigan. The Grand Trunk Western Railroad also plays an important role in the activities of Delta Township's industrial, warehousing and distribution operations. The General Motors ?arts Warehouse and Oldsmobile Diesel Engine ?lane extensively utilize t:he railroad for incoming and outgoing shipments. The Maijer Distribution Center receives most food goods by rail and thereafter, the bulk of goods is trucked to Meijer retail stores throughout: Michigan. The Grand Trunk Railroad line has evidenced its intention to expand services to the industrial tract by construction of new marshalling yards (1971), an auto port (1975-76), new spur tracks to the Meijer Distribution Center (1975) and new spur tracks to the Oldsmobile Diesel Engine Plant (1980). The proposed construction of !-69 from Charlotte to Lansing in Eaton County will traverse Section 33 within the industrial tract. At this time the Michigan Department of Transportation intends to locate a portion of the roadway east of the existing I-96 and south of Millett Highway. It is estimated that approximately SO acres of industrially zoned land will be acquired for I-69 right of way. The proposed !-69 project will not include additional access points to the industTial cract. 52 �FIGURE r-r DEI..TA TOWSRIP INDUSTRIAL TRACT Lnduscrial Tract Locacion wichin Delea Township AVI !lluscracion of Delea Township lndusctial Trace 53 �/ This page was revised A,ril of 1983 Dec. of 1984 COlJll)OSition of Existing Industry Delta Township ' s full range of industrial, warehousing and distribution . activities is shown in Table I-1. This t:able illustrates t:he a.umber of Delta Township firms engaged in various industrial, warehousing and dist:ribucion activities. Table I-1 indicates that a major portion of Delta Township's industrial firms are engaged in s0111a form of distribution. Included in the distribution group is t:he General Motors Parts Distribut:ion Center discussed earlier along with t:he Meijer and Coca-Cola Distribution Cancers. The ocher firms represented in t:he ~istribution group are colJll)aratively small t:ransfer and t:rucking OlJerations. Most of t:he establishments engaged in distribution activities are affiliated with firms car1:7ing on Ol)erations outside the Lansing Metrol)olitan Area. ~1th t:he excel)tion of the General Motors Pares Distribution Center and Meijer Distribution Center, firms engaging in distribution activities ellll)loy relatively few. people in their local operations. During the 1970's a significant a.umber of new industrial firms, the majority of which were associated with distribution of materials and · goods, located in the industrial t:ract. This trend suggests t:hat the location and access characteristics of the industrial tract are highly desirable . TYl)ically, firms providing comon carrier and freight transportation services require highly accessible locations to both metrol)olitan and regional service areas. 54 �This page was revised April ot l983 Dec. of l98~ TABLE I-l MAJOR BUS'lliESS ESTABLISHMENTS LOCATED IN DEI.TA TOWNSHIP' S INDUSTRIAL TRACT Construction and Related Activities Distribution Clark. Foundation Couq,any Douglas Steel Jacklin Steel T.R. Noyce Construction Company Rieth-Riley Construction Company Shreve Steel Company rem' s Asphalt Paving Company General Trucking Alvan Motor Freight Associated Truck. Lines Blue ArTow Inc. Bruce Cartage Central Transport Inc. Interstate System Robin Transport Transcon Lines Tucker Freight T..ines United Trucking Service Warehousing Auto-Owners Warehouse Coca-Cola Company Farm Bureau Warehouse General Motors Pares Distribution Center Hi-Klas Beverage Lansing Storage Company Manufacturers Service Co~oration Meijer Distribution Center Nabisco Warehouse P,:-ecision Parts Sherriff Goslin Company Stevens ~an T..ines Truck. Rental Atlas Truck Rental and Leasing Keena Truck. Leasing Ryder Truck. Rental and Leasing Grain Elevators Millett Elevator Company Rals~on Purina Company Wholesaling Miscellaneous Central Dairy Supply Flint Pipe and Well Supply Kendall Electric Company A-1 Auto Parts Cante~n Services Central Michigan Lumber Couq,any Tony M's Lounge/Baldwin's Party Store Chemstyle/Dahlmer Lansing Sash and Door Michigan Ash Sales Light Manufacturing Air-Lift Company Diamond Manufacturing Heavv Manufacturing Detroit News Printing Facility Oldsmobile Diesel Engine Plant Utilities and Railroads Erick.son Generating Station Grand Trunk Western Railroad 54A �Industrial Tract Land Inventory Approximately fifty percent of the land within the Delta Industrial Tract has been developed or is committed to existing industries. The industrial tract consists of soma 2100 acres of land area, of which approximately 1,000 acres are developed or are now being develo~ed. Among the largest land users are the Enck.sou Electric Generating Station (305 acres), Meijer Distribution Complex (250 acres), Oldsmobile Diesel Engine Plant (230 acrt>~), C-..et'leral Motors Parts Warehouse ( 195 acres) , Coca-Cola (30 acres) and the Detroit News (12 acres). Industrial-warehousing uses have consumed an estimated 100 acres per year of vacant land during the 1972-1980 period. Industrial Development Activity in the Lansing Metro Area During the 1970's, Delta Township attracted a significant number of industrial warehousing firms. In the 1972-1977 period, approxi.lilately 27,000 square feet of manufacturing space was constructed in the Township. During this same time approximately c:wo million square feet of warehousing space was constructed. In the late l970's, the following major projects were constructed within the industrial tract: Oldsmobile Plant Number Five (1,000,000 square feet), the General Motors Parts Warehouse addition (825,000 square feet), Meijer Hardlines Distribution Building (415,000 square feet), Coca-Cola Warehouse (85,000 square feet) and the Detroit News printing f~cility (J0,000 square feet). !I P~ojectiou of Future Industrial Development Potential analysis. and projection of industrial, warehousing and distribution economic paten eial will be car~i~d out in four steps. First, at c-en tion will be directed to the overall structure of the Lansing Tri-County Region's economy. Secondly, consideration will be given to those special features of the Tri-County economic structure which are important to industrial, warehousing and distribution economic potential. Thirdly, regional employment trends in industrial and wholesaling trades will be analyzed. Finally, projections of future Tri-County industrial and wholesaling employment will be presented and analyzed in order to determine future development potential for Delta Township. An Tri-County Regional Economic Structure The economy of the Tri-County Region is based upon three key elements: state government,- higher education and automobile manufac curing. Having an economy based on three such diversified elements has benefit~d the Lansing area in terms of economic balance and stability that would not be possible in a oore narrowly-based economy. Furthermore, this economic structure has enabled the Lansing Metropolitan Area to take advantage of national growth trends in the three key economic sectors of government:, education and industry and thereby evolve as the economic hub of central ~chigan during the post World War rwo period. Features of the Tri-County regional economy which have a bearing on the potential for future industrial development are primarily related to the skills and expertise which exist within the ~etropolitan Lansing Area. 55 �The region has facilir:ies and personnel reqw.red for basic research operations. Furthermore, ir: has a good supply of skilled craf~man capable of participating in a brnad range of manufacturing activities. These asser:s shoul.d assure r:h.e region steady growch over future dacalies. ~ The durable goods industry of the Lansing Metropolitan Area revolves around r:he production of transportation eqw.pmant. Despice conscious efforts to decentralize r:ha automabile manufacturing industry, the Lansing area complex of transportation-affiliated induscrtes is expected to retain its national importance as a major automcbile manufacturing canter. Future expansion of automobile affiliated industrtas in r:he Tri-County Reg:i.on is expected to depend on national econom:i.c and. population trends and local and state governmantal policies. While automobile manufacturing and its ancillary industrtas form tha mainstay of the Lansing Metropolitan Area manufacturing community, there are numerous non-<iurable indus cries. Kay non-durables in r:ha Lansing area are generally the ones classified as central place industries. Central place industries are characterized by strong cies to local and regional markets that can 'be served from a central place. Thay are ct... pendent upon a highly competitive mark.et. Tha Maijer Distribution Canter is an example of a central place industry since it operates co servi.ce metropolitan and regional retail outlets of r:he parent company. A feature of r:he Tri-County Region which is very import:ant co its potencial as a warehousing and distribucion cencer is ics strategic location in cha lower central portion of Michigan. As already indicated~ r:ha network of modern highways that link Lansing wich other pari:s of Cha state enhance chis posicion. Air and rail r:ransportation facilicias in r:he Lansing natropolican Area also help co strengthen r:his potential. fiaving analy,:ed the general structure of cha Tri-Councy regional economy and having evaluated those special features of the Tri-County Region which have a 'bearing on potential industrial, warehousing and distribucion develop111ant, we now cum co a considerai;ion of Tri-Councy regional. manufaccuring and wholesaling employ,nent crends. Table t-2 indicates chat manufacturing and wholesale employment crends show small, 'but signi~ ficant, gains in manufacturing and wholesale employ,nent becween r:ha years 1965 and 1978. Despite chase gains, r:he tables show that manufacturing and wholesale employ,nenc has lagged 'behind total non-farm employ,uent. Manufacturing and wholesale employ,nenc grew 'by l l and 33 percenc, raspeccively, 'between che years 1965 and 1978. Ac Che same r:ime government and retail employment increased 146 and 70 percent, respeccively. Evaluation of the foregoing trends in manufacturing and wholesale employmane must 'be cempered wich Che realization that che Cima period during which Chey developed Sal-' a national shift in ~mploy,nent away from manufacturing towards retail crade. Furthermore, during the same time period, local development~ included significanc expansion in r:he operacions of 'both Michigan Seate University and state government. !n view of these faces, Tri-County manufacturing and wholesale employ,uent crends shoul.d be read for their absolute growth. The fact that manufacturing and , . . . _._,_ wholesale employt11ent failed co gain as a proportion of total employ,nent should not be caken as an indicacion chat these t:wo sectors of the Lansing economy are wichouc vicalicy. tndeed, che future portends slow 56 '1 �but steady growth in both of these areas. Projection of Manufacturing and Wholesale Employment Table 1-3 presents projected manufacturing and wholesale employment projections for the Tri-County Region developed by the Tri-County Regional Planning Commission. This projection is based upon expected changes in the structure of the national economy and on past and proposed trends in Tri-County economic development. The projected Tri-County employment shown in Table 1-3 was developed during 1977 by the Tri-County Regional Planning Commission. The: entire region was divided into 465 traffic zones. Using statewide growth projections, the Tri-County allocation of state growth, and knowledge of local land development trends, land use assignments were made within each traffic zone. Employment, a key factor in traffic generation, was also developed for each traffic zone based on TCRPC employment projections and assignments to each zone. Regional employment and economic development trends do not provide sufficient detail for proper analysis of economic change within Delta Township. Using the traffic zone socio-economic data, traffic zones 91, 92, 93 and 94 represent the geographic area of Delta Township's Industrial Tract, previously discussed. Table I-4 presents the summary of these four traffic zones as to projected manufacturing and wholesale employment which may be expected by 1985 and the year 2000. TABLE I-2 TRI-COUNTY REGION EMPLOYMENT CHANGES 1965-1978 1965-1978 Percent Change 1965 19 74 1978 Manufacturing Employment 40,941 33,383 41,400 1. l Retail Employment 16,192 24, 177 29,000 79. 1 Government Employment 27,653 49,550 68,100 146. 3 Other* 34,376 40,849 45,800 33.3 119. 162 147,959 184,JOO 54.6 TOTAL Sources: Tri-County Regional Planning Commission Michigan Employment Security Commission *Wholesale employment estimated at 15 % of the "other employment" category based on projections by TCRPC and Robert Gladstone Associates . 57 �TABLE I-3 PROJECTIONS OF MANUFACTURING AND WHOLESALE EMPLOYMENT IN THE TRI-COUNTY AREA Manufacturing Wholesale Source: 1978 1985 2000 1978-2000 Percent Change 41,400 39,872 43,510 5.0 6,800 7,300 9,700 42.6 Final 1985 and 2000 Traffic Zone Socio-Economic Data, TCRPC, 1977 TABLE I-4 PROJECTIONS OF MANUFACTURING AND WHOLESALE EMPLOYMENT IN THE DELTA INDUSTRIAL TRACT 1974-2000 Percent Change 19 74 1985 2000 Manufacturing 758 1,865 2,865 277. 9 Wholesale 105 252 549 422.8 Source: 1985 and 2000 Traffic Zone Socio-Economic Data (1977), Tri-County Regional Planning Commission Delta Township Planning Department Since raw projection of employment provides no indication of future land consumption, it was deemed necessary to determine average employment density for manufacturing and wholesale activities, then compute raw land requirements by dividing projected employment by ' employment density, thereby obtaining a rough notion of land consumption. Table I-5 presents the results of this calculation. Table I-5 indicates some 200 acres of new land will be needed for industrial-wholesale enterprises in the 1981-2000 period. When compared with 1972-1977 economic expansion in the industrial tract, approximately 120 acres per year, the forecast seems highly conservative. However, 1972 through 1977 was an extraordinary period of economic expansion due primarily to the advent of the Meijer Distribution Center and the General Motors Parts Warehouse expansion. Absent these two enterprises, the rate of economic expansion whould have been significantly lower. ' 58 �TABLE I-5 j PROJECTED LAND CONSU11PTION FOR MANUFACTURING AND WHOLESALE ACTIVITIES IN THE DELTA INDUSTRIAL TRACT Employment Change Employees Per Acre Additional Acres 1974-1985 Manufacturing 15 958 63 Wholesale 10 14 7 ,. 1.) 1986-2000 Manufacturing Wholesale 13 1,149 88 9 297 33 Competitiv~ Position of Delta Township in Attracting Industry Within the Tri-County Region The industrial tract of Delta Township contains approximately 11.00 acres of vacant, not yet committed, land. When compared to the estimated 200 acres of land needed for manufacturing-wholesale uses by the year 2000, this amount of land appears to be an excessive reserve, even perhaps speculative. However, several factors suggest the current boundaries of the industrial tract, as depicted in Figure I-I, should b_e retained; they are: 1. The strong influx of new industry during the past decade suggests the industrial tract is favorably located for transportation-distribution dependent industry. 2. The present limits of the industrial tract form a logical transition between industry and other land uses. 3, The industrial tract provides an area with land reserves sufficient to accommodate post-2000 economic expansion. 4. The Township has maintained a consistent pro-economic expansion philosophy, evidenced by sizable investments for utilities and roads in the industrial tract and creation of the Delta Township Economic Development Corporation. Continued promotion of economic growth by Township officials could result in increased land consumption for industrial uses. 5. Industrial firms have recently sought to purchase tracts larger than their immediate needs would dic~ate to accommodate future conditions and to ensure a measure of privacy since many manufacturing concerns have been the object of nuisance claims due to noise, smoke, dust, vibration and the like. 59 �III Conclusions 1. The Del ta Township Comprehensive Plan, 19 7 3 Edition, recommended reservation of some 2100 acres of land for present and future industrial and related uses. The Delta Industrial Tract has evolved consistently with this recommendation. Although designation of this amount of land for future development exceeds the projected potential requirements of 200 industrial acres, it is believed that the Township should provide for industrial expansion which may occur beyond the twenty-year projection period of the Plan. Also, the future location of a limited number of very large industries within Delta Township could measurably increase the amount of new industrial development in the Township and thereby increase the amount of land required. 2. Delta Township should continue with planning and construction of utilities, roads and essential services within the industrial tract, thus maintaining its advantages in the Lansing Metropolitan area as to providing services. 3. Delta Township should receive a significant proportion of the new economic expansion occurring within the Tri-County Region to the year 2000. Favorable location, accessibility, sound utility system, comparable tax rates and incentives now offered via tax abatement and public financing all contribute to this conclusion. 4. Township officials should carefully monitor new enterprises to ensure compatibility with existing industrial activity, adequacy of utilities, proper fire protection and that needed private services are maintained. Such private services should include retail and personal services conveniently located near the industrial tract to serve the large number of employees projected. Fast-food, drive-'i.n bankinf,, personal services and certain professional services are typically found on the fringe of major employment areas. 60 �This page revised Dec. of 1984 XI • Mass Transit Service in Delta Township In January of 1972 the Capital Area Transportation Authority (CATA) was formed under Act 55 of the Public Acts of Michigan, 1963, through a petition by the City of Lansing. CATA provided transit service to Delta Township during the late 1970's and early 1980's with financial subsidies being provided by the Township. The CATA system provided service pri_marily to activity centers along West Saginaw Highway. In April of 1984 CATA discontinued transit service to the Township which was replaced ·by a line haul service operated by the Eaton County Transportation Authority (EATRAN). EATRAN began operation on October 1, 1980 under a contract with the Michigan Department of Transportation (MDOT). In 1981 Delta Township joined EATRAN which is a demand response bus system which constantly changes the way the buses are dispatched as customer demand changes. EATRAN services the entire Eaton County area while specializing in commuter express trips, and medical trips for senior citizens and handicappers into the Lansing Area. Approximately 70% of EATRAN's riders are on a permanent reservation, that is they utilize the system at the same time on a regular basis. Table T-5 illustrates ridership figures for the EATRAN system in Eaton County and Delta Township. EATRAN ridership has been stable in the past in Delta Township and has experienced annual increases country-wide . Decreases in ridership took place in 1984 due to a 20% reduction in service hours. It is anticipated that Delta Township's percentage of ridership will increase due to the initiation of limited line haul service by EATRAN in Delta Township in 1984. TABLE T-5 EATRAN RIDERSHIP % of Ridership in Year* 1980-1981 1981-1982 1982-1983 1983-1984** Eaton County Delta Township 89,452 101,710 131,053 77 , 580 10,950 7,377 13,644 7,435 Delta Township 12% 7% 10% 9½% *Period is October to October **Period is October 1983 thru April 1984 EATRAN is presently providing demand response, line haul service and commute express services to the Township. EATRAN demand response and line haul services connect to the CATA system at the southeast corner of the Edgemont Plaza in Lansing Township. EATRAN line haul route times are presently coordinated with CATA Route Number Three which traverses Willow Highway. 84 �This page revised Dec. of 1~ XII Railroad Facilities Serving Delta Township The Chesapeake and Ohio and the Grank Trunk Western are the two railroad lines with tracks running through Delta Township. The Chesapeake and Ohio track cuts across the extreme northwest corner of the Township, but does not provide direct service to the Township. Two Grand Trunk Western tracks cut across the southeast corner of the Township parallel to U.S. 27. The tracks are part of a main line route serving Chicago, Port Huron, Toronto and intermediate cities. The Lansing yard located at Snow Road and Pierson Highway is Grand Trunk Western's headquarters and main marshalling yard in the Lansing Metropolitan Area. Grank Trunk Western facilities and services in Delta Township represent one of the most important transportation assets in the Lansing Metropolitan Area . The Lansing yard consists of 13 switching tracks with automated controls and is a central assembly and dispatch point for railroad cars destined for all parts of the country . Grank Trunk Western serves the following Delta Township industrial type facilities. Oldsmobile Diesel Engine Plant Lansing Board of Water & Light ' s Erickson Station Meijers Distribution Center Millett Elevator Company Ralston Purina Company Grank Trunk Western has indicated a willingness to provide additional spur service to new industries desiring to locate in the Township's industrial tract. The Grank Trunk Western Railroad tracks carry approximately 15 tra i ns per day in each direction, making Grank Trunk Western the major r ail line in the Lansing area. Grand Trunk Western has eliminated the passenger service it once provided to the Township. 85 . 7 f~ �Since August of 1975 the Grand Trunk Western has operated an automotive compound, lo:i.o"tvtl as Autoport, which is located on Snow Road adjacent to the railroad's main line. This facility was designed as an intermodal distribution center for both American and foreign-made automobiles. Vehicles are transported by rail from either the assembly plant or the U.S. port of entry to Autoport and then trucked to dealerships in Michigan cities and surrounding out-state areas. In the first four years of operation, over 100,000 vehicles were transported through this facility. - From a railroad track layout perspective alone, most of Delta Township's industrial tract could be served by the Grand Trunk. The Grand Trunk Railroad plans to extend a railroad spur from the existing Meijer lead, which traverses the middle of Section 26 in a north-south direction, eastwardly three quarters of a mile to the Autoport facility which is located in Section 25. The potential also exists to serve the eastern halves of Sections 27 and 34 off of the Oldsmobile lead. Future railroad service to Delta Township is difficult to project. Recent national railroad trends have evidenced the elimination of some passenger and freight service to various parts of the country. The most important local trends affecting freight service to Delta Township will be the pace of development in the Township's industrial triangle and in other industrial areas served oj, ·the Grand Trunk Western line. Past increases in freight traffic suggest that the future will witness moderate growth. XIII Air Service to Delta Township Capital City Airport is located near the northeast corner of Delta Township, north of Grand River Avenue in Clinton County. The airport provides commercial passenger, freight and general -aviation service to the Lansing Metropolitan area. The 1600 acre airport is served at present by three major airlines; United, Republic and Piedmont. There are also two commuter airlines serving the Lansing Metropolitan area; Simmons and Freedom. These four airlines currently have 30 regularly scheduled flights per day to such major cities as New York, Chicago, Detroit, Denver, Atlanta, Milwaukee, Cleveland and Washington, DC. In 1978 United and Republic airline flights into and out of Capital City Airport carried 448,260 passengers, an increase of 58 percent since 1972. A total of 163,032 flights occurred at Capital City Airport in 1978. General aviation activicy accounted for 88% of this total or 147,205 flights. Capital City Airport general aviation activity includes business, charter, survey and patrol flights, crop dusting, instructional and pleasure flying. Besides the main terminal facility, there are office, industrial, commercial, hangar, maintenance, crash/fire/rescue and classroom buildings located at Capital City Airport. The airport serves as the air transportation hub for Michigan State government, Michigan State University and many private businesses in the Lansing area as well as Delta 'Township 86 �This page revised Dec. of ~ 4 XIII Air Service-to Delta Township Capital City Airport is located in and adjacent to the northeast corner of Delta Township, primarily north of North Grand River Avenue in Clinton County. ~ Toe airport provides commercial air transportation, air freight and general aviation services to the Lansing Metropolitan area. The 1700 acre airport is currently served by three major airlines : United, Republic and Piedmont along with two commuter airlines: Simmons and Freedom. These carriers provided 30-35 flights to such major cities as New York, Boston, Washington, D.C., Atlanta, Miami, Dallas-Fort Worth, Denver, Chicago, Detroit, Milwaukee, los Angeles, San Francisco and Phoenix. Air travel from Lansing pe~ked in 1978 and 1979 with 448,260 passengers in 1978 and 444,224 passengers in 1979. Table T-6 illustrates passenger activity in 1983 increased 36% over the act i vity in 1982. The passenger activity for 1984 is expected to stay the same as 1983 or increase slightly. Lansing's Capital City Airport has historically been the third or fourth busiest airport in the State of Michigan, periodically changing places with Saginaw's Tri-City Airport behind Detroit Metropolitan Airport and Kent County International Airport in Grand Rapids. Approximately 85-90% of the air traffic at Capital City Airport is general aviation activity which is comprised of business, charter, survey, crop dusting, patrol flights, instructional and pleasure flights to name a few. Early in 1981, a new and expanded modern terminal facility was put into use with full second level loading through passenger loading bridges and a large new baggage claim area. The Terminal Building also houses state and federal offices related with air transportation and airport development as well as a restaurant, airline and rental car offices, and two travel agency offices. · Located at Capital City Airport are many businesses and offices, both commercial and industrial. Capital City Airport serves as the air transportation hub for Michigan State Government, Michigan State University, and the many private businesses in the Greater Lansing area. The numerous hotels located in Delta Township serve as major support facilities for travelers utilizing the airport. Commercial and industrial businesses i n Delta Township have direct access to air transportation and air cargo facilities at Capital City Airport. In 1975 a new Master Plan was prepared for the full development of Capital City Airport . That plan has been completely developed for the f i rst phase of expansion and construction. Since 1975 many changes have taken place nationally which have created the need for the Master Plan to be updated for today's situation and economy . In late 1984 a master plan consultant will be engaged to conduct a new updated study and provide the Capital Region Airport Authority with direct i on for future development. 87 ~- �This page revised Dec. of 1984 TABLE T-6 PASSENGER ACTIVITY CAPITAL CITY AIRPORT DEPLANED PASSENGERS ENPLANED PASSENGERS TOTAL PASSENGERS 1979 224,178 220,046 444,224 1980 188,151 180 , 302 368,453 1981 133,038 123,767 256,805 YEAR CHANGE -17% -30% + 1% 1982 172,315 129,779 257,094 1983 177,255 172,858 350, 113 DATA SOURCE : +36% Capital Region Airport Authority -~ 87a ..I �XIV Non Motorized Transportation The use of bicycles as an alternative means of transportation has risen dramatically in the 1970's due to the ever-increasing cost of gasoline and the threat of reduced supplies. Bicycles represent a practical energy conservation measure while providing door-to-door convenience and efficiency, as a practical mode of transportation, particularly in urban areas. As part of a large urban area, Delta Township should provide for the growing needs of bicycle users in the Township. The Planning and development of a bicycle path system in ~elta Township should be regionally coordinated in order to create an efficient bicycle route system throughout the Tri-County area. Engineering standards for constructing bicycle paths as developed by federal and State Departments of Transportation Officials should be utilized to avoid conflicts in connecting bicycle paths with adjoining municipalities. There are baiscally three types of bicyclists. The first group is children who use the bicycle extensively on low traffic residential streets. The second group is the average adult rider who usually rides close to home on local streets and generally is uncomfortable traveling long distances on heavily traveled streets. The third group is the experienced bicyclist who travels high volume arterials, generally keeps up with traffic in urbanized areas at a pace of 10-15 miles per hour and frequently travels relatively long distances of 10-20 miles. Each of the aforementioned groups has unique bicycling characteristics and therefore requires different types of bicycle facilities to satisfy its needs. Children who commute to schools, parks and playgrounds can often be served by low volume local streets. Average adult cyclists generally feel comfortable on low volume streets and frequently prefer off-road recreational paths. The commuter bicyclist is oriented towards utilitarian bicycle trips and generally prefers on-road routes which offer the shortest distance between travel points. Due to the fact that the majority of bicyclists now utilize the roadway, with the exception being children who generally use sidewalks, greater emphasis should be placed on reducing motorist-bicyclist conflicts. Many Delta Township streets cannot adequately accommodate bicyclists due to poor vertical and horizontal alignments, narrow traffic lanes, and inadequate shoulders. This situation is especially critical in the vicinity of schools. · ' In planning for non-motorized transportation in the Township, consideration should be given to developing bicycle lanes in conjunction with new road construction, improvements to existing roads, and the installation of bicycle/equestrian paths along utility easements. Many bike paths could be developed via these methods without significant additional funding. Bicycle lanes could also be constructed along the Carrier Creek and Grand River green belts as designated on the Future Land Use Map. One source of funding for bicycle path construction could be the Eaton County Road Commission which was authorized in 1979 to appropriate one percent of its funds for non-motorized transportation projects by an amendment to the Michigan Motor Vehicle Fund (Act 51 of -~ the Public Acts of 1951). 88 �• During 1979-1980 a Bicycle Transportation Plan was prepared by the Tri-County Regional Planning Commission. This Plan contains regional bicycling goals and objectives, a description of existing bicycle facilities, a review of local bicycle ordinances, and an analysis of education programs and engineering studies. The report also contains an appraisal of major Delta Township streets which were examined by experienced members of the Tri-County Bicycle Association regarding the street's suitability for safe bicycling. A sidewalk network to serve pedestrians should also be considered as part of a non-motorized transportation plan for the Township. The existing sidewalk system does not meet the needs of Township residents. Sidewalks do not exist to serve students commuting to schools forcing them to use roadways and creating a dangerous situation par t icularly for young children . Pedestrian-auto conflicts also occur in commercial areas due to the lack of sidewalks. In planning a sidewalk network, emphasis should be on the creation of a safe means of access for pedstrians to activity centers within the Township such as schools, parks and commercial areas. Priorities for sidewalk construction should be based on pedestrian volume to these activity centers. Funding for sidewalk construction is available through such state authorized means as the creation of special assessment districts or the levying of a special millage • • 89 �This page revised Dec. of 1984 WATER SERVICE • The previously documented growth which Delta has experienced has resulted in increased demands for municipal services including the provision of a public water supply. Because the Township has only provided this service for the past two decades the water supply system has experienced the advantages of the improved technology of the past twenty years. In order to maintain the high quality of the municipal services presently provided, the Township must continually evaluate the water supply and distribution system in terms of its ability to meet present and future water supply demands. This chapter describes the existing water system, provides projected water consumption figures and depicts future water service areas. I Historical Information The existing water supply system was initiated during 1957 with water being purchased from Lansing Township. Water mains were installed in three subdivisions; Knolls, Clairborne Heights and Huntington Acres. The Lansing Board of Water and Light operated the system until the late 19SO's when Delta Township purchased these water lines from the Board of Water and Light. In 1963 the Township began to establish its own water supply system. -During this time the 500,000 gallon elevated storage tank on Snow Road was constructed, 100,000 feet of water mains were installed and water Wells #1 and #2 were installed. These facilities served the area generally located between Waverly and Elmwood Roads. Major expansions to the system were initiated in October of 1965 and were completed in the spring of 1966. Well #3 was added to the system during this time and minor subdivision extensions, paid for by individual developers, were installed. Well #4 was constructed in 1968. In September of 1969 the State of Michigan entered into an agreement with the Township for water service to the State Secondary Complex located in Windsor Township adjacent to Delta's southern boundary. • Additional water supply wells have been constructed in order to meet increasing water consumption demands. Well #5 was put into service during the summer of 1970, Well #6 in 1973, Well #7 in 1975, Well #8 in 1977, and Hell #9 in 1984. Since 1969, major new additions to the water service area have taken place. In 1975, Water District #5 provided service west of Creyts Road along Willow Highway and along Canal Road between Willow and Saginaw Highway. In 1978-1979 District #4 was established which provided service along Creyts Road between I-496 and Millett Highway. Improvements in this area also included the construction of a 1.25 million gallon ground storage structure near the Creyts Road/Millett Highway intersection. In 1982 Water District #6 was established which provided service along Creyts Road between Millett Highway and U.S. 27. II • Description of Existing Water Service System Existing Distribution System The Township's water system service area lies within an area best described as bounded by Waverly Road on the east, the Grand River on the north, Interstate 96 on the west and on the south by the southern Township boundary. The major exception is service to the State of Michigan 90 �DELTA TOWNSHIP Figure W•I · EXISTING WATER SERVICE AREA (19841 ISi TRANSMISSION MAIN [Q] WATER STORAGE [Q] WATER WELL ....... °' 1\ - NORTH ti> 0 REVISE( 1000 /84 2000 4000 �This page revised Dec. of 1984 Secondary Complex within Windsor Township. The existing water system service area is illustrated on Figure W-I. A majority of water mains in the distribution system have been constructed within the past ten years and were largely installed as ductile iron pipe. With only minor exception, all mains are at least six inches in diameter. The system, being comparatively new and largely constructed with ductile iron pipes, is in good physical condition and has a long-term life expectancy. The present system of feeder or transmission mains looped along section lines consists largely of eight, ten and twelve inch mains. While these larger mains have adequate water flow properties, they have been installed at one mile intervals which is wider than the one half mile spacing recommended by the American Water Works Association. The transmission mains along portions of Creyts and Elmwood Roads are presently undersized. The installation of a 16" water main in the vicinity of Creyts Road and the construction of a 1.25 million gallon water storage facility helped remedy the water pressure inadequacy by reinforcing the transmission grid. As of 1984, the water distribution system consisted of approximately 91 miles of water mains. The water distribution system provides two primary services; (1) domestic consumption water and (2) fire protection. Discussion in later passages deals with consumption requirements. present and future. Provision of adequate fire protection is dependent upon adequately sized water transmission mains and adequate initial pressure at the well supply. Fire flow requirements are based upon building size, spacing between buildings, type of construction and the provision of sprinkler systems. Minimum standards have been established as to the required gallons per minute (GPM) needed to fight a fire and put it out. Many buildings in Delta require 3000 GPM with a limited number as high as 6000 GPM. As the water distribution system is expanded in response to future development, Delta Township should strive to coordinate future water main construction with the goal of strengthening the present transmission network. This approach will be particularly effective in portions of the Township which are only partially developed. That is, transmission mains can be constructed in terms of anticipated demands of these growing neighborhoods. The last section of this chapter provides approximate locations of proposed future transmission mains together with service area boundaries. Water Supply The water system has nine wells supplying water into the distribution system. These wells tap sandstone aquifers at depths ranging from 363 to 450 feet. The estimated combined maximum capacity of the eight wells is over 4800 GPM or 6.91 million gallons per day. This production cannot be maintained at maximum levels due to water draw down effects in the aquifers and the need to maintain the wells. Total well production can generally be maintained at 3,800 GPM or S .4 •million gallons per day. Table W-1 provides data regarding the existing production wells. 92 �This page revised Dec. of 1984 'I TABLE W-1 EXISTING WATER WELLS, DELTA TOWNSHIP Well No. Year Installed DeEth Diameter 1 1963 426' 12 II 300 2 1963 450' 12 II 300 3 1966 390 I 12 II 300 4 1968 370' 16" 600 5 1970 423' 15 II 600 6 1972 363' 15" 800 7 1976 267' 16 II 268 8 1976 298 11 16" 840 9 1984 440' 16 II 800 Water Productzo~ Rating in GPM l (l)Well production is indicative of the amount of water each well pumps from the ground in gallons per minute (GPM). The nine water supply wells in the Township's water system tap the Parma Sandstone formation lying some 350-450 feet below land surface. Rock aquifers such as the Parma formation provide lower water yields than glacial drift aquifers, but are less susceptible to the effects of contamination from surface sources. These rock wells are deeper than wells in glacial drift and have overlying strata which slows the recharge from surface waters. Rock aquifers are often highly mineralized, containing high concentrations of iron, maganese and hardness. Wells 1-3 are connected by water mains along Michigan Avenue. Water from Wells 2 and 3 is combined with Water Well 1 at which point chlorine is added as a disinfecting agent. Wells 4, 6 and 8 connect to an isolation main which enables chlorine to be added at a free-standing building on the wastewater treatment plant site. Sodium hexameta-phosphate is added at each well prior to chlorination to stabilize the iron found in the water. All other wells are connected directly to the water system with chlorination and iron stabilization provided at each. Delta Township does not add fluoride to the water system. Water Storage The function of water storage in a public water supply system is threefold; it provides (1) a temporary source of water during electrical power mechanical failure, (2) supplemental water supply during periods of peak water demand and (3) fire protection capacity. The water system contains two types of water storage, an elevated tower and a ground tank. Elevated storage is most commonly used because of its reliability in case of electrical or mechanical failure. Larger water systems include ground storage equipped with variable speed pumps because of lower capital investment requirements per gallon of storage, the provisions of 93 t;" �This page was revised April of 1983 Dec. of 1984 easy access for repair, and the fact that ground storage facilities have more aesthetic appeal than elevated storage tanks. The Delta Township system has a 500,000 gallon elevated tank on the east side of Snow Road just ~orth of St. Joe Highway. This tank has a static water pressure at its base of 59 pounds per square inch (PSI). A ground · storage tank, equipped with variable speed pumps, is located on the west side of Creyts Road some 600 feet north of Millett Highway. · The tank contains 1.25 million gallons of storage capacity and delivers water into the 16 inch South Creyts transmission main. The ground storage facility helps maintain 50-55 PSI in the south end of the water system serving lands south of I-496. Water Consumption Table W-2 illustrates that water - consumption in Delta Township has steadily increased in the past. A consistent pattern has emerged, that being that approximately 45 percent of the total water consumed is attributed to single family residences, 25 percent is consumed by commercial/office establishments, 20 percent is consumed by multi-family residential developments, four percent is consumed by industry, 2% by manufacturing with miscellaneous uses such as schools and churches consuming the remaining four percent. It is expected that the amount of water consumed by industrial and manufacturing establishments will significantly increase as growth and development take place in the Township industrial tract. TABLE W-2 DELTA TOWNSHIP WATER CONSUMPTION 1977-1983 Customer Classes Year Annual Single MultiWater Family Family Senior Office Special Consumption Residential Residential Citizens Commercial Category* 1977 589,543,680 1978 638,522,720 1979 652,824,480 1980 647,782,960 Industrial Hanufacturir 1981** 695,000,000 1982 749,127,960 318,522,635 127,587,033 657,118 241,645,888 9,436,992 35,058,161 16,119,998 1983 790,726,510 348,127,203 152,869,732 293,141 194,453,595 10,191,275 38,657,612 20,864,936 *Special category includes institutional uses such as schools, churches, etc. * *Estimate ~ - 94 �This page was revised April of 1983 Dec. of 1984 Fire Flows As suggested previously, one major problem with the water distribution system is the undersized water transmission mains spaced on one-mile intervals. Historically, fire underwriters have identified municipal fire flow requirements using empirical formulas based upon resident population in the service areao With increasing sophistication of water supply systems and fire fighting apparatus, new criteria have been adopted which recognize the types of structure and density of develppment. In 1977, the Township Engineering Department calculated fire flows for existing major buildings, a partial listing of which is included in Table W-3. Table W-3 RECOMMENDED FIRE FLOWS Recommended Fire Flow Duration of Fire Flow Village Green Apartments 6,000 GPM 6 hours Lansing Mall 4; 500 GPM 4 hours Plum Tree Apartments 4,000 GPM 4 hours West Saginaw Plaza 2,750 GPM 2 hours Michigan National Bank Center 3,500 GPM 3 hours Sea Hawk Restaurant 1,500 GPM 2 hours Waverly High School 4,500 GPM 4 hours Meijer (retail store) 3,000 GPM 3 hours Hilton Inn 4,500 GPM 4 hours Establishment The addition of the 1.25 million gallon ground storage facility and the installation of 12 and 16 inch transmission mains along Creyts Road improved the water system's fire flow capability and duration of flow. It should be noted that having fire flow capability in well production and storage does not mean that recommended fire flow can be delivered to the site of a fire. The distribution mains must be properly sized, spaced, and looped to provide such fire flows at all locations in the water service area. A private firm, Insurance Services Office (ISO), grades municipal fire systems throughout the United States. Many insurance companies in Michigan base their fire insurance rates on information gathered by ISO. The ISO rates fire systems on a scale from 1 to 10, with 1 representing the best performance. No Michigan communities ranked by ISO score a 1 and many are rated at 8, 9 and 10. The cities of Detroit and Lansing score a 2 and 3 respectively. Areas served by hydrants in Delta Township are rated at 8 while more rural areas without hydrants are rated at 9. Representatives of the Michigan Insurance Bureau have stated that residents in communities with ISO rankings of 8 to 10 pay 10 to 70 95 -~ �This page was revised April of 1983 Dec. of 1984 percent additional for fire insurance than areas with better grades. Among the items considered by the ISO in their ranking are fire department equipment, staffing and training, fire prevention programs, building codes; reliability, flow and maintenance of the water system and fire communications, including alarms. III Future Service Area Figure W-II provided an indication of the future water system service area _in increments of five years. This figure should not be construed as identifying precise lands to be served during each time period. It is intended to convey the general extent and location of service area extensions based upon projected service demands. Figure W-II should be viewed in conjunction with Figure SS-II presented in the Sanitary Sewer Service Chapter as to the provision of both public water and public sanitary sewer services to given areas of Delta Township. There are extensive portions of the Township to which Township public water services are not contemplated during the planning period. These areas are generally described as follows: (1) All lands lying north of the Grand River and west of I-96. (2) The portion of the Township bounded by Interstate 96, Mt. Hope Highway, the west Township boundary and the south Township boundary. The water service limits represented in Figure W-II have been derived so as to provide water service only to those areas where it is costeffective to do so. Moreover, the general strategy of providing service is to encourage fill-in of vacant land near or within existing service area limits and to service existing residential development areas west of Interstate I-96. It can be reasonably assumed that when the network of wells and transmission mains west of Interstate 96 is constructed, sufficient water supply capacity will exist to serve development on presently vacant lands consistent with current land use policies. 96 �DELTA TOWNSHIP Figure W·II EXISTING & PROPOSED WATER SERVICE AREA (1984) [I] EXISTING SERVICE ii Areas not anticipated for public utilities EEJ 1985-1990 EJ 1991-1995 filil1 POST 1995 r-O"I IS] TRANSMISSIO N MAIN IQ! WATER IQ! WATER STORAGE NORTH WELL II! l 11 1 ·' 40 00 0 ( '~ REVISED 12 /84 2000 �This page revised Dec. of 1984 • SA..~ITARY SEWER SERVICE The tempo and location of land development within the Township is significantly affected by the availability and sanitary sewers. Given the characteristics of soils within the Township, on-site disposal systems, even for single-family detached homes, are not typically suitable. Thus the extent of urban-type development which may occur in various are~s of the Township is generally dependent on the provision of public utilities including sanitary sewers. It should be noted that several areas within the Township are presently not envisioned to receive sanitary sewer service in the future. Largely because of past growth and development within the Township, the treatment of wastewater effluent has become an important ~ervice provided by Delta Township. Certain operating problems, together with increasing quantitites of wastewater resulting from the addition of customers to the sewer system, make prominent the need to anticipate appropriate capacity to treat wastewater entering the wastewater treatment plant. Future improvements to the capacity of the wastewater treatment plant will be based upon anticipated growth. Improvements will anticipate subsequent flow increases and thereby be cost-effective. Delta Township contains slightly over 35 square miles of land area, less than 30 percent of which is served by sanitary sewers. So as to control growth within the bounds of the Land Use Plan, allow for orderly expansion of all municipal services, and to preclude over-zealous extension of sanitary sewers to areas not now served, a series of five-year, shortterm phasing projections are set forth in the latter portion of this chapter. I. Historical Information Establishment of Sewer Collection and Treatment Service The Delta Township Wastewater Treatment Plant is located on the north side of Willow Highway, one-half mile east of Canal Road. The original treatment plant was constructed in 1965 and designed to treat one million gallons of wastewater per day. At the time of construction, sanitary collection sewers were also constructed to serve developed portions of the Township. The orginal collection and treatment system was financed by general obligation bonds and special assessments. The original collection sewer system is known as Sanitary Sewer District #2 of 1965. Table SS-1 depicts construction dates and general locations of the various sanitary sewer assessment districts in the Township. Figure SS-I illustrates the Delta Township Sanitary Sewer Service· System as it existed in 1984. Wastewater Treatment Plant Improvements Since the original wastewater treatment plant was built in 1965, the plant has been improved both as to capacity and quality of wastewater treatment. In 1972, Delta Township contracted with the Eaton County Board of Public Works for expansion of the treatment plant to provide added capacity and secondary treatment of wastewater. Under the contract, Delta Township continues to operate, maintain and manage the the treatment plant. 98 �DELTA TOWNSHIP Figure SS · 1 EXISTING SANITARY SEWER SERVICE AREA (19841 0 EXISTING SERVICE ISJ TRUNK SEWER [ill WASTE WATER TREATMENT PL ANT O"I O"I , . NORTH 0 1000 2000 REV!St . 2/84 4000 �• TABLE S·S-1 DELTA TOWNSHIP SANITARY SEWER ASSESSMENT DISTRICTS District :Jumber Year of Construction General Location 1965 Northeast portion of Delta Township 1967 Northeast portion of Delta Township lt 3 1972 Gettysburg Estates, Farms and Farms West #4 1972 Area south of Delta Mills IF S 1975 Rockdale/Willow area 117 1975-77 Creyts Rd. near Millett Hwy. 1!8 1982 Creyts Rd. from Millett Hwy. to U.S. 27 1110 1983 Pierson/Sanders Roads 1116 ' 1984 1119 1984 Saratoga Farms and Island Park Highlands 1/20 1984 Country Meadows Subdivision 1984 West Saginaw Hwy. west of Creyts Rd. # 11 1985 Subdivisions west of I-96 between Willow Hwy. and Mt. Hope Hwy. II 12 1985 Home Acres Subdivision lftZ 1121 & 22 Millett Area 100 �Th.is page revised Dec. of 1984 In 1984 Delta Township received a federal grant of approximately $4.6 millon dollars for the installation of sanitary sewers to serve most of the existing residential subdivisions located west of I-96 between Willow Highway and Mt. Hope Highway. The remainder of the financing, approximately $1.5 millon dollars, will be provided by assessments levied on benefitting properties. Construction of the sewers, which is scheduled for completion in 1985, will provide servic.e to approximately 750 existing single family homes. Impact of the Federal Clean Water Act Present federal law, as set forth in the Federal Clean Water Act (Public Law 92-500), seeks to achieve a high level o,f water quality in all of the Nation's streams, lakes and coastal waters. The importance of careful planning in striving for improved water quality has become increasingly evident. Amendments to the Federal Water Pollution Control Act of 1972 affirm the importance of water quality planning and "mandate" local governmental participation in cleaning up the nation's surface waters. One such mandate is the requirement that a "201 Facility Plan" be prepared by the local governmental jurisdiction and submitted to the Environmental Protection Agency for its approval. The "Facility Plan, 111 based on the requirements of Section 201 of Public Law 92-500, proposed to develop an area-wide approach to improving municipal wastewater collection and treatment facilit;es and treatment methods. The basic intent of the facility plan is to demonstrate the need for any proposed facilities, to serve as a systematic evaluation of feasible alternatives, and to demonstrate that proposed measures represent the most cost effective means of meeting established water quality standards for wastewat_e r discharge at the treatmen_t plant. "The Facility Plan represents established planning goals and future wastewater collection treatment services. If fully implemented, the Facility Plan would ultimately move Delta Township into an area-wide sanitary sewer service system. Delta Township operates the largest treatment and collection system in the facilit~ plan service area and was the lead local government in the preparation process of the facility Plan. The projected sanitary sewer networks, presented herein, do not envision accomplishment of all the 201 Facility Plan features within the time frame of this Comprehensive Plan. The Comprehensive Plan is not areawide in that it does not include reco1IUI1endations for areas outside the Township . Also, the Township areas which are to be provided sewers within the specified time frame do not necessarily include those specified in the 201 Plan, nor do they adopt the same scheduling. However, using Township projections for population growth and development, the Comprehensive Plan recommends achievement of the standards for water quality required by Public Law 92 - 500 within the necessary time per i od. It is assumed that the proposed future sanitary sewer service areas will be revised in the future in order to reflect participation by non-Delta Township areas, adjustments to population projections, as well as the consideration of land use trends not presently foreseen. 1The Facility Plan was completed during December of 1975 and sets forth a regional service area. The report is entitled Delta, Windsor, Onieda, and Eagle Townships, Village of Dimondale and City of .Gr~nd Ledge Facility Plan for Regional Wastewater Treatment, Fishbeck, Thompson, Carr and Huber, Consulting Engineers. 101 �• • This page revised Dec. of 1984 II Description of Existing Sanitary Sewer Collection and Treatment Facilities Sanitary Sewer Collection System As stated earlier, the first sanitary collection sewers were constructed in Delta Township during the 1965-1967 period and were designed to serve large areas within the northeastern portion of the Township. The Carrier Creek Interceptor carries wastewater from collection sewers throughout the central portion of the Township to the wastewater treatment . plant. Additionally, the Carrier Creek Interceptor serves Delta's Industrial Tract and the State Secondary Complex in Windsor Township. The sewer extensions listed in Table SS-1 were financed through the creation of sewer assessment districts. A number of other extensions, including those to the Verndale Complex and Delta Industrial Park, have been financed by the individual developments which benefited from the sewer extension. The existing collection sewer system consists of pipes varying in size from four inches to 36 inches in diameter comprising a total of approximately 84 miles of sewer lines and eight sewage pump stations. Wastewater Treatment Plant The original wastewater treatment plant (WWTP) was constructed in 1965 and had a capacity of one millon gallons per day. During the period of 1970 to 1972 the plant was expanded to an average daily wastewater flow of four million gallons with a maximum hydraulic capacity of eight million gallons per day. The plant presently treats an average daily flow of 2.5 million gallons of wastewater and serves 4600 customers. III Future Service Areas for the Wastewater Collection and Treatment System Projected Growth of Service The increase in demand for sanitary sewer service is directly linked with the increase in resident population. However, the extension of sanitary sewers is dependent on physical and financial constraints. This section provides projections of sanitary sewer service demand, proposed sewer service areas, and the periods of time in which the service is likely to be provided. Integration with other elements of the Comprehensive Plan is provided by utilizing population projections, land consumption rates and land .use as set forth in chapters one and t-wo. Table SS-2 presents actual rates of new customer connections for the past seven years. These rates, together with anticipated expansion of service described in a later section, form the basis for projecting sanitary sewer customers as illustrated in Table SS-3. Once the projection of future sanitary sewer customers was completed, it was necessary to further refine the projections in terms of customer equivalents and expected wastewater flow at the treatment plant. Table SS-4 provides the results of this evaluation. 102 �This page was revised: April of ~ 9B3 Dec. of 1984 :, TABLE SS-2 ~ ,,- SANITARY SEWER CUSTOMERS* 1975-1983 1982 1983 3950 4016 3970 210 224 231 25 26 Customer Class 1975 1976 1977 1978 1979 1980 Single-Family Residential 3220 3260 3500 3530 3860 100 120 130 140 190 MultipleFamily Residential 1981** Special Category*** OfficeCommercial 230 270 300 330 360 430 165 350 Industrial 1 6 5 5 5 11 10 10 *The number of customers may actually decrease from year to year due to building vacancies. **Information not available. ***Special category includes institutional uses such as schools, churches, etc. TABLE SS-3 PROJECTED SANITARY SEWER CONNECTIONS AND LAND ACREAGE CONSUMPTION 198?-2000 1985 1990 1995 2000 6000 464 Ac. 6830 464 Ac . 7650 464 Ac. 8480 464 Ac. Multiple-family Residentia1Cl) Land Consumption 170 80 Ac. 190 101 Ac. 220 101 Ac. 240 101 Ac. Office/Commercial(!) Land Consumption 370 37 Ac. 410 38 Ac. 450 38 Ac. 500 38 Ac. Industrial (1) Land Consumption 13 139 Ac. 18 139 Ac. 23 139 Ac. 28 139 Ac . Single-family Residential Land. Consumption (l)For purposes of computation of future wastewater influent at the WWTP, all classes of customers are converted to customer equivalents, as set forth in Table SS-4. An equivalent customer (a hypothetical term) means the wastewater from a typical household in the year 1977. Based upon actual water consumption statistics, this translates to 225 gallons/day/household or 6805 gallons/ household/month. 103 �This page revised Dec. of 1984 TABLE SS-4 WASTEWATER FLOW PROJECTIONS AT THE DELTA TOWNSHIP WWTP 1985-2000 1985 1990 1995 2000 9,980 11,450 12,920 14,390 Wastewater Flow Rate into WWTP(l) 2.33 2.56 2.89 3.02 Expected Infiltration/Inflow(!) 1.59 1. 70 1.82 1. 93 Total Flow(!) 3.82 4.26 4.71 5 .35 Equivalent Customers (all classes) (l)All flow rates for wastewater entering the WWTP stated in million gallons per day (MGD). Description of Lands Included in Future Service Areas Figure SS-II depicts expansion of sanitary sewer service in Delta Township during three time periods. The strategy for service can be generally described as a filling in of service provided to lands east of I-96. Given the large quantities of vacant land $ituated near present sanitary sewer collection lines, it was deemed logical to promote utilization of these lands prior to extension of services to more remote areas. Extension of sewers west of I-96 to serve existing residential subdivisions is recormnended due to documented septic tank failures and the resulting health hazards. The customer equivalent projections and land consumption rates were factored to represent provision of services to subdivisions west of I-96 between 1991 and 1995. No new land consumption is computed where service is provided to an existing building or use of land. Much of the projected extension of service will occur in Sections 3, 4, 9, 10, 11, 14, 15, 22, 23 and within the Delta Industrial Tract. In addition, the fill-in of now vacant parcels in largely built-up areas is encouraged. Description of Land Excluded From Future Sanitary Sewer Service Any discussion of future sanitary sewer service would be incomplete absent identification of areas not planned for sanitary sewer service within the time frame of this Plan. Areas not included in future service limits have been excluded for one or more of the following reasons: 1. A major physical barrier exists preventing the economical extension of sewer service, such as a river, wetlands or major highway. 2. Existing or planned use of land suggests no major transition to urban uses is desirable. This would include prime croplands, specialized farming, unusual natural environment, and lands restricted from private development such as parks and conservation areas. 3. Areas where other public facilities and services have not evolved to a point where they would be cost-effective to provide along with sanitary sewer service. 104 �This page revised Dec. of 1~84 4. Established planning policies restricting the use of land to densities not requiring public sanitary sewer service. Areas which are not destined for future sanitary sewer service are described as follows: 1. All lands lying north of the Grand River and west of Interstate 96. 2. Land lying north of the Grand River and situated between Delta Mills and Saratoga Farms Subdivisions, but exclusive of Delta Mills and Saratoga . 3. The entire southwestern quadrant of Delta Township bounded by Mt. Hope Highway, I-96, the south Township line and the west Township line. 105 �DELTA TOWNSHIP Figure SS·II EXISTING & PROPOSED SANITARY SEWER SERVICE AREA { 1984) • EXISTING SERVICE mi Areas not ant ic ipated for public utility service EJ 1985·1990 W 1991 ·1995 ~ POST 1995 Ill 0 '° ..... TO BE SERVI CED BY THE CITY OF LA NSING iJi!!!if''' NORTH ... 0 ( 1000 ED 2000 12/ 84 4000 �• the concept should be looked into and considered as a solid waste management tool before becoming locked into other techniques which preclude source separation and recycling. Source separation and recycling are positive approaches to solid waste management because many benefits accrue from a properly managed program. The benefits: 1. Material is kept out of the waste stream and out of the landfill. The less material put into a landfill, the longer it will last. 2. Wasting of our natural resources is reduced and our limited domestic supplies of certain raw materials are extended. 3. Income is derived from materials you now pay to dispose of. This income may not be enough to pay for all your solid waste management costs but it could help lower these costs. 4. Reprocessing of scrap materials generally causes less pollution than does the processing of virgin materials. • • 5. Recycling saves energy. That fact alone makes it worth considering. Recycling aluminum results in a 95 percent energy savings over processing from raw materials. Energy savings from recycling paper range from 20 percent to 70 percent depending on the grade of paper . 6. Other waste processing facilities can be sized smaller, resulting in lower costs. In spite of the aforementioned benefits of the recycling of -solid waste, it should be noted that presently most residential, commercial and industrial solid waste is still being dumped tmprocessed in landfills. At the same time the number of landfill sites is decreasing due to more stringent state and federal environmental regulations, the rapid rate at which landfills are being used up and the fact that landfills are becoming increasingly expensive to construct, renovate and operate. The recycling of solid waste in the Lansing Metropolitan area is not widespread at this time due to the pick-up, collection and hauling costs involved in getting waste materials to a processing site, an inconsistent supply of waste and tmdependable markets for the recycled materials. In 1978 the Michigan Legislature adopted Act 641, being the Solid Waste Management Act. This Act mandated that a solid waste management plan be prepared for each county. The Act contained requirements that the plan include an enforcement program and process to assure that the nonhazardous solid waste generated or to be generated in the cotmty for the next twenty years is collected and recovered, processed, or dispensed of at facilities which comply with State law and rules promulgated by the Michigan Department of Natural Resources governing location, design, and operation of the facilities . Each county's waste management plans must be filed with the Department of Natural Resources, cover a twenty year period and be updated every 116 �This page revised Dec. of l~&~ five years. Once the plan has been approved by the DNR, no local ordinance, law, rule, regulation, policy, practice or plan may override the location of or development of the approved site location for solid waste disposal. The plan also is required to contain a covenant restricting the post-disposal use of landfill sites for a fifteen year period. A solid waste management plan must be approved by at least two thirds of the municipalities within the planning area. All solid waste disposal sites (sanitary landfills) must be licensed by the DNR in order to operate and a financial guarantee in accordance with the statute must accompany all applications for a license. The Eaton County Solid Waste Planning Committee was established in January of 1981 with the expressed purpose of preparing a solid waste management plan for the County, as per the requirements of Act 641. The Tri-County Regional Planning Commission acted as the "lead" agency in assisting the County in preparing the plan as well as coordinating the Eaton County plan with adjacent county plans. Act 641 requires that 2/3 of the local governments in Eaton County, amounting to 18 of the 27 governmental units of five villages, six cities (including the City of Lansing) and sixteen Townships, adopt the plan by resolution after which the plan was transmitted to the DNR for final adoption which took place in 1984. 117 �... • This page revised Dec. of 1984 current availability of utilities as per the 1975 Sewer Agreement, the proximity of the area to existing low density residential areas, and the "close-in" location of the area to the Lansing urbanized area . Neighborhood Two This area is• characterized by large tracts of vacant land and high quality, country-estate type homes along Delta River Drive and in the Saratoga Farms, Island Park Highlands, and White Oaks Subdivisions. These residential areas are primarily composed of large lots with detached single-family homes. For the most part this neighborhood is located within the Grand Ledge School District. The former Delta Mills Elementary School, which is located in the western portion of the neighborhood, was closed in 1982 and is vacant. The extreme easternmost portion of this neighborhood, specifically the Saratoga Farms Subdivision and a portion of the Island Park Highlands Subdivision is located within the Lansing School District. Public sanitary sewer service was extended to the Saratoga Farms and Island Park Highlands Subdivisions in 1984. The remainder of the neighborhood is lacking sanitary sewers. It would appear that the central and western portions of the neighborhood, with the possible exception of the Delta Mills area, will not be served by sewers until some time in the future . The lack of public water service in the area presents problems regarding fire service. The remoteness of the interior of this neighborhood also results in difficulties in providing fire and emergency vehicle access. The existence of a significant amount of land within the one-hundred year flood plain in the southern portion of this neighborhood could provide possible recreational opportunities. The Hawk Meadow Sanctuary, an 81 acre Township park, is located on the north side of Delta River Drive in the center of the neighborhood. This facility is planned to be left in a natural state and utilized as a nature area. This neighborhood is bordered by Watertown Township to the north. The Clinton County Comprehensive Plan illustrates a mixture of agricultural and parks/open space uses along the northern border of Neighborhood Two. Further north in Watertown Township, between Grand River Avenue and the Chesapeake and Ohio Railroad tracks, a significant amount of land is classified for industrial development . A low density residential land use pattern is recommended for the Delta Mills area due to the planned provision of sanitary sewer service within the next ten years, the existence of a significant number of single family homes on platted lots, and the fact that support services such as a church and several businesses are located in the area. A very low density residential land use classification is recommended for the remainder of the neighborhood due to the lack of public utility service to this area for the foreseeable future, the existence of a very low 126 �This page revised Dec. of 1~84 >. density residential land use pattern, and the fact that the area is lacking arterial road access. Neighborhood Three The area which is designated as neighborhood three is almost completely developed with the exception of two vacant parcels, one of which is on the westernmost portion of the neighborhood and the other being on the southernmost portion. A low density residential development land use pattern has been firmly established in this area. Some of Delta Township's highest quality single family subdivisions are found in this neighborhood. Neighborhood Three is bordered by Grand Woods Park to the north. This 139 acre facility borders the Grand River and offers hiking trails, playground equipment, softball fields, a canoe launch and a shelter building. I~ 1984 Delta Township entered into an agreement with the City of Lansing, owner of the park, to lease and maintain the facility for a thirty year period. Sharp Park, a 55 acre recreational complex owned and operated by Delta Township is located in the southwestern portion of this neighborhood and features an amphitheater, physical fitness trails, a fishing pond, tennis courts and softball fields. A proposed fire station site, consisting of approximately two acres, is located immediately south of the St. David's Church property along Elmwood Road. This facility should provide much improved fire fighting service to the eastern portion of the Township. One of the major concerns in this neighborhood is the through traffic which traverses residential areas in this neighborhood enroute t o the Delta Township central business district. The· proposed east-west collector road is intended to address this transportation related problem. The entire neighborhood is located within the Waverly School District with the school district boundary line serving as the western border of this neighborhood. The Elmwood Elementary School serves this neighborhood. A low density residential classification is recommended for this neighborhood since a low density single-family residential pattern has been established and supportive services and facilities such as recreational areas and retail businesses are located in close proximity. The existing street system in the area is also adequate tosupport low density residential development. 127 �This page revised Dec. of 1984 This neighborhood consists of two subdivisions, being Castle Hills Subdivision on the east which consists of approximately two hundred platted lots and the Huntington Acres Subdivision on the west side of the neighborhood which has approximately two hundred and thirty platted lots. · The Castle Hills Subdivision was platted in 1929 with the majority of the homes being constructed in the area in the late 1930's and 1940's. The majority of the lots in the Huntington Acres Subdivision are significantly larger than those to the east in the Castle Hills Subdivision. Publi:c sanitary sewer and water service is generally available in the area with the exception that there is no water line along Waverly Road. The entire neighborhood lies within the Banks-Briggs Intercounty Drainage District. The Preliminary Study and Report of the BanksBriggs Intercounty Drain, which was prepared in 1977, documented the need for storm drainage improvements in this area. A low density residential classification is recommended for neighborhood eleven due to the fact that a low density single family residential land use pattern has been established in the area. Residential land uses in this area can be adequately served by adjacent arterial streets, existing public sewer and water service and the retail businesses which are located in close proximity to the neighborhood. Neighborhood Twelve Neighborhood Twelve is expected to receive a significant amount of residential development in the 1980's due to the availability of vacant land and the general adequa~y of utilities in this area. Three developments, being the Fairfield Subdivision, Park Meadows Subdivision and Townhouse complex and the Westwind Apartments, were constructed in the area in the 1978-1981 period. The neighborhood is served by the Waverly High School and Junior High complex which is located immediately to the west. Close attention should be given to any proposed developments on the east side of Snow Road to insure that such developments will not impose any significant negative impacts such as excessive traffic, high noise levels, etc., upon the adjacent school complex. In spite of the number of schools which are located in close proximity to this neighborhood, sidewalks are practically nonexistent in the area. At a minimum, sidewalks should be provided adjacent to St. Joe Highway and Snow Road in order to serve the Colt and Winans Elementary Schools, Waverly West Junior High and Waverly High School . • 134 �Several major transportation improvements are proposed for this neighborhood. The first improvement involves the reconstruction of Snow Road between Michigan Avenue and St. Joe Highway. The second needed improvement is the hard surfacing of Stoll Road which is one of the last graveled roads which still exists in the urbanized portion of Delta Township. Public sewer and water service in this area is generally adequate to serve most forms of residential development. A Delta Township water storage tank is located on the western periphery of the neighborhood. Storm drainage in the area presents a problem in that property on either side of Stoll Road is not within a designated county storm drainage dis~rict. The Michigan Avenue Drain, and its branches which serve the neighborhood, no longer has adequate additional capacity to serve urban types of development in this area. Thus, absent improvements to these drains, some form of on-site storm water detention will be necessary. A low density residential land use pattern is recommended for this neighborhood for the following reasons: 1. A low density residential land use pattern is firmly established in the area. 2. Low density residential areas generally generate more school-age children than higher density residential areas. Given the close proximity of the Waverly School complex it is logical to encourage low density residential development in such a manner that children can walk to school. 3. Facilities and services which support residential areas are a short distance away. These facilities and services include retail businesses, playground areas and arterial roadways. Neighborhood Thirteen The predominant features in this neighborhood are the Waverly Schools complex on the east, the Homestead Acres Subdivision in the center, and approximately 150 acres of vacant land on the western portion of the neighborhood. There are approximately 125 acres of land in this area which is in agricultural production. Public water service is generally available throughout the neighborhood. A water well is located in the vicinity of the Mall Drive South and Michigan Avenue intersection. Public sanitary sewer service is available to the area except for the fact that there are no sanitary sewer lines adjacent to St . Joe Highway. All of this neighborhood is located within the Michigan Avenue storm drainage district except for the westernmost 80 acres which is located within the Tower Drainage District. A 48 inch storm drain is located within the Kenway Drive right-of-way and flows northward to the Grand River . On-site detention of storm water runoff will be required in this area to insure that the drains in the area are not overloaded. 135 .. �This page revised Dec. of 1984 2. • The area is very desirable for ·low density residential land use due to the existence of the Delta Center Elementary School, the close proximity of retail businesses along Saginaw Highway and at the Creyts Road/St. Joe Highway intersection, and the fact that the Carrier Creek traverses the center of the neighborhood and provides various recreational opportunities. Neighborhood Sixteen The majority of the land in this neighborhood is presently vacant with the exception of the Sherwood Forest Apartments and the Century Park Mobile Home Park on the northern portion of the neighborhood and several single-family residences along Canal Road. The entire ~ei~hborhood is located within the Grand Ledge School District. Public water service is limited to the northern portion of the neighborhood due to the fact that a water line exists only 1/2 mile south of M-43. Sanitary sewer service is generally available to the majority of this area. The majority of the neighborhood is located within the Lazell Drainage District. The extreme southeast portion of the neighborhood is located within the Moon and Hamilton Drainage District. The Delta Center Elementary School is located immediately to the east of this neighborhood but unfortunately sidewalks do not exist along Canal Road. The fact that the area abuts I-96 to the west could necessitate some type of screening in order to buffer prospective residential uses from the freeway's possible negative impacts. • The proposed extension of Michigan Avenue to Canal Road should provide improved access to this area. It is anticipated that increasing traffic volumes in the vicinity of the Canal Road/St. Joe Highway intersection will necessitate improvements such as traffic signalization and additional lanes in this area. The following justifications are given for the medium density residential land use pattern which is recommended for this area: 1. The area will be provided transportation facilities and services in the future, such as improvements to Canal Road and the extension of Michigan Avenue which can adequately support this type of development. 2. A sufficient number of large parcels exist in this area to facilitate land assemblage for multiple family developments. 3. Medium density residential land uses are already found in this neighborhood. 4. The area is located in close proximity to the I-96/M-43 Interchange. Neighborhood Seventeen - Neighborhood seventeen consists primarily of vacant land with the exception of the Gettysburg Farms Subdivisions and several single-family residences located along St. Joe Highway and Canal Road. Two institutional 13R �uses, being the Delta Center Cemetery and the Trinity United Methodist Church, border the northern boundary of this neighborhood. Public water service is presently not available to this neighborhood. The Gettysburg Farms Subdivisions are served by private water wells. Further urban-type development in this neighborhood should be prohibited absent public water service which is necessary to comply with minimum fire flow requirements. Sanitary sewer service is generally available to this area via sewer lines within the Canal Road and St. Joe Highway rights-of-way as well as the Carrier Creek Interceptor. The maj~rity of this neighborhood is located within the Michigan Avenue Storm Drainage District. The Moon and Hamilton Drain (Carrier Creek) traverses the center of this neighborhood in a north-south direction. The easternmost forty acres of neighborhood seventeen is located within the Tower Drainage District. · The Carrier Creek's 100-year flood plain covers approximately fifty acres in the center of this neighborhood. A natural water body which is approximately ten acres in size lies immediately south of the Gettysburg Farms West Subdivision. As previously mentioned, the intersection of Canal Road and St. Joe Highway is presently handling a significant amount of traffic, especially at peak hours. What with projected increases in traffic volumes at this intersection it will be imperative that improvements be made at this intersection which could include the installation of a traffic signal and/or the installation of additional turning lanes. A low density residential land use pattern is recommended for this neighborhood for the following reasons: 1. A low density single family residential land use pattern has already been firmly established in the area. 2. The roadways in this area would probably not sa~ely accommodate the amount of traffic generated by higher density residential developments. Neighborhood Eighteen The majority of the land in neighborhood eighteen is vacant· with the exception of the Echo Valley Estates Subdivision and several single-family residences along Mt. Hope Highway. Although the Echo Valley Estates Subdivision was platted in 1965, it has yet to be completely developed due to the fact that many of the lots have not passed septic tank percolation tests. The entire neighborhood is located within the Grand Ledge School District. The eastern portion of Neighborhood Eighteen is served by the Carrier Creek sanitary sewer interceptor . The proposed Hamilton Sanitary Sewer Service District would serve the western portions of this neighborhood. No portion of this neighborhood has public water service. This neighborhood is not within an established county storm drainage district at this time. Measures are presently being taken to have the 139 �majority of this neighborhood included in the proposed Delta Industrial Drainage District. A twenty acre storm water detention pond is envisioned in the center of Section 22 for the purpose of storing storm water runoff generated within the industrial tract so that flooding does not occur downstream during peak water runoff periods. Transportation improvements planned for this area include the reconstruction of Mt. Hope Highway, between Canal Road and Creyts Road, to Class A, All Weather status. This project will provide improved access to the Delta Township Industrial Tract to the south. A low density residential land use pattern is recommended for Neighborhood Eighteen for the following reasons: 1. A low density residential single-family land use pattern has already been established in this area due to the presence of the Echo Valley Estates Subdivision. 2. The provision of a low density residential area adjacent to the industrial tract will insure a variety of housing types in the area. The fact that this neighborhood is bordered by I-496 to the north and the industrial tract to the south will most likely necessitate the installation of screening devices in order to mitigate the possible negative impacts of the aforementioned facilities on future residential developments. The recommendations for residential development for this area presupposes that adequate public utilities, roadways, and storm drainage facilities exist to serve any propos~d development. Neighborhood Nineteen The majority of the land in neighborhood nineteen is vacant with the exception of the Homeland and Meadow View Subdivisions and the singlefamily detached residences along Mt. Hope Highway and Creyts Road. The Homeland Subdivision, which borders both sides of Marcy Road, was platted in 1929 and consists of 81 platted lots. The Meadow View Subdivision, which borders both sides of Guenther Road, was also platted in 1929 and consists of 56 platted lots. Public water service is available throughout the Meadow View Subdivision as well as the westernmost portion of the neighborhood. The interior of the neighborhood, including the Homeland Subdivision, lacks water service due to the fact that a water main is not located within the Mt. Hope Highway right-of-way. The entire area is presently lacking sanitary sewer service. The easternmost portion of the neighborhood is located within the Underhill extension drainage district while the westernmost portion of the neighborhood is located within the Holly Drainage District. The majority of neighborhood nineteen is located within the Waverly School District. The westernmost sixty acres of the neighborhood is located within the Grand Ledge School District. Delta Township owns approximately l½ acres of land on the north side 140 �This page revised Dec. of l9?4 of Mt. Hope Highway, west of the GM Parts Warehouse, within Section 24 which is being reserved for a future fire station. Although not located within Neighborhood Nineteen, the proposed fire station should provide improved fire service to the general area. Given the fact that this neighborhood is positioned between industrial areas to the east and south and an interstate freeway to the north, there will probably be a need to provide screening treatments, such as landscaped berms and buffer strips, to insure an orderly transition in land uses. A low density residential land use pattern is recommended for the eastern portion of Neighbo~hood Nineteen for the following reasonsf 1. A low density single family residential land use pattern exists in the area due to the existence of the Homeland and Meadowview Subdivisions. 2. The proposed open space corridor along the south side of Mt. Hope Highway will provide for a proper transition between residential uses on the north side of Mt. Hope Highway and industrial uses on the south side of Mt. Hope Highway. 3. The provision of a low density residential areas adjacent to the industrial tract will insure a variety of housing types in the area. A medium density residential land use pattern is recommended for the Western portion of Neighborhood Nineteen for the following reasons: 1. This area is located adjacent to the Creyts Road/I-496 Interchange which affords easy access to the Greater Lansing Area. 2. The land ownership pattern in this area is such that land could be assembled for multiple family developments. 3. Medium density residential development in this area should provide ample housing opportunities for employees in the adjacent industrial tract. Neighborhood Twenty The Millett community is the most prominent feature in Neighborhood Twenty. The neighborhood is composed of nine subdivisions and several commercial establishments along Lansing Road. Public sanitary sewers were installed in the majority of the Millett Area in 1984. Public water service is not available in the neighborhood. The fact that U.S. 27 and the Grand Truck Western Railroad border Neighborhood Twenty on the north presents obstacles to providing fire service to the area. A volunteer fire station is located on Lansing Road but due to the fact that this facility is unmanned, it can provide only limited service. 141 ./"""""\ �- by the Myers and Henderson Drainage District while the central portion is served by the Decke Drainage District and the southwest area is served by the Munton Drainage District. This neighborhood is bordered by Onieda Township to the west. The Eaton County Development Plan illustrates parks and open space uses for the majority of land in Section 24 of Onieda Township while a small area is classified as rural non-agricultural uses. The proposed construction of I-69 from its present terminus to Charlotte will impact this area in terms of land acquisition, traffic volumes, and transitions in land use. A freeway interchange is planned on Nixon Road south of Mt. Hope Highway. During the construction of I-69, it is planned to extend Broadbent Road from its existing terminus approximately three-quarters of a mile to the south to connect with Mt. Hope Highway. The construction of the Broadbent Road extension should provide improved access in this area via the provision of a new north-south corridor between Willow Highway and Davis Highway. Very often commercial land uses are advocated for those areas adjacent to a freeway interchange. It is recommended that commercial land uses not be established adjacent to the I-69/Nixon Road interchange for the following reasons: - 1. It is assumed that the construction of the interchange will precede the availability of public utilities in the area. 2. At this time it does not appear that there is a large enough population within this area to support retail businesses in this area. 3. The establishment of commercial uses ;in this area could impose negative impacts -such as excessive traffic volumes and incompatibilities in land use upon adjacent resida~tial uses. A low density residential land use pattern is recommended for Neighborhood Twenty Seven for. the following reasons: 1. A low density single family residential land use pattern has already been established in the area due to the existence of the Countryside Estates and Evergreen Heights Subdivisions • .• ,--_ l 2. There are several areas in this neighborhood where soil conditions would not be conducive to the construction of commercial or multiple family buildings. 3. This neighborhood is located several miles from existing and proposed fire service facilities. Therefore, land uses which require significant fire flows should be discouraged in this area. Neighborhood Twenty Eight - The majority of land in this neighborhood is vacant with the exception of several single-family residences located along section line roads. It is estimated that approximately 2400 acres of land within this neighborhood are currently in agricultural production. All of the 148 �This page was revised April of f9e3 Dec. of 1984 Most of the soils in this area are very conducive to agricultural uses. These soils also present severe limitations for urban type development due to poor septic tank percolation, poor compaction and load bearing capacity and the fact that they are susceptible to frost action. The Delta Township Parks, Open Space and Recreation Plan recommends that a community park site be obtained somewhere in this neighborhood in order to serve the long range recreation needs of residents in the southwest portion of Delta Township. Delta Township owns twenty acres of land on the north side of Millett Highway adjacent to 1-96 which i~ planned to be used as a future cemetery site. The proposed construction of 1-69 from Lansing to Charlotte will result in approximately 35 acres of land being designated as interstate right of way in the extreme southeast portion of the neighborhood. Davis Highway will go over 1-69 via a bridge structure. The proposed connection of 1-69 to 1-96 does not include the installation of on or off ramps within Delta Township. This neighborhood is bordered by Onieda Township to the west and Windsor Township to the south. The Eaton County Development Plan depicts parks and open space uses within Sections 25 and 36 of Onieda Township. The Windsor Township Comprehensive Development Plan depicts agricultural land uses for those areas within Sections 4, 5 and 6 which abut Neighborhood Twenty Eight. An agricultural land use classificatiop, is recommended for all of Sec- tions 29, 30, 31 and 32 for the following .r easons: 1. The soils in this area are most conducive to agricultural activities. 2. An agricultural land use pattern ·nas ··been firmly established in this area. 3. Public utility service is not plaJln~~ for this area in the near future. A very low density residential classification is recommended for the remainder of Neighborhood Twenty Eight for the following reasons: 1. A very low density single-family residential land use pattern has been established in this area. 2. The relatively flat topography withi,n the eastern portion of Neighborhood Twenty Eight presents prob~ems in adequately handling storm water runoff generated by urban type .development. 3. Public utility service is not planned for this area in the near future. 4. The section line, gravel surfaced roadways in this area could not safely accommodate the higher volumes of traffic which are associated with higher densities of residential developments. 149 R �TABLE LU-2 • PROPOSED ROAD IMPROVEMENTS (continued) PROJECT NAME LENGTH (MILES) .5 East-West Collector St. (Willow St. extension) • PRIMARY PURPOSE(S) Willow Hwy. to Elmwood Rd. New construction 1.0 Elmwood Rd. to Creyts Rd. New construction 1.0 Creyts Rd. to Canal Rd. New construction Bridge structure Sno½· 'R.d. 1.n·ie'r's ec tion Realignment of intersection, ROW acquisition, radius improvements Improve turning movements New construction, bridge structure Provide a needed north-south corridor with a river crossing in the western portion of the Township. New construction Provide improved access within Industrial Tract Mt. Hope Hwy • Provide alternative east-west access other than W. Saginaw Hwy., eliminate through traffic from residential neighborhoods bf' Nixon Rd. extension Willow Hwy. t~ J;~ ton Hwy. 1.0 r Davis Hwy. extension -~· t . 25 ,l._• ,'• .t • PROPOSED Il1PROVEMENTS LOCATION ,....,,.... - ! i _. Can.ii Rd . ~east to existing terminus ;.1r1 . ,1 . 164 �"l>- ~ ), This page revised Dec. of 1984 · TABLE LU-2 PROPOSED ROAD IMPROVEMENTS (continued) PROJECT NAME Creyts Rd. LENGTH (MILES) 1.0 U.S. 27 to Millett Hwy. Acceleration/Deceleration lanes, intersection improvements, drainage outlet. 1.0 Millett Hwy. to Mt. Hope Hwy. ROW acquisition, drainage outlet, acceleration/deceleration lanes, additional lanes at selected points . St. Joe Hwy. to Michigan Ave. ROW acquisition, additional lanes at selected points, improve vertical alignment. .5 Michigan Ave. to Saginaw Hwy. ROW acquisition, additional lanes at selected points, drainage outlet. 2.0 St. Joe Hwy. to Willow Hwy. New Construction •5 Royston Rd. extension PROPOSED IMPROVEMENTS LOCATION 165 PRIMARY PURPOSE(S) Improve traffic circulation and traffic carrying capacity. Provide improved north-south traffic movements in the western portion of the Township. � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Wyckoff Planning and Zoning Collection Creator An entity primarily responsible for making the resource Planning & Zoning Center (Lansing, Mich.) (Organization) Wyckoff, Mark A. Description An account of the resource Municipal master plans and zoning ordinances from across the state of Michigan, spanning from the 1960s to the early 2020s. The bulk of the collection was compiled by urban planner Mark Wyckoff over the course of his career as the founder and principal planner of the Planning and Zoning Center in Lansing, Michigan. Some additions have been made to the collection by municipalities since it was transferred to Grand Valley State University. Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1960/2023 Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Subject The topic of the resource Michigan Comprehensive plan publications Master plan reports Zoning--Michigan Zoning--Maps Maps Land use--planning Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Identifier An unambiguous reference to the resource within a given context RHC-240 Format The file format, physical medium, or dimensions of the resource application/pdf Type The nature or genre of the resource Text Language A language of the resource eng Text A resource consisting primarily of words for reading. Examples include books, letters, dissertations, poems, newspapers, articles, archives of mailing lists. Note that facsimiles or images of texts are still of the genre Text. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context Delta-Twp_Comprehensive-Plan-Revisions_1984 Creator An entity primarily responsible for making the resource Delta Township Planning Commission, Eaton County, Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1984-12-10 Title A name given to the resource 1984 Revisions Description An account of the resource The 1984 Revisions were prepared by the Delta Township Planning Commission as part of the Delta Township Comprehensive Plan and were adopted on December 10, 1984. Subject The topic of the resource Comprehensive Plan publications Delta Township (Mich.) Eaton County (Mich.) Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Type The nature or genre of the resource Text Format The file format, physical medium, or dimensions of the resource application/pdf Language A language of the resource eng Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/5c0b8bb5dd50e7c5153212bde3d51c37.pdf 849c2921865eca816552d8a274b024ee PDF Text Text I . -~ . AMENDMEN,T $ APRIL , 1983 t • ~ -·) .:,, T-HE DELTA TOWNSHIP •·,COMP:REHENSIVE PLAN . ~ , 1 . - .... ...... OEL T-A :~ TO:W·N'SHIP . \ .- . . . '- P LANNING · . COMMISSION 3' �• CHARTER TOWNSHIP OF DELTA EATON COUNTY DEL TA ADMINISTRATION BUILDING 7710 WEST SAGINAW HIGHWAY LANSING, MICHIGAN 48917 Business P h o n ~ 627-4037 April 12, 1983 TO: Owners of the Delta Township Comprehensive Plan FROM: .Comprehensive Plan Review Committee, Delta Charter Township SUBJECT: - 1983 Amendments to the Delta Township Comprehensive Plan In Jul7' ·of 1982 the Delta Township Planning Commission adopted a revised version of the 1973 Comprehensive Plan. The Commission annually reviews and revises the plan as necessary in April - of each year. The purpose of this memorandum is to transmit to owners of the Plan the 1983 amendments. A pu~lic hearing was held pertaining to the amendments on April 11, 1983 which were ·· subsequently approved by the Planning Commission. -\~--i~-~ ~; :-~ Each page of the Plan which has been revised has the following phrase "This page revised April, 1983" affixed to the top of the page. In several instances it was necessary to insert additional pages, labeled "A", since the revised text exceeded that of the original. The tables and figures _ within the plan have also been revised by inserting the latest information available. The majority of the amendments to the text of the plan were necessitated by the Michigan Transportation - Commission's decision of December, 1982 to reroute Interstate 69 from •its "original" alignment through Sections 20, 29 and 30· of the Township to the U.S. 27 corridor. The "original" alignment still appears on some o.f the maps within the plan but the Generalized Future Land Use Plan (Figure LU-I) and the map delineating neighborhood units (Figure LU-II) have been revised. The map illustrating sanitary sewer service areas (Figure SS-II) has been amended to ·illustrate 1982-1983 sewer construction projects. Please follow the instructions listed below to insert and delete the pages within your Comprehensive Plan. ,-:-... 1. Remove page iii - insert page iii 2. Remove page 12 3. Remove page 54 4. Remove page 66 - insert page 66 5. Remove page 84 - insert page 84 6. Remove page 85 - insert page 85 - insert page 12 insert page 54 ' ·~..1r ~ �Page 2 7. Add page 85A 8, Remove page 94 - add page 94 _. . -·9.~ Remove page 95 . :,• add page 95 ::.;· . :rt: , ·. -~ y ~·-, , l'Q. Remove page 103 Ll-··add page\ '103 ·\,,. · 1 ,· • "-°"' - ' i} ;-, 105 ·.;,. .add 12. 'Remove page page 105 • ... / :,;· c: i fi/~51~~~,iail 11~ ,.: -,.l'. {4 . Remove !)age j , . -. • ' ~ ~- ",j ,X.J ~- \I '!.,~·•, v·,· ,,..____ add'. p'a_ge 121 ' .::· pige : ,,' ;. ' ~ 'l ~: r "' :. 1.28 ~i 7 • •R~m9v~ page . 12.8 . - add ·. ' , - ., .- ' . ' . ) ... _ ... :, t :~18 . . Remgv~ 'page · 129 · - add page · 129 ••• ' ·.•i : ! 121 '•r . ,·).···. t add pa'g ~ 120 -.. e.~ . -: -J·_.i . :\.' ~,~·-\ J:~.f ,I_·-- -~ -: - :. 120 .l ,IJ i ., ... t~-: ,;t f'" ·.~ r ,- . ·....(:1~ ~"! •j.~·- ._..~: '·:-. '1;,1~·1 ··•x Remove page 1{5 ·.- add ' page ,:.f1'5'" t ,·;. .,._., =-···:.._, ,·,·=· :- ·: .,.;?:·':~~,~;{,;; ,:.. ~ "f; ~-.-\.~~, ~~!l"J. ) • ~ •," ·t.' !4 ti~-,>-·:-.}~ .· .. . "~;. fS. t• ,.,~~-· _:..,q. ut •-; ~ l.l. Add page, 103A· · 'J ' • \ 9 • • R~m9v~ page_ 148 • • 1. - . ;w .. • ···•. ~~ J,1!" ,"' . ~Y. ," :f,. ' ; , _• .-~-Ei~ :.~-:r~ ~.. ' page 148 ·<·~.: . ,• , i: . Si~ \~ .-1_-:. .- add page 149 ,.,, -. . 21. Remove page ~50 ., •• , ~···:·,, , :';,/.~ ,. -~· ;: !':; ·,·... -:. .... •• >, , ?t,~·- _,, , {;,-:\•i:t' ~· ..; '•·' (,: -~~:fe_--:;:.··.--~:.-~ _,1.. ; ·.. ..,, c!-dd · page 150 !i1f _\'1 ' J··•r \ u/::'•; : B,~... .:.1 ·- _. '1:_ : . ·:,• ·.• ,t. , ... ": '. '\ . .:~~; ~ - i;~--✓ a~d, page 149 (.:,::-- (, ,· . ·•:~• r< ,: t..\:.·.:.)1"..-'t ~-~.' :j· \u,t-,-:,; ! _,. ..... ,. . 'f. l•,r :,~ ;l~,!'{ -t~ ¥;_:,\ • . 1.,.•· 22. Remove .page 158 - add page 158 -r· --~. .. · 23. Remove page· 161 ., J "'.)~- a.dd page 16(.; _.,(£ ' :.,·_.- ~24. ... ' ... v_ ·••;25. , Remove .,.pagie, ~i··: C _H Remove page rh3 - add page 163 , •; i ' , .~ ,: -.. ·-..-: ., , .·:··;{. . ·. l:.fx9 :,.;. .add ,page ,i69 s. r· :~ , ..:·, j' ,•, 12 6 •. Remov,e .page 170 ~ =·addf,page 170 ~\i;,t . .~ :~ ijr. ':-;-~~ "-~~ ... ' 1 .. J.· ... • .i' ,:27 .. Remove ,page 172 "" add page 1.71 1: ,... .: 2s. Remove page 174 - add, page 174 , '. 29. Remove page 176 add page 176 . r· .. .. , :.: .• .!. ., '!i .... :_~J:)· 30. Remove page 179 - add page 179 )1. Remove page 180 - add page 180 ,r •J.;~ ..... ·./~. · -~t 1 <,,, ._ ... •:,, , l:. ·. ,. ',:-~ . I ,.-- t:i ·. ·- -~:(:,· We woul'd ~adv-ise., you to update your ~plan upon;;,;-ec¢ipt gf ih~ at..t~died ' ·revisions. If you -ar:e missing a page(s) please contact the t)elta Townsh:£'{)0P.l.anning Department. Thank you for your cooperation MG/aw • �• ,. • Y' CONTENTS -J· - ·:':" .., . ·- . ®ALS, OBJECTIVES AND POLICIES OF THE COMPREHE?i~iVE P~ I. II. II!. .., . IV. VI. V!I. VUI. LX. 'CoimnuniJ:V Goals :• • • . . . " Residential Development,.,... . . . • . . . . C.o ~er-cial Development . ~ . . . • . • . ., . . ·. . Iadustrial Devel.opment ..• • , . • • . • • :: . Community Facilities and Services. ,. •. • . • . • -~ -")i Tr.µ:isportation Facilities Developm~t {; • ·, • - ·.-- . , .. . . _O p~ Space and Recreati6n Facilitiis; ·D~velol)mei,.t ) • . . ·.. , ·.. , -~._•: . . ,. .. En.e rgy . . . . . • , • . • . ·,.. ;,· .~?·: ·nie Environmen.t. . . . . ,. ,.. . . • • . . . ' . . ?"2.1::~ - GEOGR:A:PHIC D~ERMINANTS • • I. II. 'III. IV. v. vt. V!I. VUI. IX. :,;. _·· i.;~·i;.: , "' . :--·'; 1 : -: • • ~:s ~ : " ,; · • • ' / • t_ • "' , •• I • • • of in- . ·. . .J-:: . . . . .:;.,-.. ~ ., ·., 8· ,· •g- ~ 17 .. . ..... ·-. . ,;- • · -~ ,· .•. . • • • io sq s. . _.. ':L'. ~ . -· . ·12 -~- • -6 ~ . . . . . . . . · . -~ ,,' . • ' . ' .'' ;.-.,:; 1 - _'.j \' ~ :: : 3 i+ ~1 -~'"1 .: . ., .. : : : 1" 4. <~ s. ,:o~L·:t ,, .- . '~·c..::::,/i . .. . . . . . • -:, • . . I . . 19 ·- 19 . ' '"' ' , - 24' ~ Po~ulation Growth in Delta Township. ~opulation Projections .. • • • • • -~. · ~:- ~:· -• • . 24 • .d""-.. • • ·- • · •·~---,. --·~~-:; --··r~ ..• :, .. COMMERC.IAL BASE ANALYSIS • • I. II. III. ,' . 3 ~· ; ' · • • • '·,.:- \ · : -·: · . . -) ;.rr· .-~~ . . Pbl>tlt.ATION ANALYS,IS AND PROJECTIONS. ....... II. !1 1 1 • . -~ . ( ~- . • . . . !'\ · ". •r\ ..- ·.. ·.r ~ ~ • s • ci~~r L.9 cation of Del ta , Town$hip :· ' : • Histor;ical Growth of Delta Township. c·1_1mat.t" ·\ : ~ •. ! • • • : • • • • • · Geology , and Topography . . • . . • . }.~ ~c • Soil . Conditions , in Del;a Township • . • • Ground Jil'ater • , · • • ~ : • .J~{ -. ~urfac~~- Water. . . . . . . . . . . Ws.tip.g ) Land Use fatteX'Il, . . • .• • Delta Township : .Land us f Trends (1972.:::1980) ' . = ;, .- ....•.; ..- . :, •'! · c ~~ ~ '.·-:' I. _1 ~ . r PAGE ." ~ 32 ._ ;:. Ch;a.r.a_c;-teristics of Existing Commercial Developmen-:t: .3;:. ,:~ ~~ - ....,-:- ~.: • . - 34 PT.oj.ect:i.¢!n of Future Commercial Development:. · . ·, .<· .. · • .,.. , . , •• ~36 Major ,.Findings of ,the Commercial Base An,~lysis ..s ·::•.< , ;,.•,:.·:::...a . i.\51 INDtJSTRIAL BASE ANALYSIS I. II. III. Analysis of Delta Township's Existing Industrial Base. Project~on of Future Industrial Development Potential . . • . . Conclusions • . OF'F!GE SPACE':.ANALY:SIS. ,: I. II. . , ·IX-I:. 52 55 .- 60 61 Office Types . ix?- Delta To~ship Office Deyelopmen.1; Trends. . . O~'t:erminat::~on, of ,. Del_t~. Township Office Space 61 61 __ ··Market •·; . . . . . . . . . . . . . . 64 ii �, ·; 66 '..''• ·.'•• -, 66<: 66 72 72 74 74 . 74 . 76 '. 76 76 84 85 86~,: 88f' 90·'· 90:'· 90 ~ 95 . 98,: \ ' 101 . 1o'Jr 1-09 109 :'' 1©9'', . UL lH - . •.' SOLID WASTE ............................. 1 .......... ·• · . .'., , . · ·. 1 ~.i .,_ •-1~ ; -. 114 . '\. . .-,,J T . .;;,.r-;;:,. 1 iS 1 -FUTURE 1.AND USE j • • • • .-!., • • ·.•.- t· \,, ~;.i .,_. .. t i ~.. . s:~ - • ' . ~. . . .l' ,a,! :.:1 ~,j\::, \ ,. ·,. · _:I· It_...... th~ Relationship ~~ ., Pl~~g ' F~ Zoning .. : •••...• ,-,~·~it:!? •,l :'" ~!!sidenti~~ Development., •...•.. ~-, .. _.• ..•. .•..••.. - ~l · b,'!'!/'l.-·, :· _ · h.. · II!. R~s.idential Neighborhood Module Cqncept .•.... ,. .• ,... ..i ••• ,,-fr '.'. 123 F' :. IV.. •· ,, ·. - ' '. , . ~ 124 ,_; - ·i .. V. _•.·· -~etgh?orhood _Unit Delineation~_r.,;; ! , ~ ••_, ,:. •, • •. • •. "'M. ~cd.!!,;t~:">F' , .{so.i 9J;fice Development ... , ..... , ••........ ~ ... ._ .. !- •· l" •, •·.,-iJ ·"-r tJ. . _ 'T.• ,,,,,.-i,,;;TI .-1_ ... ~ • . \ ., 152;· v CouiuJ~rcial De':7elopment ._. ·.,.:. ·:r ••••••• • • • , • • •-Ir • t:--,r :1iJi 1 • • t•,n ,· ~ ·i:;s· · 1 7 ·• V'tI -': Industrial Development ...•.................. • . • , • . • • • • ~,·. •Ji,.,· · 1 V'III. _ Parks, Open Space and RJJ;eation . Faciliti~s , ... _' • i :-J".Wi.~;.· ,;;;: - r .. '""ne:7elopment .... i,, : ••••••• ; ••••••••• ,, •••••• : •• ; ·~: ~ ,.,,:-,:.;~J.~~nA: i~~ :·• IX. Prdposed Thoroughfare Improvements~ ............ ~ .. ~~--.- ... -. X. Co1lDID.lnity Facilities . ................................. • • 1'61 • • • • • • • • • • • • • • • • • • • • ,; . • ·~ • • • • • • • • !. • • ! tJ:'· ",) ·•·· I . A iii , • • . • • �~I • -- --- f , ~/ f;·: - ' I This page was revised April of 1983 GEOGRAPHIC DETERMINANTS .'/:~tJ. . · Location of Del ta Township oc\',: .- . . changes. are likely to take place· within· the community'; · 'Lo·caticfo. of·- a· com-- The location of a community is an influential facto:r ."91~- ,i,P.9-i'c_a tor of what munity in relation to major transportation facilities an.d -employment _ centers will bear directly on · the- likillh6od · of-igfu~'h< ttithin::..the com.munity,-;.i:·•· ,. ~;· ,. .., :_~L:_~:~l-¼: • · ~'a_,,,.... , . ;:. .:·~ . ,.. ...... ::· ;, ., ·,;.,.. ·::..._·'\,. +~ ··;t · r·.,: . , J; _· • ~-• . ........ ·_ -~"-~~-, Situated, within the -· :r..ansirlg Tti:..{:ount~'feg'i oni"/ ' DE!-~' Tot.ip.s!:i:if"has experi,en~ed . rapid growt~ ~ince 196?·· . ·· Thisi. ~i'J#'.eit:' : .~~: ~': ~:13,\ tribuJ:ef . .to the Town;.. '·, . . . . .ship~ s . close - proximity to maJ or.-.emplayn1e11.~,;;e;:e_erttet-!§if'·'Such · a~., th.e Stat;e .Government -and . the Oldsmobile · lndustr.ffa!L ',:Cdltlplex;Uiit : ~eil ' ~f~Pelta Is stra•· t~ r:: ,tegic , loeation in relation to the ; tlicers~dt~ -:;fiigw;f:_01 i~wof;'1L \::· Major c:c 1':. .r.outes providing direct service · to•; tli~ :.T-6~sh·i p'a'fe"i:1.'f':...96, Ifft. 96" and US 27. i'- (1\' E~is~ing and pr~posed .. :reeways: ~~~e ;gi~~1\_ :f~~eit::-~; 11: ·fxpari~~~ -, ~f c·omm:~rce .wi-thin Delta's indust-rial sectOl':f . espec1Jia-l1¥" w:f:tlY~lect t:o.-maJor freight .-, . : f . .carriers, -and the warebousirtg distrtbution;,.::sec-td-r,:<· · -::_J.£. · .!...1. ... ' .. ,.. 1. • f" ( ) ( , : 88( . , ..... - ~.~~'i :· .- -'.•'\•_:·.1_·l(;.-;;o_:'-::;c~. .'i··;_f_' ,.,, !l'he ·Grand 'l'runk Western Railroad"·(GTWR:R) traverses tJie 13~.ut:h~_a s.t ern quadrant of the Township, paralleling. US 2-7-. · The GTWRR "O,jf~ra1:;e.s'...~a::r~~j;or rail switching yar.d .· in Section 25, further ccfmplerilentinf ~.iil s~rvic~s to the , Township . •"' ~ :r. .• ....r "· . · • . . • :,~ ~'\'_•,:" ev· - .' , -· - .: :_ ;.. . ,,..:>~=-fl • • . -- Capital -City ·Regfonal' Airport ·-is i!J'la·t ·~i one-b~fif ni:Ll\{:,k~~tfi~isi;, of Del ta 1'owns~~P. · Waverl-y Road and. Grand R~ve:f'"A~enu.( Et;,~v~i ~-~r~.:~t~~cess-.,,tb -. the airport from the Township. Capital City ~~4,;rp9rf: pt~v.iaji_ft.. ,~lte~uled :. ,- . commerc-i·al ·ai-r passenger ·and air freight serv:i'ces as ··w~,ll"a51 charter , . . .. - . flights for both passen~e.rs -~nd air. _f rJ.:!:~f,1· .,,.,;·~--: .,:;- _·:·• . ~·'?:;., :;: :_. -~ - ;~~.i~~a~l~•,.· 'the--L'an~~g- at'ea:: arid._. De-l~i"-,:j~s~1~:J~e -~~8~nqmic .iinks throughout- the· East North ·Central , 'P,dttiort' 'of fhe uniti'a'' Sta-i:¢~ ~ . This {highly in,dustria.l'i:z-'ed ' ~region.:"is directly depenci~t upon".""the hig°h\..;3.y and·. rail systems fo.r - d•i stribution of fini'Shed and semi-finished produc.~!':. t-f..Ra18fj)e:~fl. This fact further contributes to the economic viability of ··_t:fie :4:~~g :'-area :due to its favorable location · with respect tb major highway. and ·rail . facilities. Del ta Township, as evidenced by r.~gure GJ~ I ., .., ~jpr,~- ~:..,pi:efe~}ed posd.tion within· the· Lansing ~etropC?litan Ar·e·a .with res_~ec_t ,:t 'p .., ~~~ess-: ~~ ~highl>lay and rail ·· facilit'i-es. · .. ..r · -~-, -,. .,.r'- - -· .. ,- ...- _ - f!,• (::•.. ~~ .- !~n:- ~ ~, ::J.. :~ Historical Growth of Delta Township ;: ~.: The history of Delta Township can be traced along three lines of development. The first is the founding, growth and withering of G~and Riv-er City, t.t.'. a1s·o known as Delta Mills. This line of . development began 'i n t"he 1930 's reached its peak in the 1830'.s a~d 1890'~ anq. _subsequenflY terminated. &t, The second line of historical developm~nt in De+ta Townspip can -also be '1i~ traced · from the 1930' s with the foundi~g ~bf scattered farm.steads . distriG,~~0:· buted throughout the cTo~ship but . primari:J,y on ,secti~_n. . ~~\les . .: · this line ,:,.,_,;,:,..,_ of" development continues today as a '·signifii;:a~t prol'9rticm of ~- Township -~> land which · is · actively ·used for · agricultural purpose$ ! ; ·,'n'elta :.1\>.wnship 's ~-t } third . line of historical development c~~enced in th~ '!t9)0 's 'wfien the ·' :(:· · eastern portion of the Township began tq be developed a.ii .a subu:b of -- of development - was dependent OIJ. .the. growth . Lansing. This line of the ),\.l Lansing Region and did not greatly accelerlte until 'a fter 1945 . ~- .... ·d) ', .... ',' 12 of 1n- �. .. . FIGURE. GD-I LOCATION OF DELTA TOWNSHIP IN THE 1RI-COUNTY REGION ~ ,, .~ 'I•.:? • !" . \• -, _} . Li f [. ,'I. • \il"(. - 11 .;, I: <.- /; ...:·:ti.r.\" -:. • .s'°... ,· . •.: -~ -:.f i.J.• ,l ,., /Hf ,:~:, 1 ~ :,.~\· : ·' ;: :1' :! "' •~' , \-'-"( ,•+;;..it~\.,: _i,-'° A • ~ ; .. <:'~ 11)~:,;i-.. · ~ '::,l .-.-f}··, ~N• -:~fJ ". I,;,. ~-:£ 'f t '1-1 _.~_.v;J.:_ ~/r. .:...{, t "Jr~ \. . .~.~'.1'";1.fL1•1, d '1~.A10"1 '1~~ "' ! +:-:_ 1·: '••,' fJli: J, 1 -• ,!''\/'II.: ~"";fl'~ ~~~...,. ti :'; .c:..~.i:,a:;.;_, I •• .- # r ] ~;.!.7"': :'1 • L::;.;.-....Ji----1-.,..- ....1.--.....L--...J.....l_....i-_ _....,._ __. F'MK ·_; : nu.r: ~bta•o'i lf!;.. , .. '• 5:+.) ~ &t: ! .. 2 a 11:n:) :,r..~J. ::- 'I\J~" o•;m.:;-:Jt,_:. $. ....,, \ -t>'V <o, it l~ ! t~-- rl .:-·-$ !.~'.?:;) (, :- .. ': :..r-tv}~~ ;. 1!!:,.fi~Hl-h ,. i:t 0 Set-t-1::em~nt of the Tr1..:.:.cpunty ' Region along with most of the rest of lowef ., ,, Michigatl was ~ostponea · by tfi~ erroneous Tiffin report of 1815 which d-i~\~(l.: J settlers ±-o· focliana, Ohio ~nd Illinois. Subsequent survey and exgloratiGP. .... work cond,ucted under the direction of Governor Cass correct!!;1" ~~~~?~~~fcr' ... by the 1~30' s south central Michigan and the Tri-County Reg;o~~'1~~~-,alf-i!ct;--"'~ ing setflers interested in both lumbering and farming. ~-- J•· -··•V• U;\ _-,j:,.JH, . .. . , ~I-· . - 1·-· ,.1."'r··· '::";,. . ~,-s::~ . ,::;;;Q."'! "". J< ~;;: ~-~ :;;'..,. ~ l~ • . . ...: Tne first settler · of the Delta Mills area was Erastus Ingersoll 5titl6"pdt'~,h~~~d · BO&fa-e-rJ§ the Grand ' '.River: Ingersoll and others had comi .f8 ~ tH~ 1 i,e1tJ H°"',.,, Mills area in search of a site for an educational institution to be modeled . a.f°ter Oberlin College. However, their plans for the Grand River Theo~gidM,;.; Seniiriary we~e da~he,4 by_ the financial crisis of 1837-38. In , :~~,.me~~t£-Wl} 3'.: :. Ingersbll built a 's«:3-wmi.U and · began lumbering operations. An , I8A6 ~~U~r ~t · 1 authored by a resident of Delia Mills indicated that pe6ple d.m~" f ~dfil ·;':~.I :. · twenty miles away to have their flour made. Del ta Mills cbt\.'htiued ' t3s• d~v~1St§ 1 throughout the latter half of the 19th century at ~vhich time it reached iJ:s peak population of approximately 300. During the 1880' s and -l-89G~-s-.. ~.¥i~. .2:.~ Mills was served l'.iy Methodist·· artd Congregational churches, three blacksmit;,hs, -:· ~' ,>· re·~(:, 1 ; c$ three grocers, two masons, one cabinetmaker, one carpenter, one painter · and one paperhanger and two physicians • . Manufacturing activities inc).uded .. . were fabrication, cigar wrapping and furniture building. Socia:i~-l~a~..4t~i-s · time centered around the churches and the Grange Hall which attr~c~ed bqth , local residents and farmers from the surrounding country's id1':·.~.H1 r·,' .,._,, ·'."\': ;;:_: :.: t : .. ,,n.:.:. ~ ,a:'~,,\ ,,, .i ). !:)'."• ·•· !ft~: on , . t :.., .. Farming activities throughoQt Delta Township must have commenced about the same time that Erastus Ingersoll was founding Grand River Coi':t-y-:: .a~a=:.:.btl:iidI/ij,-.:;;~ his lumber mill. However, it was not until 1844 that the State _Legisl~tur~ ,, acted to officially establish Delta Township whose ter.r ito.riei§~~n t1~f'dk~ •·•,', ·,off from the eastern portion of Oneida Township. Tax toli-s : if?1844''' incffe!l tif twenty-six residing in the Township. 13 ' ' �This page was revised April of 1983 'J \. ·., firms carrying on operations outside the Lansing Metropolitan Area. With the e~ception of the General Motors Parts Dist_]:'ibution Center and Meij er Distribution Center, firms enga,ging ir-r dis·tribation activities employ relatively few people in th~ir local operations. I During the 1970' s a significant number··,;-£ -new industrial firms, the majority of which were associated with distribution of materials and goods, located in the industrial tract. This trend ;suggests th~t the location and access characteristics of the industrial tract are highJ,.y desirable. Typically, firms providing connnon carrier and freight transportation services require highly accessible locations ...to- both metropo-.litan , and regional service areas. /1. -~•=,,,.-,. .-r,..lt, ~ ':),~i.i~--- ~ ~~:~ - ,~......:: ~ - · - ~ - : : - ~ ~,... I . MAJOR BUSINESS ESTABLISHMENTS LOCAtED IN DELTA TOWNSHIP's INDUSTRIAL TRACT •.. 'L I l , , !' Construction and Related Activities · ·.~, . <' Distribudo'n ti ,_ ,t. J. ·.: . . 1 J. Ameri-Cel Structures Inc. Clark Foundation Company Douglas Steel Alvan Motor Fcreiglit Jacklin Steel ---Assoeia-t ed · Truc1C1.lines T. R. Noyce Construction Company Blue Arrow Inc. Bruce Cartage -- .......... Rieth-Riley Construction Company Shreve Steel Company ' - · _, ~- ---- ··-- . -· .,_ . ~ --·-eentral TransporF'.t nc. Tom's Asphalt Paving Company Interstate System Transcon.: Lin.e s _ '~ ,:_. .xr..:':;;,1~.J-;.::;.; ~-· . 'r. T~c~,e,r .,Fr.e ight, W:µes,.E,,i>' ¥~:·~:,;., . , ' :· - United Trucking Se;i;vic_e /::- ~.. · .·· , , . I,.. '<- ...... : ~~ Truck Rental -. I Manufacturers Service Corporation ~:~t~ttf;~~~~i~~~P#iP~~,- ~) i:- ·.: - .. • :;: s~. , _ ::! ..... : I ~ ::- Sf ~ (' •'. ' .-~ : ~"~(,..:. ·'., 1 - ~~fi~~~~{~~-: :. v ~a-Cola , Com-.pan~y·. : ,,.- c,,,,,,. '":: sr .}p:s? Coe ;J_"'." Gen~.r al Motors Parts·- Distr;ihution Center . Hi-Kl.iis Beverage . Lani;;Lng Storage Company .~ 1 :,-, :,Meij'er Distribution Cen't,ef::~ , ~ Jtey~ns Van Lines. , , . _. H Gr~in Elevators :_,:-! •,,_'._ l, ·:..·· ... / · t:?-. :. ,r ·:· .; .:i :· r ~ ~-- · • Detroit News Printing, F~~ility Oldsmobile Diesel Engine · Plant ii~.,;~- .ff~ ..~ l~ ; , ::~.~l 1.& ei1-fl. ~ -r.r .r , ·!:<dO :r;,:t'i.1;, ( HeaYY, ,, Atlas Truck Rental and Leasing · Keena Trµi;l<. Leai;i~g, c,. ::;~n . d ~.c·T :'Ryde,r _Try:ck Rent;il . a.;n9 ~~i;ln'.gJB Others •'11 . ~-JY,.:..~_c. ~:-~ •·._r., . ·,~~r - Millett Elevator Company Rals,ton Purina Company Miscellaneous Utilities and, Railroads ....... ,.. ,,. A-1 Auto Parts •· .. . .. r:i. _,,_ Canteen Services . r: .c . Tony M's Lounge/B~ldwin's Party $tore 54 • �I : Industrial Tract ';../ . , "! / _•f: '')_., C 1-80:) ;. ~~: .•.,. ' ' Du'r:ing the t970 '"s, -Delta Township attracted a ::i ~ignificanE' ii~~~~~rr··~~ .:, tndus-trial warehousing :firms. J~ 1 5~~ 1i-12:;}9JJ.:i P7Eiod, ~ppr~Hf~InfE.5:t)fq ~Z 1QOO :: square -fee·t of ma:nuf ac turin-g-·-s-p-a"C"e · was- ·constrm:te"d in tire- ·"Towush1p. - ·Dur_t,?.~ :,aPRF.P~fmat~J.r. EW0 --li4 1 H9n::; 9qu~~TT· !~~t 9b.r~fffJP 0 hl·~fng t:!:;-;:,t~/-~c@1Z>"f<iS =~~£'B:-S 1:~c ~-P: :-: In , .t~~ ~• lf1te_11~9 70 '.s ,, t9e {8~t?~~~~c,ffl-J8f ~ P,Ji8~ ~c ts tl:un . -~{}~ ipsfus f H<?-1.!_p,ac::,t _: -~ 014s¥1?b +t~ :l!gn;:r~~g~r 2:a~~~d:2~~~--ni~:te,q w;1-_ ·..:. -:~~y.,e:.::,:<t~99P,-J-~_90R. :~quar~. .Hef) , -.. ~~e,~ Gep~~~i :r~BEBrl? ,~a.5;s . '1ti1feq~}tt3e 0 ~~~~--~~,J,;~f2_i9:99. s.q pare J~e_;), ,~ij~J; ,Har:d lfp~ij. D¼Sf[iJ:>~F.t8~ ~ll~'tdit:g .)~15,; L~filt,,w~~F~_:f~e _tJ •:. C~5raTCola W~i:eh<f\l~e cr85 ·~99. -:.?~M~~e,J~~&~·tf.l-n~srliP~ J:?~troit .'$J~~~tp~g. p1cili;y (30,000 ~qu~re ....feet) . ._., ~,, ,£.9 _ c;·,,.,~Hj o.:: J::i.l .(; ;f:.~ J-Nt~:<~.c\mji 7 0 . S::--'£>;-' ..~~- ·~ /).,:i _JJn ...... ~ ,. -1 l, l c:"':; rif ..1.-: ~;-;J J -~ ~·-0 :·q Or!,L f. 8f:; II ,, P_roje·c:t_:i,on of Future Industrial Development Potential \ - : ; .. ;' .._ • u• -: fl•'c-1 ;J: ~--t-1.:fff.-:- _ :-.:: --_: -· • .. ·\ 'f•... , ')A!t ~fly~j,_~; _a nd projecti~n '. "['D~~~?-?P;t:ff:- ~c,~en_tia_l w~ll ge · . •; ~1':1 r. ~~ -' ~~-:~ ;·~ t,.o .".1S2 sF '.' of industrial, w,a r~housing and, :dh~f?,~gu;fgri carried,: eut in. four".xflfrPS •. -¥i~s g£i;~~~~on :/l;'m' :',~t3-M,, ?,J,.rr-?:i:F~_ct~d _to,. ~h~ overall ,. s _tructure ,1?!' lie~ ;I,,aq~in~1:) 'ri-:;-hg~_H : ,. -.,,;,.1-gr)~e~Jii-'«.:- ~c.09-omy . , •. ~~cq~~ly, c9ns~defation, will -~Er g~ven .: ~o ._, ;l)R~vu~H~cial .;£..;_ 'f..~J..fl)ff...~ --of . tJ:!~ Tr,1.:901,1n~y eFono1Ilic st~ucture _w~ich are i,J?pri17Ptflt j fo£ _· fP~JJlii.~J-.., ,.wa,li~hou~~ng and dist,ribuJ:ion econ~puc po;en til?-t~ J ·19iffibY., ::Jl.~~~¥-f'.J-/ e,mp_loyment (t;rends in i~dus tria1 Fand wh9.l~salin~-:, tr~9-~~c-1¥iH! rbe . _,__ 1 , aj}~}i?r~4.· ; )?inally,, _ projec_::,;~ons . 9f future Tri-Co4R.tY , !t?>dlf~Jl,?r~h,, ~n£Li,s _., ?' ;-7b?.f.~~~ling em-g:1,oyme1i1 t wip. be J,Ui 7sen t;~d1 and analy,zed '.)~n ordEr;t_;!) fgJ ~Er~ . te,r m1n~ :, f;1:1ture developmen~ __ potenfial _for .• ~el _t~ Towgship • . :'·:W " , , J i !''.,;~ Tri-County Regional Economic Structure fii .. ;,_. ~,- ·.•; . ,.,._ _______ thi-e~ . k~}'- .r+r1¥.~Ef~: . . _,_ .'.:..?.. flC.t j ,::.-!1L··1 Tl7-e ec9ro'!_IIY of the ~ri-County Reg:i,,o n is based. upon . §1.~~te g.ov~i:.-pment, higher educcj-tion and ~ptom_pbile m:=3-n1:1;~cf_lf.r .i pgJ.sif.:1~ying fm ; ~:PJ,l!;)IDY ba~ed on three such diversi~Je4 rJemenp, ,~aE~b~n.e .5}t~grJt1e Lansing. area. in terms of economic balance and stability ,F~_ i!-t(1I18·¥td 9 p-p,t . be possible in a more narrowly-based economy. Furthermore, this econ.oin?-c_ s .J:r~ctur.Er, has enabled t~e Lansing tfetropolitan Are-r, .$-9 ttl,<f:? ~ff?~~!,=P.~~ of n5_t1on~l growt~ trends in the three ker, e~oY.?1:lic sec,tor~ " Rts ,qO;YftrnW~?-t , ,•J._e~uc~__tipg_..,~n~ f:ndustry and thereby evolv~ .~s ~~e ee::,o nemic-- nv,e ~fmc~i:i,.t ral ,~a,._cJ:i-1_1~an,:_, dur2--ng the post World W<fr, Tw<J . p~_riod. "J,.:·:· . .,i".',.,:,~":>'i: Features of the Tri-County regional economy which have a bearing on the potential for future ind us trial development are primarily related·_ to the - skills and expertise which exist within the Metropolitan Lansing . Area. ·., 55 �I • U This page was revised April of 1983 TRANSPORTATION ,- . :; .. ' ' .\ ' The 9bjectiye of ~he transportation network is to provide essential -s ervice ~'dt:"fn '· mo~in~ :,nahicles throughout the Townshi p~ . prov idej tonveiiient . a c~~•~s-s to ·:.:;, ]tiv~;~~l?r<?f larty aii~ ·a1i6~~efficien1r ·wot ~, · ~~9pplh~ J~iitl~ ie; s~i-ia"'t ~ ! ~vehicle tt·it>~: · Jnie · stteet n~twork~ is ·t he tfio§t ' sbph:i.sti~Sl~ed i ana J developea- ~element ·;;, t,:f ~th~ 0 tr·a.tf~~6rtati8ri- system':· Other d~ent~ 5 inc1hcie th-e public '--'t ;;,i:i~sit ~~~ €~*~\ Gpe~ated 1:iy<thi!· C-:ipita~ A:ea- 1':tans~6!~at:i <:>rl Aut'fi~ri~( j ·:\ c~T{f.?' and i--,;~;': · ·~ tort~:C¢tihty- Transportation , Autf1or1ty (EATRi\N) ·, :fu:;nLmoto;-ized ":-:faq:t'.f:f;:~~es 'idewalks ' and: bi~e~~ys .! . and ,·a} ~P~r:t . ~ncf_ :_s'erv,~~~es_,_;- ~ f\uding ,-~ -~ ·pase ert:~~r -' ~hd:· frei~ht carugi. · _,, ,_. -• .,·· -.~ · "' 1-· )-{fl .. .· _ ·- :.<~iic~~~ltlf s ';:·1 \_=-- I.\_:(,~ . _ .,JL .1 • rail li.1 •.e,-, .. _r-;~: ~;r~ !':! .. ·.;• •_/,,· jJ __ :. ~; . . .- ._. The transportation plan element ot' the C<;>ptP~.e.~e:,1:s~v..,e, f.\~~ _prp v t ~:e .~ ,~n, analysis of each facet of the transportat'i'on ) -y~t~nrt:;:v~g' t 1fo-ottf1~{on to fuel costs, increased government emphasis on pu111ic · tr'afisit: r~feNlce and non-motorized facilities. 1 ·:..~.:rift. ~ ~ -, r_, ~1-:? dm 1 :1 :; ; .-..i.. . t~. ·.: : ~- - _'Hi~totiB.~~f D~velopm~nt of th~ Str~~t ,system -·"';",. ,.'..~i'.':,t~ • .., l.I cl.t w l.,,1.., - "•- L ,, J r~~l ... • . •.· ... . :. . !.'.: • . - .. l.!r--~ '! 1 r-· ~· '"f.. ~ ~ .·:.... -: __gt~ ~-~,1JIJ :'e:·~·-· :- ,.:..,. •, :;~l ''~P.:\'.!:~L-,:~ . . ,.,).,?:' .,'"·'·;v_rr.Eif ·)5; -~-~:fal ..p:ysr.;_r,i:: ', :111e Ji l §~ing thoroughfare ·patt-ern 'of beita1 Township :t ii e'v'g1)1~d'. p·r ': Hnnily ":-:: } 1:~~:: tw~ ~ff~s~f.- , ~igh~ay devel_o l'ment: fa:ct6rs. : . F~rst ,-, the_~i~} ¥i~cPJ~%d pi:i:~terrt"'evident · in the Township - re~iects· development crl,'farg- s~l:!'ti'ort"-'_fines . : wfi:i.c:h9 fl~~i!: ofltk'" to' the t_iih'e teentli · century survey of' 't:}1J11 N~;r'th.'<vest 'Te~ ri·. ·, '-: '. t:6-ry'.r;.1.> '.fh:ls p8:1icy r of " provitiing·· acce~s ~utes= along -s~c:tior( ·fitfes -fif1a~ -}-,:':,:,::1 i:i.\: c:hhes rrprodi:i~ed seemingly · arbitrary road alignment , pat·tertts1·:.~i!t::1:l-q_[~,:_ spect to natural features. However-, tonstruction of secri'on ·i'ilfe1~foa'.ds has also provided reasonably good access to all points within the . State. 1 :- .. :1 --·--· ·.!._· .. . ,_~,.:-.'-~ ~~-?~~--~~- ~~ ~- •· The second basic highway development factor which had a great impact- on '.'oh~t: ~hot bnghfare patte:dr bf the Township is the Federal Int"erstcite i:ilid f.: ::fleteiisl( .Highwi:i.y Program-. : The program is aimed ~t' developing_ i-d:g'ff''ripeed effiei~tft transportation links between maj orr centers of econom·f 2 iln'po·rt~ce it: 1 'tliroilg&dut the country. · Ini· Delta Tbwnship, tw3 interstate ~h'ilhwAys" ':':finpose a ':' strqflf new pattern over the ·old gr.i d configuration. A north:..$l,\£t1 iG.~seg: meri' the· and west"_hi' . ' .....t:-1; 6£ .;: . ...Int· . . e rstat.~ • •96 'tiivides ' •·~,. . . -..To~ship ,. into east . ·; '~- =· : .: i vjY:"' C\-, . ·. · Inj:efstate ' 496 divides ' the eastern half of the Township ~ ·to n'C>'rth'.e~1rt andrisoutl:ieast '· quadrants. These J existing interstate highways f>'r'ov.\ if'Ei'.·' e:ffitlen£ 1 connections to downtown Lansing as well "''tis other.·ma_fo'):- reifficient connections to doWntown Lansing' as well as to other major economic centers of the state and nation. ~ "'1(" ... ·...., to II 'l. Functional Classification of the Existing Street System }- - t - • ,. .. ~-, ,-- ,. ci~siification of street~ in an urban· area is intended to identify·· each ~;. -ii street; accbrciin'g ''t:o its serv':l.ce function. Such classification es-i:·a bJ'.iJh~i( th'e;.'. r el~l:ionship ;i,f each str~et to the entire system . s-er/icing ~: the•; ~t-b.a n ' atea·: _:: ' ,_,. . "< . .. :.i>rr)~- cJ- r1~· :: :c ... :1··· :;,,. :..: ~-; ~ • .i J Y -F utiH:'1.bh:s ir'e identified·- with respect to the types of land use served tfie' magtiitudi of their traffic 'generation, and also according t'O . ,;. '_ the mix of "through" and ' 1 '.Loc al" traffic on the various segments of the network. Through traffic ref'ers to~ trips which begin and end outs·ia·e :,anif ·::.: ·1 .•SJ.- .." ~- :,: r: . ' J .,..' ·· - 66 �i .. C U>· ' ' of the immediate study area. Mos~ of--t:~ tri~ n-S r ~ /-f&f-":;e ; ani{;:i t .: ~r; ,l~kel~ to h~~e t~eir. p~ t nt of __orig t ~ and -- ~~stin1ation .-~£ p.1.a ~~\fhr.: ~- r~-~<Jte _· frb~ ~e~~~t 1ownship. Tht\ int 7rs,fate h ~gh11ax .. netwo~~ ?r-0,d -:rN~~? r ;:_:·Hrs_:-~ a ~ ;~t~ mak~ ~p the _P~;-nc 3pal ar ~~~i1-t. net'gn:1.s .1q f _J'.OA1s. ~~y~e~,,. :;_k~· ! ::.'iar ge ''port:iort' ' c:sf ·'t i.-ip's "on a · re~iderltia.i streef1 "are like+X ·to.\~:~~m- ,;- ') ~~is~d' of ttaff i c ' with'"bdth o r igitf or deii'tinad.0 n in ·fJ;t,e i.mmedi <;l ~i : f i"1 ~,: ;. ~~,:I~fty~'. .These ''s~reet,~ ~~ € :: therefore desJ &~ated -~s·_,l~ca~ l ti:~--~ ~f, ½1b ·-:•~ Bit~ _f dfictiori:al syst;erli. ~·Local streets provide th~ .,~9 f or;st __ wit,fi .3;cc~.s s 1 ¾?;\: to ~a~tirtirig ·la'nd, ' \vherea~ i _arte r ial h_igfiwaxs f~.i iii t'~t;,¢'· mov{ mJ11sf ~:,1 i" f\ €nr~ttgt\ ;1n1 ara'a ;1'· '• Figflre t~r present's° , a "ci".:rss:i,,ficat ion .q~ Qel l a°~T~~:- S '~f reets, ind _ro~ds -~tr1:J t:fi:chi~;.; n,,_pepart1Aent. 0~ , ; (:MD~T~ in"_ 1979. A dessript.i 'on of -~he! varr o.~s cia5i~ihca~i_~I!,s 'ltqJlo',s in ~able T--1. · · ·---~ . .. '. hr .. J~tP ·-r'~:'F~~~{~\~J~p 0 The following list illustrates th,e. ,ba,sic criteria which are generally considered when classifying urban s 'treets. The origin and'~de~1tin:adbri ' of trips served (intra-urban, inter-urban and rural-urban). ~~_Gi--,_'l. :2:-.; '" The volume of trips served. 3. Th,e type of land uses served. rl,1.,, ._,r, 4. Spacing between travel corridors. ~~'&, '. :5 . .'. Rout 7 continuity. . . . :/,_I' _\ .· Physical characteristics such as parking, ~:~ · _· , : the number of access points, etc. 1. :«,. X • q~ i l ~' J · BE i •°j. 1 \l_, ~. I The i,,'C'fi'S.S'i:hcation of streets and highways in an area such' ~'.s! Delta ToWI'\~~ipJwhich is rapidly urbanizing is often complicated be,s:r use land·'_us-e· pat'terns are not yet established, travel volumes ar.e light and the' ·e xis.ting physical condition of a roadway may discou~:~ge its use as classified. It should be noted that road classifications _-~. ?~~J,..e~-f~~~~~ .,i1: ju\is.dic~ions w_h~:~h are experien 7ing signifi~_fnf ;. ,· :,-s--g;t~\\;J~ t9 in'7c~ea.:'es. l.Il traffic volumes, physi~~l roadway ~•~f bl~':i!.1,, ·-nP~ ~~~-gt_~- and cnanges . irt land uses. · . ... _, ,., '.· ,_. ~· ..\·~.: ~ - · ,-~;-l,._ -- - 1 ~,, , ~ .,-h,1 t~.(l · ... '~~;~ ~~ ~~~~~ PP,roximat1a}.y_ 160. tota~ ~11es of ro~~ways in D~1t 'r t'b~~-~ r,; · ·,r · 1m d.1tlding' e'k()resswa-0;, sec_tion l ~ne roads and_ local subdivi~i9p_,.g1rj~ts and roads. Road rights-of-way, including the interchange dghts-ofway, occupy over 2,000 acres or approximately nine percent of the • f _,., ~ '··.'\flttn· ,!:, °;; l 1 Township s total land area. Table T-2 depicts the total mileage of .the various roadway classificat:f.ons in '' hel ta Township. r:;,. ' ! J· "~ .Lt ~.ti\,,: i .·:; .{!'";!!': ,,,..,, ,, ·1 ·, ,., ,!:, .J ' . i :• -~ ,. -, ,. •. l - r! .. n.-·n:1. t' ;:.:' •'1.- ,0 , ... J 67 :.~ T :i' ,.:.. 3'"1!.~~ ,"r ·::-. ., •• , .L '-\.\,. iil; . . TJ ::, ",:1 't .': b:-,, !C • :.. 1 1:-r: 1 :, ~,- . f �This page was revised April of 1983 XI Mass Transit Service i~ _Delt 9 .. Township ... ,:_,I .: ._ ... ._ .... ~-~ j ) 7, j • • ·• • -.. . .. j ~' • • .~ ' 1:i .. U' •. .._ I : · l. ,i._ .J - • f ' . . ":'" i__., i (' . \/ .-1 •• ••. t. :-i :( t Ti;-a:nsit · service ln the Lansing _ai:;~a evolved _in a . ma11nei , s~ilaJ.; .. to., .t hat of _; ?ffi.~r ~~:ts~:§s at?,"_~5.tJfi~ c~untry ~-:-. ¾>. elec~f1.c'·~5 ~f:uE~fl~>~~i~o':tL and !~cal streetcar system served Lansmg and surround~g areas until 1932 , ,--r~ ~el! r they were rep}a~e~ . by a _mo~e- ~f_e~i~ln a~.9 : ~~e~!=>-~';~, ~ot9r i ~u~ sys-V.ll- t~- ~9,94 fri~~it se~ice in the a 71~a _w?:~ J ?..r?,V.:!ded by Pli~yate comI964 y~ty -~~ , Lan~ing :i.1:1c,~e~~~d ,,i,~~-~V?lvem~t i~ S~?e . ,<?~~r_a~3:o~ o; th1;~e1;:,r,qpolit,~ bus system ~f.t h ~lw :; ~:j,ty _dSSlfin~~ ;C~~plete 0 · / ~ ~; ·t~z , p~!:~;:. -?~ - :;i~~l!~¼e::t~i!~;~~~;;1~!~i!:~~:i;~ (~rlFS;rt~:~:~~~;ltt:~j ~:e cc£t:t ::~,f t _~ ~ ,I:u½5;_fc A'.c,ts of Mic,lj.igan, .1.965, .thro~gh a .pet_1 t:j.op by, .,tllt; ~~o~eJer '"· p'ki :a: T°.~:~htp n·e vei; o;~ iG_i'i~.+Y Joined - C4,5A. / :;_t~'.fh e 'f-'5 iTlustrates CATA ridership figures for the past sever a,.;!, "'ft~,:~ ·\J! }~~tt1~~¾.:, ,· _. .:., . . • :; ' , 1 ' tAB:t:E'::T-5 . "· ., "::"·. ,:,. .' ·- . . =.:. .: ' ::.~ ;, t" . • ;: :. ,. i ' 1 I'. ::1: ·e Year £ ~ l .SU . . - -'.) r .: : ,.\ tf . . ' r, I ' ... ~ 4; .ioo,001 : -~: ~ 4,4,B l,184 ·. -·' 4,4.68,828 _. -'- · • ~"' · 3 ;'a·20, 042 3,647,424 7 '~ - , 1976' - ~~}f+.P.~ ct~·.g l · ,. B,- · t _;_ :': ~-~~3o'"fP,~~;., +,JP 5:7,~,4 8c.:i, _ s a.1.1!{975 • -.. . l.,,, • r9(4 9 ~,~_c..;·,:_tl Jfi,•.~,-- .:1!:t ("I ., i·Q 1.' 1 c. 'J J -~ ;• Ridership 1982 1981 1980 1979 1978 .., 19]7 , ,~ ~ ,.,.. • _j,"l • ',/JI t .• ._ . L· .,. L 1,2~] ,,5)8 ',-i6 ,-· - ,'f•~-- ;_~' .. [.Cf ..i'. ~ ~I~ -:q· !: 1 In th?}afe 1970' s ~~lta T~wns.h tp . ai}nw.illy p:royt~~d _CATi\-~-~ ti[ t¢.~ri~j.al su~sid'ies · for tran·s ~t servic~ prov~1~f "."7ithip th:~ T_Rwnship ~ ) ~ ~, .~-~t this method of fundmg transit service was altered when a seR1 te ~onfi;~eE-.-,g~t;ff~ CATA , ~nd. _De,lta Townrhi_!' was coopert~ively d~~~~~ c,?,µtr exe- : t!:1~~~- nri ~~ contra~;, }rafted for a _1 p~e-yea~_}'er?,-od, specif~e.~ g ._h .- ~ount · · 6~.J~D')·f~-: to be ~~ovided and the c~rresp9~~mgJ pa~ents. · · _, · . -:i · c,, f - -:. ... · d :_, ') lf: i :::..• '~ - . ; Route" Nuriloer Six of the CATA system~.• presently traverses the Township along $. J r:. • ' .. ' "' •waverly Road and West Saginaw Highway. :rbis route has one hour, int_~ rvals between buses (headways). A total of fifteen bus trips a day are made into the Township beginning at 6:40 a.m. and ending at 9:15 p.m. Transit service is not provided to the Township on Saturdays or Sundays. ..., 4 -, • C. ~ In 1981 voters residing within governmental units which are members of CATA, being the cities of Lansing and East Lansing and Meridian, Delhi and Lansing Townships, approved a millage issue which provided operating funds for CATA for a two-year period. Since Delta Township is not a member of CATA, its residents are not affected by the transit millage. 84 - �I This page was revised April of 1983 .. , .- lhe _Eat;qn _CoJ.n ty \ran~pp.rtat~o!1 ~~u:h<::t;.\;Y (~T~{ bega~ 1<;Pei;_a\=i;<?.:n on · October 1, 1980 under a contract with tbe Michigan Department o.f' 'l'ranspor1 ; ,·:;: c.it'iori~ *• unci'er th-~ ·c ontract, th.i{ ,sysf~ was)OOf.' fti1{d~d 'bf,' t'~-~ ."# ~~ e through Septembe~ '30, 1982 at whi~h t'inie tn'e residents of Mto1r"C'o'unty began making a local contribution in the amount of 25% from October 1, 1982 to September 30, 1983 after which time the contribution would be 50% of the operational budget. In August of 1982 Eaton County voters approved a 2/lOths of a mill proposal for supplemental funding for EA.TRAN. In 1981 Delta Township joined EA.TRAN which is a demand response bus system which constantly changes the way the buses are dispatched as customer demand changes. EA.TRAN services the entire Eaton County area while specializing in commuter express trips, and medical trips for senior citizens and handicappers into the Lansing Area. Appro~imately 70% of EATRAN's riders are on a permanent reservation, that is they utilize the system at the same time on a regular basis. The following factors could provide a major stimulus to increasing mass transit ridership in the Township: 1. 2. 3. 4. XII Expansion of mass transit service. Continued increases in the number of multiple-family households. Increased motor vehicle parking costs at Lansing Metropolitan locations, particularly the central business district. Increased costs of motor vehicle ownership and operation. Railroad Facilities Serving Delta Township The Chesapeake and Ohio and the Grand Trunk Western are the two railroad lines with tracks running through Delta Township. The Chesapeake and Ohio track cuts across the extreme northw~st corner of the Township, but does not provide direct service to the Township. Two Grand Trunk Western tracks cut across the southeast corner of the Township parallel to U.S. 27. The tracks are part of a main line route serving Chicago, Port Huron, Toronto and intermediate cities. The Lansing yard located at Snow Road and Pierson Highway is Grand Trunk Western's headquarters and main marshalling yard in the Lansing Metropolitan Area. Grand Trunk Western facilities and services in Delta Township represent one of the most important transportation assets in the Lansing Metropolitan Area. The Lansing yard consists of 13 switching tracks with automated controls and is a central assembly and dispatch point for railroad cars destined for all parts of the country. Grand Trunk Western serves the following Delta Township industrial type facilities. Oldsmobile Diesel Engine Plant Lansing Board of Water & Light's Erickson Station Meijers Distribution Center Millett Elevator Company Ralston Purina Company Grand Trunk Western has indicated a willingness to provide additional s.pur service to new industries desiring to locate in the Township's industrial tract. The Grand Trunk Western Railroad tracks carry approximately 15 85 �I This page was added April of 1983 .,r=J- :-rr.: _ r:-... · '"'.::..•r-"" · i. ..,..,,...... -,· ... - .· - - -r•; -. . .~.- ....... ., \.ii 1.•• .., ~.,,~ r-'a ~n~ ) >e1;:_ _:q.c!Y. , it\ ,_ea_clf d,,ir_e~cion, nJ.4~'fng Gr·a nd ·:_rrunR ~esterrt tnt?; ~jor 'IOJ,. ··: .r~:i;l ' J~i:itf~ itf ~he ·.1~nJ'm g· ar~~-'- Grcfrik 'Trunk Weste~~ has" eliminc!·teq the . : ·tas"sl[nger ; servfce it onc;e I?fq~ ided to the Township. ' ' , r ,_. '(.,_.Ja~•uv nuJ,:,. . , 'l ~<)( :r~ci'. ::. ::; , ~ J c; "'?!;. '"! • : ~ . \ ' ) ;:· ~;>.. ..,m., ..; ic:-· -,.. ,..,t:. :r. :-- ·,j: 1 .A: ' (' ..,., ~cr- i n.c; .: ;~~ ... ·,1:· ':'. ;c. r· ., ·•.-· ... ,:t, ,:: r .. ··1 rJ..: -'· ,,. i. ...... ·, ~ ·.J ...... > ;_ j.l. ( · -~ ·'_-:5'. 1 ,j t· .....--~f..:,.l.: - ·•; i::,· ,_ ..r: :::• -., • U°f'" ·- - ~- I.. . . ,._ :.. •.·!_·· ,; F, ~ I ._ : ... ... • • J ';., pr' -. t'• - jC J a ,,·f'' ,. ~T -~-•n: f1 :1.l of 1 un- ,., -s .:.··· ;;: r.J.8:a ,.. d:i.... :1: _;_ ,:· ·.. !(.,; ,...... -~. - - : l_!· __ ..• 2 .) - :i lJ ~:: :.-:c,,,.~ '.:-:'. '·,. . .BS-{f.E. r-:..31 ~ r .l ri-c :rr,.WQ.'T ~- •·· · :-:· .C"'1~~;~:;1 v.· !' t,~--- ..:1 --· l' .- .)J:CtJ".t'l ~f!_;_:· ; c~·· u.. s..E .....s·.:.. : :I':' c"'.... ?_;,., _. '·• ••' '3' "-.... ,-: " b:':I ~,:)ru ': ·., .. .., ,r.: ,·O ~ ~ .: ··•t', ~.rl-e:.. .cw ;.; .;_::J_." ,(J · .. \' ,.,. ;~. -, ?!_ - .. ,) SSA ;~;.., �~I f This page was revised April of 1983 requirements per gallon of storage, the provisions of easy access for repair, and the fact that ground ~torage facilities have more aesthetic appeal than elevated storage tanks. The Delta Township system has a 500,000 gallon elevated tank on the east side of Snow Road just north of St. Joe Highway. This tank has a static water pressure at its base of 59 pounds per square inch (PSI). A ground storage tank, equipped with variable speed pumps, is located on the west side of Creyts Road some 600 feet north of Millett Highway. The tank contains 1.25 million gallons of storage capacity and delivers water into the 16 inch South Creyts transmission main. The ground storage facility helps maintain 50-55 PSI in the south end of the water system _s erving lands south of I-496. Water Consumption Table W-2 illustrates that water consumption in Delta Township has steadily increased during the past s:ix years . A consistent pattern has emerged, that being that approximately 50 percent of the total water consumed is attributed to single family residences, 25 percent is consumed by commercial/office establishments, 20 percent is consumed by multi-family residential developments and five percent is consumed by industry. It is expected that the amount of water consumed by industrial establishments will significantly increase as additional manufacturing operations locate · in the Township industrial tract. TABLE W-2 DELTA TOWNSHIP WATER CONSUMPTION 1977-1982 Year Annual Water Consumption 1977 589,543,~80 _gallons 1978 638,522,720 gallons 1979 652,824,480 gallons 1980 647,782,960 gallons 1981 1982 Fire Flows As suggested previously, one major problem with the water distribution system is the undersized water transmission mains spaced on one-mile intervals. Historically, fire underwriters have identified municipal fire flow requirements using empirical formulas based upon resident population in the service area. With increasing sophistication of water supply systems and fire fighting apparatus, new criteria have been adopted which recognize the types of structure and density of development. In 1977, the Township Engineering Department calculated fire flows for existing major buildings, a partial listing of which is included in Table W-3. 94 - �This page was revised April of 1983 r·· 1.,c t 1 : • .. ,f,· I 1J :j ;-•: :.;_ _., ~r J } _Y : (,. •· • • t• ," ';L I ! ,. • , ) ~ t '"': lr. ( :, -=-.~. .) ~ .: . TABLE W-3 .. ,, '~ ! ! I ·• ~ • I ! '~-.; ..: , l,.' 1' ~'I t fil.· : ' :. . Recommended °J · .t Fire Flow i Es tabliJ;lhment , , ..... 3 :.!3.1 RECQMMENDEll FIRE FLOWS ·.... ·1. (Duration= --of· ··' Fire",- Fldw !:>,.. L ~ .. , l 6 hou'rs· ' _ ._Vill~ge .Green Apartments · -· 6,000 GPM ~-.;f ,t 9'-.r·'." Jo.~ t-• ~ ~ ·-r I 4 hours' 4-:,1500 .GPM ~ansing Mall. 1,, , ,· W~~ t 12 ~-~1~. . 1-,: ·H:e _,,, 2.n<. -~-! :;4";_ .!). ''L 0 1''lJC Michigan, Nat_j.ona¼, _ ,.__ ·:: ;Bank Center . .., . '1 ,,. Sea Hawk Restaurant . c J r... ~ "") $,a gin a~ Plaza, , ':.... ;.. J ~- . -~ ()" ' ~.1. ,_. ~ijer . (re~ail store) -Hilton Ii,m . Ct, •-- ~ 4 '1>l:aurs:l -· ~ ...:., ., 0 - -:: ..,.~ ....-._"1-~rl'I :31 .. : .,,-1,:;- , , J.:50 -GPM ".l: ·: ; ·, ·, ,, ,, ~1 r.. , -~ .. --~ ~; n· _J :.:-. ,, rr,.._, _; . .... ___ ,. ._ , :- ··~ -:Fbours 1 .,,, • -:: f :·~. ·-. : 2 hours VDlf ... 2 ,;: 4,500 GPM ' ,· . ..i'...b ~ >-rj 'I 3,000 GPM 4,500 GPM ~ ·:- '· -.J 1,500 GPM r- W~verly High School _.,. "' J . J :- :2 t.,,,.,, -J :", ·;,. )2, ._,.,.. _. I, -'o t ~-_Plum Tre~ Ap~:r;:tme.nt,s. ·,,,,: ·. 4,000. GPM:';,_.' · ·-'>.-.. >6':'.: J.o~ '" - '· ,. he.: .:.r~~ '-' ") . 4 h.Gfirs -·w -m,- J : : r ~ • I ,_. Bl hours abL11 -• 1 ::w: ,·•-, JS.rt ,,.,., · 14 °bout§'::11!'." - ... .,''O The addition of the 1.25 million gallon ground storage facility and the in.., , sta:1,lation qf 12 and 16 inch transmission mains along cr-eyts Koad imp.r oved : , ,_ the water syst~m' s fire flow capability and duration of .:l!:low:n°:tt -s~ould be ri~~ed that having fire flow capability in well production and~to·r-age !-:d oes ._,~ ~••,:. no~ . r_nean ~48:t recommended fire flow can be delivered to the s'ite '61-f •a ''-fire. ~e , dis tr !bu tion mains must be properly sized, spaced 1 . ,·artdHllooped-- to J.p rovide , ~mch fire flows at all locations in the water servidi ar-ea', i · u ··r! t;-: _. r,·." For purposes of providing adequate fire protection, close monitoring of daily water consumption demand versus supply capacity is needed. The ',exjjsting wate: system is capable of providing adequate fire flow to all but' 'a fl~w :.customers. Furthermore, as service is extended to new areas, need for transmission mains ·,~and added storage must be continuously reviewed. , 1.;1: 1 " ;_;·.. +.,~;r:. ,, .: Fut~r,e .S .ervice Area . r:,. fJ ~·\;. .t.l,_:. ;;:· Figure W-11 provides an indication of the future water system service ,area _in increments of five years. This figure should not be cons·11ru~<l 'as · '- iden tifying precise lands to be served during each ti~e perio&.'·· ·rt· 'fs int'.'ericled to convey the general extent and location of service area extensions based upon projected service demands. Figure W-II should be viewed in conjuncti9n wi th .Fi~ure SS-II presented in the Sanitary Sewer Service chapter asj to ;$he provision of both public water and public sanitary sewer servicess -:t.e crgd.ven 95 �·promptly toward rehabilitating and improving these collection and treatment facilities. The following narrative puts issues in perspective and suggests an approach to resolution of each issue. The following is intended to provide a basis and framework for the proposed extensions to the sanitary sewer system which are discussed at the conclusion of this chapter. fr Infiltration ,C The collection sewers in the Jrelta' 3roiiiitsh1ip sewer system are relatively new, the oldest lines were constructed in 1965. There are, however, significant quanti1~ies :-0f groundwater infilt:.r ation snd inflow to sanitary sewer iines in the .Rresent system. It is estimated: that apflq~iw-_g_t.?lY 40 percent of the wastewater - received at the treatme~t plant is groundwater and/or stormwater . There are , locations in the collection .sewer:,, :sys·1:em where sewer pipe is situated within the high ground water table. Also, a large number of dwellings and busJ.~SrSes have roof and footing ,:drains connected t.o sanitary sewer lines. Some situations exist where sanitary sewer service leads have been built t!,1,:-o.u,gh an existing storm . sew.er. - These ~:a'ds -may:.,be- broken or cracked causing a direct flow of storm water into the collection sewer system. This exc~ss, flow of water into the collection syS'teni tnrer1oaus t-he wastewater -treatment plant. Flow meters at the plant have recorded up to nine million gallons per day of influent to the treatment plani:, far :·in excess of plant :. i::.apa~i ty. The excess of. fG.-ow occurs primarily during periods of heavy rainfall, usually in the months of March and April. 2 :.:,-( ,• -. :. ~' l: • .: A detailed study of the present infiltration was conducted during 197519 77. 2 a1'ha..s study used daily flow records from the WWTP.i_: Mlich· we-r e analyzed. The amount of infiltration and inflow was estimated based on methods 8 9eveloped by the U.S. Environmental Protection Agency t ' -rt ' was estimated that annually 300 million gallons of excess flow enters the treatme~t; pJ:an t . An economic study was conducted to determine aeosteffective approach to dealing with the excess flow. • J • - ·:"'J:_ ·.;)--:t:: L-•,.,._=- ~· v:. ..t.., .·.:~ ~·. ~, .'._)Tih~ ! s1™,,4y rev~aled that it would.not ·'ibe cost-effective to initiate a · program ,;; , .!:.:!?.f,r-4is.c;onnect:fing footing drains, but it did indicate that :' it would be cost-:- -u~e~~t;,:f;;v.e , to ~,emove excess was,tewater . flows by rehabilitating existing , .s•'l 1 ·-s~we.~s t: :;A d~ision to proceed with rehabilitation on a limited basis· would ~-~ .a1llJ!inJ!t1:t ·ap{tr())Cimately 15 percent of· the excess flow (•45 3 mi-ilion gallons annualJ,y);..-: T.he remaining 258 millfu'n gallons of excess flow would ' continue to be treated at the wastewater treatment plant. Ue>t 1 n ·so..; ,, • .b ,: "',Qual;;i;..t y ~ of , 8 -_r.,,ffi;-'I:+.~ ated; EfUuent 0 ) Water quality standards promulgated as a result of Public Law 92!..500 impose stringent quality requirements as to discharged effluent from the Delta Township WWTP. All present and future discharges from the WWTP nius.t: ·mee:t these standards. !,_ f ,·:·.r, ·: $ ;' --,, _c-:;-r2··-· , ....... , ·. ::.., r!'• ;p.e1,ta ·¾Jom:stlip is operating its treatment plant under final ef·fl1:1ent stand;,,: ~rd:s. .4 11. mun.icipal t:~ eatment plants throughout the nation operate as pro81 :Ci:.::'.,::. n .. ; -v,, :t "J r·u t rrc· .; · . -;,; i Reported i.n the Facilities Plan, conducted by Delta Township personnel in · n;=, cboperaition- with Fishbeck, .Thompson, Carr and Huber, Consul ting Engineers. 102 �This page was revised April of 1983 } -,f'lJ ;.f ... ~ "\ ::: · ., ...... - ~•'"'l"'rr t..; rJ- ,---if vided in the National Pollution Discharge· El~inatibn System ' '(NPDES). The 1 U.S. _;Envi~o~e~tal p~,;tecti~il. Agen~y- issu-~s-' NPDES permi,t:s' ei di "6perat1 ing t'r'eatment. pla~t iuid . estael_ishe§ . specifi~ watJ:r q\iA}_~·t r i~tt(~~ias as to effluent discharges. · e~r Table SS-1 presents sewage effluent standards established for the Delta Township WWTP by the Michigan Water Resources Commission, acting agent for the Environmental Protection Agency (EPA). The WWTP is presently in need of improvements in order to address the following items: - Proposed EPA sewage effluent standards require that ammonia nitrogen be removed. - The flows of wastewater to the WWTP vary significantly during a typical day which hinders the plant from operating as efficiently as possible. - During hot, humid, windless, days the open treatment facilities at the plant presently emit a significant odor . - Excess seasonal flows of influent, attributable to infiltration, cannot be properly treated due to the limited capacity of the WWTP. The following improvements are needed at the wastewater treatment plant: 1) ammonia nitrogen removal, 2) equalization of wastewater influent, 3) odor control, 4) increased capacity, 5) auxillary power, and 6) backup sludge disposal. Delta Township is presently securing the necessary grants which, if obtained, will assist in financing a significant portion of the proposed improvements will result in the WWTP being in full compliance with future sewage effluent standards. In August of 1982 the voters of Delta Township authorized the issuance of four million dollars in general obligation bonds. This authorization provided Township officials flexibility in borrowing money at more favorable financing terms in order to pay for improvements to the wastewater treatment plant and extensions to collector sewers which will be partially financed through the sale of bonds. III Future Service Areas for the Wastewater Collection and Treatment System Projected Growth of Service The increase in demand for sanitary sewer service is directly linked with the increase in resident population. However, the extension of sanitary sewers is dependent on physical and financial constraints. This section provides projections of sanitary sewer service demand, proposed sewer service areas, and the periods of time in which the service is likely to be provided. Integration with other elements of the Comprehensive Plan is provided by utilizing population projections, land consumption rates and land use as set forth in chapters one and two. Table SS- 2 presents actual rates of new customer connections for the past seven years. These rates, together with anticipated expansion of service described in a later section, form the basis for projecting sanitary sewer customers,,,as illustrated in Table SS-3. 103 I �This page was added Apr il of 1983 .., "'· .. ~- :t (· c. ' ~~~ - t h~!',; ?:F.P3ec,~j on; ~f- f u,turf.-, ga;iitary sewer c~~)=o~~rs , was co~p} eted, it was nece~sary to further refin·e the projections. inc t -erms of cu·s·tomer ·t · :;c-.· ' .. i.l ,-:,. "'! ·1 · ; ;-••; i,t( , · · · , ~qu1.rf+~n :t;~, a{l,d expected wastewa1= er f19w at t~e t;-eatfue~,t · p~ant. Table ss:.4 -pr ovia es· the· results of this evaluation. i" "--· ..., " · ,,,_. . ·:. 1 -:·. . ,:;,J •"J ~.::. ~- '"· • ..., .. - ~ - :.,,: ··q: . :J .)· >; ''..!·- r : :.. _.t '~ ~ •' ·' t_,.., . ,. G' _I· ')C• l ,c. - :. :_ i./ 'f:. ;_:• .. · ,1 ' :; : .! 1P..l \, J :: .. . 1,1:, ...;· . !=•Lt" lal \ l:'Y: '"'.:F (c 1=- --~;~T~, b_r:,:, , 1~WC c:.s :)S.O s.r:: !. J' b f .- 11'. ,.J." j f · . .... B:.• ~ ':x.:i:.: I .., ~ .:., <r - T,,;: ~ ·;. ~ - .. .r1£!.i.!. i~ r ··-J: · .. ~qm-o:.i l .1.u:1 u.: :.J. L t .1: .,.• .! ::. .~. .i r r.. • __,._J ::;;rl-.:'.' .J~b~~ 1-.:.,_ 11\,.,! ... , i~ · 10 :::::,n . • -~!' .; ~ :.,•!J. 103A •.1-:.·,· �ents and expected wastewater flow at the treatment plant. provides the results of this evaluation. Table SS-4 TABLE SS-1 WATER RESOURCES COMMISSION'S EFFLUENT QUALITY STANDARDS FOR THE DELTA TOWNSHIP WWTP Effluent Parameters Biochemical Oxygen Demand (BOD 5 )(2) Suspended Solids Ammonia Nitrogen Phosphorus Dissolved Oxygen Fecal Coliform Bacteria Proposed Final Standards Existing Treatment Current Standards ( l) 12 mg/L 16.5 mg/L 10 mg/10) 8 mg/L 15.0 mg/L 10 mg/L Me.8 :surement not Required 2 mg/L Provide 80% or greater removal of total phosphorus contained in untreated wastewater 92% 5 mg/1(3) 5 mg/L 200/100 ml 200/ 100 ml 200/ 100 ml PH 6. 5-9.0 6.5-9.0 6.5-9.0 Flow Measurement Daily Daily Daily (1) Current standards will remain in effect at the WWTP until the proposed improvements are completed at which time the proposed final standards will take effect. (2) Biochemical oxygen demand (BOD5) means BOD measurement average for five days. (3) Daily discharge limitations, all other values are thirty-day average discharge limitations. \. 104 �This page was revised April of 1983 .' · TABLE SS-2 I ; I ". I I SANITARY SEWER CUSTOMERS* 1975-1982 ' ,, : u '• ~ l I I Custome-r-.-!U-ass ',~ - , l:-97- 5 ·· 1976 1977 19 78 1979 1980 Single..:Fai;t-:Hy · ,>::-" r Residenti~l ' -1 1,1:;m, 3220 . 3500 3530 3860 3950 130 140 190 210 MultipleFamily Residential 100 3260 120 · 1981 1982 • ~ OfficeCommercial 230 270 300 330 360 430 Industrial 1 6 5 5 5 11 *l'he number of customers may actually decrease from year to year due to bu i lding vacancies. TABLE SS-3 PROJECTED SANITARY SEWER CONNECTIONS AND LAND ACREAGE CONSUMPTION 1985-2000 1985 1990 6000 464 Ac. 6830 464 Ac. 7650 8480 464 Ac. 464 A,c. 170 80 Ac. 190 101 Ac. 220 240 101 Ac. 101 Ac. Office/Commerc i a1Cl) Land~ Consumption 370 37 Ac. 410 38 Ac. Industrial (1) Land Consumption 13 139 Ac. 18 139 Ac. Single-family Residential Land Consumption Mµ ltj,p1,e~family Residentia1Cl) Land Consumption 1995 2000 • , ... ; 450 38 Ac. 500 38 Ac. 28 23 139 Ac. 139 Ac. (1) For purpose of computation of future wastewater influent at the 1 WWTP ;-' al1 .,. classes of customers are converted to customer equivalents, as set forth in Table SS-4 . An equivalent customer (a hypothetical term) means the wastewater from a typical household in the year 1977. Based upon actual water consumption statistics, this translates to 225 gallons/day/household or 6805 gallons/ household/month. 0 ·105 �L, I 1. t} ,:. . • ~.:, SOLID WASTE ,.':,.. -· .·r Solid waste is generally referred to as materials which you usually have to pay someone to t.a-ke off-s~t;e ::-and _d,ispose of. Table SW-1 illustrates annual solid waste generation .in Eaton County for the year 1980. Of the estimated 54,493 tons of solid waste generated in Eaton County in 1980, tapproximately 79 perce~~ •. or 43; 1:68 tons t were di:sposed : : Qf ~in , ·· : _. landfills. It has been estiinal:ed tha£· approxiinately 7·5 -percenfC::O.r.::.-t:HEr..s-., !S::.'.· solid waste in Eaton County is generated by residential househol.c;i$:; ·.......;. Table SW-2 ill4strates :$Olid c~raste estimates for Delta . Township :f~i:,}:::.:5':,;j.t. the 1980-year 2000 period. >~£:.~'i.i~,,s:• . , ... I I ..:..:..:£q; ..I .• TABLE SW-1 I '.r•~ , J L ;i ;.., ESTIMATED SOLID WASTE GENERATION I EATON COUNTY : ;-_. 1980 •~ f I -, • r ;..'- Coefficient* (lbs/day) 2.9 Number .Peqpl~ (Residents/ Employees) /tons of. Waste,/' Year 77,402 40,965 10. 6** 4,248 5,223 Retail 5 . 75 5,238 3,494 Government 1.5 2,489 Residential (( j •.._ '~ Manufacturing 433 ,_ ft. ... Communications/Utilities Significant Other 10. 6 31.. 5. 75 ~J,.L• t!, 6, 506~. 1 .[ 'o'. 38 L l IT" '"- .. - • TOTAL .4., 3.40 54,493 .Ii" j ....... ?1•1',... _r-1 ' ,';. *State of Michigan, Department of Natural Resources, _ Reseurce._:· Recovery Division, Guidebook of Solid Waste Management, Table 4-1 , pg . 4-4 • **Coefficient was derived from actual waste generation figures from Oldsmobile and Fisher Body, Lansing, Michigan. .\. . ~(1 Source: 1 ,- Proposed Eaton County 641 Plan, Tri-Cotmty Regipnp1.: :PJ.aning Commission, 1982. 'J • 9,.,, \ 114 - '·· , �This page was revised April of 1983 TABLE SWr 2 ESTIMATED SOLID WASTE GENERATION DELTA TOWNSHIP 1980-2000 .. :,· ' --,· 198'0 1•- , r...;.7 I.. l •J' qn ~" .l , 1985 .. '16·,215 Tons 18,772 Tons 2000 • 26,005 Tons rr .: Source: Proposed Eaton County 641 PLan, Tri-County Regional Planning Commission, 1982. " Solid waste collection is presently provided by private haulers within 1:ie'lt'a Township. Most of the solid waste generated in tpe Township is <:.. pr i s 't?n't::ly deposited at the Granger Land Development Sanitary Landfill ~1:oc~f ed in Watertown Township in Clinton County. This privately owned · · ~ iciiity presently accepts approx~ tely 800,000 cubic yards of solid ·•t.;ast 'e:' per year. It is estimatea t h:a,t 78 _pe;~ent of the waste deposited ' . 'at"" tthr;f Granger Landfill originates in fugham County, ~l, percent in r Clinton County and 10 percent in Eaton County. If the operators of the landfill are permitted to continue wit~ present exp~nsion plans a nd 1f· the amount of solid waste does not ~increase appreciably in the ·t ' \ '· future, it is estimated that the landfill will . have sufficient capacity to operate until 1998. C , ..,1 D'... ,.. J Solid was te· disposal is also provided by a landfill near Eaton Rapids. This facili t y is limited in the amount of waste it can accept and is expef ted to cease operation within several years. Eaton County operated a landfill on Windsor Highway, northwest of Potterville, from 1971 to 1982. The Eaton County Board . of Commissioners closed the landfill due to the increasing cost of keeping the operation in "'c ompi i anc'e with licensing requirements of the Michigan Department of Natur al Resources (DNR). The closure of the Eaton County landfill re: su ited in greater amounts of solid wastes being diverted to the Granger ' 1andfili in Clinton County, the C and C landfill in Calhoun County and · the ' ~ ton "Rapids landfill. -~ -- , r~rr- . . .: ... -, The r~cycling of solid waste is an idea which is becoming increasingly popular. In 1979 the DNR's Resource Recovery Division published a document entitled Resource Recovery in Michigan : Potential, Costs and Impact. The following excerpt from this document defines the terms source separation and recycling and notes the benefits of these approaches. Source Separation: Recycling: Separation and collection of individual recyclable components at the point of generation or discard. When the materials collected are used to make a product (collection by itself is not recycling.) So"urce separation and recycling should not be viewed as a panacea for solid waste management. Regardless of whether a recycling program is successful or not, it will not take care of all solid wastes. However , 115 .i �·r FUTURE LAND USE I , The Future Land Use Component con_tains. the Future Land Use Plan and analyses of its different land use elements. Six separate parts of the component describe and analy~e residential development, commercial development, office development, industrial development, open space and recreation facilities and the thoroughfare network designed to serve the proposed lartd use pattem. A·.brief discussion is·\riso provided regarding the relationship betwe~n lanp use planning 1and zqning. Figure LU-I is 'the Generalized Future Lana Use Plan while Table LU-1 indicates the areas allocated to differre n_~- la~~ uses. , 0 ,. ,. .. ·;c,:· I The Relationship of Planning to Zoning The relatioE-ship betwe~p_ lan~ u:~,e plfinning and zoning is ,m impp~~~~t one. Planning is basically the act of planning the uses of land within the Township for • 'the futurJ while ~6ni~g' is the act qf regulating_ ti\:~'.,.c ~se of . .• these lands by ordinance. The laws 9f the State of Michigan require that '' a co~unitf 'e ngage in land u~~ ~l'~ni?g' activities, including t~_' p,repar1 ation of a " comprehensive plan,. pf"ior to the init;i.a.tion o.f a zoning ordin!'illce in ~- coininuni ty'. ·"' :.. ,. Bi, ' ·" : " ~ ") .... Dt• .... ~, ·~ -; i. . ' . "" .1- r . ,'::, . . . .· ,,,, ,, ."tr In order to 'irovide . a b~tt~i-' unders tanµing of the terms _pl;:m~'i ~~ ~fl zons- ing, the :-• fol16wing ·definitions are offered: . . .,. . , .. ·~ •. :Z::.' ·S ·r Land Use Planning: (·-( . ~ . r. Zoning: i ,.;: "' · _ .... ,. .J '•, - ~ S ..... !~1J:.S ''1:;>0 ,: • The process of guiding the future growth and development of a community. Generally•. ..a .docum~t ~s pre:;· - -: -· J..i. pared known as the Comprehen~ive Plan wh~ch ~ddresses the various facet~ relating fo thr . . grj:rw.th ot -a community. Through the process - of land use planning it is intended that a community can ,__ preserve,.~promote, protect and improve the public health, safety 'Tand general welfare. Additional considerations include; comfort, good order, appearance, convenie~ce, . iaw ~nfq~c:emen t and fire prevention; prevent the overcrowdtng·· 9f land and avoid undue concentration of p~pu~~tio~; ~iiilitate the adequate and efficient provision ,of , transportation, water, sewage services, scli 99 is, ~p~rk'.~.:-~ recreationa1 facilities, housing and other requireme~ts and services; and conserve, develop, utilize and protect natural resources within the community. J • The process of partitioning a community into districts each of which permits certain uses of land for the purpose of conserving and promoting the health, safety, convenience and general welfare of the people within the community . A zoning ordinance is often adopted which contains regulations controlling land uses, densities, building heights and bulk, lot sizes, yard and open spaces, setbacks and accessory useq ,_... .A zoning ordinance consists of two disti1Lct ·parts, ·being a written text and a district map. The text sets forth the purposes, uses and district regula,.9 ,on~ : fol?> each 118 �~- t .. •'- r 1 • •.:. j 5 This page was revised April of 1983 ·-•; TABLE LU-1 ; r ... ·:..-; FUTURE LAND USE LAND USE CLASSIFICA!ION ACRES PERCENT OF TOTAL Very: i9w Density Residential 2,366 10.3 8,786 38.4 739 3.3 ,c:; '~ '';:.I Lp~ pen.sity _R~sidential _MediUlll Density Residential 618 High - D~n~ity ~esidential ; ~ ..... ( J ~ r 2.7 tf 425 1.9 645 2.8 Light Industr;r. 599 2.6 Heavy Industry 1,913 8.4 Community Facilities 534 2.3 Parks and Open Spaces 766 3.3 Agricultural and Non-Urban 2,451 10.7 Transportation 2,145 9.3 Grand River 352 1.5 City of Lansing 576 2.5 22,915 100. 0 _ Off~~~- p~v 719,pment r .. 119 .-. �Thie page was revised April of 1983 ·, district and the standards for special land uses and admimistration of the ordinance. The map denotes a specific zoning district for every parcel of land within the community. ( Zoning is one of the instruments, along with capital improvements programming and the administration of local subdivision regulations, which implements the goals and policies of the comprehensive plan. The enactment and administration of the zoning ordinance are legislative and administrative processes conducted by local units of government relating to the implementation of the goals and policies of the comprehensive plan. II r. (_ Residential Development : The predominant land use in the Future Land Use Plan is residefitial tlevelopment. A total of 12,509 acres or 54 percent of the Township is designated for residential use. Four general residential d€:Yelopnierit densities are recommended; very low density, low density, medium density and high density. According to population projections prepared in development of the Comprehensive Plan, the year 2000 population of Delta Township wili be approximately 34,000 persons. The residential derisity•; pattern has been designed to protect the character of existing neighborhoods and to provide attractive areas for the development oi i1ew ·hbtl~ing C The majority of residential land has been planned for low density development in accordance with the character of the existing residential d~velopiuent pattern. Several areas have been designated for medium and high density residential development in response to the growing demand fo r: ··mu1.tiple family housing within the Township. One of the land development concepts which is becoming increasingly popular is a technique known as planned unit development. Several planned unit developments have been established· in Delta Township. A brief explanation of the concept of planned unit development follows the description of the various residential densities. !.. .. Very Low Density Residential Development ' : ·; ,_, .... 1 ( ·- The Future Land Use Plan indicates a total of 2,366 acres or lG p1dcent of the Township is designated for very low density residential development. Very low density residential areas are intended to be developed at a maximum density of one dwelling unit per acre. It is anticipated that very low density areas will be developed with single-family detached residences which utilize private wells and septic tanks. Very low density residential areas are located in the southwestern portion of the Township and north of the Grand River. It is intended that these very low density areas will remain essentially non-urban in character with large individual lots due to the limited fire service which is available to these areas. Public utilities such as water and sanitary sewer service are not envisioned for these areas in the near future . The very low density residential land use indicated north of the Grand River is intended to preserve the existing nonurban character of that area which contains agricultural parcels, woodlots, flood plain areas, and a few very low density sin8le-family subdivisions. The very low d_e nsity residential land use indicated for the southwestern 120 �. .,_.j.r C :,., This page was revised April of 1983 portion of the Township is intended to preserve the largely non-urban . character of · this area which includes four sections of land designated . for agricultural purposes. The very low density residential designation aJ.sQ, respects the poor drainage capabilities of soils in this area. Density R,esident·ial Development µOW '' '.1 . The Future Land Use Plan indicates a total of 8,786 acres or 38 percent of tb._e. Township for low density residential development. Low density resid~~t-ia1,; areas are intended to be developed at a maximum density of five uni.tl's per acre. It is anticipated that low density residential areas will be developed primarily with single-family detached residences ~l~hough planned unit developments or other development forms which do IlQ!,e~ceed five dwelling units per acre could be utilized. It is intended that low density residential areas will be served by public water and sewer service and hard surfaced roadways. It is recommended that certain limited institutional and non-residential uses, such as community shopping fa-ci~ities, be permitted in order to provide convenient services to resi4entiial areas while at the same time preserving the overall residential ,<iQ.h _~acter pf the area in which they are located. Low density residential ~~yelop~ent areas are concentrated in that portion of the eastern half of the Township lying between the Grand River and 1-496, and in that portion of the western half of the Township lying between the Grand River ~anch·Mt; .,, Ho.pe Highway. The low density residential area in the eastern rpo:i::tt-ion. of,, the_ Township is extensively developed with single family subdivisions. l'he low density residential land use indicated for this · area is intended to preserve and round out the basic character of exi sting development. The western half of the Township lying between the Grand River and Mt. Hope Highway contains a scattering of single-family subdivisions as well as strip residential development located along section line roads . The existing development, while not complete, constitutes an em~rging _ pattern of basically low density residential development which is incorporated in the Future Land Use Plan. The Future Land Use Plan indicates small areas of low density residential development north of the Grand River and adjacent to Waverly Road; in the vicinity of Delta Mills; south of I-496 in the Marcy Road, Guenther Road and Echo Valley Esta,tes areas; within the community of Millett; south of the Grand .R iver in the vicinity of Locust Lane; and in the area adjacent to Jolly Road. These areas of low density residential development were all delineated to round out existing single-family developments. Medium Density Residential Development total of 739 acres or 3.3 percent of the entire Township is designated for , medium density residential development. These medium density residential areas are intended to be developed at a maximum density of eleven dwelling units per acre. It is anticipated that a variety of housing types will be developed in such areas. Permitting planned unit developments in medium density residential areas will allow for flexibility and ipnovation in the land development process. It is assumed that these areas will be adequately served by major thoroughfares and public utility services. It is recommended that certain limited institutional and nonA '{: ' 121 �This page was revised April of 1983 - -:.'.1. Neighborhood Four ···l.i. The residential developl'lent that exists in this ·,neighlrorhood -ts df; a low density single family character. A significant amotin't ,~ · vacant land exists in the northeast and central portions of the neighborhood. Approximately 100 acres of vacant land between Willow Highwaiy< --an<i'0t,he Grand River in this neighborhood is presently in -agriculnu~a1, pto-d~ction. The Great Lakes Bible College Campus is located in the center of this neighborhood. The proposed east-west collector street.(will -t tr:ave-rie the center of this neighborhood~ . P-rovisions should ·l).e mades7to <irts--'u late this roadway as. much as poss•ible sfrom the Melody Acres S.t1bdiii;l-siottr to the south and from anticipated residential development to' th-e· rt(j:r·1!h. .. \. ,':. r. 1· .. ' ... .! 1 .,, This entire neighborhood is ·1oca:ted' within the Grand Ledge Schoo!l;T ,D:istrict with the Waverly/Grand Ledge School District boundary serving as this neighborhood's eas tem boundary. . ' : ·,''. •. · •- T The majority of this neighborhood:: lies within the Watson and Wa'tSbn Some portions of this district, parti"cularly the :..,: :; G.arfield Avenue Branch, have experienced persistent flooding ·pr,ob:lems 1 .in the past. The Watson ang Watson Drain generally lies wi1:hin~- the - · Creyts Road., right-of-way and empties into the Grand Rive-rc. ,. ,. -~. no.t. n·· Sanitary sewer and water service is generally available th.r:oughout '· this neighborhood. A sanitary sewer pumping station is · located on~ the nbrth side: of Olde River Trail within the Delta Mills Subdiv-ision.f r.Water: Well Number Six is located southeast of the intersection· of -Crey'ts· Rdad and Willow Highway. A water well is presently planned on the north side of Willow Highway, west of Rockdale Avenue. -'' J.,c--·. .. z..,_ :Dl!ainage District. A low density residential development classification is recommended for t.his neighborhood in order to preserve the character of existing- residential areas and also due to the fact that the existing utility systems and roadway facilities in this area are adequate to serve this':':.-type of development. ri~: -1 .. i t ~ f ·~ Neighborhood Five The majority of this neighborhood presently consists of vacant land with the exception of the Willow Woods, Robbins Acres and Armstrong Hills Subdivisions and dispersed single-family housing along Willow Highway, Canal Road, and Old River Trail. The existing land use pattern in the developed portions of this neighborhood is low density residential development. i::i . ., •( Delta Mills Park is located in the northeast portion of this neighborhood. This 32 acre facility was Delta Township's first park facility - antl offers a picnic shelter, softball fields, tennis courts, a basketball court, fishing and canoe launching. , ,. -- Sanitary sewer service is generally not available to the westernmost portion of the neighborhood at this time. The eastenmos t portion°: 0f the .,. neighborhood is presently served by sanitary sewer service. Water service is generally available in this area. A Township well site is located northeast of the intersection of Canal Road and Willow Highway. 0 128 �r This page was revised April of 1983 "'.'>. _l (-- The Delta Township Wastewater Treatment Plant is located on the north side of Willow Highway within this neighborhood. This facility, loc~ted on a 25 acre site, presently provides secondary treatment of s ewage. Planned improvements to the plant include flow equalization, ' odo r -, control and tertiary treatment. r, A low density residential classification is recommended for the neighborhood due to the establishea low density residential land use pattern and the general availability of utilities in the area. Neighborhood Six Neighborhood six is characterized by vast amo\lllts of vacant land and single family residences along Creyts and Canal Roads. The only existing subdivisions in this neighborhood are the Earlington Estates Subdivision in the extreme eastern portion .of the neighborhood and the Riyerdale Acres Subdivision in the northwest corner of the neighbor·nood . The Willow Creek residential condominiums are located on the sou t h side of Willow Highway immediately west of Carrier Creek. The proposed east-west collector road will traverse the center of this neighborhood. Proposed development in the center of Section Ten should be required to execute the necessary documents to reserve the needed right-of-way for the proposed facility. Efforts should be made to provide for a non-motorized transportation corridor adjacent to the Carrier Creek which could commence at Willow Highway and continue southwardly. This neighborhood is primarily served by the 36 inch Carrier Creek Sanitary Sewer Interceptor which traverses the center of the neighborhood in a north-south direction. Thus, lands within Section Nine, located west of Canal Road, are presently without sanitary sewer service. Sewer lines within Creyts Road serve the easternmost portion of the neighborhood . Public water service is generally available throughout the neighborhood. \ A 9\ 129 �This page was revised April of 1983 by the Myers and Henderson Drainage District while the central portion is served by the Decke Drainage District and the southwest area is served by the Munton Drainage District. This neighborhood is bordered by Onieda Township to the west. The Eaton County Development Plan illustrates parks and open space uses for the majority of land in Section 24 of Onieda Township while a small area is classified as rural non-agricultural uses. In December of 1982 Michigan's Transportation Commission chang:~it the proposed routing of I-69 from the "original alignment" whihh': tra·ii~t=sed Sections 20, 29, and 30 within Delta Township. The CommisJion"·' a.eiided to upgrade 16.4 miles of existing U.S. 27 to freeway status between· Lansing and Charlotte. ,1 ·, l ! ... , • ,. ~ I (1' ) ' The Michigan Department of Transportation has acquired approx::µil.ately 106 acres in Section 20 (neighborhood 27), 120 acres in Section 29 and 260 acres in Section 30 (neighborhood 28). At some time in the f~ture the Department will inevitably dispose of properties in neighborhoods 27 and 28 which it no longer has a need for. The proposed extension of Broadbent Road to Mt. Hope Highway will inevit, ably be delayed due to the change in routing of I-69. ~ A low density residential land use pattern is recommended Twenty Seven for the following reasons: for ~~ighborhood J 1. A low density single family residential land use pattern has already been established in the area due to the existence of £.he Coµntryside Estates and Evergreen Heights Subdivisions. 2. There are several areas in this neighborhood where soil conditions would not be conducive to the construction of conunercial or mulitple family buildings. 3. This neighborhood is located several miles from existing and proposed fire service facilities. Therefore, land uses wµich require significant fire flows should be discouraged in this area. ~-i Neighborhood Twenty Eight The majority of land in this neighborhood is vacant with the exception of several single-family residences located along section line roads. It is estimated that approximately 2400 acres of land within this neighborhood are currently in agricultural production. All of the neighborhood is located within the Grand Ledge School District. The neighborhood presently lacks public sewer and water service. The extension of public water and sewer service is not planned for this area in the near future. The entire neighborhood is served by designated county drainage districts. The easternmost portion of the neighborhood is served by the Dann Drainage District, the McCalpin Drainage District and the Moon and Hamilton Drainage District. The western portion of the neighborhood is served by the Munton Drainage district, the Thornapple Extension Drainage District, the Decke Drainage District and the Fox Drainage District. 148 �, ·'· '\. I - This page was revised April of 1983 Most of the soils in this area are very conducive to agricultural uses. These soils also present severe limitations for urban type development due to poor septic tank percolation, poor compaction and load bearing capacity and the fact that they are susceptible to frost action. The Delta Township Parks, Open Space and Recreation Plan recommends that a community park site be obtained somewhere in this neighborhood tn order to serve the long range recreation needs of residents in the southwest portion of Delta Township. Delta Township owns twenty acres of land on the north side of Millett Highway adjacent to I-96 which is planned to be used as a future cemetery site. This neighborhood is bordered by Onieda Township to the west and Windsor Township to the south. The Eaton County Development Plan depicts parks and open space uses within Sections 25 and 36 of Onieda Township. The Windsor Township Comprehensive Development Plan depicts agricultural land uses for those areas within Sections 4, 5 and 6 which abut Neighborhood Twenty Eight. An agricultural land use classification is recommended for all of Sec- tio~s 29, 30, 31 and 32 for the following reasons: l. , The, soils in this area are most conducive to agricultural activities. 2. ~ 3. Public utility service is not planned for this area in the near future. agricultural land use pattern has been firmly established in this area. A very low density residential classification is recommended for the remainder of Neighborhood Twenty Eight for the following reasons: 1. A very low density single-family residential land use pattern has been established in this area. 2. The relatively flat topography within the eastern portion of Neighborhood Twenty Eight presents problems in adequately handling storm water runoff generated by urban type development. 3. Public utility service is not planned for this area in the near future. 4. The section line, gravel surfaced roadways in this area could not safely accommodate the higher volumes of traffic which are associated with higher densities of residential developments. 149 �This page was revised April of 1983 .V Office Development Two large office development areas are described in the Future Land Use Plan. The first is located north and south of West Saginaw Highway between Canal Road and Carrier Creek. The second is located ih the ·vicinity of the Creyts Road/I-496 Interchange. The West Saginaw Highway office development area contains approximately 125 acres while thiF Creyts Road office area contains approximately 210 acres. Both proposed office development areas are directly a<ijacent to interstate highway· int'erchanges and are effectively linked with the entire Lansing metropolitan area as well as other portions of the State of Michigan. These two offi~e development areas should provide sites which are particularly attractive to companies desiring state and regional headquarters office complexes. The two office development areas, as delineated, are large enough in size and of appropriate shape to permit the design of integrated office parks or campus-lik~ developments with internal circulation and parking systems as well as attractive on-site landscaping. Because of the location of the office facilities in close proximity to · residential housini areas and their ready accessibility to the interstate highway system interchanges, congestion during peak traffic hours in the vicinity of these - developments should be minimized. ( Office development is also recommended adjacent to Waverly Road between Saginaw Highway and St. Joe Highway. The area bounded by Saginaw on the north, Waverly Road on the east, Michigan Avenue on the south, and Dibble Boulevard on the west is experiencing a gradual transition in land use. Although there are a number of residences in this area, a non-residential land use pattern is recommended for the future due to the following factors: 1. A mixed land use pattern presently exists in this area consisting of commercial/office uses and low density to high density residential uses. Encouraging office development in the area would establish a single land use pattern and prevent· conflicts between competing uses. 2. Public office equate office drains 3. The lots in the Parkview Acres Subdivision which front on Waverly Road generally have 350 feet of depth. Thus, these lots are large enough to accommodate physical improvements necessitated by office land uses such as buffer strips, service drives, parking areas, storm drainage detention areas, etc . 4. The area is no longer desirable as a residential neighborhood due to the high traffic volUliles on Waverly Road and the resultant negative impacts such as noise, aesthetics and vehicle emissions. In spite of the fact that a significant number of vacant parcels sewer and water service in this area is adequate to serve land uses. Storm drains in this area are presently inadto serve office land uses and thus it is recommended that land uses not be authorized absent improvements to the or the utilization of on-site detention measures. 150 - �exist adjacent to Waverly Road, a single family residence has not been constructed with frontage on Waverly Road for more than fifteen years. 5. Such factors as a close-in location to the greater Lansing metropolitan area, frontage and visibility on an arterial street, and the existence of an interstate freeway interchange less than one and a half miles away make this area attractive to office land uses. 6. A stable single-family residential neighborhood exists in the Clairborne Heights Subdivision immediately to the west of the aforementioned area. The establishment of office land uses along Waverly Road will serve as a transitional area between Waverly Road and the low density residential area to the west. The three block area which is bordered by Michigan Avenue on the north, St. Joe Highway to the south, Waverly Road to the east, and Hume Boulevard to the west consists of a mixture of commercial, office and singlefamily residential uses. Although there are a number of single-family res~dences located in this area, an office land use pattern is recommended for the following reasons: 1. This area is not a viable residential neighborhood for the following reasons: a. The lots in this area generally consist of approximately 6600 square feet which pres en ts difficulties when attempting to locate a 1,000-1,200 square feet residence on these properties. b. The high traffic volumes on Waverly Road make it extremely difficult for residents to ingress and egress from properties in this area in addi tian to the roadway's negative impacts such as noise and poor aesthetics. c. The existing mixed land use pattern in the area has resulted in inevitable incompatibilities and conflicts between land uses. 2. Designating an office land use pattern in the area would permit developers to assemble enough parcels together to form sites which would be large enough to accommodate office development. Parcels at least a third to a half acre in size would be required due to front setback requirements on Waverly Road, and the need for transitional buffer strips and storm water detention areas. 3. The area is attractive for office land uses due to the visibility and access provided by arterial roads such as Waverly Roa.cl, Uichigan Avenue and St. Joe Highway. This area is also located in close proximity to the I-496/Waverly Road interchange which affords excellent access to the greater Lansing metropolitan area. The recommendation for office land uses in these two areas is made with the following qualifications: 151 �This page was revised April of 1983 r tion of a few large industries within an area could significantly increase the amount of industrial development in that area and thereby increase the amount of land required. ., 1 It is reconnnended that the Township encourage the establishment of planned industrial parks within industrial areas. , ,. ,. ' • 9. "With the exception of very large plants and those that re-:.-,,, quire free-standing sites because of their need to be close ,~, to raw material sources or because of their incompatibility with other plants, industrial parks provide the most advan~ tageous locations because they are designed to meet the requirements of modern industries. Operating efficiencies can .-be gained and conflicts with neighbors can be avoided when ·an area is especially planned to accommodate industrial development. Interdependent plants can take advantage of opportunities to cluster in close proximity. If an industrial park in an urban area is sufficiently large and intensively developed, it will be able to obtain transit service which can result in significant cost savings both directly for employees and indirectly for employers." (Source: The Practice of Local Government Planning, International City Management Association, 1979, page 265.) In addition, industrial parks generally result in fewer curb .cuts and identification signs on arterial roads than do individual lot by lot developments. Since the businesses in industrial parks ·are . concentrated, it is often easier to cooperatively provide for such needs as storm water detention and rail service. VIII Parks, Open Space and Recreation Facilities Development In 1978 the Delta Township Parks and Recreation Connnission prepared a Parks, Open Space and Recreation Plan for the Township. The plan contains an inventory of existing park facilities, notes deficiencies in the parks system based on accepted recreation standards, contains a goals statement, and concludes with a parks and recreation master plan. The Parks and Open Space Plan and the Comprehensive Plan are well coordinated in that they utilize the same population projections and neighborhood units. Rather than attempt to duplicate the contents and recommendations contained within the Parks and Open Space Plan, the Land Use Plan depicts the future parks and open space sites which are illustrated on the Parks and Recreation Master Plan. Figure LU-III depicts private and public park facilities in the Township as well as designating four green belts. The four major green belts depicted serve two purposes. First, the green belts reflect one hundred year flood plain areas and attempt to preserve these areas in their natural state as much as possible. Secondly, these green belts are intended to be used to screen intensive industrial uses from less intensive residential uses The Carrier Creek Green Belt The Carrier Creek Green Belt begins at the Grand River and continues three miles to the south to Mt. Hope Highway. This area has the potential to 158 .. �~(CJ ~ ( ~'---' ( /' TOWNSHIP DELTA PARKS AND PUBLIC GREEN BELTS PARKS ANDERSON 2 DELTA MILLS 3 ERICKSON 4 GRAND WOODS (City of Lansing) 5 HAWK MEADOWS OI .... lf"I Q) bO Ill p.. 6 LELAND H H H 7 LOOTENS ~ 8 SHARP CJ PRIVATE L , , ,/<:// , / /--i·- ----:-' , ...... _ .,,,"' ,I l\()d / CITY Of LANSING I Q) ~ RECREATIONAL AREAS ~ 9 INGHAM COUNTY CONSERVATION LEAGUE 10 WOLDUMAR NATURE CENTER GREEN BELTS A CARRIER CREEK B MT. HOPE HIGHWAY C NORTH GRAND RIVER D SOUTH GRAND RIVER - ;:I bO •.-l NORTH FIGURE LU 111 �' r offer a myriad of recreational opportunities, ranging from a casual picnic lunch for adjacent residents or office workers to an all-day hiking or bicycling outing. It is anticipated that the majority of the open space, which will be preserved adjacent to the Carrier Creek, will lie within the 100-year flood plain due to the fact that the Townsh~p__ Zoning Ordinance prohibits permanent structures within such areas. It is recommended that a minimum distance of 50 feet from either side of the Creek be preserved for the open space corridor. The 100 feet wide open space corridor should provide adequate space to accommoda te bicycle paths and pedestrian walkways in the area. Fences and other structural facilities which obstruct access to the open space area should be discouraged. 1 It should be noied that the Carrier Creek, between the Grand River and I-496 is established as the Moon and Hamilton County Drain and · is under the jurisdiction of the Eaton County Drain Commissioner. S~nce the Carrier Creek serves as a county drain, its primary purpose is ~to provide a storm water runoff outlet for properties within the storm drainage district. There will be a need to periodically clean and maintain the drainage channel which could impact the natural vegetation in the area. It is hoped that land owners and developers adjacent to the Carrier Creek will voluntarily enter into open space agreements with the Township to assure the preservation of the area in its ~atural state. It would be cost prohibitive for the Township to attempt to purch~,sP J.and adjacent to the Carrier Creek for the purpose of reserving the land as -open space. North Grand River Green Belt The second major open space area runs north and south of the Grand River between Royston Road on the west and Webster Street on · the east. This area has excellent potential for development of day use facilities and water oriented recreation. The Carrier Creek green belt and the north Grand River green belt are linked at a common point and could provide the opportunity for continuous hiking and bicycling. South Grand River Green Belt The third major green belt is located between Lansing Road and the south course of the Grand River and contains the Anderson Nature Park and Woldumar Nature Center . The short-range improvements which are planned for Anderson Nature Park include fencing the perimeter of the site, upgrading existing nature trails, improving Wardell Road and the installation of an off-road parking area. Long-range improvements include the construction of a building to accommodate the proposed nature interpretation program. Continued efforts should be made to coordinate Anderson Nature Park's development and programming with the Woldumar Nature Center. Mt. Hope Highway Green Belt \. The fourth major green belt is located along the south side of Mt. Hope 160 �~ - - - · This page was revised April of 1983 Highway between I-96 and U.S. 27. The purpose of this green belt is to provide an effective separation between the planned industrial uses on the south side of Mt. Hope Highway and the residential uses to the north. It is recommended that the green belt have a minimum width of 50 feet and that it be landscaped with trees and shrubbery. Due to the relatively narrow width of the green belt, it is assumed that the area will serve passive recreational pursuits rather than active recreational uses. Consideration should be given to the installation of a pedestrian/bicycle pathway in this area which could serve workers who live in close proximity to the industrial tract. Private Development of Open Space Areas It is anticipated that portions of each of the recommended green belts will be developed and maintained as private or commercial recreation facilities. Such facilities could include golf courses, sportsmen's clubs, nature study preserves and various kinds of commercial recreation facilities which will maintain the natural beauty of the green belt areas while not disrupting their continuity. IX Proposed Thoroughfare Improvements Figure LU-IV illustrates improvements proposed for Delta Township's thoroughfare network. The thoroughfare improvements illustrated in Fig. ure LU-IV are designed to either correct deficiencies in the existing thoroughfare network or to serve the land development pattern contained in the Comprehensive Plan. Table LU-2 contains a description of each proposed thoroughfare improvement and a summary of the primary purposes the proposed improvement is intended to fulfill. Cost estimates have not been provided due to the volatile nature of road construction costs. Funding for many of the proposed projects is expected to be provided by federal monies, specifically Federal Aid to Urban Systems Funds, and non-federal sources such as the MDOT and Eaton County Road Commission. The road improvement projects do not appear in order of priority. X Community Facilities The community facilities classification on the future land use map, Figure LU-I, designates a number of public and semi-public institutional uses such as schools, cemeteries and governmental complexes. Churches are not included in this classification since they are typically located in residential neighborhoods. A review of the various community facilities within Delta Township is presented in the following chapter. 161 �-- Q z < Q,. ( ~ t- en WI- % u, w<J z ~ 0 I- ,c I..J w Q > • a:~ t-o cna: I- (J w -, 0 a: a. Q w ..J .= U,c( G) o:e en a. 0 a: a. C, Oc, I LI. ~% ::) ·- Q~ W> ~% a:- 0 ' I I \ I \ I \ \ \ \ \ \ \ \ \ \ \ '' ' '' \ \ \ \ ' ' '' ' ' I .._ I ' II ' \ \ I ' \ II \ I I I I I I I I I I I I I I I I I I: Figure LU-IV Page 162 I I I I ii \ �This page was revised April of 1983 TABLE LU-2 PROPOSED ROAD IMPROVEMENTS PROJECT NAME Elmwood Dr. Willow Highway Interstate· 69 LENGTH PROPOSED Ilfi'ROVEMENTS PRD!AR.Y (MILES) LOCATION .5 Saginaw Hwy. to Michigan Ave. New construction/reconstruction, realignment, widen to four lanes, install turn lanes. Eliminate through traffic from a residential neighborhood, improve circulation Waverly Rd. to Canal Rd. Resurfacing, drainage outlet, additional lanes at selected points Improve condition of existing roadway surface Not Available Construction of an expressway, connection to I-96 Provides connection to major midwestern metropolitan areas and the Stace Capitol of Michigan Ir\ and Indiana 3.5 Not Available PURPOSE(S) h St. Joe Hwy. 1.0 Creyts Rd. to Canal Rd. Reconstruction, correct vertical alignment, additional lanes at selected points 163 Improve traffic circulation and traf £ ic carrying capacity �'11111111 This pages was revised April of 1983 COMMUNITY FACILITIES r The Conmnmity Facilities Component of the Comprehensive Plan consists of five parts. In Part I Township offices and departments are analyzed and a brief description is given of major Township buildings. Part II contains a review of police protection services which are contractually provided to the Township by the Eaton County Sheriff's Department. The discussion examines the level of existing police service and describes future law enforcement needs. Part III consists of an evaluation of Township fire protection needs. Existing fire facilities are analyzed and future needs are reviewed. Part IV consists of a review of existing library service provided to Township residents. Finally, Part V contains an analysis of existing and future school faci l ity needs of the Waverly and Grand Ledge School Districts. I Governmental Offices and Departments Table CF-1 contains a listing of ings. The listing only includes does not include such facilities structures or other buildings of the major Delta Township owned buildthe larger Township structures and as well houses, lift stations, park less than 1,000 square feet. The Delta Township Administration Building is the most prominent Township owned structure. The building contains the offices of the Township Clerk as well as the Building, Accounting, Engineering, Planning, Parks and Assessing Departments. The Administration Building is almost fully occupied at the present time. It is anticipated that additional space will be needed to house Township administrative offices within the next ten years. It is reconnnended that a Township space needs study be undertaken in the future. The purpose of the study would be to conduct an inventory of existing Township floor space, analyze manpower needs, and provide a projection of future space requirements for Township governmental functions. II Police Protection The Police Department is responsible for the safety and security of the Township. The Department regularly patrols Township thoroughfares as well as commercial, industrial and residential areas. Other responsibilities of the Police Department include the serving of warrants, subpoenas and other forms of legal process, execution of court orders and transport of offenders to the Eaton County Sheriff's Department. Table CF-2 illustrates the workload of the Delta Patrol Division for the past seven years. 169 �This page was revised April of 1983 TABLE CF-1 INVENTORY OF MAJOR DELTA TOWNSHIP OWNED BUILDINGS Building Square Footage Primary Use Administration Building Houses the majority of Township departments Parks Department Building Date of Construction 10,600 1970 Parks maintenance equipment is stored and repaired here 1,900 1,400 1973 1977 Water Department Building Houses Water Department offices, well controls and monitoring equipment, and maintenance equipment 3,300 1,400 1970 1982 Wastewater Treatment Building Contains the Wastewater Treatment Department offices, laboratory and monitoring equipment and an incinerator 8,000 1971 Fire Station One Houses Delta Township Fi.re Department 3,700 1956 Fire Station Two Houses fire fighting equipment 2,600 1979 Sheriff's Department Sub-Station Houses the Eaton County Sheriffs Department's Delta Patrol Division 2,900 1982 Waverly Library Houses the Waverly Branch of the Ingham County Library 11,400 Remodeled in 1982 TABLE CF-2 DELTA PATROL DIVISION ACTIVITIES 1976-1982 1976 1977 1978 1979 1980 1981 1982 7,199 6,982 7,554 8,590 7,927 7,631 7,482 Total Accidents 853 924 1, 141 1,206 836 869 934 Total Arrests 719 495 322 575 876 856 1,042 2,821 1,981 3,164 2,748 3,594 4,409 4,372 Total Calls for Service Total Traffic Tickets 170 �- Existing Service / / Delta Township has contracted with the Eaton County Sheriff's Department for police protection since 1970. There are six patrol cars and twentyone employees which are permanently assigned to the Delta sub-station. In 1982 the police force moved into a new 2900 sq. ft. building on Administrative Drive. At the present time there is one lieutenant, two sergeants, one secretary and seventeen patrol deputies employed at the Delta Township substation. Additionally, a detective is based in Charlotte. The police department presently does not man the sub-station on a twenty-four hour basis. All calls at all hours are dispatched through the Eaton County Sheriff's office in Charlotte. Future Needs Police service is generally proivded by dividing the geographic area of the community into patrol districts. The factors determining the size of districts include cirme rates, overall size, geographic conditions, traffic conditions, population densities and response times~ The Delta Patrol Division has divided the Township into four service districts. There are no uniform "need for services" standards available for police service because these factors vary significantly from jurisdiction to jurisdiction. The national average for police service is presently 1.6 officers per 1,000 residents. The present ratio in Delta Township is approximately .8 officer per 1,000 residents. Although additional manpower was added to the Delta Township Patrol Division in 1982, continuing demands for police service preclude little specialization in order to cover investigation activities. More personel is needed for a wide variety of required specialties such as juvenile officer, traffic specialists, full time worthless document investigator and additional command/administration personnel. 171 �This page was revised April of 1983 III Fire Protection Personnel Prior to 1970 the Fire Department was staffed by a fire chief and volunteers. At the present time the Fire Department staff consists of a fire chief, a dispatcher, nine full-time fire fighters and twenty five volunteers. Three full-time fire fighters are available at all times at Station One. When a fire alarm is received the full time fire fighters take the fire engines to the scene and the volunteers, who are alerted by radio, respond to the scene. In 1979 the voters of Delta Township approved a millage issue of onehalf mill for the operation of a paramedic unit within the Township. A paramedic staff of three trained individuals now operates under the direction of the Township Fire Chief. Presently one trained paramedic is available at all times. A fully equipped ambulance was purchased in 1979 which is utilized primarily for paramedic activities. Service Table CF-3 illustrates Fire Department responses and Township fire losses for the past seven years. This table does not include such departmental activities as building inspections and mutual aid requests. TABLE CF-3 DELTA TOWNSHIP FIRE DEPARTMENT RESPONSES AND FIRE LOSSES 1976-1982 1976 1977 1978 1979 1980 1981 1982 76 28 57 86 36 63 61 21 63 57 21 so 56 15 50 61 39 54 64 34 61 Vehicle Fires 41 49 48 30 32 37 41 Ambulance Assists 14 30 35 49 101 91 59 155 66 15 6 35 8 2 14 107 1.5 15 6 117* 23 500 337 Fire Alarms Single Family Dwellings Multiple Family Dwellings Businesses Estimated Fire Losses (Thousand Dollars) Single Family Dwellings Multiple Family Dwellings Businesses Vehicle 60 106 16 17 68 1 7 4 *Total 1981 estimated loss all categories -- breakdown unavailable. 172 13 �Existing Facilities Station One is located northwest of the intersection of Canal Road and Saginaw Highway. The station consists of 3,700 square feet and occupies a 32,000 square foot site. The facility contains a kitchen, a living room, and bedroom which are utilized by the full-time firemen. The equipment which is housed at Station One includes two pumper trucks, a ladder truck, a mini-pumper truck, a water tank truck, a compressor/ generator truck, two ambulances, the fire chief's car and a jeep which which is utilized for grass fires. Fire Station One is well located with respect to the proposed Township development pattern. Access is available to both Canal Road and Saginaw Highway from Station One. The fact that the Station One site consists of less than three-quarters of an acre limits future building expansion. Station Two is located on the south side of Lansing Road immediately south of Millett Highway. The station consists of 2,600 square feet and occupies a 1.2 acre site. This facility is presently tmmanned. The equipment which is housed at Station Two consists of two pumper trucks. f ~ .( . ~ The location of Fire Station Two provides protection to that portion of the Township lying between the Grand Trtmk Western Railroad Tracks and the south course of the Grand River. Most of this area is within a one mile travel distance of Station Two. Apparatus stationed at this facility occasionally experiences difficulty entering U.S. 27. Traffic on the Grand Trunk Western Railroad Tracks impedes movement of fire apparatus to the Township's industrial tract at crucial moments. Fire Facility Location Criteria The Insurance Services Office has developed criteria for the location of fire stations. Locational criteria are based upon fire flow requirements for various types and densities of development. Fire flow requirements are the minimum number of gallons of water per minute (GPM) that would be required to extinguish fires. Fire flow requirements for most types of development range from a low of 500 GPM for single family residences separated from other buildings by a distance of 100 feet or more to a high of 12,000 GPM for very large, high hazard industrial facilities. Certain types of industrial or warehousing facilities such as oil refineries or lumber yards might have fire flow requirements in excess of 12,000 GPM. Precise computation of fire flow requirements for various types of development is a complex procedure which involves an evaluation of many details of building construction siting as well as on-site fire protection equipment. Generally, fire flow requirements increase in direct proportion to increases in the intensity of land use. In selecting fire station locations, consideration should be given to access problems created by topographical and man-made barriers. In 173 �This page was revised April of 1983 Delta Township, expressways and railroads form important man-made barriers which will affect the effective deployment of fire fighting equipment. The Grand River forms a natural barrier which will also affect the deployment of fire fighting equipment. The existence of the I-96 and I-496 expressways make it ncessary to select fire station locations in close proximity to the arterials which cross these expressways. Proposed Fire Station Locations Figure CF-I indicates the general location of the seven fire stations proposed to serve the development pattern contained in the Future Land Use Plan. Fire Stations Number One and Two are shown in the same area in which they are presently located. Plans for the development of Fire Station Number Three are already underway. The Township should acquire property at the other five locations as soon as practical to ensure the balanced distribution of facilities needed to provide a high level of fire protection. Construction of facilities should be paced to coincide with Township development. Furthermore, facilities should not be constructed absent assurances that the necessary personnel will exist to properly staff such facilities. The numbers which identify each of the following proposed facilities do not indicate a priority for the construction of the fire stations. Fire Station Number One It is recommended that Fire Station One continue to operate at its present location. Although the small size of the site limits expansion, the location of this facility should provide excellent protection for the Township Administration Building, the office areas located on Saginaw Highway east of Canal Road and the high density housing areas located to the north and south of Saginaw Highway. This facility should provide good secondary protection to the entire northern portion of the Township as well as to the southern portion of the Township adjacent to Canal Road. Fire Station Number Two It is _recommended that Fire Station Two continue to operate at its present location. The existing structure has been designed -so that it will accommodate a full range of modern facilities. Sufficient room exists on this site to train firefighters and provide for building expansion. Fire Station Two should provide excellent protection for the area between Lansing Road and the Grand River. This facility will also provide a secondary means of fire protection for the eastern portion of Delta Township's industrial tract. Fire Station Number Three Delta Township presently owns a one and one-half acre site on the north side of Mt. Hope Highway, immediately west of the General Motors Parts Warehouse, which is envisioned as a future fire station site. Providing improved fire protection to the industrial tract should be a high Township priority. Fire Station Three will provide good protection to 174 -~-----..;.._------ --~-~ ~ �Q w u, 0 a. t' ·' ~ 0. 0 :c Cl) z == 0 ~ a: Q.u, -. LL. 0 -c ~ -I w Q ... G) ~ a, LL. ·- Cz Zo <I- (J) (J) z -- 0 IC I- C, z ->w< I- ZI- (J) -a: ><WI. 0 IC I(J) (J) C,c( -u, IU,W .Z • Q w (J) 0 ii CL 0 a: CL 0 . .. .... ....-~ Qa, .... I I \ I \ ' I \ \\ \\ '' ' ' ' \ '' ' ' '' ' ' ' '- \ ',, I ' \ I I / \, \ I I I I I I I J Figure CF-I Page 175 I I I I I �This page was revised April of 1983 the northeastern po_rtion of Delta Township's industrial tract, most of which would lie within a one mile travel distance. Good protection would also be provided to the multi-family residential and commercial development proposed for the area adjacent to the interchange of Creyts Road and I-496. Fire Station Three would provide secondary protection to the low density residential areas between Michigan Avenue and I-496. Fire Station Number Four Delta Township presently owns seventeen acres of land on the east side of Elmwood Road directly south of the Plum Hollow Subdivision. Only a small portion of the site would be needed to accommodate Fire Station Four • . A two acre alternative site is owned by the Township on the west side of Elmwood Road immediately south of the St. David's Church site and adjacent to Sharp Park. Either of these sites would provide excellent protection for the Delta central business district, most of which is located within a one mile travel distance. The sites would also provide good protection for the strip commercial development on Saginaw Highway east of the central business district. Station Four would provide secondary protection to most of the northeast portion of the Township. Fire Station Number Five It is proposed that Fire Station Five be located adjacent to Willow Highway in close proximity to Looten's Park. Such a location would allow Fire Station Five to provide good protection to the low density housing areas located between Willow Highway and the Grand River. Such a site would also provide good protection to the Hayes School complex located at Nixon Road and Willow Highway. Fire Station Five should provide good protection to most residential areas north of Saginaw Highway and west of I-96. Fire Station Number Six It is proposed that Fire Station Six be located near the intersection of Nixon Road and St. Joe Highway. Such a location would provide good protection to all single family residential areas located between Saginaw Highway and Davis Highway. Fire Station Number Seven It is proposed that Fire Station Seven be located in the vicinity of the Canal Road/Millett Highway intersection. This location would place most of the southwestern portion of the Township's industrial tract within a one mile travel distance of Station Seven. Fire Protection Deficiencies While the indicated distribution of seven fire stations should provide the Township with excellent fire protection, there are three primary areas which are not ideally protected. The most important of these is Delta Mills and the low density residential area penetrated by Delta I 176 �This page was revised April of 1983 Township residents are also presently served by the Grand Ledge Public Library and the Lansing Public Library. The Grand Ledge Library is located on Jefferson Street in Grand Ledge and the Lansing Library is located on South Capitol Avenue in Lansing. • / V School Facilities Delta Township is served by four school districts as illustrated in Figure CF-II . The Grand Ledge and Waverly School Districts serve the major portion of the Township while the Lansing and Holt School Districts serve relatively small areas. Grand Ledge School Facilities I I The Grand Ledge School District, which serves the western portion of Delta Township, encompasses a large, primarily rural, service area. The district covers approximately 125 square miles distributed over several townships and three counties. Providing service to students distributed over such a large area necessitates daily bus runs of approximately 3,500 miles. Because of the extensive bussing necessitated by the size and population density of the district, school attendance areas have not been rigidly delineated. Instead, bussing has been utilized as a flexible tool which allows balanced classroom sizes throughout the school district. TABLE CF-4 ENROLLMENT IN THE GRAND LEDGE PUBLIC SCHOOL SYSTEM 1971-1982 Year 1971 1972 1973 1974 1975 1976 Year Enrollment 5,646 5,766 5,929 5,995 5,978 5,884 1977 1978 1979 1980 1981 1982 Enrollment 5,838 5,711 5,652 5,481 5,220 4,991 Table CF-4 illustrates student enrollment trends in the Grand Ledge School District for the 1971-1982 period. Student enrollments increased annually from 1971 until they peaked in 1974 after which time they have annually declined. Waverly School Facilities The Waverly School District, which covers the eastern portion of Delta Township, serves a primarily suburban service area. The entire district covers approximately 22 square miles, more than two-thirds of which is 179 �This page was revised April of 1983 located in Lansing and Delta Townships and the remainder of which is distributed between Watertown and Windsor Townships. The school district bus runs cover approximately 840 miles a day. The school district has attempted to develop a pattern of neighborhood schools where practical and to rely on bussing where rural densities exist. Table CF-5 illustrates student enrollment trends in the Waverly School District for the 1971-1982 period. Student enrollments declined annually throughout this period. TABLE CF-5 ENROLLMENT IN THE WAVERLY PUBLIC SCHOOL SYSTEM 1971-1982 Year 1971 1972 1973 1974 1975 1976 Year Enrollment 5,047 4,884 4,753 4,614 4,454 4,332 1977 1978 1979 1980 1981 1982 Enrollment 4,142 4,079 3,852 3,650 3,539 3,395 ~ Waverly School District facilities located in Delta Township serve Delta Township students as well as students located in other portions of the District. Further, some Delta Township students are served by facilities located in Lansing Township. The Waverly High School serves all district high school students. The Waverly East Junior High School, located in Lansing Township, serves all 6th and 7th graders. The three Waverly elementary schools located in Delta Township serve primarily Delta Township residents. Delta Township residents are also served by elementary schools located in the Lansing Township portion of the school district. J . 180 �~ ,) . ~ ,,,.•. .,,.,,, ,,.•"""''••'"""" DELTA TOWNSHIP Figure SS · II EXISTING & PROPOSED SANITARY SEWER SERVICE AREA { 1983) '"rj I-'• ()Q i:: 11 0 EXISTING SERVICE 8 1983 ·1985 CJ LJ 1986·1990 • ro (/) (/) I II H H 'i:l 1991 ·1995 POST 1995 TO BE SERVICED BY THE CITY OF LANSING Pl ()Q ro ..... 0 00 ! 1 i]rm!~ ![1i:ll !lli ~l l~ lltli[l 1 ,r;~MJ'~)~~'.:~[;~ ;gw¥.Y-. ................. ··········:r .......... , ::::::··.;, 0000000000 ~=❖:❖:0~P,.£S ~0oJ'0oa°0oJ ~ooooc°cfoof i?ooloooooo i:>0OO0O l~i=:=:❖i c. !?;::o~:!i~~:oc · =~• ;.. ~:•• .•: •".,·:" 0 1.. 1, • "':. ,, ...!l. ~ ;'.5 en - NORTH tI1 ti ~ --.... 00 ~ �IV Neighborhood Unit Delineation The residential land use pattern has been organized into twenty-eight individual neighborhood units. These twenty-eight neighborhood units are indicated in Figure LU-II. The delineation of neighborhoods was based on the following factors: I I I Location of natural or man-made devisive elements Distinct changes in land use Population patterns School district boundaries Existing land uses Sewer and water service areas Census tract boundaries A brief description of each neighborhood follows. Neighborhood One This neighborhood is unique in the Township in that it is located within the Lansing School District and is also served by the City of Lansing utility system. The 1975 Sanitary Sewer Service Agreement, which was entered into by the City and Delta Township, limits the density in this area to approximately five dwelling units per acre. The northern portion of Neighborhood One is positioned between a very low density residential subdivision to the west, being Saratoga Farms, and a higher density residential development to the east in the City of Lansing, being Mount Vernon Park. Residential development in this area should provide for a transition between the high density residential areas to the east and the lower density residential areas to the west. Delta River Drive bisects this neighborhood in an east-west direction. This roadway has been designated as a Natural Beauty Road by the Eaton County Road Commission in compliance with Act 150 of 1970. Due to the winding nature of Delta River Drive and the fact that sight distances are limited in this area, developments within this neighborhood should utilize Waverly Road as their primary access point. A significant amount of the southern portion of this neighborhood lies within the one-hundred year flood plain. Development in this area should be regulated so as to utilize and preserve the natural amenities of this area and to complement Grand Woods Park which is located on the south side of the Grand River in Sections One and Two of Delta Township. The extreme northern portion of this neighborhood lies within flight zones of the Capital City Airport to the northeast. However, it is expected that the airport flight zones will not impose a major impact on residential land uses in the area due to the fact that the Capital City Airport Master Plan reconunends that future air traffic utilize landing strips further to the north. This neighborhood is bordered by Watertown Township to the north. The Clinton County Comprehensive Plan illustrates parks and open space uses along the northern border of Section One of Delta Township. A low density residential land use pattern is recommended for this neighborhood due to the readily available access to an arterial road, the 124 �• = N I I I\"' ,J I ."'I' • >Z ::x, 0 mz >· cnZ m C) :::c gJ 0 ::x, :::c 0 0 (REVISED 4/8 3) Figure LU-II Page 125 C czc zmm --r -(C)- -·"T1 (C ... C z a,m (1) Ql> ::x, -I :::c: m C: (I) :::c: 0C 0 C C m r -I J> r - -I 0 :ez en :c "'C ~ _./ �THE DELTA TOWNSHIP COMPREHENSIVE PLAN 1982 prepared by: DELTA TOWNSHIP PLANNING COMMISSION 7710 WEST SAGINAW HIGHWAY LANSING, MICHIGAN 48917 �DELTA TOWNSHIP PLANNING COMMISSION DELTA TOWNSHIP BOARD OF TRUSTEES Ronald Ratajczak Chairman Joseph E. Drolett Supervisor Terry G. Bladen Vice Chairman Barbara Barrett Clerk June Johnston Secretary Robert Richards Treasurer Ronald Brabant Member Lyle Brown Trustee Barbara Israel Member Philip Chisholm Trustee Edward Jaye Member Daniel Stump Trustee Robert LaMoreaux Member Gerald Winans Trustee Janice Vedder Member Jerome Wittkoski Member The Comprehensive Plan for the Charter Township of Delta has been prepared pursuant to Act 285 of 1983, the "Municipal Planning Commission Act," and became effective on July 12, 1982 by unanimous approval of the Charter Township of Delta Planning Commission. �CONTENTS PAGE GOALS, OBJECTIVES AND POLICIES OF THE COMPREHENSIVE PLAN I. II. III. IV. v. VI. VII. VIII. IX. Community Goals . . . Residential Development. Commercial Development • Industrial Development . Community Facilities and Services. Transportation Facilities Development . • Open Space and Recreation Facilities Development • Energy . . . • . The Environment. GEOGRAPHIC DETERMINANTS . . I. II. III. IV. v. VI. VII. VIII. IX. Location of Delta Township Historical Growth of Delta Township. Climate. • . • . . . • . . . . . Geology and Topography. . ... Soil Conditions in Delta Township. Ground Water . • . . • • Surface Water • • • . . . Existing Land Use Pattern . . • Delta Township Land Use Trends (1972-1980) I. Population Growth in Delta Township. Population Projections • III. Characteristics of Existing Commercial Development Projection of Future Commercial Development . . • Major Findings of the Commercial Base Analysis I. III. 12 12 14 15 16 17 17 19 19 24 32 34 36 51 52 Analysis of Delta Township's Existing Industrial Base. Projection of Future Industrial Development Potential ••.• Conclusions • • OFFICE SPACE ANALYSIS . • II. 6 8 9 10 34 INDUSTRIAL BASE ANALYSIS I. II. 3 4 5 24 COMMERCIAL BASE ANALYSIS . . II. III. 1 2 12 POPULATION ANALYSIS AND PROJECTIONS. I. II. 1 52 55 60 61 Office Types in Delta Township Office Development Trends . . . • Determination of Delta Township Office Space Market • • . . . . . . . . . . . . . ii 61 61 64 �PAGE TRANSPORTATION .......... • ...................•.•.•................ 66 Historical Development of the Street System ............• Functional Classification of Existing Street System ..... Truck Operation Classifications ...........•............. Jurisdiction Over Delta Township Roads ................. . Financing of Road Improvements .•......•................. State Trunk Lines ......... . ...........................•. County Primaries and Locals .......................•..... Financing Prerogatives ....................•.....•....... Thoroughfare Cross Sections •............................ Right-of-Way Deficiencies .............................. . Mass Transit Service in Delta Township ................. . Railroad Facilities Serving Delta Township ............. . Air Service to Delta Township .......................... . Non-Motorized Transportation •........................... 66 66 I. II. III. IV. v. VI. VII. VIII. IX. X. XI. XII. XIII. XIV. 72 72 74 74 74 76 76 76 84 85 86 88 WATER SERVICE . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 90 Historical Information ......................•.........•. Description of Existing Water Service System ........... . Future Service Area . . ...............•................... 90 90 95 SANITARY SEWER SERVICE . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . • . . . . . 98 Historical Information ••••••••...•....•.•.•.....•••..•.. Description of Existing Sanitary Sewer Collection and Treatment Facilities ................•.....••........ Future Service Areas for the Wastewater Collection and Treatment System.................................... 98 I. II. III. I. II. III. STORM DRAINAGE. . • • . • . • • • • • • . • • • . . • • • . • • . • • • • • • . • . • . • . . . . • • . . . . • • . . I. II. III. IV. Storm Water Design Criteria ............................ . Inventory of Existing Storm Drainage Facilities ........ . New Storm Drainage Practices ...................•........ Recommended Storm Drainage Practices .................•.. 101 103 109 109 109 111 112 SOLID WASTE 114 FUTURE LAND USE . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . • . . . . . . . . . . 118 The Relationship of Planning to Zoning .................. Residential Development ................................. Residential Neighborhood Module Concept ..........•...... Neighborhood Unit Delineation ........................... Office Development...... . . . . . . . . . . . . . . . . . . . . . . . . • . . . . . . . Commercial Development............... . . . . . . . . . . . . . . . . . . . Industrial Development.................................. Parks, Open Space and Recreation Facilities Development... . . . . . . . . . . . . . . . . . . . . . . . . . . . . • . . . . . . . . . . . . . Proposed Thoroughfare Improvements ...................•.. 118 120 123 I. II. III. IV. v. VI. VII. VIII. IX. iii 124 150 152 157 158 161 / �PAGE COMMUNITY FACILITIES . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 169 Governmental Offices and Departments ................. . Police Protection .................................... . Fire Protection ...................................•... Library Facilities ..........................•......... School Facilities .................................... . 169 169 179 IMPLEMENTATION OF THE COMPREHENSIVE PLAN........................ 183 Zoning Ordinance ..................................... . Subdivision Ordinance .......................•......... Sign Ordinance ...........•............................ Capital Improvement Program .......................... . Administrative Procedures ............................ . Program Coordination ................................. . Federal and State Grants-In-Aide ..................... . Economic Development Corporation ..................... . Planning Advisory Services ........................... . Mapped Improvements Ordinances ....................... . Public Information Services .......................... . Revisions to the Comprehensive Plan .•..•..•.•••.••...• 183 183 183 184 184 184 184 185 185 185 185 185 I. II. III. IV. v. I. II. III. IV. v. VI. VII. VIII. IX. X. XI. XII. - --------~- iv 172 177 �TABLES Table GD-1 GD-2 P-1 P-2 P-3 P-4 C-1 C-2 C-3 C-4 C-5 C-6 C-7 C-8 I-1 I-2 I-3 I-4 I-5 0-1 0-2 0-3 0-4 T-1 T-2 T-3 T-4 T-5 Title Page Existing Land Use . . . . . . . . . . . . • . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1972 - 1980 Land Use Change: Delta Township ..•............. Comparative Population Trends . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Incremental Population Increases . . . . . . . . . . . . . • . . . . . . . . . . . . . . Population Per Household Delta Township 1960-1980 .......... . Population Projections to the Year 2000 . . . . . . . . . . . . . . . . . . . . . Five Mile Trade Area Population Projections . . . . . . . . . . . . . . . . . Year 2000 Tri-County Projected Per Capita Retail Expenditure Patterns . . . . . . . . . . . . . . . . . . . . • . . . . . . . . Changes in Retail Expenditure Patterns for the Tri County Region and Eaton County . . . . . . . . . . . . . . . . . . . . . . Year 2000 Projected Trade Area Retail Expenditures ......... . Neighborhood and Regional Shopping Centers within the Tri-County Area . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Proportion o f Total Trade Area Retail Expenditures Accruing to the Delta Central Business District in the Year 2000 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Retail Floor Space Required to Serve 2000 Retail Expenditure Patterns . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ~omparison of 1977 and Year 2000 Required Shopping Facilities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Major Business Establishments Located in Delta Township's Industrial Tract . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Tri-County Region Employment Changes . . . . . . . . . . . . . . . . . . . . . . . . Projections of Manufacturing and Wholesale Employment in The Tri-County Area . • . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Projections of Manufacturing and Wholesale Employment in the Delta Industrial Tract . . . . . . . . . . . . • . . . . . . . . . . . . . . Projected Land Consumption for Manufacturing and Wholesale Activities in the Delta Industrial Tract ...... . Distribution of Office Buildings - 1977 Lansing Metropolitan Area . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Office Construction Activity by Governmental Unit 1971 - 1977 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Acreage and Floor Space Devoted to Office Uses Delta Township 1966 - 1980 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Projected Office Land Development and Projected Office Floor Space Requirements Delta Township 1981 - 2000 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Functional Classification of Highways-Metropolitan Areas . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Delta Township Road Mileage by Functional Classification . . . . . . . . . . . • . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Planning Impacts on Roadways . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Unique Delta Township Features . . . . . . . . . . . . • . . . . . . . . . . . . . . . . . CATA Ridership . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . V 20 21 26 26 3] 32 40 41 42 45 47 48 49 50 54 57 58 58 59 62 63 63 64 69 70 71 72 84 �TABLES (continued) Table W-1 W-2 W-3 SS-1 SS-2 SS-3 SS-4 SW-1 SW-2 LU-1 LU-2 CF-1 CF-2 CF-3 CF-4 CF-5 Title Existing Water Wells, Del ta Township ..........•••..•••.•... Delta Township Water Consumption .•..•..•..•.•..........•... Recommended Fire Flows ..•..••.......••.......•••...•....•.. Water Resources Commission's Effluent Quality Standards for the Delta Township WWTP ..•.....•...•.•..•.. Sanitary Sewer Customers 1973-1980 •... • .......•..•....••.•. Projected Sanitary Sewer Connections and Land Acreage Consumption 1985-2000 .•..••.••...............•..• Wastewater Flow Projections at the Delta Township WWTP 1985-2000 .....•......•.....••..••.......•.• Estimated Solid Waste Generation Eaton County, 1980 .••.••.•...•.•.••.••..•.•....•..••••••. Estimated Soild Waste Generation Delta Township, 1980-2000 •...•..•.•...•.•.•••...•..•.••.. Future Land Use ••......•••..•...•.....••.........•......•.. Proposed Road Improvements .......•...•.•.•.......•••.•...•• Inventory of Major Delta Township Buildings •..•.•..•.••••.. Delta Patrol Division Activities 1975-1981 .........•...•... Delta Township Fire Department Responses and Fire Losses 1975-1981 •.••....•.•.•.•.••..••..•.•...•..... Enrollment in the Grand Ledge Public School System ...•..... Enrollment in the Waverly Public School System .•...••.•.... Page C 93 94 95 104 105 105 106 114 115 119 163 170 170 172 179 180 0 vi �FIGURES ~ ) Figure Title GD-I GD-II GD-III P-I P-II P-III P-IV Location of Delta Township in the Tri County Region.......... Soil Associations..... . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Existing Land Use Map........................................ Location of Comparative Geographic Areas..................... Comparative Population Trends................................ Population Distribution Five Township Area 1960-1980......... Age-Sex Distribution for Delta Township 1960 - 1970 - 1975............................. . ........... Five Mile Trade Area Delta Township Central Business District.......................................... Delta Township Industrial Tract............ . . . . . . . . . . . • . . . . . . MDOT Functional Highways Classification...................... Truck Operation Classifications.............................. Road Classifications for Financing Purposes.................. Expressway Cross-Section........ . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Cross-Section of Arterial Road with Boulevard................ Cross-Section of Two Way Arterial Street..................... Cross-Section of Collector Street............................ Cross-Section of Local Street................................ Road Right-of-way Deficiencies.......... . . . . . . . . . . . . . . . . . . . . • Existing Water Service Area (1982)........................... Existing and proposed Water Service Area (1982).............. Existing Sanitary Sewer Service Area (1982).................. Existing and Proposed Sanitary Sewer Service Area (1982).. .. . ..... ... . . ... •. .. .. . .. . . .. ... . . . .. .. . .. .. . . Existing Storm Drains (1980)................................. Generalized Future Land Use Plan••···········See binder pouch Delineated Neighborhood Units....................... . . . . . . . . . Parks and Green Belts........................................ Proposed Street and Highway Projects......................... Existing and Proposed Fire Stations.......................... Existing School Facilities................................... C-I ~ I-I T-I T-II T-III T-IV T-V T-VI T-VII T-VIII T-IX W-I W-II SS-I ss-II SD-I LU-I LU-II LU-III LU-IV CF-I CF-II vii Page 13 18 23 25 27 28 30 37 53 68 73 75 78 79 80 81 82 83 91 97 99 108 110 125 159 162 175 178 ��GOALS, OBJECTIVES AND POLICIES OF THE COMPREHENSIVE PLAN Community goals are general statements with a uniform, community-wide application. Objectives are expressions of specific developmental issues within the Township. Policies express measures designed to implement the stated objectives within Delta Township. The goals, objectives and policies presented in this section are intended to reflect particular local attitudes and aspirations with respect to the growth and changes within Delta Township. Delta Township as a community provides living, working, shopping and recreational spaces for the use and enjoyment of its residents. The goals and policies provide guidelines governing the preparation and implementation of the Comprehensive Plan. With proper design and effectuation, the Plan suggests means of improving and maintaining the living, working, shopping and recreational spaces for the betterment of the entire Delta Township community. Use and application of the stated goals, objectives and policies in planning and development is essential to ensure success of the planning process in Delta Township. They should be consulted each time a decision is made regarding private land development, redevelopment and public service capital expenditures. I Community Goals 1. Provide conditions of adequate public health and safety 2. Provide a choice in housing 3. Attain a diversified local economic base 4. Provide a variety of shopping opportunities 5. Assure a sufficient level of public services and community facilities 6. Attain a diverse property tax base to assure adequate revenues 7. Establish development densities to avoid overcrowding and placing burdens on public services 8. Establish conditions which promote an aesthetically pleasing environment 9. Emphasize a neighborhood development pattern 10. Provide opportunities for energy conservation and the use of alternate energy sources 11. Attain a high level of environmental quality while simultaneously fostering utilization of the Township's natural resources 1 �I II Residential Development 1. Objective: Provide a satisfactory range of housing choices Policies 2. A. A range of housing types should be provided to accommodate varying needs in household size, location and style preference. B. Residential buildings within each neighborhood should be compatible and transitions should be provided where different types occur in close proximity. Objective: Encourage residential development on a neighborhood basis with the necessary supporting facilities Policies 3. A. Residential development should occur on a neighborhood unit basis and should be functionally unified through land planning and interior circulation design. B. Residential areas should be adequately served by schools, neighborhood shopping facilities, parks and recreation areas, transportation facilities and police and fire services. Objective: Strive for maximum livability development and amenity in residential Policies 4. A. Residential development should provide adequate light, air, privacy and quietude. B. Residential living areas should be separated from commercial and industrial areas by functional elements such as open space or buffered thoroughfares. C. High density living areas should be developed to be compatible with lower density living areas. Objective: Preserve the existing housing stock Policy Existing housing should be protected from premature environmental decay. 5. Objective: Attractiveness and livability of residential development should be increased through open space relationships. Policies A. Open spaces within residential areas should be related to the 2 �overall open space and recreation facilities of the Township. B. Park and open space facilities, either public or private in ownership, should be provided within or in close proximity to medium and high density residential areas in order to afford residents of multifamily housing a balance of high density living and open space relief. C. The design of new residential developments should provide for the preservation of existing trees, scenic features and provide for natural settings. / 6. Objective: Medium and high density residential settlements should be situated near supportive services Policies III A. The capacity of existing and future public services should be considered in selecting sites for medium and high density settlements. B. Due to the high cost of providing public supportive services, higher density settlement areap should be situated to allow the most cost-effective installation of supportive services. C. Multi-family housing should be situated in proximity to comparison shopping and high capacity transportation facilities. Commercial Development 1. Objective: Distribute connnercial development according to the specific requirements of comparison and convenience shopping facilities Policy Development of comparison shopping facilities shoul d be situated to be easily accessible to residential areas. 2. Objective: Commercial development should be related to an overall land use pattern within the Township Policies 3. A. Commercial strip development along thoroughfares in the Township should be discouraged. B. Where strip connnercial development exists, or cannot be avoided due to the present land use pattern, remedial measures such as minimizing the number of access points, optimizing curb radii and utilizing parallel access roads should be examined. Objective: Attain satisfactory relationships between connnercial development and other land uses 3 '-<=. �- I Policies 4. A. Incompatible land uses should be eliminated from commercial areas. B. Commercial areas should be desi r,ned and situated so that they do not adversely impact nearby uses. Objective: Attain aesthetically pleasing commercial development areas Policies 5. A. Comparison shopping facilities and neif,hborhood convenience shopping facilities should include pedestrian circulation, landscaping, adequate setbacks and other amenities which create an attractive shopping environment. B. Sign control regulations should be promoted since they often result in advertising displays which communicate better and provide improved aesthetics. C. Landscaping within parking lots should be encouraged since it improves the visual environment and can beneficially affect the microclimate of parking areas by moderating the affects of heat, absorbing runoff, diverting wind and reducing noise and glare. D. Screening of solid waste areas should be required because it improves aesthetics. Objective: Facilities in commercial areas should be improved wherever possible Policies IV A. Early signs of blight in commercial areas should be reversed through resolution of traffic ingress and egress problems, prevention of excessive penetration of local driveways into arterial thoroughfares, elimination of excessive advertising signs, and provision for improved site planning design and landscaping in remaining developable parcels or upon reuse of existing buildings. B. High standards of site design and maintenance should be required in commercial areas. Industrial Development 1. Objective: Provide suitable conditions for the development of new industry and expansion of existing industry Policies A. Industrial development should be continued in the area generally bounded by 1-96, Mt. Hope Highway, U.S.-27 and the south Township boundary. 4 �B. 2. The industrial area should be reinforced through improved accessibility, utility installation, and supporting service ' facilities. Objective: The attainment of an optimum relationship between industrial development and supporting transportation facilities Policies 3. A. Industrial enterprises should provide adequate off-street parking and loading facilities. B. Roadways built to all-season standards should be provided throughout the industrial area. Objective: Industrial development should be compatible with other land uses in the Township Policies A. The creation of industrial parks should be encouraged and scattered industrial operations should be discouraged. B. Industrial areas should be separated from residential areas by appropriate open space buffers or other transitional land uses. C. Industrial nuisances such as air pollution, noise and vibration should be controlled by adequate zoning and performance standards. D. Incompatible land uses should be prevented from intruding into industrial areas. V Community Facilities and Services 1. Objective: Attain an optimum aesthetic relationship between public facilities and the neighborhoods in which they are situated Policies 2. A. The design of public buildings should be of high quality and should contribute to the character of the neighborhood they serve. B. Installation of underground utilities should be encouraged in order to achieve pleasing neighborhoods. Objective: Attain an optimal functional relationship between community facilities and the transportation system Policies A. Elementary schools should be located so that they are within walking distance of all students in the attendance area. 5 �• ' 3. B. Elementary and junior high schools should be located away from heavily traveled thoroughfares. C. Churches, meeting halls, and other places of public assembly should be located on major arterial streets in order to increase their accessibility to the public and to prevent intrusion of extraneous traffic into residential neighborhoods. Objective: The provision of law enforcement services adequate to maintain the security, safety and well-being of the Township's residents and property Policy Police facilities should be located to allow deployment of adequate manpower within minimum time to all parts of the Township. 4. Objective: The provision of fire protection services adequate to meet Township needs Policies 5. A. Fire protection facilities should be located where they can provide adequate service to all development in the Township. B. Buildings which require significant fire flows should be located where they can be served by the public water system. Objective: Implement a timely and cost-effective site acquisition program for public buildings Policy Sites for the development of institutional uses should be acquired well in advance of the development of an area. 6. Objective: Provide water, sanitary sewer and storm drainage facilities adequate to serve development needs Policy Development of water, sanitary sewer and storm drainage facilities should be staged to coincide with anticipated needs. VI Transportation Facilities Development 1. Objective: Maintain a balanced relationship between land use traffic generation and the thoroughfare system capacities Policies A. Thoroughfares should be organized in an interrelated functional system, with the traffic carrying and land use 6 �I 111111 service functions of each thoroughfare segment clearly defined. Local streets should primarily serve abutting properties and should be used only by local traffic. Collector streets should gather and channel traffic from local streets to the arterial street system. Arterial streets should carry traffic from collectors to destinations or to limited access expressways. B. 2. Improvement of the thoroughfare system should be coordinated with adjacent communities to ensure both a sound local and regional transportation system. Objective: Separate major thoroughfares from neighborhood units Policies 3. A. Freeways and major arterial streets should be located so as to bound rather than penetrate residential neighborhoods. Neighborhood streets should be reserved for local residential traffic. B. Development should be separated from arterial streets and expressways by adequate buffer space or building setbacks. Objective: Design and build attractive thoroughfares Policies 4. A. Where practical, thoroughfares should be located to take advantage of existing scenic features such as wooded areas, and topographic variations. Where appropriate, landscaping and nonobtrusive noise barriers should be developed along thoroughfare rights-of-way. B. The use of cul-de-sacs, which create areas of privacy, prevent through traffic and often provide for better utilization of odd shaped parcels of land, should be encouraged. C. Curvilinear streets should be promoted in residential developments since they discourage through traffic and increase visual interest. Objective: Develop an efficient and pleasant pedestrian and bicycle transportation system. Policies A. Pedestrian and bicycle routes should be provided wherever possible between residential, recreational and other land use areas of the Township. Where feasible, pedestrian linkages should be free from interruption of motorized traffic. B. Provisions for non-motorized transportation should be incorporated into residential developments and road construction projects wherever possible. 7 I �- ' 5. Objective: Minimize conflict between land uses and transportation facilities Policies 6. A. Major thoroughfares should have a minimum number of intersections in order to limit land use-transportation friction. B. Frontage or service roads should be utilized in commercial, institutional and industrial zones in order to maintain the traffic carrying capacity of the roadway and to reduce the occurence of conflicting turning movements. C. Ingress and egress points to major traffic generators should be designed to include, where appropriate, such items as sufficient curb radii, deceleration lanes, through passing lanes and lane tapers in order to insure safe traffic movements. Objective: The provision of public transit service to Township residents Policy Improvements to mass-transit services within the Township should be encouraged. 7. Objective: Maintenance of and improvements to the streets and highways in the Township should be a continuing process to ensure the safety and convenience of motorists Policy The Township's Capital Improvements Program should include a road construction and maintenance reserve which could be utilized as a local match to federal road construction grants as well as possibly supplementing monies expended by the Eaton County Road Commission for maintaining Township streets. VII Open Space and Recreation Facilities Development 1. Objective: Create an interrelated system of open space and recreation facilities to meet the leisure time requirements of the Township's populatior ·. Policies A. A system of recreational facilities should be developed which includes major community-wide day use recreation facilities, major park and athletic facilities for use by residents of the Township, neighborhood recreation facilities, and special facilities such as community recreation centers, bicycle and hiking paths and scenic riverside vistas. 8 �2. I I B. Open space areas which link residential areas with shopping districts and provide opportunities for non-motorized transportation should be encouraged. C. Commercial recreation facilities should be related to the planning and development of public open space areas where possible. Objective: Open space and recreation areas should be designed to enhance the character of residential developments Policies 3. A. Open space should be utilized to delineate residential areas and to give individuality and character to various neighborhood units. B. Developers should be encouraged to provide open space and recreation facilities as part of their overall development design. C. Neighborhood recreation facilities should be developed in conjunction with school facilities wherever possible. Objective: Delta Township should pursue a timely and economical open space acquisition and development program Policies VIII A. Sites for recreation facilities should be acquired or reserved well in advance of development. B. Implementation of open space and parks development in the Township should include particjpation of federal, state and local governments. Energy 1. Objective: Encourage the development of energy efficient forms of transportation Policies 2. A. Growth patterns which enhance the feasibility of mass transportation service should be promoted. B. The installation of sidewalks and bikepaths, in order to facilitate the use of non-motorized transportation, should be encouraged. Objective: Implement local regualtions which permit innovative methods of energy utilization and generation 9 �- ' Policies 3. A. Alternative energy generating technologies such as wind, biomass and solar should be encouraged. B. Township regulations should be drafted which insure a property owner's right to sunlight. C. Energy generating facilities should be compatible in terms of safety and aesthetics with adjacent land uses. Objective: Investigate and encourage new techniques relating to energy use and conservation Policies IX A. Public and private decision-makers should analyze the possibility of utilizing steam produced by the Erickson Power Plant as a resource for industrial operations within the area. B. Delta Township governmental services should emphasize energy conservation through its capital improvements spending. C. Construction design practices which will encourage ener gy conservation should be promoted. D. Buildings should be oriented to take advantage of energy conservation practices. The Environment 1. Objective: Insure that development activities respect the features of the natural environment Policies A. Township planning efforts should recognize the value of retaining vegetation since it helps control runoff, stabilizes slopes, attracts wildlife, buffers noise and provides privacy. B. Flood-prone areas should be preserved in their natural state to minimize environmental damage, reduce the unnecessary private and public costs which result from inappropriate development in these areas, assure the safety of residents, and guarantee the free flow of water. C. Marshes and wetlands within Delta Township should be preserved since they serve as ground-water discharge areas, provide wildlife habitats, provide natural filtration of contaminates within stormwater and are a component of the natural drainage system. D. Urban development should be limited to soil types which allow for properly functioning septic systems if sanitary sewer service is non-existant. 10 �E. 2. The development of steep slopes should be avoided since the development of such areas can result in erosion or septic tank problems. Objective: Preserve prime agricultural lands for farming activities Policies 3. A. Isolated residential development in agricultural areas should be discouraged so as to ensure the economic viability of agricultural enterprises. B. Highly productive soils such as those found in southwestern Delta Township should be reserved for the production of specialty crops. C. Agricultural lands adjacent to watercourses should be managed such that agricultural wastes and soil sediments do not adversely affect water quality via run-off. Objective: Measures should be taken to minimize the negative impacts of urban development on the natural environment Policies A. Areas from which mineral deposits have been extracted should be reclaimed and proper safety measures undertaken. B. Delta Township should participate in regional efforts to investigate the possibility of establishing a solid waste management program. C. Soils which are highly susceptible to erosion should be protected by corrective measures if development is proposed. D. Natural drainage patterns should not be disrupted absent remedial action due to the fact that erosion, siltation and structural damage may result. E. Properly designed and engineered storm drainage controls should accompany the installation of significant amounts of impervious surfaces. F. The abatement of pollution of Delta Township watercourses should be given a high priority. G. Groundwater quality and supply problems should be identified and a groundwater management strategy should be developed. H. A comprehensive flood plain management program should be a required element of the Township's planning efforts. 11 �l �, GEOGRAPHIC DETERMINANTS I , Location of Delta Township The location of a community is an influential factor and indicator of what changes are likely to take place within the community. Location of a community in relation to major transportation facilities and employment centers will bear directly on the likelihood of growth within the community. I I' Situated within the Lansing Tri-County Region, Delta Township has experienced rapid growth since 1960. This growth can be attributed to the Township Is close proximity to major employment centers, such as the State Government and the Oldsmobile Industrial Complex, as well as Delta's strategic location in relation to the interstate highway network. Major routes providing direct service to the Township are I-96, I-496 and US 27. Interstate Highway 69, eventually connecting Port Huron, Michigan and Indianapolis, Indiana is slated for completion through Eaton County into Delta intersecting at the I-96/I-496 Interchange. Existing and proposed freeways have given impetus to expansion of commerce within Delta's industrial sector, especially with respect to najcr freight carriers and the warehousing distribution service industry. The Grand Trunk Western Railroad (GTWRR) traverses the southeastern quadrant of the Township, paralleling US-27. The GTWRR operates a major rail switching yard in Section 25, further complementing rail services to the Township. Capital City Regional Airport is located one-half mile northeast of Delta Township. Waverly Road and Grand River Avenue provide primary access to the airport from the Township. Capital City Airport provides scheduled commercial air passenger and air freight services as well as charter flights for both passengers and air freighc. Regionally, the Lansing area and Delta Township have economic links throughout the East North Central portion of the United States. This highly industrialized region is directly dependent upon the highway and rail systems for distribution of finished and semi-finished products to markets. This fact further contributes to the economic viability of the Lansing area due to its favorable location with respect to major highway and rail facilities. Delta Township, as evidenced by Figure GD I, enjoys a preferred position within the Lansing Metropolitan Area with respect to access to highway and rail facilities. II Historical Growth of Delta Township The history of Delta Township can be traced along three lines of development. The first is the founding, growth and withering of Grand River City, also known as Delta Mills. This line of development began in the 1830's reached its peak in the 1880's and 1890's and subsequently terminated. The second line of historical development in Delta Township can also be traced from the 1830 1 s with the founding of scattered farmsteads distributed throughout the Township but primarily on section lines. This line of development continues today as a significant proportion of Township land which is actively used for agricultural purposes. Delta Township's third line of historical development connnenced in the .1930 's when the eastern portion of the Township began to be developed as a suburb of Lansing. This line of development was dependent on the growth of the Lansing Region and did not greatly accelerate until after 1945. 12 I, I �• FIGURE GD-I LOCATION OF DELTA TOWNSHIP IN THE TRI-COUNTY REGION IN Settlement of the Tri-County Region along with most of the rest of lower Michigan was postponed by the erroneous Tiffin report of 1815 which diverted settlers to Indiana, Ohio and Illinois. Subsequent survey and exploration work conducted under the direction of Governor Cass corrected the record and by the 1330's south central Michigan and the Tri-County Region were attracting settlers interested in both lumbering and farming. The first settler of the Delta Mills area was Erastus Ingersoll who purchased 800 acres on the Grand River. Ingersoll and others had come to the Delta Mills area in search of a site for an educational institution to be modeled after Oberlin College. However, their plans for the Grand River Theological Seminary were dashed by the financial crisis of 1837-38. In the meantine, Ingersoll built a sawmill and began lumbering operations. An 1840 letter authored by a resident of Delta Mills indicated that people came from twenty miles away to have their flour made. Delta Mills continued to develop throughout the latter half of the 19th century at ~vhich time it reached its peak population of approximately 300. During the 1880's and 1890's Delta Mills was served by Methodist and Congr egational churches, three blacksmiths, three grocers, two masons, one cabinetmaker, one carpenter, one painter and one paperhanger and two physicians. Manufacturing activities included were fabrication, cigar wrapping and furniture building. Social life at this time centered around the churches and the Grange Hall which attracted both local residents and farmers from the surrounding countryside. Farming activities throughout Delta Township must have commenced about the same time that Erastus Ingersoll was founding Grand River City and building his lumber mill. However, it was not until 1844 that the State Legislature acted to officially establish Delta Township whose territories were broken off from the eastern portion of Oneida Township. Tax rolls in 1844 indicate twenty-six residing in the Township. 13 - �-, I I I At about the same time that Erastus Ingersoll was planning the Grand River Theological Seminary and other settlers were clearing portions of Delta Township for farmsteads, decisions were being made in other parts of the State which would one day have a direct bearing on Township development. By the terms of the 1834 Constitution, it was required that the capital of Michigan be removed from Detroit within a period of twelve years. The prosperous communities of Jackson and Marshall, located on the territorial road between Chicago and Detroit, were given primary consideration as sites for the new capital. However, due to the stubborn nature of partisans of each city, an alternative location was selected. The Village of Michigan, later to become known as Lansing, was proposed by a legislator who owned a sawmill nearby. Growth of Lansing during the second half of the 18th century was primarily due to the establishment of the capital there. However, the City also became the site of growing economic activity. By 1869 there was at least one manufacturing concern serving the outside market. This firm produced agricultural implements, bobsleds and stoves which were distributed over a wide portion of the midwest. Another firm made machinery for the lumbering industry operating further to the north. In 1886, R.E. Olds built his first horseless carriage in Lansing. His subsequent decision to establish automobile manufacturing operations in Lansing was the most important single factor in the history of the Lansing Metropolitan Area. It was during the last quarter of the 19th century when Lansing was becoming a complete urban entity with governmental, manufacturing and educational activities that surrounding cities and villages such as Delta Mills were reaching their fullest development as service centers for the local farm population. However, during this time population increases produced in the farm lands were attracted to Lansing rather than to the small service centers. During the 1930's the wide-spread use of the automobile and the development of paved streets led to the suburbanization of Lansing's growing population. This process was much accelerated after 1945 when the industrial power which had been mobilized for Worlcl War II was diverted to production of consumer goods, particularly the automobile. III Climate Delta Township lies within the central plains climatic region. The regional climate is moderated by the influence of the Great Lakes. The Great Lakes act as a moderator of what otherwise would be locally hotter summers and colder winters. Characteristics of Delta's climate and adjacent inland areas are best described as follows: .Temperature averages 26.3 degrees in winter, 69.5 degrees in summer, with an annual average of 48 degrees . . The frost-free growing season typically runs from early May to mid October and averages 154 days . . Precipitation approximates 33 inches annually, and is fairly well distributed throughout the year. The average number of days receiving measurable rainfall is 160 or about 45% of the year . . Snowfall varies considerably each year, but the normal snowfall approximates 26-28 inches. 14 �• .Prevailing winds are out of the southwest during warm weather months, and west-southwest during winter, averaging6-10m.p.h. during a typical 24 hour period . . Tornadoes pose a nominal threat during warm weather months, but destructive thunder storms and severe winds are a more common occurrence. An area's climate is not typically deemed a controlling environmental factor with respect to the development of a community. However, temperature, winds, and precipitation have several meaningful effects upon urban culture and manmade development . . Amount and frequency of rainfall does affect ground water recharge and thereby affects water supply . . Rainfall amounts and intensity affect storm drain design capacity and slope design of impervious areas . . Rainfall distributed throughout the growing season is conducive to a variety of agricultural activities . . Snowfall amounts as received in Delta suggest that roadsides and parking lots be designed to store snow during weather . . Plant and landscape materials, sensitive to extremes in temperature and precipitation, must be carefully selected . . Wind levels may require specific development regulations as to wind loading and vegetation or structural screens in shopping and living areas to reduce ground level wind speeds . . Level of sunlight has numerous implications: such as alternative energy, heat concentrations from extensively paved areas, recreation opportunities, need for shade and orientation of building to the sun. When preparing short term plan elements and specific development regula·tions climatic influences must be given consideration. IV Geology and Topography Two primary geological formations underlie Delta Township. The first 100 feet below the surface consists of debris laid down and contoured by advances and recessions of the glaciers. Below this glacial debris is several hundred feet of sedimentary rock precipitated from the lakes which covered Michigan during the Paleozoic Era. This sedimentary rock alternates in layers between limestone, sandstone and shale. The glacial action which was responsible for deposits of debris over the many layers of sedimentary rock also created the surface topography of Delta Township and the rest of the Tri-County Region. This topography is primarily level with slopes ranging from zero to five degrees except along major watercourses where slopes may be steeper. Elevations in Delta Township vary from a high of 890 feet above sea level in the vicinity of Creyts Road and U.S. 27 to a low of 800 feet where the northern course of the Grand River leaves the western edge of the Township. These elevations reflect Delta Township's location near the center of the Tri-County Region which slopes gradually from a high elevation of 1,052 feet in southern Ingham County to a low elevation of 640 feet in western Clinton County. Within the context of this gradual slope from the southeast to the northwest, Delta Township topography is characterized by a major drainage divide. The 15 �, northern and eastern portions of the Township lie within the Grand River drainage basin while the southwestern portion of the Township lies within the Thornapple River basin. Most of the portion of the Township lying within the Grand River basin drains to the northern course of the Grand River; however, much of the southeastern portion of the Township drains to the lower course of the Grand River. Drainage in the southwestern portion of the Township is toward the southwest. The relatively level topography within the Township does present several important implications to further urbanization. These influences are generally described as follows: Sewerage and storm drainage systems, dependent upon gravity flow for optimum operation, must be carefully located, sized and graded at initial installation to avoid operating problems and service area limitations. Level land can result in monotonous development unless artifically induced contours and/or vegetation zones are introduced into the urban environment. Development of the steeply sloping lands adjacent to the Grand River and Carrier Creek, should be judiciously regulated or precluded by planning policy and development controls. The steep slopes (woodlots usually exist concurrently) pose potential for hillside erosion and stream damage, yet at the same time offer scenic areas and passive open spaces for the benefit of nearby homesites. V Soil Conditions in Delta Township Three factors must be considered in evaluating soil conditions in Delta Township. These factors are fertility, stability and permeability. Most of the diverse soil types found in Delta Township are in the medium to high fertility range. This fertility, as well as a moderate climate and rainfall make large portions of Delta Township highly attractive for agricultural purposes. Soil stability factors are important considerations in determining the feasibility of large commercial and industrial developments which can be constructed on unstable soils only at great costs. Construction of large facilities has occurred on soils of poor stability characteristics, however, such development is costly and should be avoided where possible. The permeability of drainage capacity of soils is related to both their fertility and stability. The low percolation rates attributable to the mixture of clay, silt and sand common to much of Delta Township soils are desirable for agricultural activities because they allow water to move through them at rates beneficial to plant growth. However, the clay content of these soils makes them unacceptable for the discontinous type of suburban development which must be served by septic tanks and drain fields instead of sanitary sewers. The diverse pattern of soil types found in Delta Township makes it difficult to draw generalized conclusions about which portions of the Township are acceptable for different kinds of development. Specific tests are necessitated for each development proposal to determine whether or not soil conditions permit utilization of septic tanks and drain fields on a permanent basis, or not at all. Similarly, detailed soil analyses would be needed to determine the load-bearing characteristics of particular development areas due to the diversity of soil types in Delta Township. 16 �• Despite the wide variety of soil conditions scattered throughout the Township, it is possible to draw some broad generalizatons pertaining to the type of development and services which must be provided to portions of the Township. Soils which are extremely poorly drained and which have high concentrations of peat, muck and alluvial soil can be found scattered throughout the Township. Such poorly drained soils cannot accommodate septic tanks and drain fields and present load-bearing problems which make development difficult. The greatest concentrations of such poorly drained soils occur in the southwest quadrant of the Township west of Broadbent Road and south of Mt. Hope Highway. These organic soils are utilized for the growing of sod and cash crops such as mint and vegetables. Other major locations where peat, muck and alluvial soils are located include the banks of the Miller Creek. Concentrations of somewhat poorly drained soils occur throughout the Township, but particularly in proximity to the peat, muck and alluvial soil of the southwest quadrant. Other concentrations of poorly drained soils occur along the Miller Creek watercourse, and at various locations between the Carrier Creek and Elmwood and Snow Roads. For the most part, soil conditions in the Township are of sufficiently low permeability to indicate that septic tanks and drain fields will be inadequate for use on a long term basis. As a matter of local policy and regulation, development of vacant land should be discouraged where public sanitary sewer service is not provided concurrent with such development. Figure GD-II illustrates general soil associations in Delta Township as determined by the Eaton County Soil Conservation Service. VI Ground Water Fresh water used by Delta Township residents and persons living throughout the Tri-County Region comes from water bearing layers of sandstone rock known as aquifers. In portions of the Region, including Delta Township, water is also pumped from gravel and sand lying above bedrock. The primary ground water source for the Region is known as the Saginaw sandstone formation which can be tapped by wells averaging 300 to 400 feet in depth. Ground water levels vary according to seasonal climatic conditions and the rate of pumping. When water in an area is pumped faster than it can be naturally supplied, the residential or municipal wells surrounding the area become temporarily dry. Tri-County Region ground water is notable for its hardness; it includes 300 ppm hardness and 0.5 ppm iron. Glacial deposits in the Township vary considerably in their water yielding characteristics. Again, detailed study of specific locations and their characteristics are prerequisite to determining the true availability of ground water. Outwash deposits are potential sources of large water supplies because they usually consist of permeable sands and gravels. An exposed outwash has been identified by the Michigan Department of Transportation lying in Section 19 of Delta Township. VII Surface Water The principal natural feature in Delta Township is the Grand River which enters near Dimondale, just south of the Township, and then traverses the southeast corner of the Township and then re-enters the Township at Waverly Road and crosses the entire width of the Township. A greater length of the Grand River is in Delta Township than in any governmental unit in the Region. Minor watercourses which flow into the northern course of the Grand River include the Carrier Creek and Miller Creek and numerous other natural drains of lesser size. Minor watercourses feeding into the southern course of the Grand River include the Clement's Drain and other drains. Natural drainage 17 �,) ) 1) DELTA TOWNSHIP Figure GD·II SOIL ASSOCIATIONS D Marlette· Capac: t.8 Houghton-Gilford-Adrian: Nearly level to gently undulating, well drained to somewhat poorly drained, loamy soils on till plains. Nearly level, very poorly drained, mucky and loamy soils in glacial drainageways. >zj I-'· 00 C t'i (I) D @ Marlette-Capac-Owosso: Nearly level to hilly, well drained to somewhat poorly drained, loamy soils on moraines and till plains. I H H ,tj D Pl 00 ro ,_. ,,,," 00 ,,..,, ........,...,,..,,,---/ L ________ .,,, ,,- ---- / / / / I -- / / .,,. / / / / ,, ,, / ,, ,, / / / Capac- Parkhill: Nearly level to gently undulating, somewhat poorly drained, loamy soils and nearly level, poorly drained and very poorly drained, loamy soils; on till plains and low moraines. --··---- 100 Year Flood Plain / NORTH Ill �in the southwest portion of the Township is southwesterly toward the Thornapple River. Delta Town ship's watercourses, particularly the Grand River and the Carrier Creek present an excellent potential for the development of recreational facilities and high value residential areas. To realize this potential, the problems of flooding and water pollution must be addressed. Water pollution is primarily a regional problem, the resolution of which Delta Township can promote by taking a lead in implementing high standards of wastewater treatment. Flooding is also a regional problem which Delta Township can best help solve by prohibiting development within the natural flood plains. Figure GD-II illustrates the general location of the one hundred year flood plain within Delta Township. VIII Existing Land Use Pattern Delta Township may be characterized as a community experiencing a major change in personality. The emerging land use pattern suggests the community is developing an independent economic base, major comparison shopping facilities, and a wide variety of housing types. No longer a sparsely developed, suburban bedroom community, the 1980 lµnd use survey reveals that vacant land in Delta Township is being converted to urban uses at the rate of over one hundred acres per year. During the 1972-1980 period twenty one new subdivisions were platted, four apartment projects were constructed, and three condominium developments were constructed. Major commercial and office uses developed during the 1972-1980 period including the Waverly Plaza, additions to the Lansing Mall, Auto Owners Insurance Company headquarters and the Hilton Inn. Major new industrial-warehouse uses include Oldsmobile Plant Number Five, the Meijer Distribution Center, General Motors Parts Warehouse addition, Central Transport, Blue Arrow Trucking, Interstate and Associated Motor Freight Companies, Lansing Storage Company, Flint Pipe and Well Supply Company , Clark Foundation, the Detroit News, Shreve Steel and Coco.Cola. Table GD-1 presents a breakdown by acres of the existing 1980 land use composition of Delta Township. Figure GD-III presents the spatial distribution of the existing land use pattern. A comparison of Figure GD-III with its 1972 counterpart on page 23 of the 1973 Comprehensive Plan provides the reader with insight regarding the extent of land development in the Township in the 1972-1980 period. IX Delta Township Land Use Trends: 1972-1980 Delta Township's land use p~ttern can be characterized as being in a dramatic state of change. Since the 1972 land use survey was conducted as background for the 1973 Comprehensive Plan, approximately 1,000 acres of land has been converted from an agricultural or vacant classification to urban uses. Table GD-2 illustrates the change in the 1972-1980 period which has taken place as to the land use pattern. As of November 1, 1980, Delta Township had 3203 acres of land devoted to single-family detached residential uses (low density), 234 acres to multiple family residential uses, 413 acres to public-semi public uses including schools, churches and colleges, 325 acres to commercial uses, 606 acres to parks and open-space uses, 739 acres to warehousing-industrial uses and 2380 acres to transportation facilities and utilities. 19 �1 I TABLE GD-1 EXISTING LAND USE 1980 Acreage Percent of Total Residential Single Family Two Family Multiple Family 3203 30 234 Office Commercial - Retail Commercial - Services Warehousing Industrial Utilities and Transportation 14.2 .1 1.0 87 198 127 495 244 2380 .4 .9 .6 2.2 1.1 10.5 413 606 1.8 2.7 7881 6387 335 34.8 28 . 2 1.5 22,620 100.0 Community Facilities Schools Parks and Open Spa ce Agriculture Vacant Water Area TOTAL 20 �• TABLE GD-2 1972-1980 LAND USE CHANGE: DELTA TOWNSHIP 1980 Acreage 1972 Acreage Percent Change Residential Single Family Two Family Multiple Family Office Commercial - Retail Commercial - Services Warehousing Industrial Utilities and Transportation 3203 30 234 2,878.oO) *83.0 87 198 127 495 244 * 171. 0 40.0 * * 2380 * + 11% * + 182% * + 16% + 218% * * * Community Facilities Schools Parks and Open Space Agriculture Vacant Water Area 413 606 214.0 461.0 * * * TOTAL 22,723 7881 6387 335 * * * 22,620 * *Information not available. (1) Actual 1972 adjusted acreage was 2,878 based on calculations developed by the Delta Township Planning Department 21 + 93% + 31% �1 [, '\ Nearly all of the new land development in Delta Township during this period occured east of I-96, and, excepting industrial and warehouse uses, north of I-496. This is explained due to the provision of sanitary s ewer , public water, and urban storm drainage utilities in this area. Since the 1972 land use survey a most obvious trend has been the infill of the so-called northeast quadrant of the Township, being south of I-496 and east of I-96. This growth in the southeast quadrant has been based upon favorable location in relation to transportation facilities and an aggressive posture on the part of Township Officials in providing utilities to and encouraging development of the area, known as the "Delta Industrial Tract." Another very evident trend has been the substantial number of large lot single-family homes built in the non-urbanized portions of Delta Township. Occuring primarily west of I-9 6 , most of these homes have been constructed on non-platted parcels of land. Over one-quarter of the Township's total land area lay vacant as of 1980. The majority of the vacant land within the Township is located west of 1-96. Vacant land appears in a number of forms including floodplains and wetlands, forested areas, large acreage parcels occupied by a single dwelling, fallow farm land, public lands and areas composed of poor soils. Vacant land is recognized as an important commodity since it represents one of the Township's most valuable natural resources and presents many opportunities for the future. The existing land use map, Figure GD-III, differentiates between lands in agricultural production and vacant lands. The amount of land used for farming activities in the Township has decreased as development of the Township's industrial tract has intensified, residential subdivisions have been platted and the construction of single family homes on large parcels has increa sed. During the period of 1969 to 1978 the amount of land in agricultural production in Eaton County decreased by eight percent. (Data source: "Michigan Farm Lands are Increasing Again", Detroit News, April 12, 1981). During the late 1970's several hundred acres of farm land in the Township were enrolled in farmland development rights agreements under the provisions of Act 116 of 1974 being the Farmland and Open Space Preservation Act. Delta Township has attempted to preserve prime farm lands by a number of actions including active participation in the aforementioned farmland preservation program, creation of agricultural zoning districts and efforts to channel new development to areas already served by public utilities and services. The Comprehensive Plan recognizes agricultural activities as a long-term, permanent land use rather than a "holding area" for future development. 22 ��I -~-----..... TOWNSHIP DELTA Figure GD·III EXISTING LAND USE Single Family Residential k Single Family Subdivision Two Family Residential __, ~ Multi-Family Residential ii Office • Commercial Retail D Commercial Service ~ Warehousing [ ] Industrial-Manufacturing II II Transportation-Utilities Public-Semi-Public Parks and Open Space Agriculture D CITY OF LANSING .1L-------------- ............. ....... Vacant and - NORTH Figure GD-III Page 23 Non-Urban �1 ~I POPULATION ANALYSIS AND PROJECTIONS An analysis of population characteristic.s I ai.1d trends cannot be undertaken exclusively for a limited geographic area such as the 35 square mile area of Delta Township. In order to make reasonable estimates of population within the Township, it is necessary to consider population characteristics and migration patterns in and around the entire Lansing Metropolitan Area. The Tri-County Regional Planning Commission (TCRPC) projections, together with population characteristics data from the 1970, 1975, and 1980 census reports have been relied upon extensively in the following discussion of Township population trends and characteristics. I The population analysis and projection chapter consists of two parts. In Part I, the past trend of population growth in Delta Township is described; comparisons are also drawn between Delta Township's past growth and that of similar and surrounding areas. Part II deals with Delta Township's future population; general implications of future population change and characteristics are also discussed. I Population Growth in Delta Township Past population trends experienced by Delta Township have been compared to the population trends of the State of Michigan, the Tri-County Region, the Five-Township Area, Eaton County and Meridian Township. These areas are grap_h ically depicted in Figure P- I. Figure F-II illustrates the nature of Delta Township's growth over the past fifty years. Each decade has experienced substantial additions to the Tcwnship's total population. In numerical terms, Delta Township's population has risen from under 2,000 in 1930 to 23,800 in 1980. This represents a growth rate for the fifty-year period of more than 1100 percent. Thus, Delta Township had the largest growth rate in the period of any of the six areas which were analyzed. The region's second largest growth area, Meridian Township, experienced a rate greater than 900 percent for the period. During the 1960's Delta Township experienced its highest rate of growth, being a 129 percent increase, for any decade within the 1930-1980 period. The population increase for the Township in the 1970-1980 period indicates a clecr c,ase in the rate of growth when compared to the previous decade. During the 1960-1970 period, Delta Township's annual population increase averaged approximately 970 persons. The 1970-1980 period resulted in the Township's population increasing by approximately 600 persons annually. Comparison of Delta Township Population Trends With Other Areas Tables P-1 and P-2 provide comparisons of change in Delta Township population to other selected areas. Table P-1 presents resident population for the period 1930-1980. Table P-2 shows the numerical increases for each census year during the same period as well as the corresponding percentage of population increase for each period. The rapid pace of population growth in Delta Township is evident when compared to the other areas. Figure P-II graphically depicts the information contained in the aforementioned tables. 24 �• I FIGURE P-I LOCATION OF COMPARATIVE GEOGRAPHIC AREAS STATE OF MICHIGAN FIVE-TOWNSHIP ,""T"-t--+~+ii-41+ffld-""T"-, AREA TRI-COUNTY REGION DEWITT DELTA DELHI ,, FIVE-TOWNSHIP AREA - 25 �1 I I TABLE P-1 COMPARATIVE POPULATION TRENDS 1930 1940 1950 1960 1970 1980* Delta Township 1,921 2,618 4,131 7, 627 17,396 23,822 Meridian Township 2,878 4,767 9,!08 13,884 23,827 28,754 103,160 116,184 158,293 198,142 245,842 271,661 31,728 34,124 40,023 49,684 68,892 88 ,JJ 7 Tri-County Region 172,489 191,411 244,159 298,949 378,423 419,750 State of Michigan 4,842,000 5,256,000 6,373,000 7,823,000 8,890,000 9,262,078 Five-Township Area 1 Eaton County 1 rncludes Delta, Delhi, DeWitt, Lansing and Meridian Townships; Lansing and East Lansing. Source: Table by Delta Township Planning Department based on data from the U.S. Censuses of Population and Housing, 1940-1970; from the Tri-County Regional Planning Commission; and from the Department of Management and Budget, State of Michigan. *1980 Figures represent Final 1980 Census Counts, February, 1982 TABLE P-2 INCREMENTAL POPULATION INCREASES 1930-1940 Delta Township Meridian Township Five-Township Area Eaton County Tri-County Region State of Michigan Source: 1940-1950 1950-1960 1960-1970 1970-1980>'< 697 (36%) 1,513 (5 3% ) 3,496(85%) 9,769(129 %) 6,426(37 %) 1,889(66%) 4,341(91 %) 4,776 (52 ;~ ) 9,943 ( 71 %) 4, 923 ( 21%) 13,024 (13%) 42,109(25 %) 39,849(25 %) 47,700( 21%) 25,819(U%) 2,376( 9%) 5,899 (18 %) 9,661(24 %) 19,208( 39%) 19, 4L+5 (28 %) 18,922 (11 %) 52,748(28 %) 54,790(2 2% ) 79,474( 27%) 41,327(11%) 414,000( 8%) 1,116,000(21 %) 1,451,000 (23 ~~ ) 1,052,000( 13%) 372,078( 4%) Delta Township Planning Department based on data in Table P-1 *1980 Figures represent Final 1980 Census Counts, February, 1982. 26 �• FIGURE P-II COMPARATIVE POPULATION TRENDS 130 120 110 I I I 100 I I I I I 90 I I w fl) 80 ct w 0::: u z I- z w 70 60 u 0::: w 11. 50 40 \ \ ""\ " .. ··· .· ·. ·· .. _ "" 30 .··· DELTA TWP. ···.... EATON CO. MERIDIAN TWP. 20 10 ················ ~,, TRI-COUNTY REGION FIVE-TWP. REGION 0 19201930 1930- 1940- 1950- 1960- 1970- 1940 1950 1960 1970 1980 Tl ME -. 27 19801990 �1 I FIGURE P-III Population Distribution Five Township Area • 1960-1980 !DELTA TWP. -MERIDIAN TWP. -EAST LANSING LANSING/ LANSING TWP. -DELHI TWP. TWP. ;DELTA TWP. 1960 TWP. -EAST LANSING TWP. TWP. ;DELTA TWP. 1970 EAST -LANSING -DELHI \DEWITT TWP. TWP. 1980 28 �I - • Distribution of Population in the Five-Township Area The Five-Township area encompasses a large portion of the Lansing Metropolitan area. Figure P-III portrays changing distribution of population in the area during the 1960-1980 period. Those portions of the metropolitan area with increasing shares of population are vividly presented. The Townships of Delhi, Dewitt, Meridian and Delta currently represent thirty percent of the metropolitan area population as compared to fifteen percent in 1940. This redistribution of metropolitan area population appears to be continuing. A possible explanation for this changing pattern of population distribution is a general tendency for the growth of a given area to slow after a certain density has been reached. During the 1960-1970 period, the population in the suburban townships surrounding Lansing, being Delhi, Dewitt, Delta and Meridian, increased by 46 percent while the increase in the 1970-1980 period was 23 percent. The slow down in the urbanization of the suburbs can be attributed to many factors including increasing energy costs, a decreasing supply of land which has the necessary public utilities, and the increasing cost of development which is characterized by high land costs, high mortgage rates, and high materials costs. The Impact of Inrnigration on Delta Township's Population Growth Inmigration has played a significant role in Delta Township's phenomenal population growth. Usually, the net migration experienced by an area over a period of time is determined by finding the difference between the actual change in population during the time period and the natural increase or decrease of the population over the same time period. Natural increase or decrease is determined by the difference between the recorded births and the recorded deaths attributed to the region for the time period in question. Until recently, however, birth and death records have not been kept for areas smaller than a county. During the period of 1960-1970, sixty-five percent of the population growth in Eaton County was attributed to inmigration. Inmigration also had a significant impact in the 1970-1980 period when sixty-four percent of the population growth in Eaton County resulted from inmigration. Certainly, Delta Township has experienced a large amount of inmigration over the past decade. Due to the fact that Delta Township's population grew at a greater rate (35%) than Eaton County's population (25%) during the 1970's, it is likely that Delta Township experienced a higher inmigration rate than did Eaton County. Age-Sex Structure of Delta Township's Population An age-sex pyramid for Delta Township is illustrated in Figure P-IV. It indicates the number of males and females in various age groups thus resulting in its pyramidal shape. Such a graphic presentation of population structure is useful because it indicates at a glance any abnormalities present in a population. The concept of a perfect pyramid may be used as a guide against which to measure the pyramid actually generated by the population in question. The assumptions upon which the perfect pyramidal shape depend can be summarized as follows: Age-specific mortality rates will remain constant and will be, for any age group, equal to or greater 29 �1 ' than those of any younger group. This helps ensure that each age group will be broader at the base and more gradually sloped. Finally, the perfect pyramidal shape of any age-sex distribution depends on both birth and mortality rates being the same for both males and females. If they are not, the pyramid will be lopsided. It is unlikely that the foregoing assumptions would hold entirely for any real population as birth rates vary from year to year as do death rates. FIGURE P-IV Age-Sex Distribution For Delta Township 1960-1970-1975 'T!IYoan IINIOII CIT1ZINI 7 ,.INI LAIOII ,ollCI ITUDINTI' Plll•ICHOOL !I· 14 u11~•• s Year• 2400 ZIOO 1D00 1100 IIOO 1400 1100 1000 100 600 400 Females ZOO 0 200 400 100 100 1000 1200 1400 1800 1100 1000 UOCU400 Males "-••··-• 1975 P,OPULATION •----- 1970 POPULATION - - - 1960 POPULATION In Figure P-IV each age group, except the first, represents a span of ten yea~s. This limitation results in a deviation in the shape of the pyramid. The youngest age group, being a shorter time span, appears abnormally thin. In spite of this limitation, Figure P-IV contains useful data. The comparison it draws between Delta Township's 1960 and 1975 populations is indicative of the 173 percent growth rate that the Township experienced over the 15 year period. Population increases have been significant in every age- 30 �- I sex group, excepting only males 75 or more years old. The pyramid indicates abnormalities which appear in the general shape of Delta Township's 1960, 1970 and 1975 age-sex composition. Significant indentations can be seen for two 1960 age groups -- the 15 to 24 age group and the 25 to 34 age group. These indentations can be explained in terms of the aforementioned expected indentation of age groups born during the Depression. For males, the indentation of the younger group was carried forward to 1970 and all but disappeared in 1975. The indentation of the older group seems to have disappeared by 1970. This obviously represents a greater inmigration of males 25 to 34 years old in 1960. For females, the indentation of the older group has also been eliminated by the effects of inmigration. Further, the indentation of the younger group has itself almost disappeared as of 1975. Of significance is the size of the five to 14 age group in 1970. Although this group cannot logically be compared to the next younger group, it can be compared with the next older one. Again, in its extremely large size, the effects of inmigration can be seen. The 1975 census data indicates the effect of inmigration as to the five-14 age group has lessened significantly representing not only an absolute decline of population in this age group, but suggesting a decline of new families with school age children. Population Per Household An important social characteristic of population is the continuing decrease in the population per household in Delta Township. Table P-3 illustrates past trends in the population per household in Delta Township over a twentyyear period. TABLE P-3 POPULATION PER HOUSEHOLD DELTA TOWNSHIP 1960-1980 Year Population Per Household 1960 3. 74 1970 3.75 1975 3.22 1980 2. 83 Source: U.S. Bureau of Census The continued decrease in the population per household can be attributed to many factors including a declining birth rate and corresponding maturation of the population as a whole. Social factors contributing to this decline include a greater mobility of the under 24 age group accompanied by higher economic independence, a declining marriage rate, and a trend toward childless cohabitation. - 31 1 �1 I I The U.S. Census Bureau has reported a 66 percent increase in nonfamily households during the 1970's. Nationally, nonfamily households in 1980 accounted for one-fourth of all units, compared to one-fifth in 1970. The Census also revealed that almost 90 percent of nonfamily households consist of one person. ,_ The 1980 census counts for Delta Township revealed that a significant difference exists between the population per household figures for multiple family units and single family detached units. An analysis of census tracts which consist solely of single-family detached dwellings revealed that the population per household figure is generally between 3.0 and 3.6 while the population per household figure for census tracts which were occupied by multiple units ranged from approximately 1.5 to 1.7. The decline in persons per household while the population increases has implications as to the demand for and type of dwelling to be provided for in future years. Based on present trends, it appears that the population per household figure in Delta Township will continue to decline. This trend will very likely result in a demand for smaller dwelling units and a decrease in the school age population. 1 II Population Projections Estimates of future population are important in the planning process to the extent they provide general indications of probable land consumption, school enrollments, public facility use demand and similar impacts. This section provides population estimates for 1985, 1990 and the year 2000 within Delta Township. Basic methodology is a regional cohort-survival model with apportionment among minor civil divisions to consider affects of net migration. Net migration has been developed from two sources: (1) trend increases in Delta Township population in excess of expected cohort-survival totals and (2) increases in reported household tax return exemptions on U.S. Census Bureau data. Table P-4 provides the population projections for Delta Township, Eaton County and the Five-Township Metropolitan Area, and the TriCounty Region through the year 2000. TABLE P-4 POPULATION PROJECTIONS TO THE YEAR 2000 1980* 1985 1990 2000 Delta Township 23,822 26,138 29,355 34,466 Eaton County 88,337 92,965 101,222 113,800 Five-Township Area 271,661 291,537 306,180 337,145 Tri-County Region 419,750 443,270 475,750 527,999 *1980 population figures represent the final 1980 census counts. Source: Population Projections for the Tri- County Region, 12/15/77, Tri-County Regional Planning Commission, Lansing, Michigan. 32 �- I Table P-4 suggests Delta Township, in comparison with other areas in the Tri-County Region, will continue to evidence a significant growth rate, though not as dramatic as occurred in the 1950-1970 period. The real increase in Township population is expected to average 500-550 persons per year through the planning period. The population projections for the year 2000 indicate that Delta Township will experience a 45 percent population increase, the Five-Township area a 26 percent increase, 29 percent for Eaton County and a 27 percent increase for the entire TriCounty Region. Population projection is not an exact science and is affected by numerous factors in the local projection area. Increases in employment beyond that expected, recessionary periods, amenities of a community and other factors all influence the amount of inmigration. Also, a community's growth policy may have a significant impact on the population change. If Delta Township should institute a growth policy requiring phasing of development on lands adequately served by utilities, parks, schools, roads and other services, the estimates of population increase would be different from those being projected. The presentation of estimated population herein has presumed no such growth policy. The declining household size suggests a leveling off or actual decline of school-age children during the planning period. This will affect school facility planning. The trend toward fewer persons per household may be of importance as to development regulations pertaining to minimum dwelling unit size and also as to minimum parking space requirements, especially in multiple housing developments. 33 7 ��COMMERCIAL BASE ANALYSIS Commercial facilities in Delta Township are presently located in four principal areas: The Delta Central Business District (CBD); on Saginaw Highway east of Elmwood Road, on Saginaw Highway west of Mall Drive West, and at the Waverly Plaza along Waverly Road. The Delta Central Business District consists of an enclosed mall shopping center, the Lansing Mall, which contains the Hudson's, Penny's and Montgomery Ward Department Stores, as well as Meijer Thrifty Acres, K-Mart and Dornet Village which are located on the south side of Saginaw Highway across from the Lansing Mall. The stores of the Delta CBD comprise a comparison shopping magnet of regional significance. Although the Lansing Mall-K-MartMeijer Thrifty Acre group was not planned in a related fashion and is bisected by the traffic pattern of Saginaw Highway, this grouping of major stores does function as an interrelated business district. The commercial district located on Saginaw Highway east of Elmwood Road consists largely of commercial strip developments which were primarily constructed during the period of 1965 to 1975. There is little or no functional transition between the types of commercial uses in this strip, and the area is generally congested and unattractive. The area along Saginaw Highway west of Mall Drive West is evidencing a similar trend toward total strip development which will probably be reached unless alternative land development policies are implemented. With the exception of the Waverly Plaza, the commercial development on the west side of Waverly Road is of a strip nature. However, existing retail stores are separated by large distances of non-commercial usage so that a true strip character has not yet emerged. / I Characteristics of Existing Commercial Development Types of Commercial Enterprises Retail shopping areas within Delta Township have taken on two different and distinct forms. The first type of commercial development is known as the shopping center which is defined as "a group of commercial establishments, planned, developed, owned and managed as a unit related in location, size, and type of shops to the trade area that the unit serves; it provides onsite parking in definite relationship to the types and sizes of stores. 1Prior to the evolution of the shopping center, retail stores were usually developed as a miscellaneous collection of individual stores each on a separate parcel of street frontage. The second type of commercial development is generally referred to as as strip development. This type of development usually fronts on both sides of an arterial roadway and extends inward for half a block. Strip development is often characterized by an assortment of office and commercial uses requiring relatively small parcels of land. 1The Community Builders Handbook, Urban Land Institute, Washington, D.C. 1968, pg. 264. 34 �- I Shopping centers are generally classified as one of three types; the neighborhood, the community, and the regional. The shopping center's type is determined by its major tenant or tenants rather than site area or square feet of structures. The Urban Land Institute defines the three types of shopping centers as follows: Neighborhood Center - provides for the sale of consumer convenience goods (foods, drugs and sundries) and personal services (laundry and dry cleaning, barbering, shoe repairing, etc.) for day-by-day living needs of an immediate neighborhood. It is built around a supermarket as the principal tenant. In size, the neighborhood center has an average gross leasable area close to 50,000 square feet. Community Center - in addition to the convenience goods and personal services of the neighborhood center, it provides a wider range of facilities for the sale of soft lines (wearing apparel for men, women and children) and hard lines (hardware and appliances). It makes more depth of merchandise available -- variety in sizes, styles, colors and prices. It is built around a junior department store or a variety store as the major tenant, in addition to the supermarket. It does not have a full-line department store, though it may have a strong specialty store. In size, the community center has an average gross leasable area of about 150,000 square feet, but the range is between 100,000 square feet and 300,000 square feet. Regional Center - provides for general merchandise, apparel, furniture and home furnishings in full depth and variety. It is built around a full-line department store as the major drawing power. For even greater depth and variety in comparative shopping, two department stores, or even three or more, are being included in the tenancy. In size, the regional center has an average gross leasable area of 400,000 square feet. Regional centers range in area from 100,000 square feet up to 1,000,000 square feet or more. / There are examples of these three types of shopping centers within Delta Township: Neighborhood Center - the West Saginaw Plaza, located northwest of the intersection of Saginaw Highway and Waverly Road, which consists of approximately 55,000 square feet. Community Center - the Waverly Plaza, located southwest of the intersection of St. Joe Highway and Waverly Road, which consists of approximately 180,000 square feet. Regional Center - the Lansing Mall, located northwest of the intersection of Saginaw Highway and Elmwood Road, which consists of approximately 1,000,000 square feet. Location of Types of Commercial Enterprises The majority of the Township's comparison retail stores are located in the Delta Central Business District. Department and apparel stores are more likely to be located in the Delta Central Business District than any other commercial area within the Township. The majority of the Township's retail convenience stores are located on Saginaw Highway east of Elmwood Road. The fact that convenience stores have yet to decentralize on a neighbor- 35 7 �hood level throughout the Township could be attributed to two factors: 1) Delta Township households are very auto-oriented, therefore, it is not an inconvenience for the majority of residents to drive several miles to purchase day-to-day necessities, 2) many residents oppose the establishment of any type of commercial development in their residential neighborhoods due to the fear that the commercial development would change the residential character. Fast-food restaurants are presently conceptrated on Saginaw Highway east of Elmwood Road due to the high visibility and traffic exposure offered by this area. Quality sit-down restaurants are much more dispersed throughout the Township than the fast-food outlets. It should be noted that the recent trend of converting gasoline station structures to other retail uses has frequently occurred in Delta Township. I I Reasons for Locating Commercial Uses Delta Township has experienced steady growth in commercial development over the past decade. There are several reasons which account for retail merchants desiring to locate in Delta Township: the Township's arterial stre2t pattern affords good traffic access while providing excellent exposure to retail firms; the availability of land within the Township, when compared to more urbanized and centralized locations in the Lansing Metropolitan Area, is a primary locational factor; and the existence of adequate public services makes the area attractive for commercial development. The steady increases in the Township's population over past decades, as well as the area's growth potential, is another inducement to retail firms. The existence of a regional shopping center such as the Lansing Mall also serves as an inducement for commercial development to locate in the area. Finally, Delta Township constitutes a new market place within the Lansing Metropolitan Area. / II Projection of Future Commercial Development In analyzing and projecting Delta Township's commercial facilities requirements ., it is necessary to distinguish between two basic kinds of shopping needs. First, comparison facilities must be provided to serve the needs for clothing, furniture, household appliances, and other major items. Secondly, convenience facilities such as groceries, drug stores, and barber shops will be required to serve daily shopping needs. This section will analyze Delta Township's comparison shopping needs as well as several of the more significant convenience shopping needs such as food stores, drug stores, hardware stores and restaurants. There are five basic steps required to project the facilities .needed to serve comparison and basic convenience shopping needs. First, the primary trade areas to be served by comparison and convenience shopping facilities must be determined. Generally, the trade area of convenience facilities is limited to surrounding residential neighborhoods, while the trade area for a regional comparison shopping center includes a large portion of the Lansing Metropolitan Area. 36 �- I FIGURE C-I FIVE MILE TRADE AREA DELTA TOWNSHIP CENTRAL BUSINESS DISTRICT 0 <{ 0 "'..... ..... j; w DEWITT TOWNSHIP 0 ..... w w "'..... V) ~ I I r--""' r I 1-96 CEDAR PARK CENTER 37 7 �The second step required to project the need for comparison and convenience shopping facilities is to determine future total sales in various retail categories within the trade area. Determination of trade area future total retail sales is dependent upon changes in population, purchasing power and expenditure patterns within the trade area. The third step is to determine the proportion of total trade area retail sales that will accrue to the projected facilities. Convenience facilities are considered to draw business throughout their trade area. The proportion of total trade area retail sales that comparison facilities will draw is dependent upon a number of factors, most important of which is the relative quality and location of competitive facil i ties. The fourth step is to determine the amount of square foc.tage required to sustain the proportion of total trade area retail sales that the facilities will generate. This determination can be based on current projected marketing standards. The final step is to compare the projected future requirements with existing facilities. This comparison will indicate the extent to which new facilities will be required. In determining future comparison shopping facilities needs, attention will be focused on the concentration of comparison facilities centered in the Delta Central Business District. These facilities include the Lansing Mall Stores, Meijer Thrifty Acres, K-Mart, and Dornet Village. Further, the stores of the Delta Central Business District can be meaningfully compared with other major shopping areas in and near the trade area. This comparison will be the basis of assessing the impact of these stores on the trade area. Determination of Comparison Shopping Trade Area The first step required to analyze the major comparison facilities in and near the Lansing Mall is to determine the trade area served by these facilities. The experience of regional shopping centers in other metropolitan areas indicates that such centers draw a major portion of their customers from within a three to five mile radius. Because it is located in a sparsely settled region, the Delta Central Business District would most likely have a trade area approximated by a five mile radius. This trade area is indicated in Figure C-1. It encompasses virtually all of Delta Township, most of the western half of the City of Lansing-Lansing Township area, as well as significant portions of Watertown and DeWitt Townships. While it is assumed that 50 percent of the Delta CBD c ustomers live bey onc the five mile trade area, it is probable that in the future this percentage will decrease. AsDeltaTownship becomes more densely populated, it will contribute more and more patrons to the stores of the Delta CED. Furthermore, insofar as the areas surrounding Delta Township remain rural, they will be less significant to the stores of the Delta CBD. As some areas near Delta Township become more highly urbanized, they can be expected to develop their own comparison shopping facilities. This will reduce the demand that would otherwise be placed on Delta Township's facilities. 38 �- • conversely, because of the Tri-County Region's excellent highway system and the expected future pattern of population gr·owth, it is likely that the stores of the Delta CBD will continue to play a large role in fulfilling the comparison shopping needs of people living in the outlying portions of the Tri-County Region. Based on the foregoing considerations, it is assumed that by the year 2000 approximately 60 percent of the patons of the Delta CBD stores will live within the five mile trade area. While this judgment should not be interpreted as a firm prediction, it will be useful as a basis for further analysis. Determination of Convenience Shopping Trade Area Having determined the trade area of Delta Township's comparison shopping facilities, attention is now directed to consideration of the trade area of Delto Township's convenience shopping facilities. As previously noted, convenience shopping facilities generally have a limited trade area. This is understandable because of the frequency with which they are patronized by individual customers. Because people are reluctant to travel far to satisfy daily shopping needs and because of the amount of traffic generated by convenience shopping trips, convenience stores ideally should have a trade area no larger than a grouping of neighborhoods. Therefore, the exact distributi on of trade area delineations for convenience shopping facilities in Delta Township will depend upon the neighborhood unit plan. The present analysis will restrict itself to specifying the total amount of convenience shopping facilities which will be required to serve Delta Township's projected year 2000 population. Projection of Future Retail Sales The second major step required to analyze and project the need for comparison and convenience shopping facilities within Delta Township is to determine trade area future total sales in various retail categories. Determination of trade area future total retail sales is dependent upon three factors: 1) population growth within the trade area, 2) growth in per capita retail expenditures within the trade area, and 3) trade area changes in retail expenditure patterns. Current and projected populations for the trade area are presented in Table C-1. This table divides the trade area into the following units: Delta Township, the Lansing-Lansing Township area, Watertown and DeWitt Townships. Population increases in the Lansing and Lansing Township portions of the trade area were determined from projections of the total population of Lansing and Lansing Township by using a two-step procedure. First, the Lansing-Lansing Township area was surveyed to determine the distribution of vacant residential land which might accommodate increases in population. Second, future land development trends envisioned by the Tri-County Regional Planning Commission for the Lansing-Lansing Township area were evaluated for their probable impact on the development of vacant residential land. Consideration was given to the projected distribution and extent of various densities of development. Based on the distribution of vacant residential land and expected development trends, one-half of the projected population increase for the Lansing-Lansing Township area was allocated to the portions of Lansing and Lansing Township lying within the five mile trade area. 39 ] �TABLE C-1 FIVE-MILE TRADE AREA POPULATION PROJECTIONS / Political Subdivision of the Trade Area 1980* 1990 2000 Delta Township 23,822 29,355 34,466 Lansing-Lansing Twp. Area 68,100 75,063 76,238 Watertown Township 1,200 1,904 1,923 DeWitt Township 1,900 2,859 3,543 Data Source: Tri-County Regional Planning Commission, 12/15/77. *1980 population figures represent final census counts, February, 1982. The portions of DeWitt and Watertown Townships' populations living within the five-mile trade area were determined by the same methodology as was applied to the Lansing-Lansing Township portion of the trade area. The portion of the two townships' 1980 population living within the trade area was estimated on the basis of the existing pattern of residential development. The portion of the two townships' 1980 through year 2000 populations living within the trade area was determined from Tri-County Regional Planning Commission population projections. Population increases were allocated to the five-mile trade area on the basis of the availability of residential land and expected development trends. It was determined that approximately one-fifth of DeWitt Township's 1980 through the year 2000 population is or will be living within the five mile trade area. It was also determined that approximately one-third of Watertown Township's 1980 through the year 2000 populations are or will be living within the trade area. The second factor bearing on future trade area retail sales is future per capita retail expenditures. Future per capita retail expenditures can be determined by estimating projected increases in real per capita purchasing power and applying such a projection to an estimate of current per capita retail expenditures. During the period of 1969 to 1974 per capita incomes within the Tri-County Re8ion increased 38.4 percent. Per capita income is computed by dividing the residence-adjusted total personal income by population estimates.2 In order to account for inflation during the 1969 to 1974 period, the increases in the U.S. City Average Consumer Price Index were applied to the increases in per capita incomes. The U.S. City Average Consumer Price Index figures are derived by the U.S. Bureau of Labor Statistics based on a cross sampling of 56 U.S. cities. According to the U.S. Bureau of Labor, the U.S. City Average Consumer Price Index figure is more indicative of the impact of inflation on the Lansing Area than either the U.S. or Standard Metropolitan Statistical Area Consumer Price Index figures. The U.S. City Average Consumer Price Index increased 34.5 percent during the period of 1969 to 1974. When the 34.5 percent increase in the consumer 2The source of the per capita income figures was Current Population Reports, U.S. Bureau of Census, Series P-25, Number 670. 40 �- • price index is subtracted from the 38.4 percent increase in per capita incomes, the result is a "real" growth rate of 3.9 percent for the period or .78 percent per annum. This .78 percent annual "real" growth rate was then applied to the period of 1975 to the year 2000 in order to arrive at a projected year 2000 Tri-County per capita income. In order to determine what percentage of the year 2000 inflation adjusted per capita money incomes would be ci2vt2t.~1 to retail expenditures, a national index was applied. In 1975 the U.S. per capita personal income was $5,903 of which $2,746 or 47 percent was devoted to retail e xpenditures. Applying this percentage to the projected year 2000 Tri-County inflation adjusted per capita money income of $5,502 results in an inflation adjusted per capita money income retail expenditure in the year 2000 of $2,586. TABLE C-2 YEAR 2000 TRI-COUNTY PROJECTED PER CAPITA RETAIL EXPENDITURE PATTERNS(l) Total Retail Spending $2,586 Total Comparison Store Spending Department Store 853 491 Variety Store 13 Apparel and Accessory 129 Furniture and Appliance 91 Other Comparison Store 129 Total Convenience Store Spending Food and Liquor 518 440 Drugs 52 Hardware 26 Eating and Drinking 310 Other Retail Expenditures 905 (1) Based on 1969 dollars. Source: Table by Delta Township Planning Department based on a projection of Tri-County Region retail expenditure patterns developed by the staff. Table C-2 presents the Year 2000 estimate of total per capita retail expenditures along with a breakdown of how the total expenditure is epxected to be allocated to various retail categories. 41 A �TABLE C-3 CHANGES IN RETAIL EXPENDITURE PATTERNS FOR THE TRI-COUNTY REGION AND EATON COUNTY Tri-County Region 1963 Tri-County Region 1967 Eaton County 1967 Eaton County 1972 Percent of Total Percent of Total Percent of Total Percent of Total 100.0% 100. 0% 100. 0% 100. 0% Total Comparison Store Spending 28.1% 32.9% 43% 56% Department Store 11.0% 16.3% 2% 2% Variety Store 2.3% 1. 3% * * Apparel and Accessory 4.3% 5.0% 3% 6% Furniture and Appliance 4.2% 4.5% 5% 4% Other Comparison Store 6.3% 5.8% 33% 44% 28.2% 25.1% 32% 24% 23.9% 21.4% 29% 21% Drugs 3.0% 2.8% 3% 3% Hardware 1. 3% 0.9% * * Eating and Drinking 5.9% 6. 7% 7% 9% Other Retail Expenditures 37.9% 40.1% 18% 6% Total Retail Spending Total Convenience Store Spending Food and Liquor - Source: Tri-County data contained in the 1967 Census of Business, Major Retail Centers, Eaton County data containec in Economic Profile of Eaton County, Office of Economic Expansion, Michigan Department of Commerce, September 1975, Sheet #6.1. *Data not available for this category. 42 �Changes in Retail Expenditure Patterns The third factor bearing on future trade area retail sales is current and expected changes in retail expenditure patterns. Table C-3 presents retail expenditure patterns in the Tri-County Region for the years 1963 and 1967 and retail expenditure patterns for Eaton County for the years 1967 to 1972. The table indicates total expenditures in various comparison and convenience retail categories. Three aspects of retail expenditures within the Tri-County Region deserve particular attention. First, within the general comparison category, the relative growth in department store sales at the expense of sales in other comparison facilities is notable. This Tri-County regional trend is reflective of a national trend that has been going on for several years. All other comparison retail categories fared less well than did the department store category. Apparel and accessory stores and furniture and appliance stores posted gains well below the comparison store average. Variety and specialty stores actually showed a decrease in their proportion of total retail sales. The relative increase in department store sales in conjunction with the relative decrease in other comparison store sales is evidence of the superior drawing power of the multifaceted department store approach to comparison goods merchandising. It should be pointed out that the variety store has suffered most from the impact of the department store. This should be expected in view of the fact that the two types of stores are similar, with the exception that the department store actually offers a greater variety of merchandise. Because of the substantial marketing edge of department stores over variety stores, it can be expected that department stores will continue to increase their sales at the expense of variety stores. The fact that apparel and accessory, furniture, appliance and specialty stores have not fared quite as badly against department stores as have variety stores probably reflects an advantage of specialization. Another important reason why these stores have not lost more ground to department stores is the modern tendency to group them with department stores and other specialty stores in shopping centers. This creates a complex of stores which all benefit from the drawing power of the major department store. The second notable feature of Tri-County regional retail expenditures pertains to the food and liquor category. This category has experienced a decline which is attributable to a steady increase in per capita incomes, a rise in the efficiency of food production and distribution techniques, and and an increase in the number of meals which are consumed outside the home. The steady growth within the fast-food industry durin~ the 1970's is expected to continue into the future. The third significant feature is the fact that comparison store and other retail expenditure categories have each shared approximately one-third of the total sum devoted to retail expenditures. The convenience store category has recently experienced a small decline which has been offset by growth in the eating and drinking category. 43 �Based on the foregoing analysis, an allocation of the year 2000 per capita retail expenditures to various retail categories was determined. As previously noted, this allocation of the year 2000 per capita retail expenditures to various retail categories is presented in Table C-2. It should be noted that the large proportion of total expenditures classified in Tables C-2 and C-3 as "Other Retail Expenditures" represents two groups of expenditures. These groups are automobile dealership expenditures and non-hardware building materials expenditures. Automobile de a l ership expenditures are not isolated for special attention because of the fact that automobiles represent such a major comparison purchase that standard methods of analysis involving considerations of limited trade areas do not apply. Thus, it is difficult to determine the need for automobile dealerships based on the concept of a five mile trade area. The need for building material supplies, like the need for automobile dealerships, is difficult to determine on the basis of a relatively limited trade area. Furthermore, the various kinds of facilities, ranging in character from lumber yards to plumbing stores, required to merchandise building material supplies vary greatly in the amount of space required to serve the need for building material supplies based on projections of dollar volume of sales. • Having determined a projection of the year 2000 per capita expenditures in various retail categories and having also determined the population of the various zones of the trade area of Delta Township's major comparison shopping facilities, it is now possible to determine the total future ret~il expenditures that will be generated within the various zones of the trade area. This determination is based upon population multiplied by per capita expenditures. The results of this multiplication are presented in Table C-4. Comparison expenditures are presented for all zones of the trade area because all zones will contribute business to the comparison shopping facilities of Delta Township. Convenience expenditures are presented only for Delta Township beca u se Delta Township's convenience facilities will be supported primarily by local residents. The third factor determining the impact of loss on the various zones of the trade area is the distance of the Delta CBD and the distance of competing facilities from the various zones of the trade area. The further away the Delta CBD is from the center of population of a trade area zone, the smaller the proportion of total retail sales generated within the trade area zone that will accrue to the Delta CBD will be. Conversely, the farther away competing facilities are from the center of population of a trade area zone, the larger will be Delta Central Business District's proportion of the trade area zone's retail sales. • Having determined the future retail expenditure pattern for the comparison and convenience trade area of Delta Township, attention will now be directed to determining the proportion of future comparison and convenience sales generated within the trade area that will be spent in Delta Township's retail facilities. This determination is quite simple with respect to convenience type retail sales. As noted earlier, convenience stores do business within their relatively limited trade areas. Therefore, it will be assumed that all convenience sales potential generated within Delta Township will be spent in Delta Township. This assumption is dependent upon the provision of sufficient properly located convenience merchandise outlets to allow full realization of their potential . 44 �.... I TABLE C-4 YEAR 2000 PROJECTED TRADE AREA RETAIL EXPENDITURES(l) Dewitt Township Watertown Township Total from Beyond Delta Township $65,031,000 $3,022,000 $1,640,000 $69,693,000 16,923,000 37,433,000 1,740,000 944,000 40,117,000 448,000 991,000 46,000 25,000 1,062,000 Apparel and Accessory 4,446,000 9,835,000 457,000 248,000 10,540,000 Furniture and Appliance 3,136,000 6,938,000 322,000 175,000 7,435,000 Other Comparison Store 4,446,000 9,835,000 457,000 248,000 10,540,000 Delta Township Total Comparison Store Spending S29,399,000 Department Store Variety Store Total Convenience Store Spending Food and Liquor City of Lansing Lansing Township R' 17,853,000 15,165,000 1,792,000 Drugs 896,000 Hardware Eating and Drinking 10,684,000 (l)Based on 1969 dollars. Source: Table by Delta Township Planning Department based on data presented in Tables C-2 and C-3. Determination of Accrual of Future Trade Area Sales to Delta Township Determination of the proportion of future trade area comparison retail sales that will accrue to Delta Township's major comparison facilities is a complicated task involving three considerations. These three considerations are (1) the existence of competitive facilities, (2) the relative attractiveness of competitive facilities, and (3) the distance of Delta Township's comparison facilities and their competitors from the various zones of the trade area. 45 �The first consideration in determining the proportion of total trade area comparison sales accruing to Delta Township's comparison facilities is the existence of competitive facilities. An investigation of retail sales outlets within the Tri-County Region led to the conclusion that there are two regional shopping centers and three community shopping centers in direct competition for the retail sales that will be generated within the trade area of the Delta Central Business District. The two regional shopping centers in competition with the Delta Central Business District are the Frandor Shopping Center and Meridian Mall. The three community shopping centers in competition with the Delta Central Business District are the Waverly Plaza, Logan Center, and Edgemont Center. The City of Lansing's Central Business District is also located within the delineated trade area and competes with the stores of the Delta Central Business District. Although the City of Grand Ledge shopping area is not located within the five mile trade area, it does have an impact on the Delta CBD. Table C-5 provides a listing of neighborhood and regional shopping centers within the Tri-County area. Although this list is not all inclusive, it does include those shopping centers which have the most impact on the Delta CBD's five mile trade area. The second primary consideration which impacts the Delta Central Business District is the relative attractiveness of the enumerated competitive facilities. Six factors must be weighed in evaluating the relative attractiveness of the competitive comparison facilities. Three of these factors are related to accessibility and circulation: 1) the ease of accessibility to the various competitive facilities as determined by surrounding street patterns; 2) the availability of convenient parking spaces; and 3) the features of internal vehicular and pedestrian circulation patterns which facilitate or hinder customer use. A fourth important consideration influencing the relative attractiveness of competitive shopping facilities will be the existence or absence of climate control advantages common in modern shopping malls. The fifth factor pertaining to the relative attractiveness of competitive shopping facilities will be the drawing power of major department stores associated with those facilities. The sixth and most basic consideration pertaining to the relative attractiveness of competitive facilities will be their total size. The Delta Central Business District and the competing comparison shopping facilities were evaluated in terms of the six criteria of attractiveness. It was determined that the three regional shopping centers were of approximately equal attractiveness when judged on the basis of all six criteria. Of course, all of the main shopping areas have distinctive features by which they are uniquely characterized. However, negative features in each shopping area tended to be balanced by equally positive features in the same area. Based on the number of shopping facilities in ~ompetition with the Delta Central Business District and on the relative attractiveness of those facilities and the distance of the Delta Central Business District and competing shopping facilities from the center of population of the various Lansing Mall trade area zones, a determination was made as to the proportion of total trade area retail sales which would accrue to the Delta Central Business District. It was determined that the Delta Central Business District 46 �-, would receive approximately 85 percent of the total retail sales generated within the Delta Township portion of its trade area, 15 percent of the retail sales generated within the Lansing-Lansing Township area, 15 percent of the retail sales generated within DeWitt Township and 30 percent of the retail sales generated within Watertown Township. TABLE C-5 NEIGHBORHOOD AND REGIONAL SHOPPING CENTERS WITHIN THE TRI-COUNTY AREA Gross Leasable Floor Area (sq. ft.)* Name Lansing Mall Number of Stores* 1,000,000 105 Frandor 550,000 100 Meridian Mall 6b,0,000 116 284,000 18 Logan Center 238,000 27 Meridian Township Meijer 220,000 1 Waverly Plaza 182,000 15 South Lansing Meijer 175,000 1 Cedar Park Center 112,000 25 Edgemont Shopping Center 110,000 12 Michigan Ave. Eberhard/Rogers Complex 110,000 3 Haslett Village Square 80,000 20 West Saginaw Plaza 58,000 7 Country Meadows Village Center 55,000 14 Bath Corners Shopping Center 37,000 8 Granger Mall 30,000 9 Willow Plaza 25,000 6 West Saginaw Hwy. Meijer, K-Mart, Dornet Village >'<The square footage of the various retail facilities and the number of stores within them are subject to constant change. The square footage figures and retail store figures include vacant units. 47 �Based on the foregoing determination of the proportion of total retail sales generated within the different zones of the trade area which are attributable to the Delta Central Business District, and upon data presented in Table C-4, a determination was made of future total trade area retail expenditures accruing to the Delta Central Business District. The proportion of total trade area retail expenditures accruing to the Delta Central Business District is presented in Table C-6. TABLE C-6 PROPORTION OF TOTAL TRADE AREA RETAIL EXPENDITURES ACCRUING TO THE DELTA CENTRAL BUSINESS DISTRICT IN THE YEAR 2000(l) Delta Township Total Comparison Store City of Lansing Lansing Township Dewitt Township Watertown Township Total From Beyond Delta Township $24,989,000 $9,755,000 $453,000 $492,000 $10,700,000 14,385,000 5,615,000 261,000 283,000 6,159,000 381,000 149,000 7,000 8,000 164,000 Apparel and Accessory 3,779,000 1,475,000 69,000 74,000 1,618,000 Furniture and Appliance 2,666,000 1,041,000 48,000 53,000 1,142,000 Other Comparison Store 3,779,000 1,475,000 69,000 74,000 1,618,000 Department Store Variety Store Total Convenience Store Food and Liquor 17,853,000 15,165,000 Drugs 1,792,000 Hardware 896,000 Eating and Drinking 10,684,000 (l;Based on 1969 dollars. • Source: Table by Delta Township Planning Department based on data presented in Table C-4. 48 �• TABLE C-7 RETAIL FLOOR SPACE REQUIRED TO SERVE 2000 RETAIL EXPENDITURE PATTERNS City of Lansing, DeWitt, Watertown and Lansing Townships Portion of the Trade Area Delta Township Portion of the Trade Area Expendltures 1 Comparison Store Oepartment Store Variety Store Apparel and Accessory Furniture and Appliance Other Comparison Store Sales Per ~uare Foot $24,989,000 Required Floor Area in Square Feet Expend! tures 442,000 $10,700,000 Sales Per Sguare Foot Total Trade Area Requ 1red Floor Area in Sguare Feet Non-Trade Area Requ1 red Floor Area in Sguare Feet Tota 1 Trade Area And Non-Trade Area Required Floor Area In Sguare Feet 189,000 631,000 422,000 1,053,000 112,000 374,000 262,000 636,000 24,000 14,385,000 $55 262,000 6,159,000 $55 381,000 $40 10,000 164,000 $40 4,000 14,000 10,000 1,618,000 $70 23,000 77,000 34,000 23,000 76,000 53,000 129,000 27,000 90,000 63,000 153,000 3,779,000 2,666,000 3,779,000 $70 54,000 $50 53,000 I, 142,000 $50 $60 63,000 1,618,000 $60 91,000 218,000 Convenience Store 17,853,000 Food and liquor 15,165,000 $175 87,000 1,792,000 $95 19,000 896,000 $50 18,000 10,684,000 $80 134,000 Drugs 1 Required F10or Area in Square Feet .i:,- '-0 Hardware Eating and Drinking ~Based on 1969 dollars. Sales per square foot information derived from Dollars and Cents of Sho~ping Centers: 1975, Urban Land Institute . Sales per square foot figures represent an average of sales per square foot f gures for Regional, Community, and Neighborhood Shopping Centers. Source: Table by Delta Township Planning Department based on data presented In Table C-6. )) iii )) )) J �Projected Retail Floor Space Requirements Table C-7 indicates retail floor space required to serve future trade area retail expenditure patterns. This table projects required space for comparison, convenience and eating and drinking facilities in the year 2000. The projections of future required floor area for each category of commercial activity were developed by dividing projected expenditure levels by established expenditure rates per square foot of commercial space. Table C-7 also portrays the required floor area of various comparison and convenience retail facilities for the year 2000. The seventh column of Table C-7 entitled "Total Trade Area" represents the sum of the required comparison floor area for the Delta Township portion of the trade area as well as for the portion of the trade area outside Delta Township. The total commercial floor space area requirement projected in this column does not reflect the total amount of commercial facilities which could be sustained within the Delta Central Business District in the year 2000 because, as previously explained, only 60 percent of the customers will originate from within the primary trade area. The eighth column in this table, entitled "Non-Trade Area," indicates the floor area required to serve customers originatinr; from beyond the trade area. The final column in Table C-7 indicates the floor area which can be sustained by both the Central Business District trade area and non-trade area customers. The year 2000 convenience shopping space requirements are shown in the third column of Table C-7. TABLE C-8 COMPARISON OF 1977 AND YEAR 2000 REQUIRED SHOPPING FACILITIES Floor Area of Existing Facilities in Square Feet (1977) Name Total Comparison Store Floor Area Required Additional Facilities in Sq. Ft. 1,051,290 1,053,000 1,710 734,281 20,000 100,861 38,240 157,908 636,000 24,000 91,000 129,000 153,000 -98,281 4,000 -9,861 90,760 -4,908 140,937 124,000 -16,937 Food and Liquor Drugs Hardware 125,337 5,400 10, 100 87,000 19,000 18,000 -38,337 13,600 7,900 Eating and Drinking 94,229 134,000 39,771 Department Store Variety Store Apparel and Accessory Furniture and Appliance Other Comparison Store Total Convenience Store "" Projected Requirements in Square Feet (year 2000) Source : Delta Township Planning Department 50 �-, I Table C-8 compares existing commercial space in Delta Township with projected commercial space requirements for the year 2000. / III Major Findings of the Commercial Base Analysis In view of the foregoing analyses of existing and projected characteristics of Delta Township's commercial base, the following conclusions are significant in the development of the Township's Comprehensive Plan: 1. When projected year 2000 retail expenditure patterns are applied to population projections for the same period, the floor area of existing comparison commercial facilities within Delta Township nearly equals the projected need for the year 2000. The greatest need exists in the furniture and appliance store category where it is projected that an additional 90,000 square feet of additional space will be needed by the year 2000. On the other hand, existing department store space should more than satisfy Delta Township's needs for the year 2000. Within the convenience store category it is projected that Delta Township will need an additional 14,000 square feet of drug store space and an additional 8,000 square feet of hardware store space. It is estimated that a need for 40,000 square feet of additional eating and drinking space will exist by the year 2000. 2. During the late 1970's a significant amount of commercial development took place within the Delta Central Business District; foremost among these developments was the Lansing Mall expansion. The upgrading of the roadways surrounding this area will help to insure the continued viability of this area. A large share of the remaining undeveloped land in the area consists of parcels of one acre or less which lack arterial road frontage. 3. In spite of a low vacancy rate and the renovation of a number of commercial properties in the area, the commercial strip along West Saginaw Highway east of Elmwood Road evidences early signs of potential blight and decline. Existing efforts should be continued to solve local traffic ingress and egress problems, reduce the excessive number of driveways penetrating Saginaw Highway, promote the concept of a service drive paralleling the arterial roadway, regulate the profileration of signs, and provide for landscaping provisions within commercial areas. 4. Presently, Delta Township is lacking an adequate number and distribution of neighborhood level convenience shopping facilities. Despite the autooriented nature of local residents, a policy advocating neighborhood level convenience shopping areas should be adopted. 5. The way the ket 6. Portions of Waverly Road evidence the same trend toward excessive strip commercial development which has occurred on Saginaw Highway. However, it is still possible to prevent this excessive growth of commercial strip development on Waverly Road through effectuation of appropriate planning policies. existing strip commercial development along both sides of Saginaw Highshould be contained within its existing boundaries. Development of remaining vacant parcels within these areas will occur due to the mardemand for commercial properties at high traffic locations. 51 ��INDUSTRIAL BASE ANALYSIS The largest single tract of industrially zoned land in the Lansing Metropolitan Area lies within Delta Township. Located in the southeast quadrant of the Township, the industrial tract experienced a significant amount of development during the 1970's. This section begins with a discussion of the Township's existing industrial development which includes a listing of major industrial firms within the Township. The second portion of this section provides projections for future industrial development in the Township and also notes recent trends in industrial employment. I Analysis of Delta Township's Existing Industrial Base The principal industrial, wholesaling and distribution activities in the Township are concentrated within the Delta Township Industrial Tract. This 2100-acre area of land is generally bounded by Mt. Hope Highway on the north, US-27/Temporary 1-69 on the east and southeast, and 1-96 on the west and southwest. Three major facilities are situated in this tract including the Oldsmobile Diesel Engine Plant, Meijer Distribution Center and the Erickson Electric Generating Station owned by the Lansing Board of Water and Light. The industrial tract also includes the area -~ bounded by I-496 to the north, Mt. Hope Highway to the south, Waverly Road to the east and Homeland Subdivision to the west. This area includes three major industrial facilities being the General Motors Part Warehouse, Jacklin Steel and Douglas Steel. Figure I-I illustrates the location of the Delta Township Industrial Tract. The proximity of Delta Township's industrial tract to major interstate highway connections is a local manifestation of the Lansing Metropolitan Area's position as the economic hub of central Michigan. The Grand Trunk Western Railroad also plays an important role in the activities of Delta Township's industrial, warehousing and distribution operations. The General Motors Parts Warehouse and Oldsmobile Diesel Engine Plant extensively utilize the railroad for incoming and outgoing shipments. The Meijer Distribution Center receives most food goods by rail and thereafter, the bulk of the goods is trucked to Meijer retail stores throughout Michigan. The Grand Trunk Railroad line has evidenced its intention to expand services to the industrial tract by construction of new marshalling yards (1971), an auto port (1975-76), new spur tracks to the Meijer Distribution Center (1975) and new spur tracks to the Oldsmobile Diesel Engine Plant (1980). Composition of Existing Industry Delta Township's full range of industrial, warehousing and distribution activities is shown in Table 1-1. This table illustrates the number of Delta Township firms engaged in various industrial, warehousing and distribution activities. Table I-1 indicates that a major portion of Delta Township's industrial firms are engaged in some form of distribution. Included in the distribution group is the General Motors Parts Distribution Center discussed earlier along with the Meijer and Coca-Cola Distribution Centers. The other firms represented in the distribution group are comparatively small transfer and trucking operations. Most of the establishments engaged in distribution activities are affiliated with 52 ~ �-, • - I . .. FIGURE I-I DELTA TOWNSHIP INDUSTRIAL TRACT Industrial Tract Location within Delta Township ST. J E HWY. MT H PE HWY. -< ::0 0 DAVIS HWY. J Illustration of Delta Township Industrial Tract 53 LY RD. �finns carrying on operations outside the Lansing Metropolitan Area. With the exception of the General Motors Parts Distribution Center and Meijer Distribution Center, firms engaging in distribution activities employ relatively few people in their local operations. During the 197O's a significant number of new industrial firms, the majority of which were associated with distribution of materials and goods, located in the industrial tract. This trend suggests that the location and access characteristics of the industrial tract are highly desirable. Typically, firms providing common carrier and freight transportation services require highly accessible locations to both metropolitan and regional service areas. TABLE I-1 MAJOR BUSINESS ESTABLISHMENTS LOCATED IN DELTA TOWNSHIP's INDUSTRIAL TRACT Construction and Related Activities Distribution Ameri-Cel Structures Inc. Clark Foundation Company Douglas Steel Jacklin Steel T. R. Noyce Construction Company Rieth-Riley Construction Company Shreve Steel Company Tom's Asphalt Paving Company General Trucking Alvan Motor Freight Associated Truck Lines Blue Arrow Inc. Bruce Cartage Central Transport Inc. Interstate System Transcon Lines Tucker Freight Lines United Trucking Service Warehousing Air-Lift Company Auto-Owners Warehouse Fann Bureau Warehouse Manufacturers Service Corporation Nabisco Warehouse Sherriff Goslin Company Atlas Truck Rental and Leasing Keena Truck Leasing Ryder Truck Rental and Leasing Wholesaling Others Central Dairy Supply Flint Pipe and Well Supply Kendall Electric Company Coca-Cola Company General Motors Parts Distribution Center Hi-Klas Beverage Lansing Storage Company Meijer Distribution Center Stevens Van Lines Truck Rental Light Manufacturing Ideal Company Heavy Manufacturing Detroit News Printing Facility Oldsmobile Diesel Engine Plant Utilities and Railroads Erickson Generating Station Grand Trunk Western Railroad Grain Elevators Millett Elevator Company Ralston Purina Company Miscellaneous A-1 Auto Parts Canteen Services 54 �.... I • Industrial Tract Land Inventory Approximately fifty percent of the land within the Delta Industrial Tract has been developed or is committed to existing industries. The industrial tract consists of some 2100 acres of land area, of which approximately 1,000 acres are developed or are now being developed. Among the largest land users are the Erickson Electric Generating Station (305 acres), Meijer Distribution Complex (250 acres), Oldsmobile Diesel Engine Plant (280 acres), GeneralMotors Parts Warehouse (195 acres), Coca-Cola (30 acres) and the Detroit News (12 acres). Industrial-warehousing uses have consumed an estimated 100 acres per year of vacant land during the 1972-1980 period. Industrial Development Activity in the Lansing Metro Area During the 1970's, Delta Township attracted a significant number of industrial warehousing firms. In the 1972-1977 period, approximately 27,000 square feet of manufacturing space was constructed in the Township. During this same time approximately two million square feet of warehousing space was constructed. In the late 1970's, the following major projects were constructed within the industrial tract: Oldsmobile Plant Number Five (1,000,000 square feet), the General Motors Parts Warehouse addition (825,000 square feet), Meijer Hardlines Distribution Building (415,000 square feet), Coca-Cola Warehouse (85,000 square feet) and the Detroit News printing facility (30,000 square feet). II Projection of Future Industrial Development Potential An analysis and projection of industrial, warehousing and distribution economic potential will be carried out in four steps. First, attention will be directed to the overall structure of the Lansing Tri-County Region's economy. Secondly, consideration will be given to those special features of the Tri-County economic structure which are important to industrial, warehousing and distribution economic potential. Thirdly, regional employment trends in industrial and wholesaling trades will be analyzed. Finally, projections of future Tri-County industrial and wholesaling employment will be presented and analyzed in order to determine future development potential for Delta Township. Tri-County Regional Economic Structure The economy of the Tri-County Region is based upon three key elements: state government, higher education and automobile manufacturing. Having an economy based on three such diversified elements has benefited the Lansing area in terms of economic balance and stability that would not be possible in a more narrowly-based economy. Furthermore, this economic structure has enabled the Lansing Metropolitan Area to take advantaie of national growth trends in the three key economic sectors of government, education and industry and thereby evolve as the economic hub of central Michigan during the post World War Two period. Features of the Tri-County regional economy which have a bearing on the potential for future industrial development are primarily related to the skills and expertise which exist within the Metropolitan Lansing Area. 55 �The region has facilities and personnel required for basic research operations. Furthermore, it has a good supply of skilled craftsmen capable of participating in a broad range of manufacturing activities. These assets should assure the region steady growth over future decades. The durable goods industry of the Lansing Metropolitan Area revolves around the production o f transportation equipment. Despite conscious efforts to decentralize the automobile manufacturing industry , the Lansing area complex of transportation-affiliated industries is expected to retain its national importance as a major automobile manufacturing center. Future expansion of automobile affiliated industries in the Tri-County Region is expected to depend on national economic and population trends and local and state governmental policies. While automobile manufacturing and its ancillary industries f orm the mainstay of the Lansing Metropolitan Area manufacturing community, there are numerous non-durable industries. Key non-durables in the Lansing area are generally the ones classified as central place industries. Central place industries are characterized by strong ties to locaJ and regional markets that can be served from a central place. They are dependent upon a highly competitive market. The Meijer Distribution Center is an example of a central place industry since it operates to service metropolitan and regional retail outlets of the parent company. A feature of the Tri-County Re gion which is very important to its potential as a warehousing and distribution center is its strategic location in the lower central portion of Michigan. As already indicated, the network of modern highways that link Lansing with other parts of the state enhance this position. Air and rail transportation facilities in the Lansing Metropolitan Area also help to strengthen this potential. Having analyzed the general structure of the Tri-County regional economy and having evaluated those special features of the Tri-County Region which have a bearing on potential industrial, warehousing and distribution development, we now turn to a consideration of Tri-County regional manufacturing and wholesaling employment trends. Table 1-2 indicates that manufacturing and wholesale employment trends show small, but significant, gains in manufacturing and wholesale employment between the years 1965 and 1978. Despite these gains, the tables show that manufacturing and wholesale employment has lagged behind total non-farm employment. Manufacturing and wholesale employment grew by 11 and 33 percent, respectively, between the years 1965 and 1978. At the same time government and retail employment increased 146 and 70 percent, respectively . Evaluation of the foregoing trends in manufacturing and wholesale employment must be tempered with the realization that the time period during which they developed saF a national shift in employment away from manufacturing towards retail trade. Furthermore, during the same time period, local developments included significant expansion in the operations of both Michigan State University and state government. In view of these facts, Tri-County manufacturing and wholesale employment trends should be read for their absolute growth. The fact that manufacturing and wholesale employment failed to gain as a proportion of total employment should not be taken as an indication that these two sectors of the Lansing economy are without vitality . Indeed, the future portends slow 56 I �-, • I but steady growth in both of these areas. Projection of Manufacturing and Wholesale Employment Table 1-3 presents projected manufacturing and wholesale employment projections for the Tri-County Region developed by the Tri-County Regional Planning Commission. This projection is based upon expected changes in the structure of the national economy and on past and proposed trends in Tri-County economic development. The projected Tri-County employment shown in Table 1-3 was developed during 1977 by the Tri-County Regional Planning Commission. The entire region was divided into 465 traffic zones. Using statewide growth projections, the Tri-County allocation of state growth, and knowledge of local land development trends, land use assignments were made within each traffic zone. Employment, a key factor in traffic generation, was also developed for each traffic zone based on TCRPC employment projections and assignments to each zone. Regional employment and economic development trends do not provide sufficient detail for proper analysis of economic change within Delta Township. Using the traffic zone socio-economic data, traffic zones 91, 92, 93 and 94 represent the geographic area of Delta Township's Industrial Tract, previously discussed. Table 1-4 presents the summary of these four traffic zones as to projected manufacturing and wholesale employment which may be expected by 1985 and the year 2000. TABLE 1-2 TRI-COUNTY REGION EMPLOYMENT CHANGES 1965-1978 1965 1974 1978 1965-1978 Percent Change Manufacturing Employment 40,941 33,383 41,400 1.1 Retail Employment 16,192 24, 1 77 29,000 79 .1 Government Employment 27,653 49,550 68,100 146. 3 Other* 34,376 40,849 45,800 33.3 119. 162 147,959 184,300 54.6 TOTAL Sources: Tri-County Regional Planning Commission Michigan Employment Security Commission 1cWholesale employment estimated at 15% of the "other employment" category based on projections by TCRPC and Robert Gladstone Associates. r 57 �TABLE I-3 PROJECTIONS OF MANUFACTURING AND WHOLESALE EMPLOYMENT IN THE TRI-COUNTY AREA Manufacturing Wholesale Source: 1978 1985 2000 1978-2000 Percent Change 41,400 39,872 43,510 5.0 6,800 7,300 9,700 42.6 Final 1985 and 2000 Traffic Zone Socio-Economic Data, TCRPC, 1977 TABLE I-4 PROJECTIONS OF MANUFACTURING AND WHOLESALE EMPLOYMENT IN THE DELTA INDUSTRIAL TRACT 1974-2000 Percent Change 19 74 1985 2000 Manufacturing 758 1,865 2,865 277. 9 Wholesale 105 252 549 422.8 Source: 1985 and 2000 Traffic Zone Socio-Economic Data (1977), Tri-County Regional Planning Commission Delta Township Planning Department Since raw projection of employment provides no indication of future land consumption, it was deemed necessary to determine average employment density for manufacturing and wholesale activities, then compute raw land requirements by dividing projected employment by employment density, thereby obtaining a rough notion of land consumption. Table I-5 presents the results of this calculation. Table I-5 indicates some 200 acres of new land will be needed for industrial-wholesale enterprises in the 1981-2000 period. When compared with 1972-1977 economic expansion in the industrial tract, approximately 120 acres per year, the forecast seems highly conservative. However, 1972 through 1977 was an extraordinary period of economic expansion due primarily to the advent of the Meijer Distribution Center and the General Motors Parts Warehouse expansion. Absent these two enterprises, the rate of economic expansion whould have been significantly lower. 58 �-, • TABLE I-5 PROJECTED LAND CONSUMPTION FOR MANUFACTURING AND WHOLESALE ACTIVITIES IN THE DELTA INDUSTRIAL TRACT Employees Per Acre Employment Change Additional Acres 1974-1985 Manufacturing 15 958 63 Wholesale 10 147 15 1986-2000 Manufacturing Wholesale 13 1,149 88 9 297 33 Competitiv2 Position of Delta Township in Attracting Industry Within the Tri-County Region The industrial tract of Delta Township contains approximately 1100 acres of vacant, not yet committed, land. When compared to the estimated 200 acres of land needed for manufacturing-wholesale uses by the year 2000, this amount of land appears to be an excessive reserve, even perhaps speculative. However, several factors suggest the current boundaries of the industrial tract, as depicted in Figure I-I, should be retained; they are: 1. The strong influx of new industry during the past decade suggests the industrial tract is favorably located for transportation-distribution dependent industry. 2. The present limits of the industrial tract form a logical transition between industry and other land uses. 3. The industrial tract provides an area with land reserves sufficient to accommodate post-2000 economic expansion. 4. The Township has maintained a consistent pro-economic expansion philosophy, evidenced by sizable investments for utilities and roads in the industrial tract and creation of the Delta Township Economic Development Corporation. Continued promotion of economic growth by Township officials could result in increased land consumption for industrial uses. 5. Industrial firms have recently sought to purchase tracts larger than their immediate needs would dictate to accommodate future conditions and to ensure a measure of privacy since many manufacturing concerns have been the object of nuisance claims due t o noise, smoke, dust, vibration and the like. 59 �III Conclusions 1. The Delta Township Comprehensive Plan, 1973 Edition, recommended reservation of some 2100 acres of land for present and future industrial and related uses. The Delta Industrial Tract has evolved consistently with this recommendation. Although designation of this amount of land for future development exceeds the projected potential requirements of 200 industrial acres, it is believed that the Township should provide for industrial expansion which may occur beyond the twenty-year projection period of the Plan. Also, the future location of a limited number of very large industries within Delta Township could measurably increase the amount of new industrial development in the Township and thereby increase the amount of land required. 2. Delta Township should continue with planning and construction of utilities, roads and essential services within the industrial tract, thus maintaining its advantages in the Lansing Metropolitan area as to providing services. 3. Delta Township should receive a significant proportion of the new economic expansion occurring within the Tri-County Region to the year 2000. Favorable location, accessibility, sound utility system, comparable tax rates and incentives now offered via tax abatement and public financing all contribute to this conclusion. 4. Township officials should carefully monitor new enterprises to ensure compatibility with existing industrial activity, adequacy of utilities, proper fire protection and that needed private services are maintained. Such private services should include retail and personal services conveniently located near the industrial tract to serve the large number of employees projected. Fast-food, drive-in bankin8, personal services and certain professional services are typically found on the fringe of major employment areas. 60 ��OFFICE SPACE ANALYSIS Delta Township's competitive position with regard to the development of quality office space is favorable. The linkage afforded by I-496 to downtown Lansing and other activity centers enhances the office potential of lands accessible to I-496 such as those located at the interchange of Creyts Road and I-496 or Saginaw Highway and I-96. This section examines demand factors and market influences instrumental in the formation of the market for office space in Delta Township. The analysis begins with a discussion of the current office types and tenant characteristics of those firms located in Delta Township. This is followed by an examination of the local factors which influence the existing office market. The analysis concludes with office space demand projections for Delta Township to the year 2000. I Office Types in Delta Township Office space is separated into three types for analysis, as follows: 1 1. General Purpose: Buildings where no one tenant occupies more than 80 percent of the rentable area. The Verndale Office Building on West St. Joe Highway is an example of a general purpose office building. 2. Single Purpose: Buildings in which one tenant occupies more than 80 percent of the rentable area. Michigan Farm Bureau and the Auto-Owners Insurance Buildings typify single purpose office buildings. 3. Medical-Dental Buildings occupied by doctors and dentists, and associated labratory facilities. The West St. Joe Professional Building is an example of this t ype of office use. No significance can be attributed to the various office types or classifications in terms of land use, traffic impact or compatibility with adjoining uses of land. However, these classifications are relevant when projecting future floor space demands. II Office Development Trends In 1978 the Delta Township Planning Department conducted a survey of office space within the Lansing Metropolitan Area. It was determined that of the 2.1 million square feet of office space which existed in the area in 1977, 29 percent was constructed during the 1971-1977 period. The predominate type of office space was general purpose (57%) with single purpose office uses occupying 34 percent of the - loffice space integral with industrial facilities is not included in this analysis. 61 �space and medical/dental uses utilizing nine percent of the office space. Table 0-1 presents the distribution of office space in the Lansing Metropolitan Area as of 1977. The data indicates that as of 1977, 62 percent of the existing office space was located within the City of Lansing. The table excludes state owned office buildings. ./ TABLE 0-1 I DISTRIBUTION OF OFFICE BUILDINGS - 1977>~ I LANSING HETROPOLITAN AREA Gross Floor Area - Square Feet General Purpose Single Purpose MedicalDental Total Square Feet Percent of Total 1,020,558 246,182 82,020 1,348,760 62.0 114,052 34,144 39,140 187,336 8.6 Delta Township 59,220 328,962 17,938 406,120 18.7 Lansing Township 35,666 22,144 23,464 81,274 3.7 Meridian Township 94,300 31,574 24,400 150,274 7.0 1,323,796 663,006 186,962 2,173,764 100.0 City of Lansing ,I City of East Lansing TOTAL Source: Delta Township Planning Department using municipal building permit data. *Excluded from this survey data is office space located in residences, rer.iocl~led res idences , office space located in lofts, commercial-retail centers and the like and government owned office space. Table 0-2 depicts office space construction for the period 1971-1977 in the Metropolitan Area. While maintaining a dominant position as to the total amount of existing office floor space, the City of Lansing accounted for 33 percent of the office space constructed during the 1971-1977 period. Delta and Meridian Townships have added 36 percent and 15 percent respectively during the aforementioned period. The obvious trend toward suburban locations for new offices can be attributed to several factors including the availability of land, site access and population shifts within the Lansing Metropolitan Area. Table 0-3 indicates that 602,000 square feet of office space was constructed in Delta Township in the 1966-1980 period. The construction of these office buildings resulted in the development of 90 acres of land. It should be noted that 98 percent of the office space in the Township as of 1980 was constructed in the aforementioned fifteen year period. As of 1980, 71 62 �percent of the Township's office floor space was devoted to single purpose uses, 24 percent to general purpose uses, and five percent to medical/ dental uses. TABLE 0-2 OFFICE CONSTRUCTION ACTIVITY BY GOVERNMENTAL UNIT 1971-1977 General Purpose Single Purpose Medical Dental Total Square Feet Percent of Total 155,988 92,182 6,620 254,740 32.9 City of East Lansing 34,057 34,144 4,140 72,341 9.5 Delta Township 50,220 209,962 13,938 274,120 35.5 Lansing Township 35,666 6, 14Lf 15,264 57,074 7.3 Meridian Township 94,300 19,570 113,870 14.8 370,231 362,002 772,195 100.0 City of Lansing 39,962 TABLE 0-3 ACREAGE AND FLOOR SPACE DEVOTED TO OFFICE USES DELTA TOWNSHIP 1966-1980 Year Square Footage 1976-1980 1971-1975 1966-19 70 Acreage 1966 Year Square Footage Acreage Year Square Footage Acreage 1971 86,100 17.15 1976 176,800 30.00 20,200 4.11 1967 21,800 1. 32 1972 10,600 .92 1977 1968 23,700 2. 17 1973 100,900 12.27 1978 1969 2,900 .33 1974 5,800 .36 1979 75,400 7.94 1970 15,300 2.54 1975 13,100 1. 30 1980 49,700 10.55 63,700 6.36 216,500 32.50 322,100 52.60 63 �III Determination of Delta Township Office Space Market Prior office space construction activity both in terms of gross space and the location are important keys to determining likely future construction activity. Data as to existing gross floor area in the Metropolitan area together with construction activity since 1971 has been set forth herein. Projecting office space construction, and accompanying land requirements is generally determined by one of two methods, they are (1) historical averaging and obsolescence allowance and (2) projection of office space using occupations. For purposes of this analysis the historical averaging and obsolescence allowance method is used. Utilizing the information contained in Table 0-3, it was determined that, in an average year during the 1966-1980 period, approximately six acres were converted to office land uses and 40,000 square feet of office floor space was constructed. Three large office land developments, being the Auto-Owners Insurance Headquarters (172,000 sq. ft.), the conversion of the O'Rafferty High School to the Michigan National Bank Operations Center (101,000 sq. ft.) and the Farm Bureau Insurance Headquarters (76,000 sq. ft.) accounted for 58 percent of the office space constructed in this period. TABLE 0-4 PROJECTED OFFICE LAND DEVELOPMENT AND PROJECTED OFFICE FLOOR SPACE REQUIREMENTS DELTA TOWNSHIP 1981-2000 \ to 1985 1981 to 1990 1981 to 1995 38 acres 75 acres 113 acres 150 acres 200,000 Sq. Ft. 400,000 Sq . Ft. 600,000 Sq. Ft. 800,000 Sq. Ft. 1981 I \ I \ . . I Projected Land Area Required For Office Uses Projected Office Floor Space Requirements I Source: 19 81 to 2000 Delta Township Planning Department (1981) Table 0-4 contains projected office land consumpti on requirements an d projected office floor area requirements within Delta Township for the 19812000 period. Based on building activity in the Township in the 19661980 period, it has been estimated that 7½ acres per year should be reserved for office uses to the year 2000. The r e commended reservation of 7.5 acres per year includes a 25 percent increase in the annual six 64 n hr:-----==- - - - �acres office land consumption figure in order to provide for flexibility in choice. The recommended land reservation requirements are based on the following assumptions: 1. The demand for office space in Delta Township in the 1981-2000 period will be similar to the demand experienced in the 19661980 period. 2. The Township will continue to be an attractive area for office land uses. 3. During the 1981-2000 period 90 percent of the office space constructed prior to 1931 will become obsolete and will be vacated in favor of newer buildings. 4. The projected development of 7½ acres of office land per year is based on contemporary floor area to site area ratios and existing parking and landscaping requirements. In summary, it is recommended that office use areas be utilized as transition zones between residential and non-residential areas. Modern office developments are generally attractive in design, site landscaping and normally have daytime activities, and thereby are less deliterious to the peace and quiet of residental areas than are other non-residential uses. 65 ��TRANSPORTATION The objective of the transportation network is to provide essential service in moving vehicles throughout the Township, provide convenient access to private property and allow efficient work, shopping and leisure time vehicle trips. The street network is the most sophisticated and developed element of the transportation system. Other elements include the public bus system, operated by the Capital Area Transportation Authority (CATA), non-motorized facilities including sidewalks and bikeways, and airport and rail services, including passenger and freight cartage. The transportation plan element of the Comprehensive Plan provides an analysis of each facet of the transportation system giving recognition to fuel costs, increased government emphasis on public transit service and non-motorized facilities. I Historical Development of the Street System The existing thoroughfare pattern of Delta Township has evolved primarily from two basic highway development factors. First, the mile road grid pattern evident in the Township reflects development along section lines which date back to the nineteenth century survey of the Northwest Territory. This policy of providing access routes along section lines has at times produced seemingly arbitrary road alignment patterns with respect to natural features. However, construction of section line roads has also provided reasonably good access to all points within the State. The second basic highway development factor which had a great impact on the thoroughfare pattern of the Township is the Federal Interstate and Defense Highway Program. The program is aimed at developing high speed efficient transportation links between major centers of economic importance throughout the country. In Delta Township, two existing interstate highways and a proposed third interstate highway impose a strong new pattern over the old grid configuration. A north-south segment of Interstate 96 divides the Township into east and west halves. Interstate 496 divides the eastern half of the Township into northeast and southeast quadrants; the proposed Interstate 69 will divide the western half of the Township approximately into northwest and southwest quadrants. These existing and proposed interstate highways provide efficient connections to downtown Lansing as well as to other major economic centers of the state and nation. II Functional Classification of the Existing Street System Classification of streets in an urban area is intended to identify each street according to its service function. Such classification establishes the relationship of each street to the entire system servicing the urban area. Functions are identified with respect to the types of land use served and the magnitude of their traffic generation, and also according to the mix of "through" and "local" traffic on the various segments of the network. Through traffic refers to trips which begin and end outside 66 �of the immediate study area. Most of the trips on I-96, for example, are likely to have their point of origin and destination at places remote from Delta Township. The interstate highway network and major U.S. and state routes make up the principal arterial network of roads. A large portion of trips on a residential street are likely to be comprised of traffic with both origin or destination in the immediate vicinity. These streets are therefore designated as local streets in the functional system. Local streets provide the motorist with access to abutting land, whereas, arterial highways facilitate movements through an area. Figure T-I presents a classification of Delta Township's streets and roads by the Michigan Department of Transportation (MDOT) in 1979. A description of the various classifications follows in Table T-1. The following list illustrates the basic criteria which are generally considered when classifying urban streets. 1. 2. 3. 4. 5. 6. The origin and destination of trips served (intra-urban, inter-urban and rural-urban). The volume of trips served. The type of land uses served. Spacing between travel corridors. Route continuity. Physical characteristics such as parking, the number of access points, etc. The classification of streets and highways in an area such as Delta Township which is rapidly urbanizing is often complicated because land use patterns are not yet established, travel volumes are light and the existing physical condition of a roadway may discourage its use as classified. It should be noted that road classifications often change in jurisdictions which are experiencing significant growth due to increases in traffic volumes, physical roadway improvements and changes in land uses. There are approximately 160 total miles of roadways in Delta Township including expressways, section line roads and local subdivision streets and roads. Road rights-of-way, including the interchange rights-ofway, occupy over 2,000 acres or approximately nine percent of the Township's total land area. Table T-2 depicts the total mileage of the various roadway classifications in Delta Township. 67 �_...,,,,,,,..,.~· ._,p•""·~·"",t,••'~ DELTA ~,,,,....,...~ TOWNSHIP Figure T·I __.11 11111111111 '~ 111111111 MICHIGAN DEPARTMEN OF TRANSPORTATION FUNCTIONAL HIGHWAY C L ASS I F I CAT I ON ~ STATEWIDE ARTERIAL >-rj I-'• ~ (JQ C REGIONAL ARTERIAL l"i (l) _... METRO·AREA ARTERIAL 1-3 I H ~ t8 "O •~ ~~t~.f~~} k~ I . ~ ~ ~ 1!L~ .•. .. "''I"'!::"" I 0-0::, I'-- !>' ~ - !§ii,,,..,_.. ¾ t ..,,,- VI(' -1.t".I· ""' 0i:Sl LOCAL 1111111 PRINCIPLE COLLECTOR ••• SECONDARY COLLECTOR -- 'b F -I I -- www URBAN BOUNDARY AREA / / ,,,,.,, , , . . - ,,/,,::,,,,,,.,, ~,, ,,,,, / ✓ --1· / ____ ., ., ,. , ,., , . --- -----✓ / I / ARTERIAL .,,. / / / / CITY OF LANSING NORTH ~ �TABLE T-1 FUNCTIONAL CLASSIFICATION OF HIGHWAYS METROPOLITAN AREAS TYPICAL TRIP LENGTH (mil_es) DESIRABLE OPERATING SPEEDS PRIMARY SERVICE FUNCTION ACCESS CONTROL Statewide Arterials Through traffic Full or none 45-55 4-20 Regional Arterials Through traffic, limited land service Usually none 30-45 10 or less Metro-Area Arterials Intra-area traffic, connect other arterials, moderate level of land service Usually none 30-45 10 or less Lesser arterial service at local level, more emphasis on land access None 30-45 10 or less Principal Collectors Connect local systems to arterials None 25-40 2 or less Secondary Collectors Connect local systems to arterials and other collectors None 25-35 1 or less Residential Access to residences None 20-25 ½ or less Local Access Land service, local access None 20-25 ½ or less Industrial-Commercial Service to industrial and commercial land areas None 20-30 1 or less MDOT CLASSIFICATION {mph) Arterial System °' '° Local Arterials Collector System Local Road and Street System ) ) ~ I �TABLE T-2 DELTA TOWNSHIP ROAD MILEAGE BY FUNCTIONAL CLASSIFICATION* Classification Mileage Arterial System Statewide Arterial 13 miles Regional Arterial 6 miles Metro-Area Arterial 6 miles Local Arterials 12 miles Collector System Principal Collectors 23 miles Secondary Collectors 1 mile Local Streets Residen t ial 99 miles Local Access 0 miles Industrial - Commercial 0 miles Total *As classified by MDOT 70 160 miles �The two primary factors having an impact on the design and function of a roadway are traffic volumes and character or composition of traffic. Socio-economic factors which influence decisions as to road network design and function are numerous. They include safety, energy conservation, aesthetics, etc. Physical characteristics of a roadway, which influence traffic volumes and composition, are analyzed in Table T-3. TABLE T-3 PLANNING IMPACTS ON ROADWAYS Significance to Roadway Planning Physical Characteristic Right-of-way: 1. Affects possibility of additional roadway lanes. 2. Impacts cost of roadway expansion. 3. Affects future land uses on vacant land. Roadway Surfacing: 1. Inadequate roadway surfacing can result in transfer of vehicle trips to other roadways. 2. The type of surfacing determines the longevity of the roadway and the applicable truck operation classification. 3. Lack of hard surface can inhibit urbanization. Number of Lanes: 1. Affects traffic carrying capacity. 2. Influences future land uses on vacant land. 3. Affects motor vehicle operating speeds. 4. Impacts motor vehicle accident rate. 5. Affects availability of mass transit services. Topography: 1. 2. 3. 4. 5. Subsurface Conditions: 1. Important determinant in locating streets. 2. Can negate possibility of depressed roadways and necessitate elevated structures. Man-made Features: (signs, adjacent construction, etc.) 1. Affects traffic speeds, turning movements, spacing of intersections, parking, pedestri.an and mass transit service, traffic signalization and capacity of roadway. Roadway Shoulders: 1. Serves as a storage space for disabled vehicles. 2. Provides a recovery area for out of control vehicles. Determines road gradients. Affects alignment. Impacts road cross section. Affects sight distances, Impacts traffic carrying capacity of roadway. 6. Affects motor vehicle operating speeds. 71 �There are a number of factors which are unique to Delta Township which have to be considered when planning for future roadways. The following list cites examples of such factors: TABLE T-4 UNIQUE DELTA TOWNSHIP FEATURES Results Condition III Relatively flat topography: 1. 2. 3. 4. Reduces road grad i ents. Facilitates location of roads. Insures better sight distances. Aids in cost reduction. Existence of the Grand River: 1. Limits the number of possible north-south road corridors. 2. Required bridges increase costs. 3. Hampers road continuity. Suburban location of the Township: 1. Significant volumes of commuter traffic generated. 2. A very auto-oriented populace. 3. Significant volumes of through traffic are encountered. Existence of Regional Shopping Centers: 1. Generates significant amounts of non-local traffic . Truck Operation Classifications Figure T-II illustrates truck operation classifications for Delta Township roadways. Roadways which are designated as State Highways or County All Season routes are constructed and maintained to a standard which allows the roadway to carry maximun per axle loads during all weather conditions. Class B routes have more stringent weight restrictions than Class A routes. The need for all-season roadways is most important within the Delta Township industrial tract. IV Jurisdiction Over Delta Township Roads Responsibility for the construction and maintenance of streets and roads in the State of Michigan lies with one of three governmental units. The MDOT is responsible for the construction and maintenance of all state trunk lines. In incorporated areas, municipal governments are responsible for the construction and maintenance of all streets that are not part of the state trunkline system. Finally, in unincorporated areas responsibility for the construction and maintenance of roads not part of the trunkline system lies with the various county road commissions. Since Delta Township is an unincorporated portion of Eaton County, responsibility for construction and maintenance of Delta Township streets and roads lies with the Eaton County Road Commission and, in the case of state trunk lines, with the MDOT. 72 �7 I I I I : I I I I I I I I I ' ' ' I II -.. I '\ ' ' \ ' ' '' \ \ \ '' \ \ '''' ' '\ \ \I I ' \ \ I I ~ 1/. ("')-1 rn0 .. L I I ~ C') (') :lJ C') CJ) 0 0 00 C: C: )>C: )> -I -I -I z -< Figure T-II .:a z -< ~ cz -I m -< :::c )> i" i" C) l>m )> (') i" )> CJ) CJ) CJ) CJ) CJ) m )> :lJ :lJ 0 0 )> )> • C Page 73 cnn ~" :!!o C') i" )> a:, )>C: )> CJ) 0 z CJ) -I :::c ~ -< ("') "tJ -1::a -)> 0-t z0 z "T1 cc C ""'I (D C m r- -I )> -I -- -I 0 :ez CJ) :::c 'tJ �V Financing of Road Improvements While the responsibility for construction and maintenance of Delta Township streets and roads lies with the MDOT and Eaton County Road Commission, financing for such construction and maintenance may come from the State of Michigan, Eaton County or Delta Township itself. The MDOT distributes Federal Highway Funds as well as gas and weight tax collections from Michigan's Motor Vehicle Fund to the various county and municipal road commissions. Delta Township may transfer funds to the Eaton County Road Commission for the purpose of constructing or maintaining county roads within the Township or to the Department of Transportation for the purpose of constructing and maintaining state trunk lines within the Township. Act 51 of the Public Acts of 1951, as amended, establishes the mechanisms for financing streets and roads in the state. The basis for financing Michigan streets and roads is their classification as state trunk lines, county primary roads, city major streets, county local or city local streets. Figure T-III illustrates state trunk lines, county primary roads and local roads. VI State Trunk Lines Act 51 of the Public Acts of 1951, as amended, charges the MDOT with responsibility for delineating a system of state trunk lines, all portions of which are to be roads of major statewide importance. Because of their statewide importance, the responsibility for constructing and maintaining state trunk lines lies solely with the MDOT. However, Public Act 51 makes provisions for local participation in the financing of state highways under two specific conditions. First, local governments may finance enlargements for state trunk lines designed specifically to carry additional local traffic rather than through traffic. Secondly, local governments may contractually participate in the financing of state trunk lines in order to expedite improvements desired locally. VII County Primaries and Locals Act 51 of the Public Acts of 1951, as amended, charges the various county road commissions with the responsibility for classifying county primary and county local roads. The classifications developed by the various counties are subject to the approval of the MDOT. Public Act 51 specifies that county primary roads are to be those roads of "the greatest general importance." Determination of which roads are of the greatest general importance is based upon traffic volumes, primary generators of traffic served, and other important producers or attractors of motor vehicle trips such as industrial development or natural resources. The determination of a county primary system is an important task for the county road commission and the MDOT because county primary roads are financed from earmarked portions of the Motor Vehicle Fund. Threefourths of the 34 percent of the total of the Motor Vehicle Fund allocated to counties is specifically set aside for financing the county primary road system. Two county roads are located in Delta Township which are under the jurisdiction of agencies other than the Eaton County Road Commission. 74 �7 = I = = \ I I I ) I I I I I I I I I I I I I I I "\ I \ I II I \ ' '\ I 0 .... -< .., 0 Ill II "'O.,, :IJ c:oo - lz 'ti :a -s:: 0 :x, --; :c )> :a -< -4 O::!\., cnz, -4 cnzcn (/) -4 )> m :a :a C: )> ;,:; 0 C z r- z m Figure T-III Page 75 :IJ:IJ)> "'O C ml>)> "T1 C C m r- (D )> (0 ... ~ ~ ~ -- 0 G')- en Ocn Z-n ("') )> - -I 0 z :ez -.,, :::c �Eaton Highway is a county local road under the jurisdiction of the Clinton County Road Commission. Waverly Road is a county primary which is under the jurisdiction of the Ingham County Road Commission from North Grand River Avenue to just south of Lansing Road where the Grand River crosses Waverly Road. The City of Lansing has jurisdiction over Waverly Road from the Grand River south to Jolly Road. VIII Financing Prerogatives As previously noted, Delta Township is empowered to contract with the MDOT for the construction and maintenance of state trunk lines and with the Eaton County Road Commission for the construction and maintenance of county roads. Delta Township may meet the obligations assumed under contracts with the MDOT or the Eaton County Road Commission with funds derived from three sources. First, the Township Board may levy a general millage tax or a special assessment for the purpose of road construction and maintenance. A three mill general millage tax may be initially levied by the Township Board on its own initiative while an additional three mill tax may be levied with referendum approval. The Township Board may issue road construction bonds for road improvements. These bonds must be retired by either general taxation or special assessments. IX Thoroughfare Cross Sections Figures T-IV through T-VIII illustrate thoroughfare cross sections for the various roadway classifications within Delta Township. Adherence to the cross sections recommended herein will benefit the Township in the following ways: 1. Will assist in insuring that adequate right-of-way exists for additional traffic lanes, turning lanes, acceleration and deceleration lanes, storm drainage and sidewalks. 2. Will help to assure compatibility between the proposed thoroughfare and existing or proposed land uses by utilizing natural vegetation strips and preserving the natural grades. 3. Will maintain the traffic carrying capacity of roadways via minimization of curb cuts, the provision of adequate pavement width and the installation of adequately sized road shoulders. X Right-of--Way Deficiencies I1inimum right-of-way requirements are illustrated in the thoroughfare cross sections. Based on these standards, any classified street with less right-of-way than that which is recommended is considered inadequate. Figure T-IX identifies roadways which in 1981 had inadequate rights-of-way. Based on the aforementioned standards, many streets in Delta Township have inadequate rights-of-way. The impact of a right-of--way deficiency 76 �7 = will vary between roadways. Right-of-way deficiencies can result in high accident rates, transportation-land use conflicts and lower than desirable levels of service. The extent to which these problems will occur is dependent upon the types of land use in the vicinity, the number of traffic lanes and the volume of traffic on the roadway. It is very difficult to obtain adequate rights-of-way in the urbanized areas of Delta Township. However, in vacant areas which are subject to development pressures the ability e xists to protect the needed rightof-way. The Delta Township Board of Trustees, Planning Commission and staff should be cognizant of the right-of-way deficiencies illustrated in Figure T-IX and attempt to secure the needed right-of-way when reviewing site plans, proposed transportation projects or any other development proposals. This will help insure that the future land use activities will be properly integrated with the transportation network required to serve them. 77 �FIGURE T-IV EXPRESSWAY CROSS-SECTION POSSIBLE LANDSCAPED PRESERVATION OF NATURAL TOPOGRAPHY BUFFER 1 2 AT 24 RURAL !PAVEMENT W I D T H ~ I r ,I 2 AT 24°-36° URBAN t- 70°-94 RURAL MEDIAN WIDTH 1 I. I j 1 26 -50 URBAN 1 1 - - - - - - - - - - - 3~0 -400 R U R A L - - - - - - - - - - RI GH T OF WAY 1 1 - - - - - - - - - 320 -350 UR B A N - - - - - - - - ~ 78 �7 FIGURE T-V CROSS-SECTION ARTERIAL ROAD WITH 1 I OF BOULEVARD 1 0 -94 RURA~ MEDIAN WIDTH 1 60 -84' URBAN 1 I f - - - - - - - - - - 250 R U R A L - - - - - - - - - - - - " ' RIGHT OF WAY 1 1 0 - - - - - - - - - - - - - - - 200 -350 URBAN - - - - - - - - - - - " ' Ill~ A 79 J �FIGURE T-VI CROSS-SECTION OF TWO WAY ARTERIAL STREET 1 24'-60 RURAL 1,, r PAVEMENT _'1 WIDTH 7 1 1 48 -60 URBAN 1' SIDEWALK t I t. SIDEWALK URBAN a RURAL 1 IL~d-100' RIGHT OF WAY 80 �-7 = = FIGURE T- VII CROSS-SECTION OF COLLECTOR STREET 1 1 22 ·24 RURAL !L_PAVEMENT~ ~ WIDTH /J 28-60 URBAN I OP'T, P'KI. I I l. I,; r 1 1 2 6 - 100 RURAL a URBAN RIGHT OF WAY 7 81 _J �FIGURE T-VIII CROSS-SECTION OF LOCAL 1 STREET 1 20 -28 RURAL ~PAVEMENT -J WI 0TH ----;,i 1 1 26 -34 URBAN OPT. l'KG. I I OPT. PKe. js.w.l C. 1 66 RURAL ~11----- a URBAN RIGHT OF WAY - - - ~ 82 �7 I I I I : I '' I I ''II I I I I I I I I I II I '' \ ' ' \ ' ' '- ' I I "' ' ' '' '' ' '' ' ' ' ' '' ' ' I'' \ '\ \ ' I \ I \ I I c:x, mo 'Tl)> lz :x, :x, -o C) J> 0 :0 --< :cc :i: -f QC 'Tim 'Tl :eJ>~ -<m z -f z Figure T-IX Page 83 0C -m:xJ -·"T1 (C ... C CD z- -t _ :::c m-1 >< OG) (/)0 'Tl ~ )> -< 0 m r -t )> -t 0 ~ z (J) -.,, ::i:: /\ ~ I �XI Mass Transit Service in Delta Township Transit service in the Lansing area evolved in a manner similar to that of other systems across the country. An electric inter-urban railroad and local streetcar system served Lansing and surrounding areas until 1932 when they were replaced by a more flexible and inexpensive motor bus system. Up to 1964 transit service in the area was provided by private companies. In 1964 the City of Lansing increased its involvement in the operation of the Metropolitan bus system with the City assuming complete management and operation of the system in 1970. In January of 1972, the Capital Area Transportation Authority (CATA) was formed under Act 55 of the Public Acts of Michigan, 1963, through a petition by the City of Lansing. However, Delta Township never off i cially joined CATA. During the decade of the 1970's the CATA system continually experienced increases in ridership. Table T-5 illustrates CATA ridership figures for the past nine years. TABLE T-5 CATA RIDERSHIP Year Ridership 1980 1979 1978 1977 1976 1975 1974 1973 1972 4,635,248 (estimated) 3,850,000 (estimated) 3,674,424 3,140,549 2,330,653 1,835,948 1,267,578 864,214 732,609 In the late 1970's Delta Township annually provided CATA with financial subsidies for transit service provided within the Township. In 1981 this method of funding transit service was altered when a service contract between CATA and Delta Township was cooperatively drafted and executed. The contract, drafted for a one-year period, specifies the amount of service to be provided and the corresponding payments. Route Number Six of the CATA system presently traverses the Township along Waverly Road and West Saginaw Highway. This route has one hour intervals between buses (headways). A total of fifteen bus trips a day are made into the Township beginning at 6:40 a.m. and ending at 9:15 p.m. Transit service is not provided to the Township on Saturdays or Sundays. In 1981 voters residing within governmental units which are members of CATA, being the cities of Lansing and East Lansing and Meridian, Delhi and Lansing Townships, approved a millage issue which provided operating funds for CATA for a two-year period. Since Delta Township is not a member of CATA, its residents are not affected by the transit millage. 84 �In 1981 Delta Township joined the Eaton County Transportation Authority (Eatran). Headquartered in Charlotte, this agency provides transit service on a demand-response basis utilizing small, sixteen passenger buses. Eatran is funded 100 percent by the federal government until September 30, 1982, funded 75 percent by the federal government from October 1, 1982, to September 20, 1983, and funded 50 percent by the federal government after October 1, 1983. Eatran service is limited to Eaton County. At the present time, a significant amount of Eatran's service miles are recorded within Delta Township. The following factors could provide a major stimulus to increasing mass transit ridership in the Township: 1. 2. 3. 4. XII Expansion of mass transit service. Continued increases in the number of multiple-family households. Increased motor vehicle parking costs at Lansing Metropolitan locations, particularly the central business district. Increased costs of motor vehicle ownership and operation. Railroad Facilities Serving Delta Township The Chesapeake and Ohio and the Grand Trunk Western are the two railroad lines with tracks running through Delta Township. The Chesapeake and Ohio track cuts across the extreme northwest corner of the Township, but does not provide direct service to the Township. Two Grand Trunk Western tracks cut across the southeast corner of the Township parallel to U.S. 27. The tracks are part of a main line route serving Chicago, Port Huron, Toronto and intermediate cities. The Lansing yard located at Snow Road and Pierson Highway is Grand Truck Western's headquarters and main marshalling yard in the Lansing Metropolitan Area. Grand Trunk Western facilities and services in Delta Township represent one of the most important transportation assets in the Lansing Metropolitan Area. The Lansing yard consists of 13 switching tracks with automated controls and is a central assembly and dispatch point for railroad cars destined for all parts of the country. Grand Trunk Western serves the following Delta Township industrial type facilities. Oldsmobile Diesel Engine Plant Lansing Board of Water & Light's Erickson Station Meijers Distribution Center Millett Elevator Company Ralston Purina Company Grand Trunk Western has indicated a willingness to provide additional spur service to new industries desiring to locate in the Township's industrial tract. The Grand Trunk Western Railroad tracks carry approximately 15 trains per day in each direction, making Grand Trmnk Western the major rail line in the Lansing area. Grand Trunk Western has eliminated the passenger service it once provided to the Township. 85 J �Since August of 1975 the Grand Trunk Western has operated an automotive compourid,kn.uwn as Autoport, which is located on Snow Road adjacent to the railroad's main line. This facility was designed as an intermodal distribution center for both American and foreign-made automobiles. Vehicles are transported by rail from either the assembly plant or the U.S. port of entry to Autoport and then trucked to dealerships in Michigan cities and surrounding out-state areas. In the first four years of operation, over 100,000 vehicles were transported through this facility. From a railroad track layout perspective alone, most of Delta Township's industrial tract could be served by the Grand Trunk. The Grand Trunk Railroad plans to extend a railroad spur from the existing Meijer lead, which traverses the middle of Section 26 in a north-south direction, eastwardly three quarters of a mile to the Autoport facility which is located in Section 25. The potential also exists to serve the eastern halves of Sections 27 and 34 off of the Oldsmobile lead. Future railroad service to Delta Township is difficult to project. Recent national railroad trends have evidenced the elimination of some passenger and freight service to various parts of the country. The most important local trends affecting freight service to Delta Township will be the pace of development in the Township's industrial triangle and in other industrial areas servedoy-the Grand Trunk Western line. Past increases in freight traffic suggest that the future will witness moderate growth. XIII ,-..._ Air Service to Delta Township Capital City Airport is located near the northeast corner of Delta Township, north of Grand River Avenue in Clinton County. The airport provides commercial passenger, freight and general aviation service to the Lansing Metropolitan area. The 1600 acre airport is served at present by three major airlines; United, Republic and Piedmont. There are also two commuter airlines serving the Lansing Metropolitan area; Simmons and Freedom. These four airlines currently have 30 regularly scheduled flights per day to such major cities as New York, Chicago, Detroit, Denver, Atlanta, Milwaukee, Cleveland and Washington, DC. In 1978 United and Republic airline flights into and out of Capital City Airport carried 448,260 passengers, an increase of 58 percent since 1972. A total of 163,032 flights occurred at Capital City Airport in 1978. General aviation activity accounted for 88% of this total or 147,205 flights. Capital City Airport general aviation activity includes business, charter, survey and patrol flights, crop dusting, instructional and pleasure flying. Besides the main terminal facility, there are office, industrial, commercial, hangar, maintenance, crash/fire/rescue and classroom buildings located at Capital City Airport. The airport serves as the air transportation hub for Michigan State government, Michigan State University and many private businesses in the Lansing area as well as Delta Township 86 �Future Expansion The rapidly increased level of aviation activity at Capital City Airport has necessitated that airport facilities be expanded. Proposed plans are for expansion to occur in two phases: Phase I, 1975-1986, and Phase II, 1986-1995. The Phase I program includes the following: - Acquisition of approximately 1,511 acres to meet the requirements for the proposed expansion. Total airport size will be 2,711 acres after acquisition is completed. - Extension and strengthening of existing runways. - Construction of a general aviation runway. - Associated taxiway development. - Expansion of the terminal complex and general aviation facilities to meet 1985 requirements. Phase II construction would begin as the airport's facilities again approach saturation. The Phase II development program includes the following: - Construction of a new air carrier runway with a full parallel taxiway and exit taxiway. - Upgrade a general aviation runway to an air carrier crosswind runway. - Construct a new terminal complex and support facilities. - Construct additional hangar space and supporting apron and taxiways. - Construct additional general aviation parking spaces. - Construct additional local and itinerant tie down aprons. The proposed expansion of Capital City Airport is not expected to have any negative impacts on Delta Township. Because of proposed runway locations aircraft will be flying over less densely populated areas thereby exposing fewer people to aircraft noise. Residents in the northeast corner of Delta Township will experience a decreasing amount of aircraft noise exposure as airport expansion plans are implemented. The proposed airport expansion is not expected to result in an increase in total airport related emissions above those existing in 1976. Thus, in the quality of air in the vicinity of the airport is not expected to be lowered as a result of increased air traffic in the future. It should be noted that a portion of the northeast section of Delta Township is within an airport approach clearance zone of the airport. Within this zone the height of buildings is restricted. This restriction is not expected to have any adverse impact on Delta Township. 87 / �XIV Non Motorized Transportation The use of bicycles as an altemative means of transportation has risen dramatically in the 1970's due to the ever-increasing cost of gasoline and the threat of reduced supplies. Bicycles represent a practical energy conservation measure while providing door-to-door convenience and efficiency as a practical mode of transportation, particularly in urban areas. As part of a large urban area, Delta Township should provide for the growing needs of bicycle users in the Township. The Planning and development of a bicycle path system in Delta Township should be regionally coordinated in order to create an efficient bicycle route system throughout the Tri-County area. Engineering standards for constructing bicycle paths as developed by federal and State Departments of Transportation Officials should be utilized to avoid conflicts in connecting bicycle paths with adjoining municipalities. There are baiscally three types of bicyclists. The first group is children who use the bicycle extensively on low traffic residential streets. The second group is the average adult rider who usually rides close to home on local streets and generally is uncomfortable traveling long distances on heavily traveled streets. The third group is the experienced bicyclist who travels high volume arterials, generally keeps up with traffic in urbanized areas at a pace of 10-15 miles per hour and frequently travels relatively long distances of 10-20 miles. Each of the aforementioned groups has unique bicycling characteristics and therefore requires clifferent types of bicycle facilities to satisfy its needs. Children who commute to schools, parks and playgrounds can often be served by low volume local streets. Average adult cyclists generally feel comfortable on low volume streets and frequently prefer off-road recreational paths. The commuter bicyclist is oriented towards utilitarian bicycle trips and generally prefers on-road routes which offer the shortest distance between travel points. Due to the fact that the majority of bicyclists now utilize the roadway, with the exception being children who generally use sidewalks, greater emphasis should be placed on reducing motorist-bicyclist conflicts. Many Delta Township streets cannot adequately accommodate bicyclists due to poor vertical and horizontal alignments, narrow traffic lanes, and inadequate shoulders. This situation is especially critical in the vicinity of schools. In planning for non-motorized transportation in the Township, consideration should be given to developing bicycle lanes in conjunction with new road construction, improvements to existing roads, and the installation of bicycle/equestrian paths along utility easements. Many bike paths could be developed via these methods without significant additional funding. Bicycle lanes could also be constructed along the Carrier Creek and Grand River green belts as designated on the Future Land Use Map. One source of funding for bicycle path construction could be the Eaton County Road Commission which was authorized in 1979 to appropriate one percent of its funds for non-motorized transportation projects by an amendment to the Michigan Motor Vehicle Fund (Act 51 of the Public Acts of 1951). 88 �7 During 1979-1980 a Bicycle Transportation Plan was prepared by the Tri-County Regional Planning Commission. This Plan contains regional bicycling goals and objectives, a description of existing bicycle fa cilities, a review of local bicycle ordinances, and an analysis of education programs and engineering studies. The report also contains an appraisal of major Delta Township streets which were examined by experienced members of the Tri-County Bicycle Association regarding the street's suitability for safe bicycling. A sidewalk network to serve pedestrians should also be considered as part of a non-motorized transportation plan for the Township. The existing sidewalk system does not meet the needs of Township residents. Sidewalks do not exist to serve students commuting to schools forcing them to use roadways and creating a dangerous situation particularly for young children. Pedestrian-auto conflicts also occur in commercial areas due to the lack of sidewalks. In planning a sidewalk network, emphasis should be on the creation of a safe means of access for pedstrians to activity centers within the Township such as schools, parks and commercial areas. Priorities for sidewalk construction should be based on pedestrian volume to these activity centers. Funding for sidewalk construction is available through such state authorized means as the creation of special assessment districts or the levying of a special millage. 89 ��WATER SERVICE The previously documented growth which Delta has experienced has resulted in increased demands for municipal services including the provision of a public water supply. Because the Township has only provided this service for the past two decades the water supply system has experienced the advantages of the improved technology of the past twenty years. In order to maintain the high quality of the municipal services presently provided, the Township must continually evaluate the water supply and distribution system in terms of its ability to meet present and future water supply demands. This chapter describes the existing water system, provides projected water consumption figures and depicts future water service areas. I Historical Information The existing water supply system was initiated during 1957 with water being purchased from Lansing Township. Water mains were installed in three subdivisions; Knolls, Clairborne Heights and Huntington Acres. The Lansing Board of Water and Light operated the system until the late 1950 1 s when Delta Township purchased these water lines from the Board of Water and Light. In 1963 the Township began to establish its own water supply system. During this time the 500,000 gallon elevated storage tank on Snow Road was constructed, 100,000 feet of water mains were installed and water wells #1 and #2 were installed. These facilities served the area generally located between Waverly and Elmwood Roads. Major expansions of the system were initiated in October of 1965 and were completed in the spring of 1966. Well #3 was added to the system during this time and minor subdivision extensions, paid for by individual developers,were installed. Well #4 was constructed in 1968. In September of 1969 the State of Michigan entered into an agreement with the Township for water service to the State Secondary Complex located in Windsor Township adjacent to Delta's southern boundary. Additional water supply wells have been constructed in order to meet increasing water consumption demands. Well #5 was put into service during the summer of 1970, Well 116 in 1973, Well 117 in 1975 and Well :/18 in 1977. Since 1969, major new additions to the water service area have taken place. In 1975, Water District 115 provided service west of Creyts Road along Willow Highway and along Canal Road between Willow and Saginaw Highway. In 1978-1979 District #4 was established which provided service along Creyts Road between 1-496 and Millett Highway. Improvements in this area also included the construction of a 1.25 million gallon ground storage structure near the Creyts Road/Millett Highway intersection. In 1982 Water District #6 was established which provided service along Creyts Road between Millett Highway and U.S. 27. II Description of Existing Water Service System Existing Distribution System The Township's water system service area lies within an area best described as bounded by Waverly Road on the east, the Grand River on the north, Interstate 96 on the west and on the south by the southern Township boundary. The major exception is service to the State of Michigan Secondary Complex within Windsor Township. The existing water system service area is illustrated on Figure W-1. 90 -- - - -- ----- �,- (c c~ Ctr V' DELTA TOWNSHIP Figure W·I EXISTING WATER SERVICE AREA (1982) ISi TRANSMISSION MAIN [Q] WATER STORAGE [Q] WATER WELL ...-l °' (1) bO t1l p.., H ::i (1) H ;:l bO ·r-1 ~ CITY OF LANSING NORTH �A majority of water mains in the distribution system have been constructed within the past ten years and were largely installed as ductile iron pipe. With only minor exception, all mains are at least six inches in diameter. The system, being comparatively new and largely constructed with ductile iron pipes, is in good physical condition and has a long-term life expectancy. The present system of feeder or transmission mains looped along section lines consists largely of eight, ten and twelve inch mains. While these larger mains have adequate water flow properties, they have been installed at one mile intervals which is wider than the one half mile spacing recommended by the American Water Works Association. The transmission mains along portions of Creyts and Elmwood Roads are presently undersized. The installation of a 16" water main in the vicinity of Creyts Road and the construction of a 1.25 million gallon water storage facility helped remedy the water pressure inadequacy by reinforcing the transmission grid. As of 1981, the water distribution system consisted of approximately 87 miles of water mains. The water distribution system provides two primary services; (1) domestic consumption water and (2) fire protection. Discussion in later passages deals with consumption requirements, present and future. Provision of adequate fire protection is dependent upon adequately sized water transmission mains and adequate initial pressure at the well supply. Fire flow requirements are based t:pon building size, spacing between buildings, type of construction and the provision of sprinkler systems. Minimum standards have been established as to the required gallons per minute (GPM) needed to fight a fire and put it out. Many buildings in Delta require 3000 GPM with a limited number as high as 6000 GPM. As the water distribution system is expanded in response to future development, Delta Township should strive to coordinate future water main construction with the goal of strengthening the present transmission network. This approach will be particularly effective in portions of the Township which are onlypartially developed. That is, transmission mains can be constructed in terms of anticipated demands of these growing neighborhoods. The last section of this chapter provides approximate locations of proposed future transmission mains together with service area boundaries. Water Supply The water system has eight wells supplying water into the distribution system. These wells tap sandstone aquifers at depths ranging from 363 to 450 feet. The estimated combined maximum capacity of the eight wells is over 4000 GPM or 5.77 million gallons per day. This production cannot be maintained at maximum levels due to water draw down effects in the aquifers and the need to maintain the wells. Total well production can generally be maintained at 3,400 GPM or 4.9 million gallons per day. Table W-1 provides data regarding the existing production wells. 92 �TABLE W-1 EXISTING WATER WELLS, DELTA TOWNSHIP Year Insta lled Depth Diameter Water Production Rating in GPM( 1) 1 1963 426' 12" 300 2 1963 450' 12" 300 3 1966 390' 12" 300 4 1968 370' 16" 600 5 1970 423' 15" 600 6 1972 363' 15" 800 7 1976 267' 16" 268 8 1976 298' 16" 840 Well No. (1},.tJell production is indicative of the amount of water each well pumps from the ground in gallons per minute (GPM). The eight water supply wells in the Township's water system tap the Parma Sandstone formation lying some 350-450 feet below land surface. Rock aquifers such as the Parma formation provide lower water yields than glacial drift aquifers, but are less susceptible to the effects of contamination from surface sources. These rock wells are deeper than wells in glacial drift and have overlying strata which slows the recharge from surface waters. Rock aquifers are often highly mineralized, containing high concentrations of iron, maganese and hardness. Wells 1-3 are connected by water mains along Michigan Avenue. Water from Wells 2 and 3 is combined with Water Well 1 at which point chlorine is added as a disinfecting agent. Sodium hexameta-phosphate is added at each well prior to chlorination to stabilize the iron found in the water. All other wells are connected directly to the water system with chlorination and iron stabilization provided a t each. Water Storage The function of water storage in a public water supply system is threefold; it provides (1) a temporary source of water during electrical power mechanical failure, (2) supplemental water supply during periods of peak water demand and (3) fire protection capacity. The water system contains two types of water storage, an elevated tower and a ground tank. Elevated storage is most commonly used because of its reliability in case of electrical or mechanical failure. Larger water systems include ground storage equipped with variable speed pumps because of lower capital investment 93 �requirements per gallon of storage, the provisions of easy access for repair, and the fact that ground storage facilities have more aesthetic appeal than elevated storage tanks. The Delta Township system has a 500,000 gallon elevated tank on the east side of Snow Road just north of St. Joe Highway. This tank has a static water pressure at its base of 59 pounds per square inch (PSI). A ground storage tank, equipped with variable speed pumps, is located on the west side of Creyts Road some 600 feet north of Millett Highway. The tank contains 1.25 million gallons of storage capacity and delivers water into the 16 inch South Creyts transmission main. The ground storage facility helps maintain 50-55 PSI in the south end of the water system serving lands south of 1-496. Water Consumption Table W-2 illustrates that water consumption in Delta Township has steadily increased during the decade of the 1970's. A consistent pattern has emerged, that being that approximately 50 percent of the total water consumed is attributed to single family residences, 25 percent is consumed by commercial/ office establishments, 20 percent is consumed by multi-family residential developments and five percent is consumed by industry. It is expected that the amount of water consumed by industrial establishments will significantly increase as additional manufacturing operations locate in the Township industrial tract. TABLE W-2 DELTA TOWNSHIP WATER CONSUMPTION 1975-1980 Year Annual Water Consumption 1975 502,177,280 gallons 1976 564,380,960 gallons 1977 589,543,680 gallons 1978 638,522,720 gallons 1979 652,324,480 gallons 1980 64 7, 782 , 960 gallons Fire Flows As suggested previously, one major problem with the water distribution system is the undersized water transmission mains spaced on one-mile intervals. Historically, fire underwriters have identified municipal fire flow requirements using empirical formulas based upon resident population in the service area. With increasing sophistication of water supply systems and fire fighting apparatus, new criteria have been adopted which recognize the types of 94 �structure and density of development. In 1977, the Township Engineering Department calculated fire flows for existing major buildings, a partial listing of which is included in Table W-3. TABLE W-3 RECO"MMENDED FIRE FLOWS Establishment Recommended Fire Flow Duration of Fire Flow Village Green Apartments 6,000 GPM 6 hours Lansing Mall 4,500 GPM 4 hours Park W€3t Apartments 4,000 GPH 4 hours West Saginaw Plaza 2,750 GPM 2 hours Michigan National Bank Center 3,500 GPM 3 hours Sea Hawk Restaurant 1,500 GPM 2 hours Waverly High School 4,500 GPM 4 hours Meijer (retail store) 3,000 GPM 3 hours Hilton Inn 4,500 GPM 4 hours The addition of the 1.25 million gallon ground storage facility and the installation of 12 and 16 inch transmission mains along Creyts Road improved the water system's fire flow capability and duration of flow. It should be noted that having fire flow capability in well production and storage does not mean that recommended fire flow can be delivered to the site of a fire. The distribution mains must be properly sized, spaced, and looped to provide such fire flows at all locations in the water service area. For purposes of providing adequate fire protection, close monitoring of daily water consumption demand versus supply capacity is needed. The existing water system is capable of providing adequate fire flow to all but a few customers. Furthermore, as service is extended to new areas, need for transmission mains and added storage must be continuously reviewed. III Future Service Area Figure W-II provides an indication of the future water system service area in increments of five years. This figure should not be construed as identifying precise lands to be served during each time period. It is intended to convey the general extent and location of service area extensions based upon projeclcd service demands. Figure W-II should be viewed in conjunction with Figure SS-II presented in the Sanitary Sewer Service chapter as to the provision of both public water and public sanitary sewer services to given 95 �areas of Delta Township . There are extensive portions of the Tovmship to which Township public water services are not contemplated during the planning period. These areas are generally described as follows: (1) All lands lying north of the Grand River between Waverly Road and the west Township boundary. (2) The portion of the Township bounded by Interstate 96, Mt. Hope Highway, the west Township boundary and the south Township boundary. The water service limits represented in Figure W-II have been derived so as to provide water service only to those areas where it is costeffective to do so. Moreover, the general strategy of providing service is to encourage fill-in of vacant land near or within existing service area limits and to service existing residential development areas west of Interstate 96. It can be reasonably assumed that when the network of wells and transmission mains west of Interstate 96 is constructed, sufficient water supply capacity will exist to serve development on presently vacant lands consistent with current land use policies. 96 �I ~ ~ {([' ./••"' DELTA TOWNSHIP Figure W·II EXISTING & PROPOSED WATER SERVICE AREA (1982) • EXISTING SERVICE ~ 1982-1985 GE] 1986-1990 fl1 llI!II 1991-1995 r--- °' (l) b[) co p.., POST 1995 IS] TRANSMISSION MAIN IQ] WATER WELL H H I ::;:: (l) µ IQ] WATER STORAGE ,,,," .,,,.,,,,. ,,,.,,..,,. ,,.,,,.,,.. ,,. - ,,,,,, "" ,,,..,,..,,. ,,.,,, ,,,,,,,, -------✓/ ✓,-1·-- --/' / ,/ // I / ,,/ CITY OF LANSING NORTH Etl:lttt .·.·.·.-.-.·.·.·-·.·.·.·.·.·.·. ;:l bO •n r,:.. ��SANITARY SEWER SERVICE The tempo and location of land development within the Township is significantly affected by the availability of sanitary collection sewers. Given the characteristics of soils within the Township, on-site disposal systems, even for single-family detached homes, are not typically suitable. Thus, availability of sanitary collection sewers often determines the existing and future service areas with respect to Delta Township's sanitary sewer collection system. Land areas to which no future service is contemplated are also delineated. Largely because of past growth and development within the Township, the treatment of wastewater effluent has become an important service provided by Delta Township. Certain operating problems, to[ether with increasing quantities of wastewater resulting from the addition of customers to the sewer system, make prominent the need to anticipate appropriate capacity to treat wastewater entering the wastewater treatment plant. Future improvements to the capacity of the wastewater , treatment plant will be based upon anticipated growth. Improvements will anticipate subsequent flow increases and thereby be cost-effective. Delta Township contains slightly over 35 square miles of land area, less than 40 percent of which is served by sanitary sewers. So as to control growth within the bounds of the Land Use Plan, allow for orderly expansion of all municipal services, and to preclude over-zealous extension of sanitary sewers to areas not now served, a series of five-year, short-term phasing projections are set forth in the latter portion of this chapter. I Historical Information Establishment of Sewer Collection and Treatment Service The Delta Township Wastewater Treatment Plant is located on the north side of Willow Highway, one-half mile east of Canal Road. The original treatment plant was constructed in 19(5 and designed to treat one million gallons of wastewater per day. At the time of construction, sanitary collection sewers were also constructed to serve developed portions of the Township. The original collection and treatment system was financed by general obligation bonds and special assessments. The original collection sewer system is known as Sanitary Sewer District #2 of 1965. An addition to the collection system was constructed two years later and is known as Sanitary Sewer District #2 of 1967. Figure SS-I illustrates the Delta Township Sanitary Sewer Service System as it existed in 1982. Wastewater Treatment Plant Improvements Since the original wastewater treatment plant was built in 1965, the plant has been improved both as to capacity and quality of wastewater treatment. In 1972, Delta Township contracted with the Eaton County Board of Public Works for expansion of the treatment plant to provide added capacity and 98 �' I ( C \_ / '·····~"'''''' ~....../ DELTA TOWNSHIP Figure SS · 1 EXISTING SANITARY SEWER SERVICE AREA (1982) 0 t'SJ EXISTING SERVICE TRUNK SEWE R [] WASTE WATER TREATMENT PLANT ~ Q) b!) (\j p., H I C/'l C/'l Q) i... ::l b!) ·r-1 I .,, .,,.,, i:,., ,,,,,...,,,,:1,, .,,.,,,,,:,,,.,,,,... I , .,, , .,, ,, //,,_] _____ ,.~,.,, ,, ' I ' - .,, / / / / CIT Y OF LAN SI NG NORTH D �secondary treatment of wastewater. Under the contract, Delta Township continues to operate, maintain and manage the treatment plant. Impact of the Federal Clean Water Act Present federal law, as set forth in the Federal Clean Water Act (Public Law 92-500), seeks to achieve a hi gh level of water quality in all of the Nation's streams, lakes and coastal waters. The importance of careful planning in striving for improved water quality has become increasingly evident. Amendments to the Federal Water Pollution Control Act of 1972 affirm the importance of water quality planning and "mandate" local governmental participation in cleaning up the nation's surface waters. One such mandate is the requirement that a "201 Facility Plan" be prepared by the local governmental jurisdiction and submitted to the Environmental Protection Agency for its approval. The "Facility Plan, 111 based on the requirements of Section 201 of Public Law 92-500, proposed to develop an area-wide approach to improving municipal wastewater collection and treatment facilities and treatment methods. The basic intent of the facility plan is to demonstrate the need for any proposed facilities, to serve as a systematic evaluation of feasible alternatives, and to demonstrate that proposed measures represent the most costeffective means of meeting established water quality standards for wastewater discharge at the treatment plant. The Facility Plan represents established plannirL"!; goals and future waste-water collection treatment services. If fully implemented, the Facility Plan would ultimately move Delta Township into an area-wide sanitary sewer service system. Delta Township operates the largest treatment and collection system in the facility plan service area and was the lead local government in the preparation process of the Facility Plan. The projected sanitary sewer networks, presented herein, do not envision accomplishment of all the 201 Facility Plan features within the time frame of this Comprehensive Plan. The Comprehensive Plan is not area-wide in that it does not include recommendations for areas outside the Township. Also, the Township areas which are to be provided sewers within the specified time frame do not necessarily include those specified in the 201 Plan, nor do they adopt the same scheduling. However, using Township projections for population growth and development, the Comprehensive Plan recommends achievement of the standards for water quality required by Public Law 92500 within the necessary time period. It is assumed that the proposed future sanitary sewer service areas will be revised in the future in order to reflect participation by non-Delta Township areas, adjustments to population projections, as well as ·the consideration of land use trends not presently foreseen. R •·. I lThe Facility Plan was completed during December of 1975 and sets forth a regional service area. The report is entitled Delta, Windsor, Onieda, and Eagle Townships, Village of Dimondale and City of Grand Ledge Facility Plan for Regional Wastewater Treatment, Fishbeck, Thompson, Carr and Huber, Consulting Engineers. I 100 I I f-- �II Description of Existing Sanitary Sewer Collection and Treatment Facilities (; Sanitary Sewer Collection System As stated earlier, the first sanitary collection sewers were constructed in Delta Township during the 1965-1967 period and were designed to serve large areas within the northeastern portion of the Township. In 1972, Delta Township established Sanitary Sewer District #3 serving the Gettysburg Estates, Gettysburg Fanns and Gettysburg Farms West Subdivisions. This project included collection sewers within these subdivisions as well as an extension of the 36 inch Carrier Creek Interceptor. The Carrier Creek Interceptor carries wastewater from collection sewers throughout the central portion of the Township to the wastewater treatment plant. Additionally, the Carrier Creek Interceptor serves Delta's Industrial Tract and the State Secondary Complex in Windsor Township. In 1972, Sewer District #4 was initiated to provide collection sewers along the Grand River in the area south of Delta Mills. In 1975, Sewer District #5 was established to provide sewer service to three singlefamily residences on the north side of Willow Highway near Rockdale Avenue. Sewer District #7, which resulted in approximately threequcrters of a mile of sewer pipe serving customers along Creyts Road in the vicinity of Millett Highway, was constructed in 1975 and 1977. In 1982 Sewer District #8 was established which provided service along Creyts Road from Millett Highway to the south side of U.S. 27. The aforementioned sewer extensions were financed through the creation of sewer assessment districts. A number of other extensions, including those to the Verndale Complex and Delta Industrial Park, have been financed by the individual developments which benefited from the sewer extension. In 1975, the Township's Sanitary Sewer Fund financed a one-half mile extension of a 27 inch sewer interceptor from the Carrier Creek Interceptor easterly to Creyts Road within Section 27. The existing collection sewer system consists of pipes varying in size from four inches to 36 inches in diameter comprising a total of approximately 95 miles of sewer lines and five sewage pump stations. Wastewater Treatment Plant The present wastewater treatment plant (WWTP) is designed for an average daily wastewater flow of four million gallons with a maximum hydraulic capacity of eight million gallons per day. The plant presently treats an average daily flow of 2.5 million gallons of wastewater, serving 3900 customers. Problems and Issues with Respect to the Existing Collection and Treatment Facilities There are existing operational problens associated with the wastewater collection and treatment system operated by Delta Township. Furthermore, the past growth rate, Public Law 92-500 and the 201 Facilities Plan have had the effect of placing the Township in a posture of having to act 101 ~ ~ \ �promptly toward rehabilitating and improving these collection and treatment facilities. The following narrative puts issues in perspective and suggests an approach to resolution of each issue. The following is intended to provide a basis and framework for the proposed extensions to the sanitary sewer system which are discussed at the conclusion of this chapter. Infiltration The collection sewers in the Delta Township sewer system are relatively new, the oldest lines were constructed in 1965. There are, however, significant quantities of groundwater infiltration and inflow to sanitary sewer lines in the present system. It is estimated that approximately 40 percent of the wastewater received at the treatment plant is groundwater and/or stormwater. There are locations in the collection sewer system where sewer pipe is situated within the high ground water table. Also, a large number of dwellings and businesses have roof and footing drains connected to sanitary sewer lines. Some situations exist where sanitary sewer service leads have been built through an existing storm sewer. These leads may be broken or cracked causing a direct flow of storm water into the collection sewer system. This excess flow of water into the collection system overloads the wastewater treatment plant. Flow meters at the plant have recorded up to nine million gallons per day of influent to the treatment plant, far in excess of plant capacity. The excess of flow occurs primarily during periods of heavy rainfall, usually in the months of March and April. A detailed study of the present infiltration was conducted during 19751977.2 This study used daily flow records from the WWTP which were analyzed. The amount of infiltration and inflow was estimated based on methods developed by the U.S. Environmental Protection Agency. It was estimated that annually 300 million gallons of excess flow enters the treatment plant. An economic study was conducted to determine a costeffective approach to dealing with the excess flow. The study revealed that itwouldnot be cost-effective to initiate a program of disconnecting footing drains, but it did indicate that it would be costeffective to remove excess wastewater flows by rehabilitating existing sewers. A decision to proceed with rehabilitation on a limited basis would eliminate approximately 15 percent of the excess flow (45 million gallons annually). The remaining 258 million gallons of excess flow would continue to be treated at the wastewater treatment plant. Quality of Treated Effluent Water quality standards promulgated as a result of Public Law 92-500 impose stringent quality requirements as to discharged effluent from the Delta Township WWTP. All present and future discharges from the WWTP must meet these standards. Delta Township is operating its treatment plant under final effluent standards. All municipal treatment plants throughout the nation operate as pro- 2Reported in the Facilities Plan, conducted by Delta Township personnel in cooperation with Fishbeck, Thompson, Carr and Huber, Consulting Engineers. 102 .. \ ~ �vided in the National Pollution Discharge Elimination System (NPDES). The U.S. Environmental Protection Agency issues NPDES permits to each operating treatment plant and establishes specific water quality standards as to effluent discharges. Table SS-1 presents sewage effluent standards established for the Delta Township WWTP by the Michigan Water Resources Commission, acting agent for the Environmental Protection Agency (EPA). The WWTP is presently in need of improvements in order to address the following items: - Proposed EPA sewage effluent standards require that ammonia nitrogen be removed. - The flows of wastewater to the WWTP vary significantly during a typical day which hinders the plant from operating as efficiently as possible. - During hot, humid, windless, days the open treatment facilities at the plant presently emit a significant odor. - Excess seasonal flows of influent, attributable to infiltration, cannot be properly treated due to the limited capacity of the WWTP. The following improvements are needed at the wastewater treatment plant: 1) ammonia nitrogen removal, 2) equalization of wastewater influent, 3) odor control, 4) increased capacity, 5) auxillary power, and 6) backup sludge disposal. Delta Township is presently securing the necessary grants which, if obtained, will assist in financing a significant portion of the needed WWTP improvements. It is assumed that the construction of the proposed improvements will result in the WWTP being in full compliance with future sewage effluent standards. III Future Service Areas for the Wastewater Collection and Treatment System Projected Growth of Service The increase in demand for sanitary sewer service is directly linked with the increase in resident population. However, the extension of sanitary sewers is dependent on physical and financial constraints. This section provides projections of sanitary sewer service demand, proposed sewer service areas, and the periods of time in which the service is likely to be provided. Integration with other elements of the Comprehensive Plan is provided by utilizing population projections, land consumption rates and land use as set forth in chapters one and two. Table SS-2 presents actual rates of new customer connections for the 1973-1980 period. These rates, together with anticipated expansion of service described in a later section, form the basis for projecting sanitary sewer customers as illustrated in Table SS-3. Once the projections of future sanitary sewer customers was completed, it · was necessary to further refine the projections in terms of customer equival- 103 1/ �ents and expected wastewater flow at the treatment plant, provides the results of this evaluation. Table SS-4 TABLE SS-1 WATER RESOURCES CO:MMISSION'S EFFLUENT QUALITY STANDARDS FOR THE DELTA TOWNSHIP WWTP Effluent Parameters Biochemical Oxygen Demand (BOD 5 )( 2 ) Suspended Solids Ammonia Nitrogen Phosphorus Dissolved Oxygen Fecal Coliform Bacteria Existing Treatment Current Standards Cl) 12 mg/L 16.5 mg/L 10 mg/LO) 8 mg/L 15.0 mg/L 10 mg/L Measurement not Required 92 % Proposed Final Standards 2 mg/L Provide 80 % or greater removal of total phosphorus contained in untreated wastewater 5 mg/L 200/100 ml 200/ 100 ml 200/100 ml PH 6.5-9.0 6.5-9.0 6.5-9.0 Flow Measurement Daily Daily Daily (1) Current standards will remain in effect at the WWTP until the proposed improvements are completed at which time the proposed final standards will take effect. (2) Biochemical oxygen demand (BOD5) means BOD measurement average for five days. (3) Daily discharge limitations, all other values are thirty-day average discharge limitations. 104 -... �~ TABLE SS-2 I SANITARY SEWER CUSTOMERS* 1973-1980 1973 1974 1975 1976 1977 1978 1979 1980 2680 2930 3220 3260 3500 3530 3860 3950 MultipleFamily Residential 100 100 100 120 130 140 190 210 OfficeCommercial 220 230 230 270 300 330 360 430 Industrial 1 1 1 6 5 5 5 11 Customer Class Single-Family Residential ~~The number of customers may actually decrease from year to year due to building vacancies. TABLE SS-3 PROJECTED SANITARY SEWER CONNECTIONS AND LAND ACREAGE CONSUMPTION 1985-2000 Class 1985 1990 1995 2000 6000 464 Ac. 6830 464 Ac. 7650 464 Ac. 8480 464 Ac. tfultiple-family Residentia1Cl) Land Consumption 170 80 Ac. 190 101 Ac. 220 101 Ac. 240 101 Ac. Office/Cornmercia1(l) Land Consumption 370 37 Ac. 410 38 Ac. 450 38 Ac. 500 38 Ac. Industria1(l) Land Consumption 13 139 Ac. 18 139 Ac. 23 139 Ac. 28 139 Ac. Single-family Residential Land Consumption (1) For purpose of computation of future wastewater influent at the WWTP, all classes of customers are converted to customer equivalents, as set forth in Table SS-4. An equivalent customer (a hypothetical term) means the wastewater from a typical household in the year 1977. Based upon actual water consumption statistics, this translates to 225 gallons/day/household or 6805 gallons/ household/month. 105 �TABLE SS-4 WASTEWATER FLOW PROJECTIONS AT THE DELTA TOWNSHIP WWTP 1985-2000 1985 1990 1995 2000 Equivalent Customers (all classes) 9,980 11,450 12,920 14,390 Wastewater Flow Rate into WWTP( 1) 2.33 2.56 2.89 3.02 Expected Infiltration/Inflow(l) 1. 59 1. 70 1. 82 1.93 Total Flow< l) 3.82 4.26 4. 71 5.35 (1) All flow rates for wastewater entering the WWTP stated in million gallons per day (HGD). Description of Lands Included in Future Service Areas Figure SS-II depicts expansion of sanitary sewer service in Delta Township during four time periods. The strategy for service can be generally described as a filling in of service provided to lands east of I-96. Given the large quantities of vacant land situated near present sanitary sewer collection lines, it was deemed logical to promote utilization of these lands prior to extension of services to more remote areas. Extension of sewers west of I-96, absent documented health hazards, is not recommended. However, Figure SS-II suggests serving existing development areas west of I - 96 in the post 1995 era. Huch of the projected extension of service will occur in Sections 3, 4, 9, 10, 11, 14, 15, 22, 23 and within the Delta Industrial Tract. In addition, the fill-in of now vacant parcels in largely built-up areas is encouraged. As to service west of I-96, it is recommended that existing subdivisions and the nearby properties be provided service in the post-1990 period. The customer equivalent projections and land consumption rates were factored to represent provision of services to this area between 19901995. No new land consumption is computed where service is provided to an existing building or use of land. Description of Land Excluded From Future Sanitary Sewer Service Any discussion of futur-2 sanitary sewer service would be incomplete absent identification of areas not planned for sanitary sewer service within the time frame of this Plan. Areas not included in future service limits have been excluded for one or more of the following reasons: 1. A major physical barrier exists preventing the economical extension of sewer service, such as a river, wetlands or major highway. 106 ... . .. ~.--:: �2. Existing or planned use of land suggests no major transition to urban uses is desirable. This would include prime croplands, specialized farming, unusual natural environment, and lands restricted from private development such as parks and conservation areas. 3. Areas where other public facilities and services have not evolved to a point where they would be cost-effective to provide along with sanitary sewer service. 4. Established planning policies restricting the use of land to densities not requiring public sanitary sewer service. Areas which are not destined for future sanitary sewer service are described as follows: 1. All lands lying north of the Grand River and west of Interstate 96. 2. Land lying north of the Grand River and situated between Delta Mills and Saratoga Farms Subdivisions, but exclusive of Delta Mills and Saratoga. 3. The entire southwestern quadrant of Delta Township bounded by Mt. Hope Highway, I-96, the south Tm,mship line and the west Township line. 107 �~ /' ~ DELTA TOWNSHIP Figure SS·II EXISTING & PROPOSED SANITARY SEWER SERVICE AREA (19821 • EXISTING SERVICE ~ 1982 ·1985 tTj I-'· OQ i= ti (1) Cl'.l Cl'.l I H H '"ti Pl CJ LJ 1986 · 1990 1991 ·1995 ~ POST 1995 Ill TO BE SERVICED BY THE CITY OF LANSING OQ (1) ,_. 0 00 - NORTH �\ �STORM DRAINAGE The design, construction and maintenance of storm drainage facilities in Delta Township has become more important as development activities have increased. This chapter will define and describe common storm drainage design criteria, present an inventory of the existing storm drainage system, note jurisdictional responsibilities for storm drain facilities, provide an introduction to new methods of handling storm water runoff and conclude with a listing of recommended storm-drainage practices. I Storm Water Design Criteria For the purposes of this chapter, storm water runoff is defined as the water flowing over ground surfaces during and immediately following a rainfall. The runoff which passes a particular point is equal to the total rainfall in the area above that point less the amount of water which infiltrates the ground, the amount collected on the surface and the amount of water which evaporates into the atmosphere. A common method of calculating the rate of runoff is a formula expressed as Q = CIA, which is known as the Rational Formula. The term Q represents the quantity of runoff expressed in cubic feet per second (cfs). The term C represents the runoff coefficient which is a measure of the amount of land covered by a hard surface, i.e., pavement and roof areas. Runoff coefficients generally range from 0.15 for unimproved lawn areas to 0.95 for intensive uses such as shopping centers and heavy industries. The term I refers to rainfall intensity in inches per hour. The term A represents the area to be drained expressed in acres. II Inventory of Existing Storm Drainage Facilities The majority of land within Delta Township is located within a designated public storm drainage district. The drains vary from unimproved open swales in rural areas to large and complex drain systems in developed portions of the Township. Since it is beyond the scope of the Comprehensive Plan, this chapter does not include an evaluation of the existing drains as to their condition or capacity. Figure SD-I illustrates the existing public drainage system within Delta Township as of 1980. As of 1980, there were 135 drainage districts and sub-distri c t s within Delta Township. Those portions of the Township which are not within an established drainage district are generally undeveloped or have not experienced significant agricultural activities. All public drains and drainage districts are under the jurisdiction of the Eaton County Drain Commissioner. Some drainage districts, such as the BanksBriggs system serving eastern Delta and portions of Lansing Township, are classified as Inter-County Drains. These districts fall within the jurisdiction of an Inter-County Drainage Board composed of the two county drain commissioners and the State Drain Commissioner. Construction and maintenance of all public drainage districts within the State of Michigan are governed by the terms of the State Drain Code, being Act 40 of 1956. \ 109 �. . ..... _... . .......... ·, I "\ ·, I I i \ \ I \ '' '' ', '\ I ·, \'-_,.._. ' ' ' \ ,,....... \ ' \ \ ' \ \ l°' i\ "-·-,_,.._ \ / , .,., -·"' ' \ \ j \ \ i \ \ \ \ \ I ·, -·- , ., i i \ \ i ' ,. / I I I / I I \ \ j ,.,·- r· \ i ........... ,_. 'ji i I I ' ( ·-.,. \ ,·-t·- ·-·- / \ \ I ·' i i--- ·- ·- '·-· .... ____ .... ___, __ _ ~. \ , \ ,-r•-...•-•"!' ' j (""' . . I " I \ . \{ I I ,,·I j ; "'·-' ·, -i .!... I f ---- -~'\. i...-·- ,-· '\._., - ~ ) I i - --.J __ ,J ·-·-·--·-·-·_, I i i L -- · !-·- ·-·-·-·j i - ·- ·- ·-·- ·. ·-·-·--i i _I ! • I i I --\ ,; \ ,!_7 _ __ .,., _ _J \ I ,..-~\....,.- ·-·-·-·-·-·1 ·-·-i !·-; / [Z] z )> -I 1~ C: :::0 ::0 -4 :a: z )> C :::0 ~ z -I m :::0 n 0 C: :::0 CJ) m Figure SD-I ,, 0 m r )> Page 110 C cm >< :,:,,_en zj enz C ..:.. C) lZl 0 )> n r 0 CJ) m :::0 )> z :J] <Den <X>--1 00 :J] 3: "T1 cc C .., (D C m r-I :J> CJ) C -I 0 :ez CJ) :::c -.,, ~, / �III New Storm Drainage Practices Past storm water management practices have emphasized disposing of storm water in the shortest possible time via the use of an enclosed storm drain system. The cumulative effects of such practices can increase the frequency of downstream flooding and necessitate major reconstruction of existing storm drains. The detention of runoff is becoming an increasingly popular storm water management technique. "On-site detention refers to the storage of storm water runoff at or near the site of its origin, and its subsequent discharge at a predetermined release rate. 111 The use of detention techniques, rather than sole reliance on enclosed drains, often provides the following benefits: 1) smaller storm drain pipe sizes and less pipe being installed, thus resulting in reduced costs; 2) provision of recreational opportunities; improved aesthetics and preservation of natural wetlands; and 3) reduction of downstream flooding and pollution levels. The use of storm water detention ponds in urbanized areas occasionally generates concerns related to public safety and liability. Consideration of the following policies will help to insure safety and improve aesthetics: 1) the bottoms and side slopes of detention ponds should be graded so that they do not constitute a safety hazard; 2) the fencing of retention ponds, which permanently store water, should be considered on a case by case basis; and 3) shallow retention facilities, which cause undesirable weed growth, should be discouraged. There are various methods utilized to accomplish storm water detention. The following describes the most common detention practices, several of which have been utilized in Delta Township: Detention Pond: A basin is excavated based on storm drain design criteria. Drainage from the site is conveyed to the pond. The depth is generally 3-5 feet and the outlet pipe is always smaller than the inlet pipe. As the rain falls and the runoff reaches the pond, the water level gradually rises. The pond may or may not be filled as a result of every rainfall, depending on the intensity and duration of the rainfall. Retention Pond: A retention pond permanently stores water. It is often installed in order to store runoff, create lakes which will enhance aesthetics and property values, and provide fill material for other areas of a development. Water depths in a retention pond generally vary from 3-10 feet. Parking Lot: A parking area is often graded to create a saucer which stores water. A catch basin or inlet structure is placed at the low point and the outlet pipe of the structure is 1Temporary Detention Cuts Storm Flow Peaks, Civil Engineering ASCE, Decemhe r 19 80 , Ayoub Talhami, page 72 . 111 �restricted. The depth of the stored water in the saucer varies from zero at the ridges to 12 inches at the low point. In lieu of a restricted outlet pipe, a special cover with drilled holes can be placed at the top of the storm inlet structure. Surface Storage: Residential lots, parks and unimproved open spaces may be graded to create detention areas. Storage in residential back yards may cause inconvenience to home owners. When surface storage is utilized, a policing effort is necessary to insure that home owners do not regrade their back yards to rid themselves of what they may consider a nuisance. In addition to detention, the practice of utilizing natural open drainage ways as a component of storm drainage systems is becoming increasingly popular. Utilization of natural waterways requires that attention be given to antierosion techniques and provision of adequate land area to assure sufficient storm water carrying capacity. The flood plain of the natural waterway must be delineated so as to prevent encroachments into the waterway, thus preserving its capacity and storage capabilities. Extremely important in the design of natural channel waterways is the slope or amount of fall throughout the length of the system. Care has to be exercised in the design of natural drainage ways to insure that ponding within the channel does not occur. Ho~ever, excessive grades, which create a rapid movement of water thus resulting in erosion, must be avoided. IV Recommended Storm Drainage Practices As previously noted, responsibility for the management of public storm drains in Delta Township, and all of Eaton County, rests with the County Drain Commissioner. Delta Township is unique within Eaton County to the extent that considerable storm drainage construction takes place as a result of land development. The significant amount of land which was developed in Delta Township during the 1960's and 1970's necessitated public improvements to entire drainage districts. In order to insure proper design, construction and maintenance of storm drains within the Township, it is recommended that local decision-makers give consideration to the following practices: 1. Proposed storm drains should be designed in accordance with accepted design criteria. 2. Additional storm water runoff, which will result from continued urban-type development, should be continually monitored in order to assess the impact on the public drainage system. 3. Attempts should be made to limit the amount of sedimentation entering drainageways, especially during construction periods. 4. The use of acceptable alternatives to closed-pipe drainage systems, such as detention/retention methods and the utilization 112 �of natural drainageways, should be considered . 5. Procedures should be established to insure that new drains, detention/retention ponds, and easements become components of the county drainage system. 6. The proper maintainence of storm drainage facilities should be emphasized. 7. Efforts should be made to reduce the pollutants which are carried by stormwater and can result in a degradation of water quality. 8. Consideration should be given to the possibility of drafting a comprehensive storm drainage plan which could be accompanied by the implementation of a stormwater management ordinance. As previously noted, traditionally storm drainage systems were designed to remove runoff at the fastest rate possible. This often resulted in the elimination of natural storage areas such as wetlands and flood plains. In essence, the drainage problem was trnasferred to a downstream location. Over time, storm drainage problems were compounded by such actions which necessitated spending massive amounts of public dollars for major drainage projects. In summary, what is recommended is a change from single purpose, fragmented and remedial drainage projects to a comprehensive, watershed wide, preventative approach to stormwater management. 113 �/~ �SOLID WASTE Solid waste is generally referred to as materials which you usually have to pay someone to take off-site and dispose of. Table SW-1 illustrates annual solid waste generation in Eaton County for the year 1980. Of the estimated 54,493 tons of solid waste generated in Eaton County in 1980, approximately 79 percent, or 43,168 tons, were disposed of in landfills. It has been estimated that approximately 75 percent of the solid waste in Eaton County is generated by residential households. Table SW-2 illustrates solid waste estimates for Delta Township for the 1980-year 2000 period. TABLE SW-1 ESTIN..ATED SOLID WASTE GENERATION EATON COUNTY 1980 Coefficient* (lbs/day) Tons of Waste/ Year 77,402 40,965 10. 6)~* 4,248 5,223 Retail 5.75 5,238 3,49!+ Government 1.5 2, Lf89 433 10.6 31 38 6,506 4,340 Residential Manufacturing Communications/Utilities ' Significant Other 2.9 Number People (Residents/ Employees) 5.75 TOTAL 54,493 *State of Michigan, Department of Natural Resources, Resource Recovery Division, Guidebook of Solid Waste :Management, Table 4-1, pg. 4-4. **Coefficient was derived from actual waste generation figures from Oldsmobile and Fisher Body, Lansing, Michigan. Source: Proposed Eaton County 641 Plan, Tri-County Regional Planing Commission, 1982. 114 �TABLE SW-2 ESTIMATED SOLID WASTE GENERATION DELTA TOWNSHIP 1980-2000 Source: 1980 1985 2000 16,215 Tons 18,772 Tons 26,005 Tons Proposed Eaton County 641 Plan, Tri-County Regional Planing Commission, 1982. Solid waste collection is presently provided by private haulers within Delta Township. Most of the solid waste generated in the Township is presently deposited at the Granger Land Development Sanitary Landfill located in Watertown Township in Clinton County. This privately owned facility presently accepts approximately 800,000 cubic yards of solid waste per year. It is estimated that 78 percent of the waste deposited at the Granger Landfill originates in Ingham County, 12 percent in Clinton County and 10 percent in Eaton County. If the operators of the landfill are permitted to continue with present expansion plans and if the amount of solid waste does not increase appreciably in the future, it is estimated that the landfill will have sufficient capacity to operate until 1998. Solid waste disposal is also provided by landfills near Eaton Rapids and Potterville in Eaton County. The County has operated the main site which is located on Windsor Highway northwest of Potterville since 1971. This forty acre site is owned by Eaton County and licensed by the Hichigan Department of Natural Resources (DNR). It is presently estimated that this landfill has sufficient capacity to operate until 1984 and possibly as long as 1987 if the landfill is expanded to include adjacent County owned property. The recycling of solid waste is an idea which is becoming increasingly popular. In 1979 the DNR'S Resource Recovery Division published a document entitled Resource Recovery in Michigan: Potential, Costs and Impact. The following excerpt from this document defines the terms source separation and recycling and notes the benefits of these approaches. Source Separation: Recycling: Separation and collection of individual recyclable components at the point of generation or discard. When the materials collected are used to make a product (collection by itself is not recycling). Source separation and recycling should not be viewed as a panacea for solid waste management. Regardless of whether a recycling program is successful or not, it will not take care of all solid wastes. However, 115 �the concept should be looked into and considered as a solid waste management tool before becoming locked into other techniques which preclude source separation and recycling. Source separation and recycling are positive approaches to solid waste management because many benefits accrue from a properly managed program. The benefits: 1. Material is kept out of the waste stream and out of the landfill. The less material put into a landfill, the longer it will last. 2. Wasting of our natural resources is reduced and our limited domestic supplies of certain raw materials are extended. 3. Income is derived from materials you now pay to dispose of. This income may not be enough to pay for all your solid waste management costs but it could help lower these costs. 4. Reprocessing of scrap materials generally causes less pollution than does the processing of virgin materials. 5. Recycling saves energy. That fact alone makes it worth considering. Recycling aluminum results in a 95 percent energy savings over processing from raw materials. Energy savings from recycling paper range from 20 percent to 70 percent depending on the grade of paper. 6. Other waste processing facilities can be sized smaller, resulting in lower costs. In spite of the aforementioned benefits of the recycling of solid waste, it should be noted that presently most residential, commercial and industrial solid waste is still being dumped unprocessed in landfills. At the same time the number of landfill sites is decreasing due to more stringent state and federal environmental regulations, the rapid rate at which landfills are being used up and the fact that landfills are becoming increasingly expensive to construct, renovate and operate. The recycling of solid waste in the Lansing Metropolitan area is not widespread at this time due to the pick-up, collection and hauling costs involved in getting waste materials to a processing site, an inconsistent supply of waste and undependable markets for the recycled materials. In 1978 the Michigan Legislature adopted Act 641, being the Solid Waste Management Act. This Act mandated that a solid waste management plan be prepared for each county. The Act contained requirements that the plan include an enforcement program and process to assure that the nonhazardous solid waste generated or to be generated in the county for the next twenty years is collected and recovered, processed, or dispensed of at facilities which comply with State law and rules promulgated by the Michigan Department of Natural Resources governing location, design, and operation of the facilities. Each county's waste management plans must be filed with the Department of Natural Resources, cover a twenty year period and be updated every 116 �five years. Once the plan has been approved by the DNR, no loc~l ordinance, law, rule, regulation, policy, practice or plan may override the location of or development of the approved site location for solid waste disposal. The plan also is required to contain a covenant restricting the post-disposal use of a landfill site for a fifteen year period. A solid waste management plan must be approved by at least two thirds of the municipalities within the planning area. All solid waste disposal sites (sanitary landfills) must be licensed by the DNR in order to operate and a financial guarantee in accordance with the statute must accompany all applications for a license. The Eaton County Solid Waste Planning Committee was established in January of 1981 with the expressed purpose of preparing a solid waste management plan for the County, as per the requirements of Act 641, prior to the State mandated deadline of October, 1982. The Tri-County Regional Planning Commission has been acting as the "lead" agency in assisting the County in preparing the plan as well as coordinating the Eaton County plan with adjacent county plans. ' 117 ��FUTURE LAND USE The Future Land Use Component contains the Future Land Use Plan and analyses of its different land use elements. Six separate parts of the component describe and analyze residential development, commercial development, office development, industrial development, open space and recreation facilities and the thoroughfare network designed to serve the proposed land use pattern. A brief discussion is also provided regarding the relationship between land use planning and zoning. Figure LU-I is the Generalized Future Land Use Plan while Table LU-1 indicates the areas allocated to different land uses. I The Relationship of Planning to Zoning The relationship between land use planning and zoning is an important one. Planning is basically the act of planning the uses of land within the Township for the future while zoning is the act of regulating the use of these lands by ordinance. The laws of the State of Michigan require that a community engage in land use planning activities, including the preparation of a comprehensive plan, prior to the initiation of a zoning ordinance in a community. In order to provide a better understanding of the terms planning and zoning, the following definitions are offered: Land Use Planning: The process of guiding the future growth and development of a community. Generally a document is prepared known as the Comprehensive Plan which addresses the various facets relating to the growth of a community. Through the process of land use planning it is intended that a community can preserve, promote, protect and improve the public health, safety and general welfare. Additional considerations include; comfort, good order, appearance, convenience, law enforcement and fire prevention; prevent the overcrowding of land and avoid undue concentration of population; facilitate the adequate and efficient provision of transportation, water, sewage s e rv ices, schools, parks, recreational facilities, housing and other requirements and services; and conserve, develop, utilize and protect natural resources within the community . Zoning: The process of partitioning a community into districts each of which permits certain uses of land for the purpose of conserving and promoting the health, safety, convenience and general welfare of the people within the community. A zoning ordinance is often adopted which contains regulations controlling land uses, densities, buildin g heights and bulk, lot sizes, yard and open spaces, setbacks and accessory uses. A zoning ordinance consists of two distinct parts, being a written text and a district map. The text sets forth the purposes, uses and district regulations for each 118 �TABLE LU-1 FUTURE LAND USE LAND USE CLASSIFICATION ACRES PERCENT OF TOTAL Very Low Density Residential 2,907 12. 7 Low Density Residential 8,728 38.l Medium Density Residential 739 3.3 High Density Residential 618 2. 7 Office Development 425 1.9 Retail Trade 645 2.8 Light Industry 599 2.6 Heavy Industry 1,913 8.4 Community Facilities 534 2.3 Parks and Open Spaces 766 3.3 Agricultural and Non-Urban 1,811 7.9 Transportation 2,302 10.0 Grand River 352 1.5 City of Lansing 576 2.5 22,915 100.0 ~ 119 $' �district and the standards for special land uses and admimistration of the ordinance. The map denotes a specific zoning district for every parcel of land within the community. Zoning is one of the instruments, along with capital improvements programming and the administration of local subdivision regulations, which implements the goals and policies of the comprehensive plan. The enactment and administration of the zoning ordinance are legislative and administrative processes conducted by local units of government relating to the implementation of the goals and policies of the comprehensive plan. II Residential Development The predominant land use in the Future Land Use Plan is residential development. A total of 12,992 acres or 57 percent of the Township is designated for residential use. Four general residential development densities are recommended; very low density, low density, medium density and high density. According to population projections prepared in development of the Comprehensive Plan, the year 2000 population of Delta Township will be approximately 34,000 persons. The residential density pattern has been designed to protect the character of existing neighborhoods and to provide attractive areas for the development of new housing. The majority of residential land has be en pl~nned for low density development in accordance with the character of the existing residential development pattern. Several areas have been designated for medium and high density residential development in response to the growing demand for multiple family housing within the Township. One of the land development concepts which is becoming increasingly popular is a technique known as planned unit development. Several planned unit developments have been established in Delta Township. A brief explanation of the concept of planned unit development follows the description of the various residential densities. Very Low Density Residential Development The Future Land Use Plan indicates a total of 2,907 acres or 13 percent of the Township is designated for very low density residential development. Very low density residential areas are intended to be developed at a maximum density of one dwelling unit per acre. It is anticipated that very low density areas will be developed with single-family detached residences which utilize private wells and septic tanks. Very low density residential areas are located in the southwestern portion of the Township and north of the Grand River. It is intended that these very low density areas will remain essentially non-urban in character with large individual lots due to the limited fire service which is available to these areas. Public utilities such as water and sanitary sewer service are not envisioned for these areas in the near future. The very low density residential land use indicated north of the Grand River is intended to preserve the existing nonurban character of that area which contains agricultural parcels, woodlots, flood plain areas, and a few very low density sinzle-family subdivisions. The very low density residential land use indicated for the southwestern 120 �portion of the Township is intended to preserve the largely non-urban character of this area which includes approximately three sections of land designated for agricultural and non-urban purposes. The very low density residential designation also respects the poor drainage capabilities of soils in this area. Low Density Residential Development The Future Land Use Plan indicates a total of 8,728 acres or 38 ~ercent of the Township for low density residential development. Low density residential areas are intended to be developed at a maximum density of five units per acre. It is anticipated that low density residential areas will be developed primarily with single-family detached residences although planned unit developments or other development forms which do not exceed five dwelling units per acre could be utilized. It is intended that low density residential areas will be served by public water and sewer service and hard surfaced roadways. It is recommended that certain limited institutional and non-residential uses, such as community shopping facilities, be permitted in order to provide convenient services to residential areas while at the same time preserving the overall residential character of the area in which they are located. Low density residential development areas are concentrated in that portion of the eastern half of the Township lying between the Grand River and I-496, and in that portion of the western half of the Township lying between Willow Highway and the proposed right-of-way of I-69. The low density residential area in the eastern portion of the Township is extensively developed with single family subdivisions. The low density residential land use indicated for this area is intended to preserve and round out the basic character of existing development. The western half of the Township lying between Willow Highway and I-69 contains a scattering of single-family subdivisions as well as strip residential development located along section line roads. The existing development, while not complete, constitutes an emerging pattern of basically low density residential development which is incorporated in the Future Land Use Plan. The Future Land Use Plan indicates small aceas of low density residential development north of the Grand River and adjacent to Waverly Road; in the vicinity of Delta Mills; south of 1-496 in the Marcy Road, Guenther Road and Echo Valley Estates areas; within the community of Millett; south of the Grand River in the vicinity of Locust Lane; and in the area adjacent to Jolly Road. These areas of low density residential development were all delineated to round out existing single-family developments. Medium Density Residential Development A total of 739 acres or 3.3 percent of the entire Township is designated for medium density residential development. These medium density residential areas are intended to be developed at a maximum density o·f eleven dwelling units per acre. It is anticipated that a variety of housing types will be developed in such areas. Permitting planned unit developments in medium density residential areas will allow for flexibility and innovation in the land development process. It is assumed that these areas will be adequately served by major thoroughfares and public utility services. It is recommended that certain limited institutional and non- 121 ~ r �residential uses, such as community shopping facilities, be permitted in order to provide convenient services to residential areas while at the same time preserving the overall residential character of the area in which they are located. Medium density residential areas are located in the western half of Section Ten; in the southeast quadrant of Section Sixteen; on the east side of Crey.ts Road south of I-496; in the northeast quadrant of Section Fourteen; in the northwest quadrant of Section Nine; in the southwest quadrant of Section Sixteen; and within the Verndale Development. The medium density residential areas illustrated in the Future Land Use Plan are gener~lly located in close proximity to recreational areas, have ready access to shopping facilities, are in areas in which land assemblage for multiple-family development appears feasible, and are located adjacent to arterial roadways and limited access expressways. High Density Residential Development A total of 618 acres or 2.7 percent of the entire Township is designated for high density residential development. High density residential areas are intended to be developed at a maximum density of fifteen dwelling units per acre. It is anticipated that high density residential areas will provide sites for garden apartments, townhouses and mid-rise residential structures which can benefit from the natural beauty of the surrounding landscape. Permitting planned unit developments in high density residential areas will allow for flexibility and innovation in the land development process. It is assumed that these ~reas will be adequately served by major thoroughfares and public utility services. High density residential areas are proposed in the south half of Section Nine, the north half of Section Sixteen and north and south of the Delta Township central business district in Sections Eleven and Fourteen. The high density residential areas illustrated in the Future Land Use Plan are generally located in close proximity to commercial services and are located adjacent to arterial roadways and limited access expressways. It should be emphasized that the Comprehensive Plan is a long-range document and that recommendations for medium and high density residential development at specific locations assumes that the proposed development of such facilities will coincide with the provision of adequate utilities, transportation facilities and public services. Planned Unit Development The planned unit development, or PUD as it is frequently known, is a modern zoning technique. The PUD zoning concept is employed by many communities to encourage innovative and imaginative design by providing an alternative to the traditional lot-by-lot residential development that has shaped the pattern of most of suburban America since World War II. PUD is known by many names including cluster zoning, community unit plan, or planned residential development. In 1979, the State of Michigan gave statutory recognition to the concept of PUD in amendments to the Township Rural Zoning Act being Act 184 of 1943. In order to provide a better understanding of the term, the following definition is offered: 122 �"Planned Unit Development (PUD) is a device which allows a development to be planned and built as a unit and which ••• permits variations in many of the traditional controls related to density, land use, setbacks ·; _ open space and other design elements, and the timing and sequencing of the development. PUD, therefore, is both a type of development and a regulatory process. As a development type, PUD permits flexibility in site design that allows buildings to be clustered; mixtures of housing types such as detached houses, townhouses, or garden apartments, combining housing with such other ancillary uses as neighborhood shopping centers; better design and arrangement of open space; and retention of such natural features as flood plains or steep slopes. It offers greater opportunities for providing low-cost housing along with conventional housing." (Michael J. Meshenberg, the Administration of Flexible Zoning Techniques, Planning Advisory Service Report No. 318 (Chicago : ASPO, June 1976), p. 19.) Innovative Housing Concepts Single family home ownership is still the preference of the majority of Americans. However, as the costs associated with land acquisition, financing, maintenance, energy, and building materials continue to escalate, increasing numbers of prospective homeowners are selecting a variety of housing styles including manufactured and underground housing, solar assisted housing and the previously mentioned cluster housing. It is recommended that Township codes and ordinances be amended to recognize and accomodate new housing trends while insuring that such housing will be located and developed so as to be compatible with the surrounding residential development. Non-Residential Uses in Residential Areas It is recognized that it is necessary to provide for the establishment of certain non-residential land uses within residential areas subject to the implementation of measures which are designed to insure compatibility. Such non-residential uses commonly include religious and educational institutions, recreational uses such as parks, golf courses and playfields, public utility facilities and home occupations. Regulations should be adopted addressing such items as traffic generation, noise, lighting and trespass in order to mitigate the possibility of negative impacts on residential neighborhoods. III Residential Neighborhood Module Concept It is recommended that future residential development occur in well defined neighborhood modules or units rather than in haphazard accumulations of subdivisions or through the in-filling of strip residential development. A neighborhood module or unit should be a protective nucleus of residential development in which extraneous automobile traffic is minimized. Traffic in residential neighborhoods should be limited primarily to local residents. An individual neighborhood module should normally be bounded by arterial streets. Other community facilities as well as convenience commercial facilities which serve two or more neighborhoods should be located on arterial streets at the periphery of neighborhood modules. 123 r �IV Neighborhood Unit Delineation The residential land use pattern has been organized into twenty-eight individual neighborhood units. These twenty-eight neighborhood units are indicated in Figure LU-II. The delineation of neighborhoods was based on the following factors: Location of natural or man-made devisive elements Distinct changes in land use Population patterns School district boundaries Existing land uses Sewer and water service areas Census tract boundaries A brief description of each neighborhood follows. Neighborhood One This neighborhood is unique in the Township in that it is located within the Lansing School District and is also served by the City of Lansing utility system. The 1975 Sanitary Sewer Service Agreement, which was entered into by the City and Delta Township, limits the density in this area to approximately five dwelling units per acre. The northern portion of Neighborhood One is positioned between a very low density residential subdivision to the west, being Saratoga Farms, and a higher density residential development to the east in the City of Lansing, being Mount Vernon Park. Residential development in this area should provide for a transition between the high density residential areas to the east and the lower density residential areas to the west. Delta River Drive bisects this neighborhood in an east-west direction. This roadway has been designated as a Natural Beauty Road by the Eaton County Road Commission in compliance with Act 150 of 1970. Due to the winding nature of Delta River Drive and the fact that sight distances are limited in this area, developments within this neighborhood should utilize Waverly Road as their primary access point. A significant amount of the southern portion of this neighborhood lies within the one-hundred year flood plain. Development in this area should be regulated so as to utilize and preserve the natural amenities of this area and to complement Grand Woods Park which is located on the south side of the Grand River in Sections One and Two of Delta Township. The extreme northern portion of this neighborhood lies within flight zones of the Capital City Airport to the northeast. However, it is expected that the airport flight zones will not impose a major impact on residential land uses in the area due to the fact that the Capital City Airport Master Plan recommends that future air traffic utilize landing strips further to the north. This neighborhood is bordered by Watertown Township to the north. The Clinton County Comprehensive Plan illustrates parks and open space uses along the northern border of Section One of Delta Township. A low density residential land use pattern is recommended for this neighborhood due to the readily available access to an arterial road, the 124 �(( ' ( ( ,11111111111111111p111111111111111111111111,11•1111111tt_11_111111111111111111~111111111111111111 1 DELTA TOWNSHIP Figure LU·II DELINEATED NEIGHBORHOOD UNITS 0 NON-NEIGHBORHOOD AREAS If) I N .-l Q) oO :,: tll I p.., H H I ::::> ..:I Q) I-< ::, .oO.., ,,/ Ji< ~~ (\\\'''''''''\ /~(~~',,----~ .,,,,. ....\,,')..,, / ~\~\)~.,,, ~.._"\_\'\..,,, - - // / ,,,-1----(..,~~v ,,, ,,,,,,,,,, --- \ / UU1.!JUI!TJ.f.DTI!![1.!J[i~,,,,,,, / / / 28 c,n o, ~AIIIINI NORTH �current availability of utilities as per the 1975 Sewer Agreement, the proximity of the area to existing low density residential areas, and the "close-in" location of the area to the Lansing urbanized area. Neighborhood Two This area is characterized by large tracts of vacant land and high quality, country-estate type homes along Delta River Drive and in the Saratoga Farms, Island Park Highlands, and White Oaks Subdivisions. These residential areas are primarily composed of large lots with detached single-family homes. For the most part this neighborhood is located within the Grand Ledge School District. The Delta Mills Elementary School, which is scheduled to be closed during the summer of 1982, is located in the western portion of the neighborhood. At this time a final decision has not been made as to what to do with this facility. The extreme easternmost portion of this neighborhood, specifically the Saratoga Farms Subdivision and a portion of the Island Park Highlands Subdivision is located within the Lansing School District. Public sanitary sewer service is presently lacking in this area. It appears that the first areas within this neighborhood which would be served would be the existing subdivisions in the eastern portion of the neighborhood as well as the Delta Mills Area. There have been documented cases of septic tank failures in these areas in the past. It appears that the central and western portions of this neighborhood will not be served by sanitary sewer service until some time in the distant future. The lack of public water service in the area presents problems regarding fire service. The remoteness of the interior of this neighborhood also results in difficulties in providing fire and emergency vehicle access. The existence of a significant amount of land within the one-hundred year flood plain in the southern portion of this neighborhood could provide possible recreational opportunities. The Hawk Meadow Sanctuary, an 81 acre Township park, is located on the north side of Delta River Drive in the center of the neighborhood. This facility is planned to be left in a natural state and utilized as a nature area. This neighborhood is bordered by Watertown Township to the north. The Clinton County Comprehensive Plan illustrates a mixture of agricultural and parks/open space uses along the northern border of neighborhood Two. Further north in Watertown Township, between Grand River Avenue and the Chesapeake and Ohio Railroad tracks, a significant amount of land is classified for industrial development. A low density residential land use pattern is recommended for the Delta Mills area due to the planned provision of sanitary sewer service within the next ten years, the existence of a significant number of single family homes on platted lots, and the fact that support services such as a church and several businesses are located in the area. A very low density residential land use classification is recommended for the renainder of the neighborhood due to the lack of public utility service to this area for the foreseeable future, the existence of a very low 126 �density residential land use pattern, and the fact that the area is lacking arterial road access. Neighborhood Three The area which is designated as neighborhood three is almost completely developed with the exception of two vacant parcels, one of which is on the westernmost portion of the neighborhood and the other being on the southernmost portion. A low density residential development land use pattern has been firmly established in this area. Some of Delta Township's highest quality single family subdivisions are found in this neighborhood. Neighborhood Three is bordered by Grand Woods Park to the north. This 139 acre facility borders the Grand River and is owned and maintained by the City of Lansing. Grand Woods Park offers hiking trails, playground equipment, softball fields, a canoe launch and a shelter building. Sharp Park, a 55 acre recreational complex owned and operated by Delta Township is located in the southwestern portion of this neighborhood and features an amphitheater, physical fitness trails, a fishing pond, tennis courts and softball fields. A proposed fire station site, consisting of approximately two acres, is located immediately south of the St. David's Church property along Elmwood Road. This facility should provide much improved fire fighting service to the eastern portion of the Township. One of the major concerns in this neighborhood is the through traffic which traverses residential areas in this neighborhood enroute to the Delta Township central business district. The proposed east-west collector road is intended to address this transportation related problem. Another transportation related concern in this neighborhood is the Elmwood Road/Willow Highway intersection. This intersection is presently hampered by poor sight distances and a lack of adequate traffic control devices. Any development in the vicinity of this intersection should be carefully reviewed to insure that safe traffic circulation patterns result. The entire neighborhood is located within the Waverly School District with the school district boundary line serving as the western border of this neighborhood. The Elmwood Elementary School serves this neighborhood. A low density residential classification is recommended for this neighborhood since a low density single-family residential pattern has been established and supportive services and facilities such as recreational areas and retail businesses are located in close proximity. The existing street system in the area is also adequate to support low density residential development. 12 7 �Neighborhood Four The residential developflent that exists in this neighborhood is of a low density single family chR~acter. A significant amount of vacant land exists in the northeast and central portions of the neighborhood. Approximately 100 acres of vacant land between Willow Highway and the Grand River in this neighborhood is presently in agricultural production. The Great Lakes Bible College Campus is located in the center of this neighborhood. The proposed east-west collector street will traverse the center of this neighborhood. Provisions should be made to insulate this roadway as much as possible from the Melody Acres Subdivision to the south and from anticipated residential development to the north. This entire neighborhood is located within the Grand Ledge School District with the Waverly/Grand Ledge School District boundary serving as this neighborhood's eastern boundary. The majority of this neighborhood lies within the Watson and Watson Drainage District. Some portions of this district, particularly the Garfield Avenue Branch, have experienced persistent flooding problems in the past. The Watson and Watson Drain generally lies within the Creyts Road right-of-way and empties into the Grand River. Sanitary sewer and water service is generally available throughout this neighborhood. A sanitary sewer pumping station is located on the north side of Old River Trail within the Delta Mills Subdivision. Water Well Number Six is located southeast of the intersection of Creyts Road and Willow Highway. A water well is presently planned on the north side of Willow Highway, west of Rockdale Avenue. A low density residential development classification is recommended for this neighborhood in order to preserve the character of existing residential areas and also due to the fact that the existing utility systems and roadway facilities in this area are adequate to serve this type of development. Neighborhood Five The majority of this neighborhood presently consists of vacant land with the exception of the Willow Woods, Robbins Acres and Armstrong Hills Subdivisions and dispersed single-family housing along Willow Highway, Canal Road, and Old River Trail. The existing land use pattern in the developed portions of this neighborhood is low density residential development. Delta Mills Park is located in the northeast portion of this neighborhood. This 32 acre facility was Delta Township's first park facility and offers a picnic shelter, softball fields, tennis courts, a basketball court, fishing and canoe launching. Sanitary sewer service is generally not available to the westernmost portion of the neighborhood at this time. The easter:i.most portion of the neighborhood is presently served by sanitary sewer service. Water service is generally available in this area. The extension of a water 128 �l i n e approximately one-quarter mile north of Willow Highway would provide service to both sides of Canal Road which is presently not served. A Townsh ip well site is located northeast of the intersection of Canal Road and Willow Highway. The Delta Towns hip Wastewater Treatment Plant is located on the north s ide o f Willow Highway within this neighborhood. This facility, loca ted on a 25 acre site, presently provides secondary treatment of sewage . Planned improvements to the plan include flow equalization, odor c ontrol and tertiary treatment. A low density residential classification is recommended for the neighborhood due to the established low density residential land use pattern and the general availability of utilities in the area. Neighborhood Six Neighborh ood six is characterized by vast amounts of vacant land and single-family residences along Creyts and Canal Roads. The only existing subdivisions in this neighborhood are the Earlington Estates Sub division in the extreme eastern portion of the neighborhood and the Riverdale Ac res Subdivision in the northwest corner of the neighborhood . Th e Willow Creek residenti a l condominiums are located on th e south side of Willow Hi ghway imme diat e l y west of Carrier Creek. The proposed east-west collector road will traverse the center of this neighborhood. Proposed development in the center of Section Ten should be r equired to execute the necessary documents to reserve the needed righ t-of-way for the proposed facility. Efforts should be made to provide for a non-motorized transportation corridor adjacent to the Carrier Creek which could commence at Willow Highway and continue southwardly. This nei ghborhood is primarily served by the 36 inch Carrier Creek Sanitary Sewer Interceptor which traverses the center of the neighborhood in a nor th-south direction. Thus, lands within Section Nine, located west of Canal Road, are presently without sanitary sewer service. Sewer lines within Creyts Road serve the easternmost portion of the neighborhood. Public water service is generally available throughout the neighborhood. 129 �The majority of this neighborhood is located within the Moon and Hamilton Drainage District and would be served by the Benjamin Drain and the Moon and Hamilton Drain (Carrier Creek). The Benjamin Drain is presently under sized and in poor physical condition and thus, should not be expected to accommodate urban-type developments until improvements to the drain are forthcoming. It is anticipated that Section Ten will experience a significant amount of development activity in the 1980's due to the existence of public utilities, the adjacent arterial roads, the amenities offered by the Carrier Creek, and the fact that large tracts of land which can be serviced by all of the aforementioned facilities are becoming increasingly scarce in the northeast portion of the Township. A low density residential land use pattern is recommended for the eastern half of Section Ten due to the existing single family residential land use pattern which has been established in the area. A medium density residential land use pattern is recommended for the western portion of this neighborhood. The following justifications support the medium density residential land use pattern: 1. The area is in close proximity to the recreational and aesthetic amenities provided by the Carrier Creek. 2. Convenient access to 1-96 and 1-496 is available via Highway Interchange. 3. Planned utility extensions will adequately serve the area. 4. A significant amount of vacant land exists in the area which indicates that land assemblage for medium density developments could be accomplished. 5. Supportive services, such as commercial land use and police and fire service, are a short distance away. the Sa.ginaw Neighborhood Seven This entire neighborhood, with the exception of the westernmost portion, is already developed with multiple family dwellings in the form of townhouses and two-story and mid-rise apartments. The Village Green and Elmwood Park Apartment complexes were constructed in the 1970's. The majority of the senior citizen housing units in Delta Township are located in this neighborhood. The proposed east-west collector will border the northern portion of this neighborhood. Provisions should be made to minimize possible negative impacts such as noise and diminished aesthetics which the proposed facility might impose on adjacent residential areas. Approximately twenty acres of Township owned land exists in the northeast corner of this neighborhood. The Delta Township Parks, Open Space and Recreation Plan recommends that a community center be located in this area in order to address an existing deficiency. This facility 130 �could serve many different needs in one area such as community meeting rooms, recreation program areas, senior citizens area, swimming facilities, and possibly a fire station. The higher density residential developments in this area are served by adjacent retail businesses, Sharp Park and the CATA bus system. A high density residential land use pattern is recommended for the remaining vacant areas in this neighborhood due to the established land use pattern and the general availability of supportive physical facilities and services. Neighborhood Eight There is very little vacant land left in neighborhood eight which is primarily composed of low density single-family residential areas. The majority of the homes in the Bretton Woods and Sunshine Gardens Subdivisions were built in the 1930 1 s, the Irvingdale Acres homes were primarily built in the 1940's, while the Knolls Subdivision was developed in the late 1950's. Although some of the residential lots in these areas are small by today's standards, the area has been well maintained and thus is a very stable and desirable residential area. All of neighborhood eight is located within the Bank-Briggs Inter-county Drainage District. A 1977 document entitled Preliminary Study and Report of the Bank-Briggs Intercounty Drain notes that, " ... the area has suffered extreme flooding in the last few years because of rapid urban expansion westerly from the City of Lansing. This urban expansion is a combination of residential and commercial development creating vast areas of impervious surfaces (buildings, drives, parking lots, pavements, etc.) and generating quantities of runoff far in excess of the capacities of the existing pipes. (pgs. 2 and 3) In nearly all cases it was found that the existing sewers are too small to serve the ultimate need. In many cases the sewers are old, have bad alignment, separated joints, root intrusion and are generally in poor condition." (pg. 14) The proposed east-west collector road should alleviate the existing problem of through traffic traversing such local roads as Maycroft Road, Bretton Road, Robins Road and Clark Road. The existence of a traffic signal at the Robins Road/Saginaw Highway intersection insures that a significant amount of traffic will traverse Robins Road due to difficulties experienced in making turning movements on Saginaw Highway. The St. Gerard's Church and elementary school exist on the northern portion of the neighborhood adjacent to Willow Highway. The former Bretton Woods Elementary School, a portion of which presently serves as the Waverly Branch Library, exists in the center of the neighborhood. This entire neighborhood is located within the Waverly School District. A low density residential classification is recommended for this neighborhood due to the established low density single-family residential land use pattern in the neighborhood. It is expected that "in-fill" housing will be constructed on the remaining vacant lots in this nei~hborhood. The following additional justifications are given for the low density residential land use pattern which is recommended adjacent to Waverly Road. 131 ~ �1. This area is a stable and desirable residential neighborhood due to the unusually large depth (approximately 600 feet) of the lots within Irvingdale Acres. 2. This area is located in close proximity to such residential supportive services and facilities as the CATA bus service, retail businesses and the greater Lansing Metropolitan area. 3. A low density residential land use pattern has been firmly established in this area; residences in this area are generally well maintained and only several vacant lots remain. Neighborhood Nine This neighborhood is composed almost entirely of single family residences. The majority of the residences in this neighborhood are located in three subdivisions being the Meadowlawn Subdivision, which was platted in 1925 and the Oak Park and Homedale Subdivision, both of which were platted in 1929. The majority of the homes in these areas were constructed in the late 1930's and early 1940's. Neighborhood nine is located entirely within the Waverly School District. The Colt Elementary School, located on the north side of Michigan Avenue approximately one-half mile west of Waverly Road, lies within the center of this neighborhood. All of this neighborhood, with the exception of the extreme westernmost portion, is located within the Bank-Briggs Intercounty Drainage District. As noted in the neighborhood eight narrative, this drainage district has experienced flooding in the past. Annual flooding has been documented at the point where Iris Avenue intersects with Michigan Avenue. The most pressing transportation-related problem being experienced in this neighborhood is the existence of a significant amount of through, shopping oriented traffic which is traversing north-south residential streets in this area. The proposed Elmwood Drive realignment/reconstruction between Michigan Avenue and Saginaw Highway is intended to provide a convenientaacess route to the Delta Township central business district, thus relieving traffic volumes on local residential streets. The fact that north/south residential streets in the neighborhood connect to Saginaw Highway, which is lined with strip commercial development in this vicinity, insures that there will probably always be some shopping oriented traffic utilizing these residential streets. A low density residential classification is recommended for neighborhood nine due to the fact that a low density single family land use pattern has already been firmly established in the area. Residential uses in the area could be adequately served by schools in the area, adjacent retail businesses and the existing street system. Neighborhood Ten Neighborhood Ten is primarily composed of multiple family apartment complexes although two-single family subdivisions, being Frank n' Dot Meadows and Stone Ridge Estates, are also located within this area. A significant amount of vacant land still exists in this neighborhood. 132 �A number of transportation-related improvements are neighborhood including the extension of Ivan Street South and the reconstruction of Creyts Road. These improve traffic circulation in the area and provide the Delta Township central business district. planned for this to Mall Drive improvements should better access to r - Public sanitary sewer and water service is generally available throughout the neighborhood with the exception of the property on the west side of Mall Drive South. The majority of this neighborhood is located in the Michigan Avenue Storm Drainage District although the northwestern portion of the neighborhood lies within the Watson and Watson Storm Drainage District. This neighborhood lies within the Grand Ledge and Waverly School Districts. The boundary line between these two school districts is in the vicinity of Mall Drive South. A high density residential land use classification is recommended for this neighborhood for the following reasons: 1. A high density residential land use pattern has already been firmly established in this neighborhood in that over 1,000 multiple family dwelling units are located therein. 2. Public utilities and transportation facilities are generally adequate in this area to support high density residential land uses. Although only limited mass transit service is presently available to this neighborhood, the provision of transit service to this area on a regular basis should be a high priority. ( 3. Supportive services, such as commercial facilities, are located in close proximity to neighborhood ten. 4. A significant amount of vacant land exists in the area which indicates that land assemblage for higher density residential development could be accomplished. Measures should be taken such as the installation of ~uffer strips, the provision of adequate setbacks, and careful planning of traffic circulation facilities to insure that the high density residential land uses in this area will not negatively impact adjacent low density areas such as the Frank "n Dot Meadows, Stone Ridge Estates, and the Dornet Village Subdivision. Neighborhood Eleven Very few vacant parcels remain in this neighborhood which is primarily developed with low density single family residences. Exceptions to this development pattern include commercial/office land uses adjacent to Michigan Avenue, Waverly Road and St. Joe Highway and the multiple family complex located southwest of the intersection of Dibble Street and Michigan Avenue. 133 �This neighborhood consists of two subdivisions, being Castle Hills Subdivision on the east which consist of approximately two hundred platted lots and the Huntington Acres Subdivision on the west side of the neighborhood which has approximately two hundred and thirty platted lots. The Castle Hills Subdivision was platted in 1929 with the majority of the homes being constructed in the area in the late 1930 1 s and 1940's. The majority of the lots in the Huntington Acres Subdivision are significantly larger than those to the east in the Castle Hills Subdivision. Public sanitary sewer and water service is generally available in the area with the exception that there is no water line along Waverly Road. The entire neighborhood lies within the Banks-Briggs Intercounty Drainage District. The Preliminary Study and Report of the Banks-Briggs Intercounty Drain, which was prepared in 1977, documented the need for storm drainage improvements in this area. A low density residential classification is recommended for neighborhood eleven due to the fact that a low density single family residential land use pattern has been established in the area. Residential land uses in this area can be adequately served by adjacent arterial streets, existing public sewer and water service and the retail businesses which are located in close proximity to the neighborhood. Neighborhood Twelve Neighborhood Twelve is expected to receive a significant amount of residential development in the 1980's due to the availability of vacant land and the general adequacy of utilities in this area. Three developments, being the Fairfield Subdivision, Park Meadows Subdivision and Townhouse complex and the Westwind Apartments, were constructed in the area in the 1978-1981 period. The neighborhood is served by the Waverly High School and Junie~ High complex which is located immediately to the west. Close attention should be given to any proposed developments on the east side of Snow Road to insure that such developments will not impose any signficant negative impacts such as excessive traffic, high noise levels, etc., upon the adjacent school complex. In spite of the number of schools which are located in close proximity to this neighborhood, sidewalks are practically nonexistent . in the area. At a minimum, sidewalks should be provided adjacent to St. Joe Highway and Snow Road in order to serve the Colt and Winans Elementary Schools, Waverly West Junior High and Waverly High School. 134 �Several major transportation improvements are proposed for this neighborhood. The first improvement involves the reconstruction of Snow Road between Michigan Avenue and St. Joe Highway. The second needed improvement is the hard surfacing of Stoll Road which is one of the last graveled roads which still exists in the urbanized portion of Delta Township. Public sewer and water service in this area is generally adequate to serve most forms of residential development. A Delta Township water storage tank is located on the western periphery of the neighborhood. Storm drainage in the area presents a problem in that property on either side of Stoll Road is not within a designated county storm drainage district. The Michigan Avenue Drain, and its branches which serve the neighborhood, no longer has adequate additional capacity to serve urban types of development in this area. Thus, absent improvements to these drains, some form of on-site storm water detention will be necessary. A low density residential land use pattern is recommended for this neighborhood for the following reasons: 1. A low density residential land use pattern is firmly established in the area. 2. Low density residential areas generally generate more school-age children than higher density residential areas. Given the close proximity of the Waverly School complex it is logical to encourage low density residential development in such a manner that children can walk to school. 3. Facilities and services which support residential areas are a short distance away. These facilities and services include retail businesses, playground areas and arterial roadways. Neighborhood Thirteen The predominant features in this neighborhood are the Waverly Schools complex on the east, the Homestead Acres Subdivision in the center, and approximately 150 acres of vacant land on the western portion of the neighborhood. There are approximately 125 acres of land in this area which is in agricultural production. Public water service is generally available throughout the neighborhood. A water well is located in the vicinity of the Mall Drive South and Michigan Avenue intersection. Public sanitary sewer service is available to the area except for the fact that there are no sanitary sewer lines adjacent to St. Joe Highway. All of this neighborhood is located within the Michigan Avenue storm drainage district except for the westernmost 80 acres which is located within the Tower Drainage District. A 48 inch storm drain is located within the Kenway Drive right-of-way and flows northward to the Grand River. On-site detention of storm water runoff will be required in this area to insure that the drains in the area are not overloaded. 135 �The most significant transportation improvement which is planned for this area will be the construction of Mall Drive South between Michigan Avenue and St. Joe Highway. Precautions should be taken in the planning and design of this roadway to insulate it as much as possible from the Homestead Acres Subdivision to the east. This neighborhood is served by the Waverly School District. The Waverly School complex, consisting of Winans Elementary School, Waverly West Junior Highand Waverly High School, is adjacent to the eastern border of this neighborhood. The installation of sidewalks adjacent to such major thoroughfares as St. Joe Highway should be encouraged in order to promote non-motorized travel in the area. Consideration should also be given to providing signalized crosswalks for pedestrians across the main roads in this area. A low density residential land use classification is recommended for this neighborhood for the following reasons: 1. A low density residential land use pattern has been firmly established in the area. 2. Public utilities in this area are adequate to serve low density residential development. Neighborhood Fourteen Neighborhood Fourteen consists primarily of low density single-family residences with the exception of several multiple family complexes on the eastern and western portions of the neighborhood. The only large vacant parcels of land which exists in this neighborhood are located adjacent to Snow Road. The entire neighborhood is located within the Waverly School District. Public sanitary sewer and water service is generally available throughout the neighborhood. A number of county drainage districts are found in this neighborhood. The majority of the area is located within the Banks-Briggs Intercounty Drainage District, the central portion is within the Maplewood Drainage District, and the western portion is in the Tower Drainage District. Since this neighborhood borders the 1-496 freeway on the south appropriate measures should be taken to mitigate possible negative impacts of the roadway on future residential development. These measures could include the installation of earthen mounds adjacent to the freeway rightof-way and the planting of landscape materials on top of these mounds. Although there are presently commercial and office land uses located adjacent to St. Joe Highway, a low density residential land use pattern is recommended. The existing office land uses, being the Verndale Development and the West St. Joe Professional complex, are high quality office plaza type developments. The process of converting residences along St. Joe Highway to commercial/office land uses or the construction of small free-standing office buildings should be discouraged. 136 �The low density residential land use pattern recommended for the majority of this neighborhood is due to the single-family residential character which has been firmly established in the area. This low density residential land use is intended to preserve and round out the basic land use pattern of existing development. Neighborhood Fifteen Neighborhood Fifteen is presently composed of single-family detached residences with the exception of the Carrier Creek Condominium complex. Several hundred acres of vacant land, most of which is in agricultural production, still exist in this neighborhood. A number of transportation related improvements are planned for this neighborhood including the construction of Michigan Avenue between Creyts Road and Canal Road, and the reconstruction of Creyts and Canal Roads between Saginaw Highway and St. Joe Highway. The lack of sidewalks in this area is a critical problem, particularly in light of the fact that the Delta Center School is located in close proximity to several residential subdivisions. Public water service is presently not available to the southern and western portions of this neighborhood. The existing Gettysburg Estates and Gettysburg Farms Subdivisions are served by private water wells. Sanitary sewer service is generally available throughout the neighborhood. The lack of water service in the area will forestall urban-type development in the near future due to the need to comply with minimum fire flow requirements. The majority of this neighborhood is located within the Michigan Avenue Storm Drainage District. The Moon and Hamilton Drain (Carrier Creek) traverses the center of this neighborhood in a north-south direction. The southeast portion of the neighborhood is located within the Tower Drainage District. On site detention of storm water runoff will be necessary in order to insure that the storm drains in the area are not overloaded. A significant portion of this neighborhood presently consists of vacant land. However, some of this land is not suitable for urban type development due to the location of the Carrier Creek, and the corresponding 100 year flood plain, and the existence of several large pockets of soils which present severe limitations for buildings and structures. Efforts should be made to preserve the natural amenities associated with the Carrier Creek. The preservation of open space areas adjacent to the Creek could accommodate non-motorized pathways and provide possible opportunities for active and passive recreation. A low density residential land use classification is recommended for this neighborhood for the following reasons: 1. A low density single-family residential land use pattern has been firmly established in the area. 137 ( - �2. The area is very desirable for low density residential land use due to the existence of the Delta Center Elementary School, the close proximity of retail businesses along Saginaw Highway and at the Creyts Road/St. Joe Highway intersection, and the fact that the Carrier Creek traverses the center of the neighborhood and provides various recreational opportunities. Neighborhood Sixteen The majority of the land in this neighborhood is presently vacant with the exception of the Sherwood Forest Apartments on the northern portion of the neighborhood and several single-family residences along Canal Road. The entire neighborhood is located within the Grand Ledge School District. Public water service is presently limited in this area in that the water line along Canal Road extends no further to the south than Creekside Drive. Sanitary sewer service is generally available to the majority of this area. The majority of the neighborhood is located within the Lazell Drainage District. The extreme southeast portion of the neighborhood is located within the Moon and Hamilton Drainage District. The Delta Center Elementary School is located immediately to the east of this neighborhood but unfortunately sidewalks do not exist along Canal Road. The fact that the area abuts 1-96 to the west could necessitate some type of screening in order to buffer prospective residential uses from the freeway's possible negative impacts. The proposed extension of Michigan Avenue to Canal Road should provide improved access to this area. It is anticipated that increasing traffic volumes in the vicinity of the Canal Road/St. Joe Highway intersection will necessitate improvements such as traffic signalization and additional lanes in this area. The following justifications are given for the medium density residential land use pattern which is recommended for this area: 1. The area will be provided transportation facilities and services in the future, such as improvements to Canal Road, the extension of Michigan Avenue and the provision of mass transit service which can adequately support this type of development. 2. A sufficient number of large parcels exist in this area to facilitate land assemblage for multiple family developments. 3. Medium density residential land uses are already found in this neighborhood. 4. The area is located in close proximity to thB 1-96/M-43 Interchange. Neighborhood Seventeen Neighborhood seventeen consists primarily of vacant land with the exception of the Gettysburi Farms Subdivisions and several single-family residences located along St. Joe Highway and Canal Road. Two institutional 138 �uses, being the Delta Center Cemetery and the Trinity United Methodist Church, border the northern boundary of this neighborhood. Public water service is presently not available to this neighborhood. The Gettysburg Farms Subdivisions are served by private water wells. Further urban-type development in this neighborhood should be prohibited absent public water service which is necessary to comply with minimum fire flow requirements. Sanitary sewer service is generally available to this area via sewer lines within the Canal Road and St. Joe Highway rights-of-way as well as the Carrier Creek Interceptor. The majority of this neighborhood is located within the Michigan Avenue Storm Drainage District. The Moon and Hamilton Drain (Carrier Creek) traverses the center of this neighborhood in a north-south direction. The easternmost forty acres of neighborhood seventeen is located within the Tower Drainage District. The Carrier Creek's 100-year flood plain covers approximately fifty acres in the center of this neighborhood. A natural water body which is approximately ten acres in size lies immediately south of the Gettysburg Farms West Subdivision. As previously mentioned, the intersection of Canal Road and St. Joe Highway is presently handling a significant amount of traffic, especially at peak hours. What with projected increases in traffic volumes at this intersection it will be imperative that improvements be made at this intersection which could include the installation of a traffic signal and/or the installation of additional turning lanes. A low density residential land use pattern is recommended for this neighborhood for the following reasons: 1. A low density single family residential land use pattern has already been firmly established in the area. 2. The roadways in this area would probably not safely accommodate the amount of traffic generated by higher density residential developments. Neighborhood Eighteen The majority of the land in neighborhood eighteen is vacant with the exception of the Echo Valley Estates Subdivision and several single-family residences along Mt. Hope Highway. Although the Echo Valley Estates Subdivision was platted in 1965, it has yet to be completely developed due to the fact that many of the lots have not passed septic tank percolation tests. The entire neighborhood is located within the Grand Ledge School District. The eastern portion of Neighborhood Eighteen is served by the Carrier Creek sanitary sewer interceptor. The proposed Hamilton Sanitary Sewer Service District would serve the western portions of this neighborhood. No portion of this neighborhood has public water service. This neighborhood is not within an established county storm drainage district at this time. Measures are presently being taken to have the 139 �majority of this neighborhood included in the proposed Delta Industrial Drainage District. A twenty acre storm water detention pond is envisioned in the center of Section 22 for the purpose of storing storm water runoff generated within the industrial tract so that flooding does not occur downstream during peak water runoff periods. Transportation improvements planned for this area include the reconstruction of Mt. Hope Highway, between Canal Road and Creyts Road, to Class A, All Weather status. This project will provide improved access to the Delta Township Industrial Tract to the south. A low density residential land use pattern is recommended for Neighborhood Eighteen for the following reasons: 1. A low density residential single-family land use pattern has already been established in this area due to the presence of the Echo Valley Estates Subdivision. 2. The provision of a low density residential area adjacent to the industrial tract will insure a variety of housing types in the area. The fact that this neighborhood is bordered by I-496 to the north and the industrial tract to the south will most likely necessitate the installation of screening devices in order to mitigate the possible negative impacts of the aforementioned facilities on future residential developments. The recommendations for residential development for this area presupposes that adequate public utilities, roadways, and storm drainage facilities exist to serve any proposed development. Neighborhood Nineteen The majority of the land in neighborhood nineteen is vacant with the exception of the Homeland and Meadow View Subdivisions and the singlefamily detached residences along Mt. Hope Highway and Creyts Road. The Homeland Subdivision, which borders both sides of Marcy Road, was platted in 1929 and consists of 81 platted lots. The Meadow View Subdivision, which borders both sides of Guenther Road, was also platted in 1929 and consists of 56 platted lots. Public water service is available throughout the Meadow View Subdivision as well as the westernmost portion of the neighborhood. The interior of the neighborhood, including the Homeland Subdivision, lacks water service due to the fact that a water main is not located within the Mt. Hope Highway right-of-way. The entire area is presently lacking sanitary sewer service. The easternmost portion of the neighborhood is located within the Underhill extension drainage district while the westernmost portion of the neighborhood is located within the Holly Drainage District. The majority of neighborhood nineteen is located within the Waverly School District. The westernmost sixty acres of the neighborhood is located within the Grand Ledge School District. Delta Township owns approximately l½ acres of land on the north side 140 �of Mt. Hope Highway, west of the GM Parts Warehouse, within Section 24 which is being reserved for a future fire station. Although not located within Neighborhood Nineteen, the proposed fire station should provide improved fire service to the general area. Given the fact that this neighborhood is positioned between industrial areas to the east and south and an interstate freeway to the north, there will probably be a need to provide screening treatments, such as landscaped berms and buffer strips, to insure an orderly transition in land uses. A low density residential land use pattern is recommended for the eastern portion of Neighborhood Nineteen for the following reasons: 1. A low density single family residential land use pattern exists in the area due to the existence of the Homeland and Meadow view Subdivisions. 2. The proposed open space corridor along the south side of Mt. Hope Highway will provide for a proper transition between residential uses on the north side of Mt. Hope Highway and industrial uses on the south side of Mt. Hope Highway. 3. The provision of a low density residen tial area adjacent to the industrial tract will insure a variety of housing types in the area. A medium density residential land use pattern is recommended for the Western portion of Neighborhood Nineteen for the following reasons: 1. This area is located adjacent to the Creyts Road/I-496 Interchange which affords easy access to the Greater Lansing Area. 2. The land ownership pattern in this area is such that land could be assembled for multiple family developments. 3. Medium density residential development in this area should provide ample housing opportunities for employees in the adjacent industrial tract. Neighborhood Twenty Neighborhood Twenty consists of a mixture of land uses of which singlefamily residential uses are the most common. There are nine platted subdivisions in the neighborhood. Approximately a half dozen commercial businesses exist along Lansing Road. Public sewer and water service is presently not available to this neighborhood. There have been cases of septic tank failures documented in this area by the Eaton-Barry County Health Department. The fact that U.S. 27 and the Grand Trunk Western Railroad border Neighborhood Twenty on the north presents obstacles to providing fire service to the area. A volunteer fire station is located on Lansing Road but due to the fact that this facility is unmanned, it can provide only limited service. r I 141 �) The majority of this neighborhood is located within the Underhill Extension Drainage District. The easternmost portion of the neighborhood is within the Maplewood Drainage District; the central portion is within the Saier Drainage District and the Graham Drainage District serves the westernmost portion of the neighborhood. There are a number of vacant commercial style structures in this area which were occupied by viable businesses when the community of Millett was thriving several decades ago. Most of these structures are now in need of major rehabilitation, the sites generally have insufficient lot area and public utilities such as sewer and water service and storm drains are non-existent. The structures are often located in close proximity to road rights-of-way and single-family residences. It is recommended that commercial uses along Lansing Road be discontinued due to the aforementioned factors. A low density residential land use pattern is recommended for Neighborhood Twenty for the following reasons: 1. Very little vacant land remains in this area, thus it is expected that infill housing will occur on the few renli.ining vacant parcels. 2. A low density single-family residential land use pattern is firmly established in the area. 3. The area is afforded quick and easy access to the Greater Lansing Metropolitan Area from U.S. 27. 4. Recreational opportunities are available to residents in the area due to the close proximity of the Woldumar Nature Center, the Anderson Nature Park and the Grand River. Neighborhood Twenty One Neighborhood Twenty One is composed primarily of vacant land with the exception of a dozen homes along Locust Lane, Waverly Road and the Grand River. The neighborhood is located entirely within the Lansing School District. This area is served by the City of Lansing Sanitary Sewer System as per a 1975 Sewer Agreement which was executed between the City and Delta Township. This agreement limits the number of dwelling units which may be constructed in this area through the use of density regulations. Delta Township does not provide public water service to this area nor does an agreement exist with the City of Lansing to provide water service. At the present time those who wish to develop land in this area m_u st enter into a contract with the Lansing Board of Water and Light to provide water service to the area. The Long Range Street and Highway Plan for the Tri-County Region, which was prepared by the Tri-County Regional Planning Commission in 1979-1980, stated that Waverly Road in the vicinity of Neighborhood Twenty One is presently experiencing high traffic volumes. This document notes that by the year 2000, this segment of Waverly Road will experience traffic volumes which exceed the existing capacity of the roadway. These high 142 �volumes of traffic, and the resulting noise, aesthetics and vehicle emissions could necessitate screening treatments along Waverly Road in order to mitigate these possible negative impacts. A low density residential land use pattern is recommended for this neighborhood for the following reasons: 1. A low density residential land use pattern is firmly established in the area. 2. The stipulations contained within the Sanitary Sewer Service Agreement for this area limit the density to less than five dwelling units per acre. 3. Supportive services and facilities such as retail businesses exist in close proximity to this area. Neighborhood Twenty Two This neighborhood, which lies entirely within the Holt School District, is characterized by single family residences along Jolly Road and a significant amount of vacant land in the western portion of the area. The 100-year flood plain associated with the Grand River covers approximately ten acres in the northwestern corner of the neighborhood. Sanitary sewer and water service is not provided to this area at this time. If and when sewer service is available, such service would be provided in conjunction with the 1975 agreement between the City of Lansing and Delta Township to serve the area with city sewers. The majority of Neighborhood Twenty Two is served by the Keller Drainage District. At this time the western portion of the neighborhood is not located within a designated drainage district. Access to this neighborhood is limited to Jolly Road which is a gravel surfaced local street. Several adjacent land uses could impact development within Neighborhood Twenty Two in the future. These land uses include the Waverly Park apartment complex to the south and the Canterberry Commons residential development to the north, both of which are located in the City of Lansing, as well as the commercial development adjacent to Waverly Road. This neighborhood is bordered by Windsor Township on the south. The Windsor Township Comprehensive Development Plan depicts low density residential development for Section One which abuts Neighborhood Twenty Two. The plan depicts recreational and open space uses for that portion of Windsor Township west of Williams Road. A low density residential land use pattern is recommended for this neighborhood for the following reasons: 1. A low density single-family residential land use pattern has been established in the area. 2. The sanitary sewer service agreement for this area limits the residential density to less than five dwelling units per acre. 143 ( �3. The condition of roadways in the area, the remoteness of the area from fire station facilities, and the significant amount of land which is already divided into small parcels merits a low density residential classification for the area. Neighborhood Twenty Three Neighborhood Twenty Three is characterized by a significant amount of vacant land and a number of single family residences on relatively large lots . It is estimated that approximately 500 acres of land in this neighborhood is presently in agricultural production. A number of residences have been built in this area in the past decade on parcels ten acres in size or less. The Grand Ledge School District serves Neighborhood Twenty Three. This neighborhood presently lacks public sewer and water service. At this time it is estimated that public sewer service will not be available prior to 1990. The majority of land which is located north of North River Highway is within the Waldo and Waldo Number Two Drainage District. The area which is located south of North River Highway is not within an established county drainage district. Access is provided to this neighborhood via Eaton Highway which is under the jurisdiction of the Eaton County Road Commission in this area. North River Highway serves the interior of the neighborhood. The fact that there are no roadways which cross the Grand River west of I-96 isolates this area. The extension of Nixon Road to the north would provide a continuous north-south corridor in this area. However, this project would be very costly due to the necessity of constructing a bridge. The Chesapeake and Ohio Railroad traverses the northwest corner of this neighborhood. However, since there are no access points to the rail line its importance to the area is relatively insignificant. This neighborhood is bordered by Watertown Township to the north and Onieda Township to the west. The Clinton County Land Use Plan illustrates agricultural and open space uses for that area of Watertown Township which borders Neighborhood Twenty Three. The Eaton County Development Plan illustrates parks and open space uses for that portion of Onieda Township which borders this neighborhood. A very low density residential classification is recommended for Neighborhood Twenty Three for the following reasons: 1. A very low density residential land use pattern has been established in the area. 2. The area lacks certain services and physical facilities, such as public sewer and water service, close proximity to fire services, and a quality roadway system to support higher density residential developments. 3. A very low density residential land use pattern will be compatible with adjacent land uses in neighboring townships. 144 �Neighborhood Twenty Four Neighborhood Twenty Four is composed almost entirely of vacant land of which approximately 400 acres is presently in agricultural production. The neighborhood is composed of the majority of Sections Nine and Sixteen located west of 1-96. The entire neighborhood is located within the Grand Ledge School District. / Public sewer and water service is presently not available to this neighborhood. At this time it is estimated that public sewer service will not be available to the area prior to 1990. The majority of the neighborhood is served by the Lazell Drain which is an open ditch agricultural-type drain. Major storm drain improvements would be required in this area in order to accommodate urban development. A medium and high density residential land use pattern is recommended for Neighborhood Twenty Four for the following reasons: 1. The area is located such that good access to the Greater Lansing Metropolitan Area would be provided by West Saginaw Highway and the I-96 interchange. 2. The neighborhood is located in close proximity to Township services, such as police and fire protection as well as to commercial services along the West Saginaw Highway corridor. 3. Although not presently available, the area could be adequately served by the Township sewer and water systems in the future. 4. It is still possible to assemble land in the area to accomodate high density residential development due to the existence of large parcels. 5. The physical conditions of the land, such as soils and topography, appear tobecapable of supporting higher density residential development. Although a medium and high density residential land use pattern is recommended for this area such development should not take place absent adequate public utilities, roadways and schools. Neighborhood Twenty Five The majority of the land in Neighborhood Twenty Five is presently vacant. It is estimated that approximately 900 acres within the area are currently in agricultural production, There are a number of residential subdivisions in this area including Belaire Hills, Silver Ridge Estates, Lea Verde Estates, Dawn Haven and Greenfield Acres. The Greenfield Acres Subdivision was platted in the 19S0's and 1960's. These subdivisions were platted prior to the adoption of stringent land development regulations by Delta Township and the State of Michigan. All of the homes in these subdivisions are singlefamily detached and the majority of the lots are one-quarter to one-third of an acre in size. / 145 �This neighborhood presently lacks public sewer and water service. At this time it is estimated that public sewer service will not be available to this area prior to 1990. There have been documented septic tank failures in several of the aforementioned subdivisions. There are a number of lots in the Belaire Hills Subdivision which are presently vacant due to the fact that the lots will not pass septic tank percolation tests. The majority of this neighborhood is served by designated county drainage districts. The easternmost portion of the neighborhood is served by the Lee and Lazell Drainage Districts; the central portion by the Greenfield Acres Drainage District; and the westernmost portion by the Miller Drainage District. The Grand Ledge School District serves this entire neighborhood. The Hayes Middle School is located within the neighborhood in the southwest corner of Section Eight. Lootens Park, a 74 acre Township park, is located in the center of the neighborhood adjacent to the Hayes School site. The Delta Township Parks, Open Space and Recreation Plan notes that it is anticipated that recreation needs will intensify in the northwest portion of the Township in the future. Present plans indicate that the combined Hayes School-Lootens Park could best serve the recreational needs of the areas residents. The Neighborhood's northern boundary is the Grand River. The Miller Creek traverses the center of the neighborhood in a north-south direction. These natural features provide recreational and aesthetic amenities to residents of the area. Onieda Township borders the neighborhood to the west. The Eaton County Development plan illustrates low and medium density residential development for the western portion of Section Twelve of Onieda Township. A low density residential land use pattern is recommended for this neighborhood for the following reasons: 1. A low density single-family residential land use pattern has already been established in the area. 2. The area is provided with relatively good transportation access via section line roads and Willow and Saginaw Highways. 3. A community school and park facility exists to serve the neighborhood. Neighborhood Twenty Six Most of the land in Neighborhood Twenty Six is vacant with the exception of the Nixonburg Hills, Miller Farms, Pine Manor, Stoney Brook Farms, and Home Acres Subdivisions. It is estimated that approximately 400 acres of land within this area is presently in agricultural production. The Grand Ledge School District serves the entire neighborhood. This neighborhood presently lacks public sewer and water service. 146 At �this time it is estimated that public sewer and water will not be available to this area prior to 1990. There have been documented cases of septic tank failures in several of the subdivisions in this neighborhood. The entire neighborhood is served by designated county drainage districts. The easternmost portion of the neighborhood is served by the Lazell Drainage District. The central portion is served by the Hazel Drainage District, the Miller Drainage District, the Delta Section 16 and 17 Drainage District and the Myers and Henderson Drainage District. The western portion is served by the Miller Drainage District and the Delta Section 17 Drainage District. This neighborhood is bordered by Onieda Township to the west. The Eaton County Development Plan depicts parks and open space uses for most of Section 13 within Onieda Township, while a small portion of the area is designated for low density residential land uses. The Miller Creek traverses this neighborhood in a north-south direction. A significant amount of land within the northwest portion of Section 17 is located within the 100-year flood plain. This neighborhood is bordered by West Saginaw Highway on the north. There will inevitably be pressure exerted from land developers to establish strip commercial developments adjacent to Saginaw Highway. The commercial development section within the Plan denotes several justifications for discouraging strip commercial development along arterial roadways. A low density residential land use pattern is recommended for this neighborhood for the following reasons: 1. A low density single-family residential land use pattern has been established in the area. 2. Low density residential land uses in this neighborhood would be compatible with land uses in adjacent neighborhoods. 3. The fact that this neighborhood is not located in close proximity to supportive services and facilities such as retail businesses and mass transit service could make it difficult to support higher density development in the area. Neighborhood Twenty Seven The majority of land in this neighborhood is vacant with the exception of the Countryside Estates and Evergreen Heights Subdivisions. Both of these subdivisions were platted in several phases in the 1960's. It is estimated that approximately 800 acres of land in the neighborhood is presently in agricultural production. This neighborhood is located entirely within the Grand Ledge School District. This neighborhood presently lacks public water and sewer service. At this time it is estimated that public sewer service will not be available to this area prior to 1990. The majority of this neighborhood is served 147 �by the Myers and Henderson Drainage District while the central portion is served by the Decke Drainage District and the southwest area is served by the Munton Drainage District. This neighborhood is bordered by Onieda Township to the west. The Eaton County Development Plan illustrates parks and open space uses for the majority of land in Section 24 of 0nieda Township while a small area is classified as rural non-agricultural uses. The proposed construction of I-69 from its present terminus to Charlotte will impact this area in terms of land acquisition, traffic volumes, and transitions in land use. A freeway interchange is planned on Nixon Road south of Mt. Hope Highway. During the construction of I-69, it is planned to extend Broadbent Road from its existing terminus approximately three-quarters of a mile to the south to connect with Mt. Hope Highway. The construction of the Broadbent Road extension should provide improved access in this area via the provision of a new north-south corridor between Willow Highway and Davis Highway. Very often commercial land uses are advocated for those areas adjacent to a freeway interchange. It is recommended that commercial land uses not be established adjacent to the I-69/Nixon Road interchange for the following reasons: 1. It is assumed that the construction of the interchange will precede the availability of public utilities in the area. 2. At this time it does not appear that there is a large enough population within this area to support retail businesses in this area. 3. The establishment of commercial uses Jn this area could impose negative impacts such as excessive traffic volumes and incompatibilities in land use upon adjacent residential uses. A low density residential land use pattern is recommended for Neighborhood Twenty Seven for the following reasons: 1. A low density single family residential land use pattern has already been established in the area due to the existence of the Countryside Estates and Evergreen Heights Subdivisions. 2. There are several areas in this neighborhood where soil conditions would not be conducive to the construction of commercial or multiple family buildings. 3. This neighborhood is located several miles from existing and proposed fire service facilities. Therefore, land uses which require significant fire flows should be discouraged in this area. Neighborhood Twenty Eight The majority of land in this neighborhood is vacant with the exception of several single-family residences located along section line roads. It is estimated that approximately 2400 acres of land within this neighborhood are currently in agricultural production. All of the 148 �neighborhood is located within the Grand Ledge School District. This neighborhood presently lacks public sewer and water service. The extension of public water and sewer service is not planned for this area in the near future. The entire neighborhood is served by designated county drainage districts. The easternmost portion of the neighborhood is served by the Dann Drainage District, the Mccalpin Drainage District and the Moon and Hamilton Drainage District. The western portion of the neighborhood is served by the Munton Drainage district, the Thornapple Extension Drainage District, the Decke Drainage District and the Fox Drainage District. Most of the soils in this area are very conducive to agricultural uses. These soils also present severe limitations for urban type development due to poor septic tank percolation, poor compaction and load bearing capacity and the fact that they are susceptible to frost action. The Delta Township Parks, Open Space and Recreation Plan recommends that a community park site be obtained somewhere in this neighborhood in order to serve the long range recreation needs of residents in the southwest portion of Delta Township. Delta Township owns twenty acres of land on the north side of Millett Highway adjacent to I-96 which is planned to be used as a future cemetery site. This neighborhood is bordered by Onieda Township to the west and Windsor Township to the south. The Eaton County Development Plan depicts parks and open space uses within Sections 25 and 36 of Onieda Township. The Windsor Township Comprehensive Development Plan depicts agricultural land uses for those areas within Sections 4, 5 and 6 which abut Neighborhood Twenty Eight. An agricultural land use classification is recommended for those portions of Sections 29 and 30 which are located south of the proposed I-69 freeway and for all of Sections 31 and 32 for the following reasons: 1. The soils in this area are most conducive to agricultural activities. 2. An agricultural land use pattern has been firmly established in this area. 3. Public utility service is not planned for this area in the near future . A very low density residential classification is recommended for the remainder of Neighborhood Twenty Eight for the following reasons: 1. A very low density single-family residential land use pattern has been established in this area. 2. The relatively flat topography within t;he eastern portion of Neighborhood Twenty Eight presents problems in adequately handling storm water runoff generated by urban type development. 3. Public utility service is not planned for this area in the near future. 149 I �4. The section line, gravel surfaced roadways in this area could not safely accommodate the higher volumes of traffic which are associated with higher densities of residential developments. V Office Development Two large office development areas are described in the Future Land Use Plan. The first is located north and south of West Saginaw Highway between Canal Road and Carrier Creek. The second is located in the vicinity of the Creyts Road/I-496 Interchange. The West Saginaw Highway office development area contains approximately 125 acres while the Creyts Road office area contains approximately 210 acres. Both proposed office development areas are directly adjacent to interstate highway interchanges and are effectively linked with the entire Lansing metropolitan area as well as other portions of the State of Michigan. These two office development areas should provide sites which are particularly attractive to companies desiring state and regional headquarters office complexes. The two office development areas, as delineated, are large enough in size and of appropriate shape to permit the design of integrated office parks or campus-like developments with internal circulation and parking systems as well as attractive on-site landscaping. Because of the location of the office facilities in close proximity to residential housing areas and their ready accessibility to the interstate highway system interchanges, congestion during peak traffic hours in the vicinity of these developments should be minimized. Office development is also recommended adjacent to Waverly Road between Saginaw Highway and St. Joe Highway. The area bounded by Saginaw on the north, Waverly Road on the east, Michigan Avenue on the south, and Dibble Boulevard on the west is experiencing a gradual transition in land use. Although there are a number of residences in this area, a non-residential land use pattern is recommended for the future due to the following factors: 1. A mixed land use pattern presently exists in this area consisting of commercial/office uses and low density to high density residential uses. Encouraging office development in the area would establish a single land use pattern and prevent conflicts between competing uses. 2. Public office equate office drains 3. The lots in the Parkview Acres Subdivision which front on Waverly Road generally have 350 feet of depth. Thus, these lots are large enough to accommodate physical improvements necessitated by office land uses such as buffer strips, service drives, parking areas, storm drainage detention areas, etc. 4. The area is no longer desirable as a residential neighborhood due to the high traffic voluraes on Waverly Road and the resultant negative impacts such as noise, aesthetics and vehicle emissions. In spite of the fact that a significant number of vacant parcels sewer and water service in this area is adequate to serve land uses. Storm drains in this area are presently inadto serve office land uses and thus it is recommended that land uses not be authorized absent improvements to the or the utilization of on-site detention measures. 150 �exist adjacent to Waverly Road, a single family residence has not been constructed with frontage on Waverly Road for more than fifteen years. 5. Such factors as a close-in location to the greater Lansing metropolitan area, frontage and visibility on an arterial street, and the existence of an interstate freeway interchange less than one and a half miles away make this area attractive to office land uses. 6. A stable single-family residential neighborhood exists in the Clairborne Heights Subdivision immediately to the west of the aforementioned area. The establishment of office land uses along Waverly Road will serve as a transitional area between Waverly Road and the low density residential area to the west. The three block area which is bordered by Michigan Avenue on the north, St. Joe Highway to the south, Waverly Road to the east, and Hume Boulevard to the west consists of a mixture of commercial, office and singlefamily residential uses. Although there are a number of single-family residences located in this area, an office land use pattern is recommended for the following reasons: 1. This area is not a viable residential neighborhood for the following reasons: a. The lots in this area generally consist of approximately 6600 square feet which presents difficulties when attempting to locate a 1,000-1,200 square feet residence on these properties. b. The high traffic volumes on Waverly Road make it extremely difficult for residents to ingress and egress from properties in this area in addition to the roadway's negative impacts such as noise and poor aesthetics. c. The existing mixed land use pattern in the area has resulted in inevitable incompatibilities and conflicts between land uses. 2. Designating an office land use pattern in the area would permit developers to assemble enough parcels together to form sites which would be large enough to accommodate office development. Parcels at least a third to a half acre in size would be required due to front setback requirements on Waverly Road, and the need for transitional buffer strips and storm water deten t ion areas. 3. The area is attractive for office land uses due to the visibility and access provided by arterial roads such as Waverly Road, lf.ichigan Avenue and St. Joe Highway. This area is also located in close proximity to the 1-496/Waverly Road interchange which affords excellent access to the greater Lansing metropolitan area. The recommendation for office land uses in these two areas is made with the following qualifications: 151 �1. This recommendation is for a specific area along Waverly Road and does not apply to all areas within Delta Township which have Waverly Road frontage. 2. The development of office land uses in this area should not precede the provision of necessary physical improvements which are required to support such facilities. These facilities could include adequate storm drainage provisions and construction of a service drive parallel to Waverly Road. 3. It is intended that future office development in this area be new construction rather than converted single-family residences and also that land be assembled in such a manner that office parks or complexes will be established rather than strip development along Waverly Road. 4. Access to Hume Street and Dibble Boulevard by office land uses should be prohibited whenever possible since these roadways serve as local residential streets. 5. Landscaped buffer strips should be installed in order to properly screen the proposed office land uses from the existing residential neighborhoods to the west. The practice of using secondary spaces such as converted residences and basements for office uses should be discouraged due to the fact that the following circumstances could result: VI 1. Converted residences and individual lot-by-lot development of office buildings would represent a poor transition in land uses between residential and non-residential uses and could result in strip development. 2. Individual office developments often require physical facilities such as extensive parking lot lighting, trash dumpsters, signs, etc., which can negatively impact adjacent residences. 3. A proliferation of access points to arterial roadways would result which would significantly decrease the traffic carrying capacity of the roadway and could contribute to unsafe turning movements. Commercial Development The commercial land use pattern illustrated herein has five primary objectives: 1. To encourage the continued viability of the Delta Central Business District which consists of the retail businesses within the Lansing Mall, Domet Village, Granger Mall and Meijer and K-Mart complexes. 2. To improve the aesthetics within and the access to the strip commercial areas which lie east and west of the Delta Central Business District along Saginaw Highway. 3. To prevent the proliferation of strip commercial development. 152 �4. To provide planned neighborhood shopping centers convenient to residential areas. 5. To discourage the conversion of single-family residences to retail uses. The Delta Central Business District The Delta Central Business District is generally bounded by Mall Drive West to the north, Iris Street to the east, Ivan Street to the south, and Mall Drive South to the west. The Lansing Mall, Dornet Village, Meijer, K-Mart and Granger Mall complexes are located within the Delta Central Business District. It is assumed that in-fill development will occur on the remaining vacant commercial properties in this area during the next two decades. The Comprehensive Plan recommends that peripheral access around this shopping district be improved via the extension of Ivan Street and the construction of a roadway connecting the proposed east-west collector to Mall Drive West. The provision of additional landscaped areas throughout the Delta Central Business District would improve the visual appearance of the area. It is recommended that the owners of the individual shopping centers in this district instigate a parking area landscape program to provide landscaped islands containing trees, shrubbery and flower plantings which would break-up the existing expanses of asphalt. Consideration should be given to the street improvement recommendations which were contained in the Street Improvement Plan for the Delta Township Commercial Core Area which was prepared in 1978 by a traffic consulting firm. Special attention should be directed to specific problems in this area such as the high accident rate on Saginaw Highway, the inadequate storm drainage facilities, the poor maintenance of privately owned service drives and the problems negotiating left hand turns. The Delta Central Business District provides convenient commercial facilities to higher density residential areas which border it. The majority of the medium and high density land surrounding the Delta Central Business District is developed but it is anticipated that in-fill development will occur on the remaining vacant lands. Commercial Areas to the East and West of the Delta Central Business District The strip commercial development located to the east of the Delta Central Business District stretches along Saginaw Highway from Waverly Road on the east to Mall Drive East on the west. The majority of the businesses in this area are of a convenience nature and are located on individual lots with generally two access points per lot to Saginaw Highway. Most of the businesses in this area were constructed between 1955 and 1975. Strip commercial development exists from the Delta Central Business District west to Creyts Road. The commercial development pattern in this area is still emerging due to a number of residential dwellings which 153 �are located along the north side of Saginaw Highway and the existence of a significant amount of vacant land along the south side of Saginaw Highway. A wide variety of retail land uses presently exist in this area. Although strip commercial development is not a desirable form of land development, it is recognized as the dominant land use in the afore-mentioned areas. It is recommended that existing, as well as future, development in these areas attempt to implement the following measures, thereby upgrading the general condition of these retail areas: 1. Further attempts should be made to control the size and quantity of advertising signs. The existing signs generally have a negative impact on aesthetics. 2. Access to the retail establishments should be improved. A solution could be the construction of a service drive parallel to Saginaw Highway which would eliminate some of the access points to this roadway. 3. Many of the existing businesses have made no provisions for screening such items as parking lots and refuse dumpsters from adjacent residential properties. Landscaped buffer strips should be installed along all proerty lines which abut residential land uses. Planned Neighborhood Shopping Centers A neighborhood convenience shopping center offers consumer convenience goods such as foods, drugs and sundries, as well as personal services such as laundry and dry cleaning, barbering and shoe repairing, for daily living needs of an immediate neighborhood. Generally, a food store is the principal tenant in a neighborhood convenience shopping center. The amount of gross leasable area in a neighborhood convenience shopping center may range from 20,000 to 100,000 square feet with an average gross leasable area of 50,000 square feet. The site area for a neighborhood convenience shopping center should range between two and five acres and the support population will range from 6,000 to 10,000 persons. Neighborhood convenience shopping facilities normally serve a grouping of adjacent residential neighborhoods and are usually located adjacent to an arterial or collector street for convenient accessibility. Certain neighborhood convenience shopping centers can serve specialized functions such as a center proposed within the industrial corridor to serve workers in the area. Similarly, neighborhood convenience shopping facilities, located within proposed office development areas in the Plan, could serve office workers during normal business hours and residents of surrounding neighborhoods at all times. Planned neighborhood shopping centers are proposed for a number of locations throughout the Township. The locations, which are illustrated on the Future Land Use Map, were selected on the basis of accessibility, proximity to other retail trade areas, and the projected popu- 154 �lation which would be served by such a facility. The sites illustrated on the Future Land Use Map should be considered as suggested general locations for the spacing of neighborhood convenience shopping centers, not as specific locational recommendations. It should be noted that several existing retail areas within the Township, such as the lands surrounding the Creyts Road/St. Joe Highway and Canal Road/Saginaw Highway intersections, serve as neighborhood shopping centers even though these areas were not specifically planned and developed as neighborhood shopping centers. There are also a number of retail stores located within the Saginaw Highway strip commercial development which serve day to day shopping needs. Planned neighborhood shopping centers should not be established in close proximity to existing retail facilities which, although not officially designated as planned neighborhood shopping centers, essentially serve the convenience shopping needs of residents and employees in the area. Recognizing the increasing cost of transportation, the provision of planned neighborhood shopping centers in close proximity to residential neighborhoods is a very logical land use procedure. Such facilities can be located in a manner which will encourage non-motorized access and decrease dependence on the automobile. When properly designed, neighborhood shopping facilities should pose only minimal impacts to adjacent residential areas while catering to the day to day shopping needs of the residents. However, such facilities should only be authorized when adequate accessibility exists, when similar competing facilities are not found within a radius of several miles, when compatibility with adjacent residential neighborhoods is demonstrated and when an adequate support population of residents and/or employees exists within a radius of one mile. It is recommended that proprietors of proposed planned neighborhood shopping centers demonstrate that a need exists for the proposed facility via the use of market analyses, population projections, etc. Limiting Strip Commercial Development Strip commercial development can be defined as "A ribbon of uses fronting both sides of an ar,terial roadway and extending inward for half a block." (Source of definition: The Language of Zoning, Michael J. Meshenberg, American Society of Planning Officials, Planning Advisory Service, Report No. 322, November 1976, pg. 33.) The most common retail stores found within strip commercial areas are fast-food restaurants, gas stations, motels, and an assortment of automobile sales and service operations. A report entitled Access Control Study prepared by the Tri-County Regional Planning Commission in 1980, describes the common characteristics of strip development. "Inherent characteristics of strip development include: "A business's reliance on single purpose automobile trips for patronage. "The need for on-site circulation an<l storage of automobiles. 155 �- "The desire for visibility and easy access to the motoring public. - "Each developed parcel functions as a free-standing traffic generator. "These characteristics of strip development create conditions which severely impair the traffic carrying capacity of an arterial street, such as: "Direct traffic conflicts between turning or maneuvering vehicles entering or leaving a driveway, and 'through' arterial traffic. - "Disparity in vehicle speeds resulting from vehicles slowing to turn, change lanes, merging and demerging. - "Advertising signs, buildings, utility poles and traffic control signs which eventually clutter a strip development create distractions and reduce effective sight distance. "Manuevering traffic, frequent stops or speed changes increase travel time, increase fuel consumption and degrade air quality. - "Traffic conflicts caused by disparity in relative vehicle speed, turning movements and land change maneuvers increase accidents and impair safety of arterial streets. "Thus, the end result is an arterial street which operates at much less than optimum capacity or efficiency because of the cumulative effects of traffic interference and 'marginal friction' resulting from the conflicting service functions of lane access and traffic movement." (Source: Access Control Study, Tri-County Regional Planning Commission, authored by Jeff Kern, June, 1980, pg. 4.) Strip commercial development is firmly established in Delta Township along Saginaw Highway between Waverly Road and Elmwood Road. It is recommended that the strip commercial development along both sides of Saginaw Highway be contained within its existing boundaries. It is also recommended that strip commercial development be discouraged from establishing along arterial roads such as Waverly Road, St. Joe Highway, Michigan Avenue and Creyts Road. Adoption of the following practices will assist in discouraging strip commercial development from establishing along arterial roadways: 1. Insure that a sufficient amount of commercially zoned land is available at locations which do not result in each lot having direct access to an arterial street. 2. Incorporate regulations in Township Ordinances which encourage the consolidation of commercial land uses in attractive park-like settings. 3. Encourage planned neighborhood convenience shopping centers to be 156 �located close to groupings of residential neighborhoods. 4. Direct more attention towards land use planning along arterial roadways. This could include the possible adoption of regulations limiting the number of access points to arterial roadways, increasing the minimum lot width requirements adjacent to arterial roads and possible prohibitions on left hand turns in selected areas. Converting Residences to Retail Uses The practice of converting single-family residences to retail uses should be discouraged. Residential dwellings are generally not positioned on a lot so as to provide proper commercial setbacks, afford adequate parking and a good on-site circulation pattern. Sufficient space often . does not exist to accommodate landscaped buffer strips which are necessary to properly screen retail uses from residential uses. Problems often result in attempting to retrofit residential buildings to comply with state of Michigan barrier free design laws as well as attempting to comply with the floor loading requirements of the Uniform Building Code. Finally, a common residential driveway is generally inadequate to safely accommodate retail land uses. VII Industrial Development The industrial development pattern in the Future Land Use Plan has been designed to optimize the Township's potential as a manufacturing and warehousing center. The proposed industrial corridor is generally bounded by Mt. Hope on the north, US-27 on the southeast, Davis Highway on the south and Interstate 96 on the west. A distinction is made in the plan between a light industry/warehousing development area and a heavy industry development area. There are three light industrial development areas designated in the Future Land Use Plan. The first is bordered by I-496 to the north, US27 and Waverly Road to the east, Mt. Hope Highway to the south and the Homeland Subdivision to the west. This area is almost entirely devoted to the General Motors Parts Warehouse facility. The second is located between the Grand Trunk Western Railroad tracks and US-27. The third is located south of Mt. Hope Highway, west of Canal Road, east of 1-96 and north of the Delta Industrial Park. Light industrial areas have been designated for several different locations in order to; 1) provide sufficient room for plant expansions, 2) offer rail service to light industrial uses, and 3) insure that an adequate amount of land will exist so that there will not be future shortages and resulting high prices. A heavy industrial classification is recommended for the remainder of the industrial tract. Although the land area designated for industrial development exceeds the projected figure of 200 acres of required industrial land, it is felt that the Township should provide for industrial expansion which could occur beyond the year 2000. Past experience with the Oldsmobile and Meijer developments has demonstrated that the loca- 157 �tion of a few large industries within an area could significantly increase the amount of industrial development in that area and thereby increase the amount of land required. It is recommended that the Township encourage the establishment of planned industrial parks within industrial areas. "With the exception of very large plants and those that require free-standing sites because of their need to be close to raw material sources or because of their incompatibility with other plants, industrial parks provide the most advantageous locations because they are designed to meet the requirements of modern industries. Operating efficiencies can be gained and conflicts with neighbors can be avoided when an area is especially planned to accommodate industrial development. Interdependent plants can take advantage of opportunities to cluster in close proximity. If an industrial park in an urban area is sufficiently large and intensively developed, it will be able to obtain transit service which can result in significant cost savings both directly for employees and indirectly for employers." (Source: The Practice of Local Government Planning, International City Management Association, 1979, page 265.) In addition, industrial parks generally result in fewer curb cuts and identification signs on arterial roads than do individual lot by lot developments. Since the businesses in industrial parks are concentrated, it is often easier to cooperatively provide for such needs as storm water detention and rail service. VIII Parks, Open Space and Recreation Facilities Development In 1978 the Delta Township Parks and Recreation Commission prepared a Parks, Open Space and Recreation Plan for the Township. The plan contains an inventory of existing park facilities, notes deficiencies in the parks system based on accepted recreation standards, contains a goals statement, and concludes with a parks and recreation master plan. The Parks and Open Space Plan and the Comprehensive Plan are well coordinated in that they utilize the same population projections and neighborhood units. Rather than attempt to duplicate the contents and recommendations contained within the Parks and Open Space Plan, the Land Use Plan depicts the future parks and open space sites which are illustrated on the Parks and Recreation Master Plan. Figure LU-III depicts private and public park facilities in the Township as well as designating four green belts. The four major green depicted serve two purposes. First, the green belts reflect one hundred year flood plain areas and attempt to preserve these areas in their natural state as much as possible. Secondly, these green belts are intended to be used to screen intensive industrial uses from less intensive residential uses The Carrier Creek Green Belt The Carrier Creek Green Belt begins at the Grand River and continues three miles to the south to Mt. Hope Highway. This area has the potential to 158 �"--.., --- /~/' ') \_( \.l j. ~ TOWNSHIP DELTA PARKS AND PUBLIC GREEN BEL TS PARKS ANDERSON 2 DELTA MILLS 3 ERICKSON 4 GRAND WOODS (Cltyof Lansing) 5 HAWK MEADOWS Q"I .... l/') Q) bO cu p., 6 LELAND 7 LOOTENS 8 SHARP H H H C:=J / /✓ :::// £,, ,,,,,,. .,,,."' ---- / I / .,,..,,, I p H Q) H ;j PRIVATE RECREATIONAL AREAS 9 INGHAM COUNTY CONSERVATION LEAGUE 10 WOLDUMAR NATURE CENTER H>>d GREEN BELTS / ,, / / A CARRIER CREEK 8 MT. HOPE HIGHWAY C NORTH GRAND RIVER D SOUTH GRAND RIVER NORTH FIGURE LU I I I bO •r-f µ., �offer a myriad of recreational opportunities, ranging from a casual picnic lunch for adjacent residents or office workers to an all-day hiki.ng or bicycling outing. It is anticipated that the majority of the open space, which will be preserved adjacent to the Carrier Creek, will lie within the 100-year flood plain due to the fact that the Township Zoning Ordinance prohibits permanent structures within such areas. It is recommended that a minimum distance of 50 feet from either side of the Creek be preserved for the open space corridor. The 100 feet wide open space corridor should provide adequate space to accommodate bicycle paths and pedestrian walkways in the area. Fences and other structural facilities which obstruct access to the open space area should be discouraged. It should be noted that the Carrier Creek, between the Grand River and I-496 is established as the Moon and Hamilton County Drain and is under the jurisdiction of the Eaton County Drain Commissioner. Since the Carrier Creek serves as a county drain, its primary purpose is to provide a storm water runoff outlet for properties within the storm drainage district. There will be a need to periodically clean and maintain the drainage channel which could impact the natural vegetation in the area. It is hoped that land owners and developers adjacent to the Carrier Creek will voluntarily enter into open space agreements with the Township to assure the preservation of the area in its natural state. It would be cost prohibitive for the Township to attempt to purchase land adjacent to the Carrier Creek for the purpose of reserving the land as open space. North Grand River Green Belt The second major open space area runs north and south of the Grand River between Royston Road on the west and Webster Street on the east. This area has excellent potential for development of day use facilities and water oriented recreation. The Carrier Creek green belt and the north Grand River green belt are linked at a common point and could provide the opportunity for continuous hiking and bicycling. South Grand River Green Belt The third major green belt is located between Lansing Road and the south course of the Grand River and contains the Anderson Nature Park and Woldumar Nature Center. The short-range improvements which are planned for Anderson Nature Park include fencing the perimeter of the site, upgrading existing nature trails, improving Wardell Road and the installation of an off-road parking area. Long-range improvements include the construction of a building to accommodate the propos ed nature interpretation program. Continued efforts should be made to coordinate Anderson Nature Park's development and programming with the Woldumar Nature Center. Mt. Hope Highway Green Belt The fourth major green belt is located along the south side of Mt. Hope 160 �Highway between 1-96 and U.S. 27. The purpose of this green Belt is to provide an effective separation between the planned industrial uses on the south side of Mt. Hope Highway and the residential uses to the north. It is recommended that the green belt have a minimum width of 50 feet and that it be landscaped with trees and shrubbery. Due to the relatively narrow width of the green belt, it is assumed that the area will serve passive recreational pursuits rather than active recreational uses. Consideration should be given to the installation of a pedestrian/bicycle pathway in this area which could serve workers who live in close proximity to the industrial tract. Private Development of Open Space Areas It is anticipated that portions of each of the recommended green belts will be developed and maintained as private or commercial recreation facilities. Such facilities could include golf courses, sportsmen's clubs, nature study preserves and various kinds of commercial recreation facilities which will maintain the natural beauty of the green belt areas while not disrupting their continuity. IX Proposed Thoroughfare Improvements Fi gure LU-I V illustrates improvements proposed for Delta Township's thoroughfare network. The thoroughfare improvements illustrated in Figure LU-IV are designed to either correct deficiencies in the existing thoroughfare network or to serve the land development pattern contained in the Comprehensive Plan. Table LU-2 contains a description of each proposed thoroughfare improvement and a summary of the primary purposes the proposed improvement is intended to fulfill. Cost estimates have not been provided due to the volatile nature of road construction costs. Funding for many of the proposed projects is expected to be provided by federal monies, specifically Federal Aid to Urban Systems Funds, and non-federal sources such as the MDOT and Eaton County Road Commission. The road improvement projects do not appear in order of priority. 161 �C z :c <( z a:~ ~o cna: co. a. LLJ (.) LLJ LLJ en 3: 0 I- -::::>> ..J < I..J w C en ~~ ...::::, ·-LL • U,<( LLJ Cl) 03: C) Oc, 0. ::c: a:- 0. ::c: I- () w -, 0 er: Q. 0 w en 0 Q. ii 0 er: Q. I I I \ I \ I \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ I ' I II ' ' ' \ \ I \ / \ I \ I \ I I I I I I I I I I I I I -- I I I I I) I Figure LU-IV Page 162 I / �TABLE LU-2 PROPOSED ROAD IMPROVEMENTS PROJECT NAME LENGTH (MILES) PROPOSED IHPROVEMENTS LOCATION New construction/reconstruction, realignment, widen to four lanes, install turn lanes. PRINARY PURPOSE (S) Eliminate through traffic from a residential neighborhood, improve circulation •5 Saginaw Hwy to Hichigan Ave. Willow Highway 3.5 Waverly Rd. to Canal Rd. Interstate 69 2.0 Royston Rd. to 1-96 Construction of an expressway, interchange at Nixon Rd., overpass at Royston Rd. and Broadbent Rd. Provides connection to major midwestern metropolitan areas and the State Capitols of Michigan and Indiana Creyts Rd./ 1-496 interchange Widen bridf,e structure to four lanes, install two loop ramps. Improve traffic circulation and traffic carrying capacity, facilitate left turns Creyts Rd. to Canal Rd. Reconstruction, correct vertical alignment, additional lanes at selected points Improve traffic circulation and traffic carrying capacity Elmwood Dr. Creyts Rd./ 1-496 interchange St. Joe Hwy. 1.0 Resurfacing, drainage outlet, additional lanes at selected points 163 Improve condition of existing roadway surface �TABLE LU-2 PROPOSED ROAD IHPROVE}IBNTS (continued) PROJECT NAME East-West Collector St. (Willow St. extension) LENGTH (MILES) Davis Hwy. extension PRIMARY PURPOSE(S) Willow Hwy. to Elmwood Rd. New construction 1.0 Elmwood Rd. to Creyts Rd. New construction 1.0 Creyts Rd. to Canal Rd. New construction Bridge structure Snow Rd. intersection Realignment of intersection, ROW acquisition, radius improvements Improve turning movements Willow Hwy. to Eaton Hwy. New construction, bridge structure Provide a needed north-south corridor with a river crossing in the western portion of the Township . Canal Rd. east to existing terminus New construction Provide improved access within Industrial Tract .5 Mt. Hope Hwy. Nixon Rd. extension PROPOSED IMPROVEMENTS LOCATION 1.0 . 25 164 Provide alternative east-west access other than W. Saginaw Hwy., eliminate through traffic from residential neighborhoods �TABLE Lu-2 PROPOSED ROAD IMPROVEMENTS (continued) PROJECT NAME Creyts Rd. Royston Rd. extension LENGTH (MILES) LOCATION PROPOSED IMPROVEMENTS 1.0 U.S. 27 to Millett Hwy. Acceleration/deceleration lanes, intersection improvements, drainage outlet. 1.0 Millett Hwy to Mt. Hope Hwy. ROW acquisition, drainage outlet, acceleration/deceleration lanes, additional lanes at selected points. •5 Mt. Hope Hwy. to I-496 ROW acquisition, widen to four lanes, drainage outlet, shoulder improvements. .5 1-496 to St . Joe Hwy. ROW acquisition, widen to four lanes, extend length of right turn lane . •5 St. Joe Hwy. to Michigan Ave. ROW acquisition, additional lanes at selected points, improve vertical alignment. •5 Michigan Ave. to Saginaw Hwy. ROW acquisition, additional lanes at selected points, drainage outlet. St. Joe Hwy. to Willow Hwy. New construction 2.0 165 PRIMARY PURPOSE(S) Improve traffic circulation and traffic carrying capacity. Provide improved north-south traffic movements in the western portion of the Township �TABLE LU-2 PROPOSED ROAD IMPROVEMENTS (continued) PROJECT NAME Arterial Service Drives Snow Rd. Canal Rd. LENGTH (MILES) PROPOSED IMPROVEMENTS LOCATION PRIMARY PURPOSE(S) 2.0 North side of West Saginaw Hwy. between Waverly and Creyts New construction 2.0 South side of West Saginaw Hwy. between Waverly and Creyts New constriction 1.0 West side of Waverly Rd. between Saginaw Hwy. and St. Joe Hwy. New construction Michigan Ave . to St. Joe Hwy. Reconstruction, realignment, service drive, intersection improvements. Improve traffic circulation and traffic carrying capacity. St. Joe Hwy. to Willow Hwy. Additional lanes at selected points, improve vertical alignment, intersection improvements. Improve sight distances, improve traffic carrying capacity. .5 2.0 166 Improve traffic circulation and traffic carrying capacity on arterial roads, provide for improved ingress and egress to retail properties, provide for safer traffic conditions. �TABLE LU-2 PROPOSED ROAD IMPROVEMENTS (continued) PROJECT NAME Mall Drive South Michigan Ave. Extension Mall Drive North Millett Hwy. LENGTH (MILES) PROPOSED IMPROVEMENTS LOCATION PRIMARY PURPOSE(S) .s Michigan Ave . to St. Joe Hwy. New construction Improve traffic circulation and eliminate through traffic from a residential subdivision. 1.0 Creyts Rd. to Canal Rd. New Construction Bridge construction Improve traffic circulation, provide an alternative east-west route other than West Saginaw Hwy. Mall Drive west to Willow St. extended New construction Improve traffic circulation in the Delta Township central business district. Creyts Rd. to Canal Rd. ROW acquisition, increase roadway width, drainage outlet, Class A shoulders, acceleration/deceleration lanes, improve vertical alignment. Improve sight distances, provide adequate roadway width, improve ingress and egress to the roadway at selected points. .s 1.0 167 �TABLE LU-2 PROPOSED ROAD IMPROVEMENTS (continued) PROJECT NAME LENGTH (MILES) Mt. Hope Hwy. 1.0 PROPOSED IMPROVEMENTS LOCATION PRIMARY PURPOSE(S) Creyts Rd. to Canal Rd. ROW acquisition. all weather cap, Class A shoulders, drainage outlet, additional lanes at selected points, improve vertical alignment. Convert roadway to Class A all-weather status, improve sight distances, improve ingress and egress to the roadway at selected points. Ivan St. Extension •5 Extended to Mall Drive South New construction Provide improved access to the Delta Township central business district, eliminate through traffic from residential neighborhoods. Broadbent Rd. Extension .5 Extend to Mt. Hope Hwy. New construction Improve northsouth access in the Township. 168 �/ �COHMUNITY FACILITIES The Community Facilities Component of the Comprehensive Plan consists of five parts. In Part I Township offices and departments are analyzed and a brief description is given of major Township buildings. Part II contains a review of police protection services which are contractually provided to the Township by the Eaton County Sheriff's Department. The discussion examines the level of existing police service and describes future law enforcement needs. Part III consists of an evaluation of Township fire protection needs. Existing fire facilities are analyzed and future needs are reviewed. Part IV consists of a r e view of existing library service provided to Township residents. Finally, Part V contains an analysis of existing and future school facility needs of the Waverly and Grand Ledge School Districts. I Governmental Offices and Departments Table CF-1 contains a listing of ings. The listing only includes does not include such facilities structures or other buildings of the major Delta Township owned buildthe larger Township structures and as well houses, lift stations, park less than 1,000 square feet. The Delta Township Administration Building is the most prominent Township owned structure. The building contains the offices of the Township Clerk as well as the Building, Accounting, Engineering, Planning, Parks and Assessing Departments. The Administration Building is almost fully occupied at the present time. It is anticipated that additional space will be needed to house Township administrative offices within t h e next ten years. It is recommended that a Township space needs study be undertaken in the future. The purpose of the study would be to conduct an inventory of existing Township floor space, analyze manpower needs, and provide a projection of future space requirements for Township governmental functions. II Police Protection The Police Department is responsible for the safety and security of the Township. The Department regularly patrols Township thoroughfares as well as commercial, industrial and residential areas. Other responsibilities of the Police Department include the serving of warrants, subpoenas and other forms of legal process, execution of court orders and transport of offenders to the Eaton County Sheriff's Department . Table CF-2 illustrates the workload of the Delta Patrol Division for the period of 1975-1981. 169 �TABLE CF-1 INVENTORY OF MAJOR DELTA TOWNSHIP OWNED BUILDINGS Square Footage Primary Use Building Administration Building Houses the majority of Township departments Parks Department Building Date of Construction 10,600 1970 Parks maintenance equipment is stored and repaired here 1,900 1,400 1973 1977 Water Department Building Houses Water Department offices, well controls and monitoring equipment, and maintenance equipment 3,300 1970 Wastewater Treatment Building Contains the Wastewater Treatment Department offices, laboratory and monitoring equipment and an incinerator 8,000 1971 Fire Station One Houses Delta Township Fire Department 3,700 1956 Fire Station Two Houses fire fighting equipment 2,600 1979 Sheriff's Department Sub-Station Houses the Eaton County Sheriffs Department's Delta Patrol Division 2,900 1982 TABLE CF-2 DELTA PATROL DIVISION ACTIVITIES 1975-1981 1975 1976 1977 1978 1979 1980 1981 6,269 7,199 6,982 7,554 8,590 7,927 7,631 Total Accidents 842 853 924 1,141 1,206 836 869 Total Arrests 862 719 495 322 575 876 856 2,458 2,821 1,981 3,164 2,748 3,594 4,409 Total Calls for Service Total Traffic Tickets 170 �Existing Service Delta Township has contracted with the Eaton County Sheriff's Department for police protection since 1970. There are six patrol cars and twentyone employees which are permanently assigned to the Delta sub-station. In 1982 the police force moved into a new 2900 sq. ft. building on Administrative Drive. At the present time there is one lieutenant, two sergeants, one secretary and seventeen patrol deputies employed at the Delta Township substation. Additionally, a detective is based in Charlotte. The police department presently does not man the sub-station on a twenty-four hour basis. All calls at all hours are dispatched through the Eaton County Sheriff's office in Charlotte. Future Needs Police service is generally proivded by dividing the geographic area of the community into patrol districts. The factors determining the size of districts include cirme rates, overall size, geographic conditions, traffic conditions, population densities and response times. The Delta Patrol Division has divided the Township into four service districts. There are no uniform "need for services" standards available for police service because these factors vary significantly from jurisdiction to jurisdiction. The national average for police service is presently 1.6 officers per 1,000 residents. The present ratio in Delta Township is approximately .8 officer per 1,000 residents. Although additional manpower was added to the Delta Township Patrol Division in 1982, continuing demands for police service preclude little specialization in order to cover investigation activities. More personel is needed for a wide variety of required specialties such as juvenile officer, traffic specialists, full time worthless document investigator and additional command/administration personnel. 171 �III Fire Protection Personnel Prior to 1970 the Fire Department was staffed by a fire chief and volunteers. At the present time the Fire Department staff consists of a fire chief, a dispatcher, nine full-time fire fighters and twentyfive volunteers. Three full-time fire fighters are available at all times at Station One. When a fire alarm is received the full time fire fighters take the fire engines to the scene and the volunteers, who are alerted by radio, respond to the scene. In 1979 the voters of Delta Township approved a millage issue of onehalf mill for the operation of a paramedic unit within the Township. A paramedic staff of three trained individuals now operates under the direction of the Township Fire Chief. Presently one trained paramedic is available at all times. A fully equipped ambulance was purchased in 1979 which is utilized primarily for paramedic activities. Service Table CF-3 illustrates Fire Department responses and Township fire losses for the period of 1975-1981. This table does not include such departmental activities as building inspections and mutual aid requests. TABLE CF-3 DELTA TOWNSHIP FIRE DEPARTMENT RESPONSES AND FIRE LOSSES 19 75-1981 1975 1976 1977 1978 1979 1980 1981 88 37 76 28 57 86 36 63 61 21 50 57 21 50 56 15 51 61 39 54 Vehicle Fires 39 41 49 48 30 32 37 Ambulance Assists 48 14 30 35 49 101 91 60 106 16 17 68 1 7 4 155 66 15 6 35 8 2 14 107 1.5 15 6 Fire Alarms Single Family Dwellings Multiple Family Dwellings Businesses * Estimated Fire Losses (Thousand Dollars) Single Family Dwellings Multiple Family Dwellings Businesses Vehicles 97 * 3 6 *Totals for Multiple Family dwellings are included in the single family dwelling column. ** Total 1981 estimated loss all categories -- breakdown unavailable. 172 117** �Existing Facilities Station One is located northwest of the intersection of Canal Road and Saginaw Highway. The station consists of 3,700 square feet and occupies a 32,000 square foot site. The facility contains a kitchen, a living room, and bedroom which are utilized by the full-time firemen. The equipment which is housed at Station One includes two pumper trucks, a ladder truck, a mini-pumper truck, a water tank truck, a compressor/ generator truck, two ambulances, the fire chief's car and a jeep which which is utilized for grass fires. Fire Station One is well located with respect to the proposed Township development pattern. Access is available to both Canal Road and Saginaw Highway from Station One. The fact that the Station One site consists of less than three-quarters of an acre limits future building expansion. Station Two is located on the south side of Lansing Road immediately south of Millett Highway. The station consists of 2,600 square feet and occupies a 1.2 acre site. This facility is presently unmanned . The equipment which is housed at Station Two consists of two pumper trucks. The location of Fire Station Two provides protection to that portion of the Township lying between the Grand Trunk Western Railroad Tracks and the south course of the Grand River. Host of this area is within a one mile travel distance of Station Two . Apparatus stationed at this facility occasionally experiences difficulty entering U.S. 27. Traffic on the Grand Trunk Western Railroad Tracks impedes movement of fire apparatus to the Township's industrial tract at crucial moments. Fire Facility Location Criteria The Insurance Services Office has developed criteria for the location of fire stations. Locational criteria are based upon fire flow requirements for various types and densities of development. Fire flow requirements are the minimum number of gallons of water per minute (GPM) that would be required to extinguish fires. Fire flow requirements for most types of development range from a low of 500 GPM for single family residences separated from other buildings by a distance of 100 feet or more to a high of 12,000 GPM for very large, high hazard industrial facilities. Certain types of industrial or warehousing facilities such as oil refineries or lumber yards might have fire flow requirements in excess of 12,000 GPM. Precise computation of fire flow requirements for various types of development is a complex procedure which involves an evaluation of many details of building construction siting as well as on-site fire protection equipment. Generally, fire flow requirements increase in direct proportion to increases in the intensity of land use. In selecting fire station locations, consideration should be given to access problems created by topographical and man-made barriers. In 173 �Delta Township, expressways and railroads form important man-made barriers which will affect the effective deployment of fire fighting equipment. The Grand River forms a natural barrier which will also affect the deployment of fire fighting equipment. I-96, 1-496 and the planned 1-69 expressways make it necessary to select fire station locations in close proximity to the arterials which cross these expressways. Proposed Fire Station Locations Figure CF-I indicates the general location of the seven fire stations proposed to serve the development pattern contained in the Future Land Use Plan. Fire Stations Number One and Two are shown in the same area in which they are presently located. Plans for the development of Fire Station Number Three are already underway. The Township should acquire property at the other five locations as soon as practical to ensure the balanced distribution of facilities needed to provide a high level of fire protection. Construction of facilities should be paced to coincide with Township development. Furthermore, facilities should not be constructed absent assurances that the necessary personnel will exist to properly staff such facilities. The numbers which identify each of the following proposed facilities do not indicate a priority for the construction of the fire stations. Fire Station Number One It is recommended that Fire Station One continue to operate at its present location. Although the small size of the site limits expansion, the location of this facility should provide excellent protection for the Township Administration Building, the office areas located on Saginaw Highway east of Canal Road and the high density housing areas located to the north and south of Saginaw Highway. This facility should provide good secondary protection to the entire northern portion of the Township as well as to the southern portion of the Township adjacent to Canal Road. Fire Station Number 'l\.rn It is recommended that Fire Station Two continue to operate at its present location. The existing structure has been designed so that it will accommodate a full range of modern facilities. Sufficient room exists on this site to train firefighters and provide for building expansion. Fire Station Two should provide excellent protection for the area between Lansing Road and the Grand River. This facility will also provide a secondary means of fire protection for the eastern portion of Delta Township's industrial tract. Fire Station Number Three Delta Township presently owns a one and one-half acre site on the north side of Mt. Hope Highway, immediately west of the General Motors Parts Warehouse, which is envisioned as a future fire station site. Providing improved fire protection to the industrial tract should be a high Township priority. Fire Station Three will provide good protection to 174 ~ r;: �Q w en 0 -:cu, C. Cl. 0 a: C. Oen z ~ 0 I- cc - zz <~ 0 C!J< ZI- LL C, -en C LL WLL w cc ~ en en >< UJ enw a, ~ z ...:::, I- 0 I- ..J Cl) en z I- -a: ><- ~ • en z 0 ~ cc ~ en C • 11 UJ en 0 a. 0 a: a. 0 I I \ I \ I \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ ' \ \ \ \ \ \ \ \ I I II '' ' ' \ \ I \ / / \ I \ I I I I I I I I I I I I I I I I I I I I: - ---· - -1-------+--------------I Figure CF-I Page 175 I �the northeastern portion of Delta Township's industrial tract, most of which would lie within a one mile travel distance. Good protection would also be provided to the multi-family residential and commercial development proposed for the area adjacent to the interchange of Creyts Road and 1-496. Fire Station Three would provide secondary protection to the low density residential areas between Michigan Avenue and I-496. Fire Station Number Four Delta Township presently owns seventeen acres of land on the east side of Elmwood Road directly south of the Plum Hollow Subdivision. Only a small portion of the site would be needed to accommodate Fire Station Four. A two acre alternative site is owned by the Township on the west side of Elmwood Road immediately south of the St. David's Church site and adjacent to Sharp Park. Either of these sites would provide excellent protection for the Delta central business district, most of which is located within a one mile travel distance. The sites would also provide good protection for the strip commercial development on Saginaw Highway east of the central business district. Station Four would provide secondary protection to most of the northeast portion of the Township. Fire Station Number Five It is proposed that Fire Station Five be located adjacent to Willow Highway in close proximity to Looten's Park. Such a location would allow Fire Station Five to provide good protection to the low density housing areas located between Willow Highway and the Grand River. Such a site would also provide good protection to the Hayes School complex located at Nixon Road and Willow Highway. Fire Station Five should provide good protection to most residential areas north of Saginaw Highway and west of I-96. Fire Station Number Six It is proposed that Fire Station Six be located near the intersection of Nixon Road and St. Joe Highway. Such a location would provide good protection to all single family residential areas located between Saginaw Highway and I-69. Fire Station Six woul<l also provide good protection to the low density areas located south of the proposed I-69. Fire Station Number Seven It is proposed that Fire Station Seven be located in the vicinity of the Canal Road/Millett Highway intersection. This location would place most of the southwestern portion of the Township's industrial tract within a one mile travel distance of Station Seven. Fire Protection Deficiencies While the indicated distribution of seven fire stations should provide the Township with excellent fire protection, there are three primary areas which are not ideally protected. The most important of these is Delta Mills and the low density residential area penetrated by Delta 176 �River Drive. It is believed that development densities in this area will not justify the provision of a fire station north of the Grand River. The Delta Mills area will receive fire protection from Fire Stations One and Four, both of which are approximately two miles in travel distance. Other portions of the Township not ideally protected by the proposed fire station distribution are the extreme northwest corner which is cut off from the rest of the Township by the Chesapeake and Ohio Railroad tracks, and the extreme southeast portion of the Township isolated by the Grand River. Existing mutual aid agreements with neighboring fire departments will assist in providing adequate fire protection to these isolated areas. IV Library Facilities With an expanding population, growth in leisure time and an emphasis on continuing education, the importance of the public library is increasing. The concept of the library as a facility to serve children or scholars is no longer valid. Libraries are now widely recognized as a source of information for both laymen and professionals. Existing Library Facilities Prior to 1975, library services were provided to residents in the eastern portion of the Township via an Ingham County Branch Library in the Windemere Park School within Lansing Township. Residents residing in the western portion of the Township were served by the Grand Ledge Public Library. In January of 1975, the Waverly Branch of the Ingham County Library District was established in the former Bretton Woods School. This facility is located northwest of the intersection of Robins Road and Elizabeth Road. The Library presently houses approximately 25,000 volumes and has access to more than 100,000 volumes in the Ingham County System. During 1981 and 1982, extensive remodeling of the Waverly Branch Library was undertaken. An expenditure of $80,000 for renovations included demolition of the 4,400 square foot west wing of the former Bretton Woods Elementary School, enclosure of an open corridor connecting the northern and southern portions of the building, removal of a number of windows and replacement with solid walls, installation of eight new parking spaces on the site and resurfacing of the existing parking lot, and extensive interior painting and remodeling. At this time it is assumed that the remodeled Waverly Branch Library will adequately serve the Township's library needs through the 199O's. Delta Township presently contracts for library services from Ingham County. Penal fines, which primarily consist of traffic fines, are utilized to defray some of the costs of library services. Financial support for the Waverly Branch Library is provided primarily by Delta Township with Lansing Township also contributing a small portion. The use of the Waverly Branch Library has significantly increased during the past several years. Circulation of books has continually increased to the point where approximately 2,500 books per week are presently checked out. 177 �(( (\ 0 . . .,. . . ~~·· ~'!) DELTA ,,f!,•······ TOWNSHIP Figure CF·II EXISTING SCHOOL FACILITIES SCHOOL DISTRICT BOUNDARIES 0 EXISTING FACILITIES CX) r-....-1 Q) 1 Hayes Middle & Elementary School 2 Elmwood Elementary 3 Delta Center Elementary 4 Colt Elementary 5 Winans Elementary 6 Waverly High 7 Waverly West Junior High 8 Waverly School Admi nist rat i o n GRAtD LEDGE SCHOL DIST ICT / / / / ✓✓::✓ /,,,,.✓ ,,,,,,,, L // /✓-1·----// I ' , ' J // / r / / ., " / / ! I.! J r. . . . . . . . . . . : I i CITY OF LANSING NORTH ;;--- .. ___ --··-- . . RICT 1 ~ p.., H ~ µ. u ~ ~ ~ �Township residents are also presently served by the Grand Ledge Public Library and the Lansing Public Library. The Grand Ledge Library is located on Jefferson Street in Grand Ledge and the Lansing Library is located on South Capitol Avenue in Lansing. V School Facilities Delta Township is served by four school districts as illustrated in Figure CF-II. The Grand Ledge and Waverly School Districts serve the major portion of the Township while the Lansing and Holt School Districts serve relatively small areas. Grand Ledge School Facilities The Grand Ledge School District, which serves the western portion of Delta Township, encompasses a large, primarily rural, service area. The district covers approximately 125 square miles distributed over several townships and three counties. Providing service to students distributed over such a large area necessitates daily bus runs of approximately 3,500 miles. Because of the extensive bussing necessitated by the size and population density of the district, school attendance areas have not been rigidly delineated. Instead, bussing has been utilized as a flexible tool which allows balanced classroom sizes throughout the school district. TABLE CF-4 ENROLLMENT IN THE GRAND LEDGE PUBLIC SCHOOL SYSTEM 1971-1981 Year 1971 1972 1973 1974 1975 1976 Enrollment 5,646 5,766 5,929 5,995 5,978 5,884 Year Enrollment 1977 1978 1979 1980 1981 5,838 5,711 5,652 5, L18 l 5,220 Table CF-4 illustrates student enrollment trends in the Grand Ledge School District for the 1971-1981 period. Student enrollments increased annually from 1971 until they peaked in 1974 after which time they have annually declined. Waverly School Facilities The Waverly School District, which covers the eastern portion of Delta Township, serves a primarily suburban service area. The entire district covers approximately 22 square miles, more than two-thirds of which is 179 �located in Lansing and Delta Townships and the remainder of which is distributed between Watertown and Windsor Townships. The school district bus runs cover approximately 840 miles a day. The school district has attempted to develop a pattern of neighborhood schools where practical and to rely on bussing where rural densities exist. Table CF-5 illustrates student enrollment trends in the Waverly School District for the 1971-1981 period. Student enrollments declined annually throughout this ten year period. TABLE CF-5 ENROLLMENT IN THE WAVERLY PUBLIC SCHOOL SYSTEM 1971-1981 Year Enrollment Year Enrollment 1971 1972 19 73 1974 1975 1976 5,047 4,884 4,753 4,614 4,454 4,332 1977 1978 1979 1980 1981 4,142 4,079 3,852 3,650 3,539 Waverly School District facilities located in Delta Township serve Delta Township students as well as students located in other portions of the District. Further, some Delta Township students are served by facilities located in Lansing Township. The Waverly High School serves all district high school students. The Waverly East Junior High School, located in Lansing Township, serves all 6th and 7th graders. The three Waverly elementary schools located in Delta Township serve primarily Delta Township residents. Delta Township residents are also served by elementary schools located in the Lansing To\mship portion of the school district. 180 �Projected Student Enrollments Since the Comprehensive Plan affects population densities, housing types, the staging of development and the installation of public improvements, it influences the need for schools. The quality of local school systems is often an important factor considered by prospective residents. Several factors including student enrollment trends and birthrate data were analyzed in order to project future student enrollment in the Waverly and Grand Ledge School Districts. The student enrollment projection methodology which was utilized is summarized below: 1. Cohort survival rates are the relationships between the number of children in each grade level in a certain year and the number of children in the next higher grade the following year. Calculations of the cohort survival rates between all grades within the two school districts was done for a ten year period beginning with the 1972 first grade class/1973 second grade class and ending i1ith the 1980 kindergarten class/1981 first grade class. In the 54 class changes which took place during this period, the Grand Ledge Schools averaged a .26 percent decrease in individual class sizes from year to year. During this same period the Waverly Schools average.d a 1.23 percent decrease in individual class sizes from year to year. Thus, if the aforementioned trends continue, class sizes will decrease as they progress through the school system. 2. Beginning with the year 1982, actual kindergarten class enrollment figures had to be estimated. At the suggestion of demographers from Uichigan State University, a methodology was established to determine what percentage of county births end up in the Waverly and Grand Ledge kindergarten classes five years later. A review of the ten year period between 1967 and 1976 revealed that 34.57 percent of the Eaton County births were enrolled as Grand Ledge kindergarten students while 23.57 percent of the births were enrolled as Waverly kindergarten students. It should also be noted that during this same period, 5.63 percent of the Ingham County births were enrolled as Waverly kindergarten students five years later. The annual county births for the 19 7 7-1980 period were then applied to the aforementioned percentages to arrive at projected kindergarten classes for the 1982-1985 period. The year to year class declines were then applied to the 1981 Waverly and Grand Ledge classes, being .26 percent and 1.23 percent respectively, to determine how many juniors will be in the 1983 senior class and what survival rates would be for the eleven other classes. Use of the above methodology revealed total student enrollments through the 1985-1986 school year. Based on utilization of the cohort survival method, it is projected that student enrollments for the Grand Ledge and Waverly Schools will continue to decline during the 1982-1985 period. Thus, projected enrollments can be adequately accommodated within the existing schools and there will be no need for additional physical facilities to be constructed during the 1982-1985 period. It appears the most significant problems will be responding to the enrollment declines via the closure of school facilities, the reduction of staffs, the passage of 181 �millage issues and the curtailments in financial assistance from the State of Michigan. A number of evolving trends and general factors became apparent during formulation of the student enrollment projections. These items are noted below: 1. The Eaton County birthrate declined annually from 1971 to 1975 but has increased annually from 1977 to 1980. Such fluctuations in the birthrate make it difficult to accurately ·predict future kindergarten class sizes. The Comprehensive Plan's enrollment projections for the 1982-1985 period utilize actual birthrate information rather than relying on estimations of future county births. 2. The methodology which has been utilized only provides enrollment projections through the year 1985 thus, it is recommended that periodic updates and revisions to the plan include school enrollment projections in order to determine the possible need for new school facilities. 3. Total enrollment in the Grand Ledge Schools increased every year from 1969 to 1974. Beginning in 1975 enrollment decreased every year from 1975 to 1981. During the 1975-1981 period the district experienced an annual decrease of 2.74 percent in enrollment. 4. Total enrollment in the Waverly Schools decreased every year from 1971 to 1981. The school district experienced an annual decline of 3.47 percent during the 1971 to 1981 period and more importantly, a 4.61 percent annual decline during the 1978 to 1981 period. 5. Both the Waverly and Grand Ledge School Districts currently have underutilized buildings within their systems. Thus, both districts could accommodate some enrollment increases without a corresponding need to construct new physical facilities. 6. Factors such as the availability of public utilities and roads, the cost of construction, major variations in the economy and mobility of population significantly impact residential development in the Township which in turn impacts future school enrollments. 7. When reviewing requests for large residential developments, Township decision makers should obtain information such as the size, number and type of dwellings in order to ascertain the impact of such developments on local school districts. Indications of the phasing of residential projects should also be required in order to determine the quantitative impacts of several developments over time. 182 ��IMPLEMENTATION OF THE COMPREHENSIVE PLAN In order for the Comprehensive Plan to serve as an effective guide to the development of Delta Township, it must be implemented. The Delta Township Board of Trustees in conjunction with the Planning Commission and Township staff utilize a number of methods to effect implementation of the Plan. These methods include ordinances, programs, and administrative procedures which are described in the following paragraphs. I Zoning Ordinance Zoning represents a legal means for the Township to regulate private property to achieve orderly land-use relationships. The zoning process consists of an official zoning map and a zoning ordinance text. The present Delta Township Zoning Ordinance (No. 239) and official Zoning map were adopted in September of 1974 under authority of Michigan Act 184 of 1944, Act 285 of 1931 and Act 359 of 1947. Several zoning ordinances for Delta Township have previously been adopted by the Township Board of Trustees. The effective dates of these prior adopted zoning ordinances are July 18, 1946, February 11, 1952 and April 8, 1970. The official Zoning Map sets forth zones or districts within which certain uses are permitted and certain others are not. The Zoning Ordinance Text notes what uses are permitted in each zone and establishes the minimum development standards. Both the Zoning Ordinance text and official Map are based upon the 1973 Comprehensive Plan and should be revised to reflect any amendments to the adopted Comprehensive Plan. The Zoning Administrator is charged with administration of the Zoning Ordinance. II Subdivision Ordinance The Delta Township Subdivision Regulations, Ordinance No. 219, was adopted by the Delta Township Board of Trustees in August of 1973 under authority of Michigan Act 288 of 1967 being the Subdivision Control Act which is commonly referred to as the "Plat Act." The Subdivision Regulations set forth requirements and procedures which control the subdivision of vacant land for development purposes. The Regulations also establish minimum design standards for lo-t identification, street, utility, lighting, and landscaping installation and also procedures for the preparation and filing of plats. The Township Board of Trustees and the Planning Commission are involved in reviewing subdivision plats. The Engineering and Planning Departments are responsible for administering the Subdivision Regulations. III • Sign Ordinance The Delta Township Sign Ordinance was adopted in 1974 under Michigan Act 359 of 1947 and has been amended a number of times since then. The Sign Ordinance regulates the size, placement and character of signs and billboards within the Township. The Ordinance also establishes permit requirements and fee structures. The Township Building Official administers the Ordinance . 183 r �IV Capital Improvements Program The Capital Improvements Program (CIP) for Delta Township is prepared annually by the Planning Commission for a six-year period and is prepared pursuant to Michigan Act 285 of 1931. The implementation of the Comprehensive Plan is closely tied to the CIP. The Comprehensive Plan establishes the desired future land use pattern for the Township and anticipates the needs of people for public improvements while the CIP provides a program to meet those needs. The program describes public improvement needs of the Township, the estimated costs of these improvements and develops logical priorities for their provision. The CIP is supplemented by a capital improvements budget which covers the first year of the Capital Improvements Program and focuses upon the current operating budget in the expenditure of funds. Both the CIP anu the capital improvements budget represent sound planning and management techniques which improve the efficiency and economy of government. These techniques establish a budget cycle which addresses the future expenditure of funds for public services in advance of the need for these services. V Administrative Procedures Implementation of the Comprehensive Plan w_ill be aided by administrative procedures of the Planning and Building Departments to process all rezoning petitions, variance appeals, conditional use permit applications and building and sign permits. In addition, procedures have been adopted which coordinate and expedite departmental review of building site plans so these plans will comply with all Township Ordinance requirements. Both the Planning and Building Departments periodically review their respective ordinances and make recommendations to the Board for revisions as changing Township conditions warrant. VI Program Coordination Delta Township is involved with other local municipalities and several state agencies to coordinate programs relating to community development and public services. Coordination of these programs allows for exchange of information between agencies and fosters a regional approach to plan implementation. Delta Township is a member of several committees sponsored by the Tri-County Regional Planning Commission. One of these committees is the Capital Area Regional Transportation Study (CARTS) which addresses a variety of transportation related matters. Other committees are the Bicycle Transportation Planning Committee and the Task Force on Housing. VII Federal and State Grants-In-Aid The Comprehensive Plan cannot be successfully implemented unless appropriate funding is available. For this reason the Township Board, Planning Commission, and departmental supervisors should pursue federal and state matching grants or revenue sharing monies to supplement the funding of implementation procedures. 184 �VIII • Economic Development Corporation In 1976 the Delta Township Board of Trustees created the Delta Township Economic Development Corporation (EDC) under Michigan Act 338 of 1974. The EDC is responsible for promoting the development of commercial, industrial, and office facilities within the Township through tax exempt bond financing for construction of these facilities. The EDC process is coordinated with the land use development pattern recommended by the Comprehensive Plan. IX Planning Advisory Services The Township's Planning Department should provide day-to-day assistance to property owners and residents of the Township and to land developers in interpreting the policies of the Comprehensive Plan and in working out detailed solutions to specific land development problems. X Mapped Improvements Ordinances • The Mapped Improvements Act of 1943 enables the Township Planning Commission, in cooperation with the Board of Trustees, to adopt detailed descriptive maps identifying specific public improvements anticipated on a short-range, five to seven year period. Included in the Mapped Improvements Ordinance are streets, parks and other public use facilities which are anticipated. The Township Board, upon reconnnendation of the Planning Commission, may provide for a building moratorium for the areas specifically identified. Whenever issues arise which may have major impact on a particular area or group of persons, the Planning Commission should make every effort to fully inform and discuss the issue in open forum . XI Public Information Services The Township Planning Commission, assisted by its Planning Department, should maintain an up-to-date Township informational file. This information can be disseminated to realtors, developers, market firms, the news media and other interested parties. The Planning Department staff should also be available for public speaking engagements to explain and promote the planning activities of the Township. XII Revisions to the Comprehensive Plan The Comprehensive Plan should be reviewed on an annual basis and revised as necessary. It is suggested that the review of the_ plan be included as a component of the Planning Commission's annual report which is prepared in April of each year. At a minimum the review should include an examination of rezoning actions, the cumulative effect of such items as utility extensi ~ and new road construction and evolving trends in land development. An updating of population projections, existing land use information and data relating to the commercial and industrial base analysis should also be conducted • • • 185 � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Wyckoff Planning and Zoning Collection Creator An entity primarily responsible for making the resource Planning & Zoning Center (Lansing, Mich.) (Organization) Wyckoff, Mark A. Description An account of the resource Municipal master plans and zoning ordinances from across the state of Michigan, spanning from the 1960s to the early 2020s. The bulk of the collection was compiled by urban planner Mark Wyckoff over the course of his career as the founder and principal planner of the Planning and Zoning Center in Lansing, Michigan. Some additions have been made to the collection by municipalities since it was transferred to Grand Valley State University. Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1960/2023 Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Subject The topic of the resource Michigan Comprehensive plan publications Master plan reports Zoning--Michigan Zoning--Maps Maps Land use--planning Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Identifier An unambiguous reference to the resource within a given context RHC-240 Format The file format, physical medium, or dimensions of the resource application/pdf Type The nature or genre of the resource Text Language A language of the resource eng Text A resource consisting primarily of words for reading. Examples include books, letters, dissertations, poems, newspapers, articles, archives of mailing lists. Note that facsimiles or images of texts are still of the genre Text. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context Delta-Twp_Comprehensive-Plan-Amendments_1983 Creator An entity primarily responsible for making the resource Delta Township Planning Commission, Eaton County, Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1983-04 Title A name given to the resource 1983 Amendments Description An account of the resource The 1983 Amendments were prepared by the Delta Township Planning Commission as part of the Delta Township Comprehensive Plan in April 1983. Subject The topic of the resource Comprehensive Plan publications Delta Township (Mich.) Eaton County (Mich.) Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Type The nature or genre of the resource Text Format The file format, physical medium, or dimensions of the resource application/pdf Language A language of the resource eng Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/e161e77d4ac8eadf75af2744dc807970.pdf 266030b6bbe56da4ccb44c0aa653c025 PDF Text Text Comprehensive Plan �Delta Township Co111preh.ensive Plan Prepared for: DELTA TOWNSHIP Lansin5, Michie,an June2004 Project No. E16316 PreparedblJ: 0 © Gove Associates, Inc. 1601 Portaee Street Kalamazoo, Michiean 49001 �1"11.13,f.'E rYF CONTEN1"S .Sulion I - Communi'J 'Pro{ife Introduction Location Natural Features Map 1 - 1 Soils Map 1-2 Water Features Infrastructure Map 1-3 Sanitary Sewer Service Area Map 1-4 Water Service Area Public Services Map 1-5 School District Boundaries Map 1-6 Parks and Recreation Areas Introduction Population Housing Education and Economics 1 .sulion., - 'E;tim"!} jj,,u{ 1.ue 1 1 2 3 5 6 8 10 11 14 16 19 19 27 32 1 Introduction Land Use Classifications Land Use Distribution Summary Map 3- 1 Existing Land Use Map 39 39 41 46 47 .Sulion 4 - Communi'J 9npul Public Participation Survey Overview 49 49 .Sulion 5- /J-oAfr AndO!juliflM Goals 61 Future Development Concept Future Land Use Map 6-1 Future Land Use Map 69 70 82 .Sulion 7 - 9mplemenu,lion Introduction Implementation Schedule Appendix A - National Functional Classification Map Appendix B - Delta Township Community Opinion Survey Appendix C - Proposed Sidewalks and Trails Map 83 87 �Section I Communi tfJro{ife INTRODUCTION Delta Township is a Charter Township with a Supervisor, Clerk, Treasurer and four Trustees. The Township Hall is located on West Saginaw Highway (M-43) just east of the I-96/Saginaw Highway interchange. As a Charter Township, Delta Township has basic powers granted to general law townships by state statute as well as the power to level more millage (up to 5 mills or 10 mills with the electorate's approval) and protect itself from annexation. Those powers include the ability to hire a manager, assessor, police or fire chief, superintendent and other necessary personnel. Townships are mandated to administer assessments, hold elections, and collect taxes. They are also responsible for financial administration, including budgets, accounting, investments and deposits. In addition, townships may enact and enforce ordinances, which include zoning ordinances. The Township manages the use of land under the Delta Township Zoning Ordinance, which is administered by the Township's Planning Director. Therefore, the Township has the sole responsibility for the development of its zoning ordinance and map. The Comprehensive Plan is a long-range document intended to guide growth and development in the Township. The Plan, drafted as per the provisions of Michigan's Municipal Planning Act (Act 285 of 1 931 ), is required to be reviewed every five years. The plan has a long-range focus of up to 20 years in the future. A component of the Com rehensive Plan is the Future Land Use Map which serves as the basis for Township zoning and subdivision regulations. \_ LOCATION q Delta Township is located in the northeastern corner of Eaton County, in the southcentral region of I ~ -+--+---+---+--~- -7 ) eastern borders are shared with the counties of west of Delta Township are the townships of Windsor and Oneida. ( Jlf-w,- - - - - r - - - t - - t - ~ Michigan's Lower Peninsula. The Township's north and Clinton and Ingham, respectively. To the south and ·--. ,; I ,., . J _.-(' r- ""'\ .. r / /'L ( ' l l \ The Township is located at Township 4 North, Range 3 West and generally encompasses 36 contiguous land sections, or approximately 36 square miles. A small portion of the City of Lansing spills over into / Delta Township from Ingham County and occupies much of section 36. • �Section I Communi fJro{ife are an essential part of Delta Township's NATURAL FEATURES Natural features are an essential part of Delta Township's attractiveness to residents and visitors. An understanding of Delta Township's land and water resources can help further define where certain land use activities should occur within its borders. The composition of local soils, the Township's general vegetation, and the quality and quantity of water all help determine the ability of the Township to locate, support and sustain different types of land development. Natural features can also help Township officials justify the denial of some development, based on the ability of the natural environment to support it. The following describes these natural elements in more detail: Local Soils Soils are the building blocks that define the types of activities that can be sustained on the land. For example, the type of vegetation and drainage that occur naturally in an area is determined by the soil. Soils also help determine where buildings, roads and other man-made structures can best be located. Classifications of Delta Township's soil have been identified and mapped by the Soil Conservation Service in the 1978 Soil Survey of Eaton County, Michigan. There are four different soil associations within Delta Township (Map l - l ). Each of these types has their own unique characteristics, including limitations for development, recreation and agriculture. The majority of these soil types are a part of the Marlette-Capac and the Marlette-Capac-Owosso associations. The Marlette-Capac association is defined as soils that are classified as nearly level to gently undulating, well drained to somewhat poorly drained loamy soils on till plains. These soils are found in much of the central and western portions of the Township. The Marlette-Capac-Owosso association is classified as nearly level to hilly, well drained to somewhat poorly drained, loamy soils on moraines and till plains. These soils are found in the northern and eastern portions of the Township. �Section f CommunifJ fJro{ile The Houghton-Gilford-Adrain soil classification found in the southwest corner of the Township presents various prob lems for ur ban-type development. This soil type is most conducive to agricultural activities such as the sod farms that predominate in the area. The Houghton-Gilford-Adrian association and the Capac-Parkhill association make up the remaining portion of the Township. The Houghton-Gilford-Adrian association is identified as nearly level, very poorly drained, mucky and loamy soils in glacial drainage areas. Soils classified as Capac-Parkhill are nearly level to gently undulating, somewhat poorly drained, loamy soils and nearly level, poorly drained and very poorly drained loamy soils; on till plains and low moraines. MAP 1-1 Delta Tovmstup. r,;,1,chlgan GenP-ral zed Soi s ··+•--. o· . . .)-._=~··-.. ,;v.i t,;.!,~1~ a.\<S:'ffll ~ l t ~ ttl•• -4 JII CJ �Secfion f Communi 1'ro{ife Vegetation Presettlement vegetation in Delta Township was mostly beech and sugar maple forest. Areas of basswood, elm, white ash and hickory could be found among these beech and sugar maples. Wet prairies were present along the Grand River and Carrier Creek. In many areas hardwoods are still present while in other areas these hardwoods were removed to make way for agriculture and cultivation activity in the 1 800s. Water Resources Delta Township, located in the Grand River Watershed, has over 410 acres of ponds, rivers and streams within its boundaries with the principal water feature being the Grand River. The Grand River occupies approximately 348 acres and stretches more than 1 0 miles in the northern and southeastern portions of the Township. More of the Grand River is located in Delta Township than any other single governmental unit in the Tri-County area. In addition, other water features in the Township include Miller and Carrier Creeks both tributaries of the Grand River. These creeks, and drains which feed them, flow from south to north draining much of the Township as shown on Map 1-2. Some National Wetlands Inventory (NWI) regulated wetlands may exist within Delta Township. Prior to new development within the Township a NWI map should be consulted and an on-site field inspection conducted to more accurately determine whether regulated wetlands exist on the site in question. �Secfion I CommunifJ 'Profile MAP 1-2 Delta Township Water Features - · - · . . . • Millett Highway • miles Hydrologic Features 0 Qaue A11;ma1ai,11;1na. _,_., .. SOURCE: Laid 1,1:inna1t1, ~ u AUOOlab::i. OeRilTorwm:~p 0 �Secfion I Communi 'Profile INFRASTRUCTURE Roads The transportation network within the Township can be divided into four classifications: freeways, arterial, collector and local streets. These classifications are based on the service function of the street and its relationship to other The transportation network consists of more than 175 miles of roads streets in the Township. In total, the transportation network within the Township occupies more than 2,500 acres and consists of more than 175 miles of roads. Interstates 69, 96 and 496 are the principal highways within the Township. Interstate 69 is a major north/south highway in southern Lower Michigan passing through the Township and providing access to 1-94 to the south and Flint (1-75) to the east. The traffic count on 1-69 in 2003 in northern Delta Township was 32,500 daily vehicle trips while it was 28,300 trips at the Township's southern border. Interstate 96 connects Delta Township with Grand Rapids on the west and Detroit on the east. Within the Township, 1-96 and 1-69 occupy much of the same highway right-of-way. Interstate 96 merges with 1-69 north of the Township where they continue south several miles as a single highway until they split just south of Delta Township. Interstate 96 continues east while 1-69 continues southwest. A traffic count of 63,000 vehicles per day was recorded in 2003 for 1-96 and 1-69 just south of M-43. The 1-96, 1-69, and 1-496 junction is located in the southern portion of the Township, where 1-496 penetrates east into the City of Lansing. Traffic counts on 1-496 within the Township in 2003 averaged between 24,700 daily vehicle trips near Canal Road to 33,300 near Waverly Road. Much of the traffic associated with these interstates typically bypasses Delta Township, as their origin and destination are locations outside of the Township. Roads classified as arterial roads are roads that serve as the primary collectors of traffic generated on the collector and local streets in Delta Township. The collector streets in the Township generally follow a one-mile grid pattern which in most cases mirror the one-mile section lines of the Township, dating back to the 19th century survey of the area. Some of the major roads in the Township include the following east-west routes: Michigan Avenue, M-43/Saginaw Highway, Mt. Hope Highway, Willow Highway and St. Joe Highway, in addition to Creyts Road, Canal Road, Nixon Road, and Waverly Road, all north-south routes within the Township. �Section { Communi fJro{ife Numerous minor roads and private roads serve the Township's residential and commercial areas. The bulk of these roads are located in the more urbanized portion of the Township north of 1-496 and east of 1-96 and 1-69. As of January 2004, approximately 94 percent of the Township's roads, not including Federal and State roads, were paved. The Road Classification Map can be found in Appendix A. Sanitary Sewer Service The Township has a combination of urban and rural land uses. As a result, portions of Delta Township are served by a sanitary sewer system while other areas rely on septic systems and drain fields. The areas served by the Township sewer system include most of the area east of 1-69 and 1-96, and all of the area north of 1-496, and south of the Grand River. The availability of sanitary sewer service west of 1-69 and 1-96 is concentrated in the more densely populated neighborhoods sanitary sewer system - other areas rely on septic systems along St. Joe Highway, Willow Highway, and West Saginaw, as indicated on Map 1-3. The sewage is collected and transported to the Delta Township Wastewater Treatment Plant located on Willow Highway east of Canal Road through a network of sewer lines ranging in size from 8" to 36" and 14 pump stations located throughout the Township. As of July 2003 the Township reported 8,003 residential, 625 commercial and 1 3 industrial hookups. The current capacity of the treatment plant is six millions gallons per day, which is currently sufficient to handle the average daily waste flow generated. Expansion of the facility will occur prior to reaching capacity. The equalization basins in the system will help to balance the 24-hour plant flows. �Section f Communi 'Profile MAP 1-3 Delta Township Sanitary Sewer Service Area - 2003 .. _; Ml . Ho~g~~,~--------.-....-----"I ,.,_._,..,,.,.-;,,.._.,.,.._..,._ _ _;;;..;.~ "., "' 0 .D ! 0 "' Millett Highway 0 J1 Davis Hi hway 05 miles ~ Sanitary Sewer Service Area SOURCE: I.aid ru:mnalb• IV::l::lt.U Auoolitl01 OtffaTOflUU:~~ on t e uture an ap �Section f CommunifJ 'Profile Municipal Water System Delta Township has an agreement to purchase up to 15 million gallons of Water service is provided to 6,411 residential, 557 commercial and 17 industrial customers water per day from the Lansing Board of Water and Light. This water provides domestic service and fire protection to approximately 6,411 residential, 557 commercial customers and 17 industrial customers as of July 2003. Four pump stations with pumping capacities of between 475 and 1,300 gallons per minute pump the water through a network of pipes ranging in size of 2" to 20" in diameter. The water is stored in four water tanks with storage capacities of 500,000, 1,250,000, 2,000,000 and 1,000,000 gallons. These facilities are located on Snow Road, S. Creyts Road, Willow Highway /1-96 and Millett Highway /1-96. The distribution of water is primarily concentrated in areas east of 1-69/1-96 and commercial and residential areas west of 1-69 /1-96 along Saginaw Highway and St. Joseph Highway. The remainder of groundwater the Township through obtains private and residential wells (Map 1-4). 0 �Section I Communi 'Profile MAP 1-4 Delta Township Water SeNice Area - 2003 ..) Mt. HoP.e Highwav.o.+------ ., "' Millett Highway JI Davis Hi hWI:' as miles II O Municipal Water Service Area Oau•Ai:.mola'°'"'"•· _,_,,_ SOURCE: laid 111>nn.rtt:n /V:x:,;t,U AuocaD:>1 oenaT011us,~ Future water service areas are illustrated on the Future Land Use Map. �Section f Communit3 fJro{ife TRANSPORTATION Mass Transit The Eaton County Transportation Authority (EATRAN) has been in operation since 1 980 and provides transportation service to residents living within Eaton County on an on-call, as-needed basis. Eaton County residents arrange a pick up and drop off time and location with EA TRAN 24 hours prior to the service. While EATRAN serves all Eaton County residents they specialize in providing commuter express trips and medical trips for senior citizens and handicapped individuals. In 2002 EA TRAN served 182,674 passengers. Forty percent of all riders in 2000 were senior citizens or handicapped individuals. The fees associated with EA TRAN transportation depend on the age of riders, and service requested by them. This fee is sufficient to support the current level of service provided by EATRAN and user fees are not expected to increase any time soon. CATA The Capital Area Transportation Authority (CATA) was formed in 1972 by the City of Lansing. Delta Township was provided with transit services from the late 1970s to the early 1980s in exchange for financial subsidies. In the spring of 1 984 CATA discontinued many of the fixed transit routes in Delta Township because the Township did not join CATA. CATA presently operates 25 fixed-routes serving Lansing and East Lansing, Delhi, Meridian and Lansing townships. CATA's Route Three busses enter Delta Township at the Waverly/West Saginaw intersection, proceed westbound on West Saginaw to Elmwood, northbound to West Mall Drive, westbound to Mall Drive South and then return eastbound to the City of Lansing on Saginaw Highway and adjacent service drives. Route Three serves West Saginaw Plaza, the Lansing Mall, Delta Center, and Meijers. CATA's Route Twelve busses serve Waverly Road between Michigan Avenue and St. Joe Highway with a turn-around point at Waverly Plaza (Home Depot and Value City). �Section< Communi fJro{ife CA TA does provide "Delta Late Night Service" which begins when EATRAN service ends for the day. This service provides limited transportation with a 24 hour reservation between Delta Township and Greater Lansing. Service is limited to West Saginaw Highway east of Broadbent Road and Creyts Road between Saginaw and Davis Highway. Delta Late Night allows individuals the option of working later hours and still having public transportation available to them. The Capital City Airport is located in Clinton County less than one mile northeast of Delta Township. The Bringing Your World Clas.er airport encompasses approximately 1,600 acres and is owned and operated by the Capital Region Airport Authority. Commercial and general aviation services are provided to Township residents as well as those living in the Greater Lansing Area. The airport is presently served by five commercial passenger carriers and two freight carriers. These air carriers make more than 30 flights daily to Detroit, Green Bay, Minneapolis, Cincinnati, Chicago-O'Hare and Pittsburgh. The Airport served more 534,700 passengers in 2003 making the Capital City Airport one of Michigan's busiest airports in terms of passengers boarded. The facilities available at the airport include the main terminal with six gates, offices, restaurants, a gift shop, hangers, maintenances facilities and three runways ranging in length from 3,601 feet to 7,251 feet. The Department of Public Safety of the Capital Region Airport Authority provides public security and safety. The department is registered with the State of Michigan as a police department, fire department and emergency first responder. Railroad Facilities The Canadian National Railroad Company and the CSX Transportation Company operate railroads within the Township. In 1987, CSX acquired the Chesapeake and Ohio line located in the far northwest corner of the Township in section 6. However the line does not provide direct service to the Township. The Canadian National Railroad line is located in the southeastern corner of the Township in sections 24, 25, 26, 34 and 35. The line connects Delta Township with Port Huron on the east and Chicago on the west, and the line provides rail service to numerous industrial facilities within the Township. �Section I CommrmifJ 1'ro{ife PUBLIC SERVICES Police and Fire Protection The Eaton County Sheriff's Department provides Delta Township police protection referred to as the "Delta Patrol." This is a contract agreement between the Township and the County and as of 2003 the Patrol consisted of: 1 Lieutenant 5 Sergeants 3 Detectives 20 Deputies 1 Tri-County Metro Narcotics Officer The Michigan State Police provides additional police protection if needed. The Sheriff's Department sub-station is located on Administrative Drive off of Canal Road just north of Saginaw Highway. The Delta Township Fire Department founded in 1953, operates 3 stations located throughout the Township with full and part-time staff consisting of fire fighters and paramedics. The Township maintains 30 full-time on-duty firefighters. The Department responded to 4,120 alarms in 2003, of which 3,043 were EMS alarms and 1,077 were fire alarms. The Department maintains and operates a variety of vehicles, boats and other equipment in an effort to provide the comprehensive fire and rescue services. Fire Station No. 1 on N. Canal Road north of West Saginaw Highway has the following: • - Class A Pumper • - 3000 Gallon Tanker with a 1,250 gpm pump • - 1 3/4 ton Brush Truck with Skid Load • 1 - 100 Foot Platform Ladder Truck • 1 - Heavy Rescue Vehicle • 2 - Sets of the Jaws of Life • 1 - Rescue Boat �Secfion f Communi 'Profile Fire Station No. 2 in the southeast corner of the Township on Lansing Road west of Waverly has available one Class A Pumper. Located on Snow Road south of West Michigan Avenue, Fire Station No. 3 has two Class A Pumpers, l set of the Jaws of life, a rescue boat, one pickup truck and one air compressor truck. The Delta Township Fire Department has a Mutual Aid Agreement with the neighboring communities of Grand Ledge, Lansing, East Lansing, Meridian Township and Lansing Township, in the event additional fire fighting personnel are needed. Schools Delta Township is served by four school districts: Grand Ledge, Holt, Lansing, and Waverly. Nearly two-thirds of the Township is served by the Grand Ledge Public Schools. There are three Grand Ledge Schools located in Delta Township: Delta Center Elementary School (2002 enrollment of 470), Willow Ridge Elementary School (2002 enrollment of 500), and Hayes Middle School (2002 enrollment of 800). The Waverly Community School District serves nearly one-third of the Township with five of the district's seven buildings which include: Elmwood School (2003 enrollment of 250), Colt Elementary School (2003 enrollment of 339), Winans Elementary School (2003 enrollment of 321 ), Waverly Middle School (2003 enrollment of 552), Waverly High School (2003 enrollment of 1,061). Only a fraction of the Township is served by Holt Public Schools and Lansing Public Schools and neither district operates school buildings within Delta Township. Map 1-5 illustrates the School District boundaries and the location of school buildings in Delta Township. �Section I CommunifJ 'Profile MAP 1-5 Delta Township School District B01.Jn daries '.).. t' fC"i:. Ll1 h,:,."11 ,.6.J,1 l'e ' "'" 'l f) ·,:: •.:tvi!l:D.lt �Section I Communi flro{ife Parks and Recreation/Natural Areas Parks and Recreation facilities and programs within Delta Township are administered through the Parks, Recreation and Cemeteries Department. The department maintains 12 parks and recreation areas and two cemeteries throughout the Township encompassing more than 680 acres. The parks, ranging in size from 1.1 acres to more than 150 acres, offer a variety of recreation opportunities, everything from passive natural recreation areas and picnic shelters to active recreation like play grounds, baseball fields and Frisbee golf. The Parks and Recreation Department provides a complete recreation program with the majority of the indoor activities conducted in the Township's Library and Community Center. There are a significant number of recreation fields, basketball courts and open space provided at various elementary school sites located throughout the Township. These facilities are owned and maintained by the Waverly and Grand Ledge School Systems. TABLE 1-1 - DELTA TOWNSHIP PARKS AND AVAILABLE AMENITIES -i, 41 C. 0 ai Parks "'f C Ill "'-~ C ·s;: ii: 0.. ~ C -0 C 0 Anderson 151 Grand Woods 128 Hawk Meadows 128 X Lootens 84 X Sharp 58 Lake Delta 40 Delta Mills 32 Hunter's Orchard 26 Erickson 17 Leland 1 X u ~ -i, C :::, llCIU c( . .! E .5! ai J:. 0 "' 0 "' .. 41 J:. u -i, u _.,, C 0 0 . ::, 0 DI >, 0 DI C :c "' i.i: ~ . . 0 I41 ::, "ij -:! 'ii 0 '-----' z "'0 > C. E c( u. 0 ai .ll:: "'0 llCI C C 41 I- C !! ii: _.0 41 0 J:. J:. u ::, . "'41 "'0 41 0 C 0 u :::c I 1---- X X X X X X X X X X - X X X ~ X +-X .- - X ~ t ~ ~ X ~ I- X X X X X X X X X X l I :-----I ._ ~ X C) 0 r X 0 41 .a 41 >, 41 .! .a 0 ·.:: "' ,___ X . = .a -~ :c .! ::: ---t J X j �a Secfion 1 ommunifJ 'Profile MAP 1-6 _ PA RKS AND RECREATION AREAS Delta Townsh· arks and Recreation IP Areas P 8non Highway Mllett Highway �Section f • Communi~ 'Profile Library The Delta Township District Library, also known as Enrichment Center, is located at 4538 Elizabeth Road and serves Delta Township residents. The library is housed in a 4,800 square foot building containing 33,000 books, CD's, DVD's, video games, tapes, and magazines. It is operated by 3 full-time and 1 0 part-time librarians and is currently open six days a week. The library is part of the Capital Library Cooperative which includes 23 libraries located in Jackson, Eaton, Ingham, Clinton and Gratiot counties. The Delta Township Library services nearly 30,000 persons with 10,000 cardholders, with no restrictions on membership. Delta Township officials are considering the construction of a new Library on Township property on the east side of Elmwood Road, north of Davenport Drive . • :, • 1,1 �INTRODUCTION People are Delta's most valuable asset. They are the factor that allows Delta Township to function as a government. This section of the Comprehensive Plan provides information about the population, housing, social and employment characteristics of the Township. By examining these factors a clear picture of the demographic conditions emerges. Understanding these conditions provides both a valuable insight into potential future conditions, as well as a basis for projecting future needs in housing and land use development. POPULATION Population Trends The historic population trends for Delta Township from 1970 to 2000 are illustrated in the following graph. The Township's population grew a total of 70.6 percent between 1970 and 2000, about 20 percent more than Eaton County's overall population growth during the same time period. The population growth in Delta Township was also much greater than the four township/two city area consisting of DeWitt Township, Delhi Township, Lansing Township, Meridian Township, Lansing City, East Lansing City, and the Tri-County Region. Figure 2-1 - Population Growth 450 ,000 400,000 350,000 ~~;_~~=~=--~ ,----------:--:--::c-=:::-::---~-- = « -----, +------------------< g 3oo,ooo 247,839 252,199 247 ,93 --.------1 ~ 250,000 +=2=28:..,_,4_:__4:...:6-=-=--lt-----i..... 1 ~ 200,000 +------------------< 150,000 + - - - - - - - - - - - - - - - - ; -+- Delta Township - - - Eaton County ___...,_ 4 Twp/2 City Area ~ Tri-County 100,000 1 61~~ ====-===~t'-"""-~7 50 ,000 -t---;-:;-:, .,;;;;;2.:i--;c~-_ -_ ---,,.i:...,,. "" ::.,.,.J' ~-_ -'_-'..... . .... _.... _-_-_ --'_-.,,. ; ~ 0 +-----,----------.---~------; 1970 1980 1990 2000 Year SOURCE: 1970-2000 U.S. Census of Population; Gove Associates 2002 �Section .2 Social t'feafure1 Delta Township and Eaton County both experienced the most Township population grew 13.5% between l 990 and 2000. rapid growth between 1970 and 1 980 within the region. This growth continued during the 1 980s - however, at a much slower rate. Between 1 990 and 2000 the Township's population grew by 1 3.5 percent while the County's population grew by 11.6 percent. In 2000 the Township comprised nearly ·28.6 percent of the overall population in Eaton County. This translates to approximately 1.3 persons per acre, up from 0.77 persons/acre in 1970, when the Township was home to roughly 25 percent of the County population. It is expected that the proportion of the Township population 28.6% of overall population in the County County's population living in Delta Township will increase as will the Township's population density. TABLE 2-1 - DELTA TOWNSHIP POPULATION AS A PERCENTAGE OF EATON COUNTY AND DENSITY Proportion of Eaton County Population Density Acre SOURCE: 1970 - 2000 U.S. Census of Population; Gove Associates 2002 Table 2-2, using the data presented in Figure 2-1, shows that the rate of growth in Delta Township has been more pronounced than in the County over each of the past 1 0 year periods. TABLE 2-2 - HISTORIC POPULATION TRENDS PERCENT CHANGES Delta Township Eaton County SOURCE: 1970-2000 U.S. Census of Population; Gove Associates 2002 By using population projections developed by the Tri-County Regional Planning Commission, adjusting these numbers to reflect the 2000 Census and applying them to the 2000 Census population of Delta Township, a generalized picture of future population growth is presented in the following graph (Figure 2-2). �Sectionz Social ~tureJ It is estimated that between 2000 and 2020 a steady population growth of 1.15 percent annually, or 23. l percent, will occur for Eaton County. During the same period, it is projected that Delta Township will experience a population change of 22 percent or 1.1 percent per year, slightly lower than the County as a whole. Figure 2-2 - Projected Population Growth 140000 120000 C: 100000 0 :;::: 80000 RI '5 60000 Q. 0 40000 C. 20000 0 32 819 34 518 36,217 29 682 s:::i<:::i '1,'5 R:J~ '1,'5 ...,_<:::i '\,<:::, .....~ '\,<:::, ~ Delta Township - Eaton County n,<:::i '\,<:::, ~c,, f;:-c,, cl' Year SOURCE: 1990 and 2000 U.S. Census; Michigan Department of Management and Budget 1996; Gove Associates 2002 As a result of this steady increase in population there will be a need for additional housing, and business and industry for employment. With the increase in population, new businesses and industry, there will be a need for infrastructure improvements (roads, sanitary sewer, water service and storm drains for runoff). Periodic evaluation of school facilities and emergency services will be necessary to ensure adequate coverage for the growing population. Age Composition The needs and lifestyles of individuals differ among age groups, as do the demands for retail goods and services, and the need for public or institutional program changes within each age group. Table 2-3 shows the composition of the Township's population for 1990 and 2000 relative to Eaton County and the State as a whole. This information will be useful in later sections when the future of Delta Township is formulated. �Section .2 Social?=eafureJ According to Table 2-3, Delta Township experienced a decrease in the percentage of residents between the ages of 1 0 and 34 during the 1 990s. This was offset by an increase in the number of residents age 35 and over during the same period. This increase in older residents as a percentage of .,,. •••• • • • • • • • • : In 2000 the : •• median age •• • • : •• • • • • • • • • •••••• : was 38.4. total Township residents is reflected in the higher median Decrease in ages 10 to 34 during the 90s -- offset by increase of age of 38.4 in 2000 versus 34.9 in 1990. That is more than two years older than the County and nearly three years older than the State as a whole. Hence, the age distribution in Delta Township is generally older than the County and State as a whole. This pattern of an aging population represents the ongoing nation-wide trend of older populations, as members of the "baby boom" generation are beginning to reach retirement age. TABLE 2-3 - AGE DISTRIBUTION 1990-2000 .. - • • ~--· fW1il 1;:n., - ~l-· h'Jtt.. 11__:_.•11~Uri1) - ~ t t I rr:t=1iJ 6,622 6,500 7.5 6.8 7.1 7,438 8.0 6.3 7,354 7.1 7.4 7.5 7,229 7.8 8,132 7.8 7.1 7.5 8,054 7.8 7.5 7.2 - I t I fffl'il Under 5 Years % of Total 1,611 6.2 1,677 5.6 5-9 Years 1,814 6.9 1,802 6.1 1,725 6.6 2,009 1,876 7.2 2,099 7.1 7,179 1,801 6.9 2,018 6.8 6,206 6.7 6,349 6.1 7.5 6.5 % of Total 4,311 16.5 3,847 12.9 15,202 16.3 13,105 12.6 16.9 13.7 35-54 Years % of Total 8,059 30.8 9,286 31.3 26,562 28.6 32,752 31.6 25.3 29.9 55-64 Years 2,331 8.9 3,045 10.3 7,286 7.8 9,559 9.2 8.5 8.7 2,601 9.9 3,899 13.1 9,155 9.9 11,751 11.3 11.9 12.3 Total 26,129 29,682 92,879 100.0 100.0 Median Age 34.9 38.4 32.9 % of Total 10-14 Years % of Total 15-19 Years % of Total 20-24 Years % of Total 25-34 Years % of Total 65 + Years % of Total SOURCES: 6.7 7.7 1990-2000 U.S. Census, Gove Associates 2002 103,655 36.4 32.6 35.5 �Sec6on.2 Social ~tureJ 2005-2020 Gender and Age Distribution Graphs Figure 3 - 2005 Gender and Age Distribution Over 65 I I I I I I I I I I I I I I 55 to 64 Cl) 35 to 54 C) <I: 25 to 34 'C C: ... 20 to 24 'C 15 to 19 (II Cl) C: Cl) (!) • Female • Male . 10 to 14 5 to 9 I Under 5 I 0 500 1000 1500 2000 2500 3000 3500 4000 4500 5000 Population SOURCE: 1990-2000 U.S. Census, Michigan Department of Management and Budget 1996, Gove Associates, 2002. Figure 4 - 2010 Gender and Age Distribution Over 65 I I I I I I I I I I I I I I I I I I 500 1000 55 to 64 Cl) 35 to 54 Cl <I: 25 to 34 "C C: ni ... 20 to 24 "C C: 15 to 19 Cl) Cl) c., • Female • Male . 10 to 14 5 to 9 Under 5 0 1500 2000 2500 3000 3500 4000 4500 5000 Population SOURCE: 1990-2000 U.S. Census, Michigan Department of Management and Budget 1996, Gove Associates, 2002. �Section 2 Social<feature1 Figure 5 - 2015 Gender and Age Distribution Over65 I I I I I I Ol < 25 to 34 I I I "C C: ca ca 20 to 24 I I I I I I I I I I 500 1000 55 to 64 QI 35 to 54 ... QI "C C: 15 to 19 <.!) 10 to 14 QI 5 to 9 • Female • Male . Under5 0 1500 2000 2500 3000 3500 4000 4500 5000 Population SOURCE: 1990-2000 U.S. Census, Michigan Department of Management and Budget 1996, Gove Associates, 2002. Figure 6 - 2020 Gender and Age Distribution Over65 I I I I I I I I I I I I I I I I I I I 500 1000 55 to 64 QI 35 to 54 Ol < 25 to 34 "C C: ...ca 20 to 24 "C C: 15 to 19 QI QI <.!) • Female • Male 10 to 14 5 to 9 Under 5 0 1500 2000 2500 3000 3500 4000 4500 5000 Population SOURCE: 1990-2000 U.S. Census, Michigan Department of Management and Budget 1996, Associates, 2002. �Secfion.2 Socia/~tum Using Michigan Department of Management and Budget population age projections for Eaton County and applying them to the 2000-2020 population projections from Figure 2-2, a generalized picture of future population distribution by age and gender for the Township can be obtained (see Figures 3 through 6). Table 2-4 presents the estimated age distribution projected to 2020, and indicates the continuing aging of Delta Township's population. The median age will increase from 38.4 in 2000 to an estimated 40.2 in 2020, with more females than males in all age groups over 25. .. • TABLE 2-4 - PROJECTED AGE DISTRIBUTION OF DELTA TOWNSHIP 2000-2020 ... . . ... • 1,~illi1 mim ~ I mvJ ~ 1,677 5.6 1,882 6.0 2,012 6.1 2,161 6.3 2,273 6.2 1,802 6.1 2,093 6.7 2,153 6.6 2,009 6.7 2,366 7.6 2,310 7.0 2,305 6.7 2.387 6.8 2,483 6.8 2,545 7.0 2,099 7.1 2,382 7.6 2,446 7.5 2,390 7.0 2,460 6.8 2,018 6.8 2,188 7.0 2,293 7.0 2,366 6.9 2,309 6.4 3,847 12.9 4,036 13.0 4,320 13.2 4,614 13.3 4,818 13.3 9,286 31.3 8,787 28.2 8,597 26.2 8,416 24.4 8,617 23.8 3,698 11.9 3,689 11.9 31,121 4,301 13.1 Total 3,045 10.3 3,899 13.1 29,682 4,387 13.4 32,819 4,493 13.0 5,398 15.6 34,518 4,330 11.9 6,381 17.6 36,216 Median Age 38.4 39.0 39.6 39.9 40.2 Under 5 Years % of Total 5-9 Years % of Total 10-14 Years % of Total 15-19 Years % of Total 20-24 Years % of Total 25-34 Years % of Total 35-54 Years % of Total 55-64 Years % of Total 65 + Years % of Total SOURCES: 1990-2000 U.S. Census, Michigan Department of Management and Budget, 1996, Gove Associates 2002 �Secfion .2 .Social~lures A decline in the 25-34 and 35-54 year age groups, along with an increase in the 55-64 and 65 and older groups, follows a national trend as the large baby boom generation of the 1950s and early 1960s continues to age. The distribution by gender indicates the proportion of males will decline slightly from about 48.1 percent in 2000 to 47.7 percent by 2020. This can be attributed to the fact that females typically live longer than males. As the population of Delta Township grows so does the diversity of its residents. In 1990 just over 90 percent of the population was white. As of 2000 this segment of the population is down to 85 percent with the non-white population identified as Black (increasing 3%) and Asian/Pacific Islanders (increasing 1.7%), comprising almost 11 percent of the Township's residents. TABLE 2-5 - RACIAL/ETHNIC GROUPS ~@ ~ White 24,170 90.1% 25,405 85.6% 1,316 5.0% 2,375 8.0% 92 0.4% 118 0.4% 241 0.9% 1n 2.6% Other Race 958 3.6% SOURCE: 1990 and 2000 Census, Gove Associates 2002 1,007 3.3% Black American Indian, Eskimo, Aleut Asian and Pacific Islander SYNOPSIS • The population of Delta Township has grown over the past 30 years at a pace greater than the County as a whole. • Population projections to the year 2020 indicate a slight reversal of this trend, with Delta Township growing just over 22 percent between 2000 and 2020, while Eaton County is expected to grow approximately 23 percent during the same period. • Age composition of Delta Township from 2000 and projected to 2020 indicates a continuing aging of the population, with the median age increasing from 38.4 to 40.2 during this period. �Secfion.2 Social ~eafureJ HOUSING Household Composition The number and type of households within the Township influence the social and economic dynamics, and consequently impact the quantity and character of land development. Households are the standard unit of measurement for evaluating and projecting the number of housing units, retail sales, and community facilities and services. Table 2-6 shows a decrease in the size of Delta Township, Eaton County, and Michigan households during the 1 990 to 2000 period. which was greater than the Between 1990 and 2000, the number of households in the Township increased at an annual rate of 2.5 percent,.---+-- average annual population growth during the 80s and 90s of 1.2 percent. This differentiation between household and population growth is a trend seen in many communities across Michigan and the nation, and is caused by a decrease in the number of individuals living in each household (average household size). Therefore, even while the population of a community increases slowly, stabilizes or declines, the number of households tends to increase. TABLE 2-6 - AVERAGE HOUSEHOLD SIZE 1990 - 2000 Delta Township Eaton County 2.52 2.69 2.33 2.54 Michigan 2.66 2.56 SOURCE: 1990 & 2000 U.S. Census; Gove Associates 2002 -0.19 -0.1S -0.1 -7.S3 -S.S7 -3.7S The composition of a household depends upon the number of people living within a residence as well as the relationship between residents. A household may consist of a married couple with or without children, a single parent with children, two or more unrelated people living in a dwelling and sharing household responsibilities, or a person living alone. Table 2-7 depicts the composition of households in Delta Township in 1980, 1990, and 2000, reflecting a number of characteristics and trends to consider in planning for the future. Although the number of households has increased between the three periods, the number of traditional two-parent family households (households �Section 2 Social ~eatum comprised of a family with a husband and wife) has proportionally decreased from 88.8 percent in l 980 to 81 .0 percent in 2000. The number of married couple families with children under l 8 has dropped approximately 15 percent, from 55.7 percent in 1980 to 40.8 percent in 2000. This is likely related to the maturing of the population and, therefore, the maturing of family households. The years between 1980 and 2000 also saw an increase in the number of households headed by a female, growing from 8.6 percent of family households in 1980 to 9.4 percent of family households in 2000. Nonfamily households (households consisting of persons living alone or unrelated persons living together) also grew in number between 1980 and 2000, with the majority being single persons. TABLE 2-7 - HOUSEHOLD COMPOSITION .: . l!MihJ1, •.1..,.,•• i;~.1~!J _.. .. •• t ffir!E 8,691 10,757 13,112 Number of Households/Occupied Units 8,347 10,250 12,559 Family Households 6,213 7,210 8,075 74.4 70.3 64.3 Married Couples 5,518 6,088 6,545 % of Families 88.8 84.4 81.0 3,074 2,643 2,671 SS.7 43.4 40.8 S40 873 1,117 8.6 12.1 9.4 348 S6S 717 64.4 64.7 60.S 2,134 3,752 4,484 2,134 2,495 3,697 388 669 1,136 18.1 17.8 25.3 Total Units % of Total Households With Children Under 18 % of Married Couple Families Female Head of Household % of Families With Children Under l 8 % of Female Household Families Nonfamily Households One Person 65 and Older % of Nonfamily SOURCE: l 980/1990/2000 U.S. Census of Population; Gove Associates 2002 �Secfion .2 .Social~fum Housing Occupancy Between 1980 and 2000, there was an increase of 4,421 units within Delta Township's housing stock, representing a 50.9 percent increase. Table 2 - 8 presents the Township's total units in owner- and renter-occupied housing between 1980 and 2000. The Township experienced a slight decrease in owner-occupied housing units between 1 980 and 2000, declining from 66.8 percent to 64.3 percent. In many communities this can be somewhat of a negative trend, as residents who own their own homes create a more stable community, one where residents have a vested interest in their community's future. Delta Township, however, is unique and this generalization may not necessarily hold true. Seniors or empty nesters occupy a number of Delta Township' s rental units with ties to the community. These individuals do have a vested interest in the community but likely prefer to rent to be free from upkeep and maintenance or they may go south during the winter months. Seniors occupying rental housing often wish to remain in the community because of their children, life-long friends or an association with a church or familiarity with businesses and services. TABLE 2-8 - HOUSING UNITS 1980 - 2000 w• ,U:,.._-••• mm)_ Total Units Occupied Units (Year-Round) ~l=:I· ~ 10,757 13,112 50.1 8,347 10,250 12,559 50.4 96.0 95.2 95.8 -0.2 5,578 6,849 8,071 44.6 66.8 66.8 64.3 -2.5 2,769 3,401 4,488 62.1 33.2 33.2 35.7 +2.5 % of Occupied Renter-Occupied Units '~ 8,691 % of Total Owner-Occupied Units ·~, % of Occupied SOURCE: 1980/1990/2000 U.S. Census of Housing & Social Characteristics; Gove Associates 2002 Household Projection To accommodate the projected 22 percent (6,534 persons) increase in population within the Township and the increasing number of new households (a result of the combination of households migrating into the Township and the continued decline in household size), new housing units will need to be constructed. The estimated number of new housing units needed is based on population projections, and projected average household size. �Section :z Socia{ ~ture1 Delta Township can expect as many as 3,366 additional households/occupied units by 2020, an increase of 26.8 percent over the 12,559 households in the Township in 2000. TABLE 2-9 - DELTA TOWNSHIP PROJECTED POPULATION, HOUSEHOLD SIZE AND NEW HOUSEHOLDS Population 29,682 31,121 32,819 34,518 36,216 +6,534 2.33 2.31* 2.27* 2.25* 2.24* -0.09 12,559 13,294 14,259 15,121 15,925 +735 +965 +862 +804 Average Persons per Household Households/ Occupied Units 5-Year Change *Projected household size based upon Delta Township as proportion of projected national trends in household size. SOURCE: Gove Associates 2002 Age and Value of Housing The quality and cultural significance of a community's housing stock are affected by its age. According to Table 2-10 approximately 64 percent of the Township's housing stock has been constructed since 1 970. The 1,802 dwelling units built between 1990-2000 remaining 36 percent were built prior to 1970, with over 28 percent built between 1950 and 1969. TABLE 2-10 - AGE OF HOUSING STOCK BY YEAR BUILT 1939 or earlier 1940-1949 1950-1959 1960-1969 1970-1979 1980-1989 1990-2000 533 328 1,028 2,615 3,402 2,851 1,802* 4.2 2.6 8.1 20.8 27.0 22.7 14.3 *Estimated from Township records 1990-11 /30/99 SOURCE: 1990 U.S. Census of Population; Gove Associates 2002 +3,366 �Section.2 Socia/~tum Table 2-11 presents the median market value of owner-occupied housing in both Delta Township and Eaton County for 1990 and 2000. The median market value of owner-occupied homes is another good indicator of both housing quality and demand. In 1990, the median housing value of a home in Delta Township was 29.4 percent higher than the median value in the County. TABLE 2-11- MEDIAN OWNER-OCCUPIED HOUSING VALUE 1990 - ••• Delta Township $88,300 $133,800 +S1.S Eaton County $68,200 $113,700 +66.7 SOURCE: 1990, 2000 U.S. Census of Housing; Gove Associates 2002 By 2000, this proportion was dramatically lower, but there was still a significant differential of 17.6 percent between the Township and the County. This reflects, to some degree, a continued demand for housing in the Township that has been relatively greater than in other adjacent jurisdictions. Rental housing can be a significant contributor to the perception of housing quality in a community. Table 2-12 highlights the median monthly contract rent paid in the Township and County in 1990 and 2000. Contract rent (rent paid for the unit excluding utilities) is an indicator of the quality, as well as the characteristics of supply and demand, for rental units. TABLE 2- 1 2 - MEDIAN MONTHLY GROSS CONTRACT RENT Delta Township $444 $621 +39.8 Eaton County $376 $S69 +51.3 SOURCE: 1990, 2000 U.S. Census of Housing; Gove Associates 2002 According to Table 2-12, the median monthly contract rent rate in the Township is generally higher than rents found within the County as a whole. However, the percent change in rent between 1990 and 2000 indicates that the rents charged in other jurisdictions in the County are approaching the rental rates that can be obtained in the Township. In 1990, rent paid for housing in the County was nearly 18 percent lower than in Delta Township. By 2000, that differential was cut nearly in half. �Sectionz Social~lures SYNOPSIS • Housing in Delta Township grew at an annual rate greater than the average annual rate of population growth. • Decreasing household size continues to be a national trend, which impacts a continuing need for housing in Delta Township . .!. The U.S. Census reports approximately 4,653 units were built in the Township between 1 980 and 2000. • The Median market value of owner-occupied housing in Delta Township grew by 51 .5 percent between 1 990 and 2000. This was lower than Eaton County's 66.7 percent increase in market value over the same period. • Rental housing is increasing slightly as a proportion of the Township's total housing stock. EDUCATION AND ECONOMICS Education and Employment Among the factors that define the ability of an individual or a household to be financially productive and contribute to the quality of life in their community are formal education and occupation. Typically, a person's employment is related to the level of formal education achieved. Table 2-13 depicts the educational attainment of Delta Township and Eaton County residents in 2000, along with the State as a whole. Educational attainment in Delta Township in 2000, as illustrated in Table 2-13, shows a significantly higher proportion of Township residents have some college or have a degree than County residents in general. More than 33 percent of the Township's population has a Bachelors Degree or better; compared to 21.7 percent in the County and 21.8 percent for the State as a whole. 33% of the Township's residents have Bachelors Degrees or better �Section.2 .Social~tum TABLE 2-13 - EDUCATIONAL ATTAINMENT - PERSONS 25 YEARS AND OLDER AS OF 2000 CENSUS - --r r•• - u • u 71:trm:1 II • • f.!.1u• - 11;.re'I ~rr.---.1y~.._,l•O • ~ 1~-:-rril ~ ,.... ...... -,-. "''"'·-·· ..... Less than 9th Grode 1.6% 2.7% 3.2% 4.7% 9 - 1 2 Grode/No Diploma 5.2% 7.8% 7.8% 11.9% High School Graduate 21.1 o/o 30.4% 21.8% 31.3% Some College or Associate Degree 38.5% 37.5% 34.8% 30.3% Bachelors Degree 22.7% 14.8% 15.7% 13.7% Graduate/Professional Degree 11.0% 6.9% 9.5% 8.1% SOURCE: 2000 U.S. Census of Population - Tobie DP-2 Profile of Selected Social Characteristics; Gove Associates 2002 The higher a person's educational level, the more likely they are to be employed in a higher paying professional industry such as the Finance, Insurance, Real Estate (F.I.R.E) or Public Administration. Table 2-14 compares the number of Delta Township, Eaton County, and Tri-County residents employed by industry sectors for l 990 and 2000. �Secfion Z Social ~tureJ .. .-... TABLE 2-14 - EMPLOYMENT BY INDUSTRY BY PLACE OF RESIDENCE .....!.!.I .. - ..... - . ••• fffli'l ... 505 651 3,726 3,798 3.4 4.0 11.9 7.1 7.3 7.5 Manufacturing (durable and nondurable) % of Total 2,340 1,796 3,067 9,736 26,190 30,085 15.9 11.0 9.8 18.2 13.1 15.1 Transportation and Public Utility % of Total 520 3.5 883 3.4 608 1.9 3,139 5.9 8,426 4.2 29,309 5.7 Wholesale Trade % of Total 608 4.1 435 2.7 1,999 6.4 1,513 2.8 7,114 3.5 6,519 3.0 % of Total 2,424 16.5 1,883 11.6 6,103 19.5 6,213 11.6 36,751 18.3 25,266 11.0 Fire, Insurance, Real Estate (F.I.R.E) % of Total 1,450 9.8 1,623 10.0 2,391 7.6 3,870 7.2 12,736 6.4 15,375 6.8 Service 4,739 32.2 6,812 41.8 7,820 25.0 19,616 36.7 73,060 % of Total 36.S 101,912 40.8 Government/Public Administration % of Total 2,132 14.5 2,211 13.6 5,568 17.8 S,557 10.4 21,523 10.7 21,484 9.9 14,718 100 16,288 100 31,282 100 53,442 100 200,396 100.0 245,103 100.0 ••• , I·. - IL.-, fffii) • &• Agricultural, Forestry, Fishing, Construction and Mining % of Total Retail Trade TOTAL* % of Total - ll91e'l • h~i[fJ ~ 14,596 - ••• 15,153 * Employed persons over 16 SOURCE: 1990, 2000 U.S. Census, Gove Associates 2003 In 1990, employment in the F.I.R.E sector consisted of 9 .8 percent of all residents employed in the Township - over two percent higher than in the County as a whole. By 2000, this number increased by only 0.2 percent to 1 0.0 percent in the Township and decreased 0.4 percent for the County. These jobs represent a more financially healthy and well-educated community population base than reflected in the County overa II. 11 �Section.2 Social ~ture1 The greatest proportion (nearly 42 percent) of the Township's population is employed in the service sector, which tends to provide 42% of Township population working in service industries relatively lower paying entry-level jobs not requiring higher levels of education. Considering nearly 70 percent of the Township's population over the age of 25 has "some college" education or higher, many of these jobs are probably held by teenagers. Employment in the agricultural, forestry, fishing, mining and construction related industries accounted for only 4.0 percent of Delta Township's work force in 2000. This is significantly fewer than the County (7.1 %) and is reflective of the more urban-based land uses of Delta Township and its close proximity to the City of Lansing. Location of Employment Beyond the type of work residents do, the location of employment also contributes to the character of the Township. Table 2-15 shows the number and proportion of employed residents who work either within Delta Township (16.8%) or outside the Township (82.1 %). TABLE 2-15 - GENERAL LOCATIONS OF EMPLOYMENT FOR DELTA TOWNSHIP RESIDENTS - 1990 Employed in Township 1,480 16.8 Employed in Remainder of Region 7,209 82.1 Worked Outside of Re ion 85 1 SOURCE: 1990 U.S. Census of Population and Housing - STF3A; Gove Associates 2002 �Section.2 .Socialt'feafures Travel time to work is important for anyone looking to locate within the Township. It is also used as a broad indication of employment location. Table 2- l 6 lists the .lb-l'b..,: travel times to work for Delta Township residents. TABLE 2-16 - TRAVEL TIMES TO WORK - 1990 11•1•••'•1. ~ flJ 551 2,243 3,459 3,163 2,509 564 660 87 136 260 351 232 344 r• Less than 5 5-9 10-14 15-19 20-24 25-29 30-34 35-39 40-44 ~ tilfLGmJ .res.iu;, :s}/4' c. ~ts $.ft/ /.9 11, • -ute Jo ~.Outes o.r /ess 3.8 15.3 23.8 21.7 17.2 3.9 4.5 0.6 0.9 1.8 2.4 1.6 2.4 45-59 60-89 90 or Greater Work at Home SOURCE: 1990 U.S. Census of Population; Gove Associates 2002 Given the limited public transit available in the Township, the vast majority of trips to and from work are made in private vehicles. According to Table 2- l 6, approximately 65 percent of Delta Township residents commute to work in 19 minutes or less. At an average travel speed of 45 mph, that reflects a driving distance of about 14 miles. This indicates that most of the residents who reside in the Township have jobs in neighboring cities and townships, most likely in the cities of Lansing, East Lansing, or the MSU campus. Income Household income is an important measure of the economic well being of Delta Township, and helps to determine the quality and quantity of retail goods and services purchased both within the Township and surrounding areas. Table 2-17 lists the median household income for the Township and Eaton County, Household income is higher in the Township than the County and indicates that household income in the Township is significantly higher than the County as a whole. The increase in median household income between l 990 and 2000 in Eaton County was more than 38 percent while the median household income for Delta Township increased 23 percent. Delta Township Eaton County 42,727 35,734 52,711 49,588 +23.3 +38.7 SOURCE: 1980/ 1990 U.S. Census of Population; Gove Associates 2002 �Secfionz .Social~tum Table 2-18 identifies the median household incomes for Delta Township, Eaton County and the Tri-County area between 1990 and 2000. It is estimated that the increase in Delta Township's median household income will continue, however at a rate slower than the County as a whole and the Tri-County area. Delta Township's median household income grew by more than 20 percent between 1990 and 2000, while Eaton County saw an increase of more than 38 percent during the same period. TABLE 2-18 - MEDIAN HOUSEHOLD INCOMES, 1990/2000 ••• Delta Township 42,727 52,711 23.3 Eaton County 35,734 49,588 38.7 Tri-County 34,025 47,722 40.2 SOURCE: 1990 - 2000 U.S. Census of Population, Gove Associates 2002 Property Values The components of State Equalized Values (SEY) within Delta Township, as well as in nearby Townships, are depicted in the graph below. Each year the Township is required to report the total assessed values for each class of property to the County and State. Figure 2-7 - 2002 Components of State Equalized Values 90 .00 80 .00 a, l{) co r-- c:i 0:, N 70.00 a; l{) 60.00 • Agricultural • Commercial i:Cl) 50.00 ~ Cl) 0. 40.00 30.00 r-- D Industrial D Residential c:i "' l{) 20 .00 10.00 0.00 Delta Dewitt Delhi Lansing Governmental Unit *Eaton County data 2001 Meridian Eaton County* �Secfion .2 Social ~tures The bar chart above illustrates that in 2002 nearly 60 percent of the Township's total assessment was within the residential class followed by commercial at just over 30 percent. Industrial property accounted for more than 1 0 percent of that total while agricultural consisted of less than 1 percent. This distribution in assessed values when compared to other Townships in the area or to the County, as a whole, indicates that Delta Township has a more diverse tax base than most urbanized jurisdictions within the greater Lansing area. SYNOPSIS • Delta Township has a relatively educated populace and a healthy income base. • Employment statistics indicate a higher percentage of Township professionals employed in the Financial, Insurance and Real Estate sectors than in the overall County, indicating an equally higher income level due to these better paying professions. • Median household income in Delta Township was significantly higher than Eaton County during the decade of the 1 980s, and it is estimated that this trend continued through the year 2000. • Delta Township has a more diverse property tax base than comparable communities in the greater Lansing area. �Secfion.s 'F.pmnq .£.anti1/Je INTRODUCTION An existing land use inventory is a necessary first step in planning for the future of Delta Township. An Existing Land Use Map has been prepared which depicts the existing distribution and location of land uses. The Existing Land Use Map, based upon a Land Use Map developed by the Land Information Access Association in 1992, was reviewed and updated by the Township Planning Staff in the Spring of 2002. LAND USE CLASSIFICATIONS Residential - An area in which dwellings with their accessory buildings occupy the major portion of the land: Single-Family Residential (the most dominant housing type) Single-Family Residential refers to one detached dwelling unit on a single parcel. Most units considered single-family are built on foundations or basements using traditional on-site building methods. Two-Family Residential These are typically attached (duplex) dwelling units or condominium units on a single parcel. Similar to the single-family units, these units are built on foundations or basements using traditional building methods. Multiple-Family Residential Multiple-Family Residential refers to residential structures containing more than two dwelling units. The most typical form of Multiple-Family Residential housing is apartment buildings, two stores or more in height. Manufactured Housing Manufactured housing represents factory-built, single-family structures that meet the U.S. Department of Housing and Urban Development (HUD) Code. Manufactured housing communities meet the design and building code requirements of the State of Michigan. Manufactured housing is typically a unit on an individual lot, similar to detached housing built on a foundation under the building codes adopted by Delta Township. Commercial - An area where goods are distributed or retail services are provided. This category includes structures, adjacent land and parking areas dedicated for the use of employees and customers. �Section3 'F.p1tin !Anrl 1./Je Office/Medical - An area or facility used for the treatment of health needs and services or the provision of personal or business services. This subcategory includes structures, adjacent land and parking areas dedicated for the use of employees and customers. Institutional - An area or facility used by the Township, Public Utility, County, School District, religions, nonprofit, or State agency to meet the needs of the community. This includes Township offices, schools, and public meeting spaces, public parking lots and other public uses. Institutional also includes land uses often deemed: Quasi-Public - An area or facility used by a limited number of persons with particular interests and nonprofit organizations, such as churches, day care centers, private schools, private clubs and related activities. Public Utility - An area or facility not generally accessible to the public but used to provide services to the community, such as water towers, wastewater treatment areas and water pumping stations. Cemetery - An area used for the burial and memorial of the deceased. Facilities for memorial services may also exist on the site. Industrial - An area where raw or unfinished materials or commodities are used to produce a product or service. This can also include wholesale business activities and warehousing. Agriculture - This category may consist of croplands, permanent pasture or orchards. Parks, Recreation, Golf Course - An area or facility used for recreational activities (public or private). This category includes structures, adjacent land and parking areas dedicated for the use of employees and customers. Wetlands - Areas that are wetlands include marshes, swamps and related land, which are transitional areas between water masses and upland areas. Woodlands - Areas that are covered with deciduous and coniferous species of trees or shrubs. Lands in this category consist of both suitable and unsuitable areas for development. �Section3 ':Ep1tin .£.anti1./Je Vacant Land - This category includes land that has not been developed as well as areas that cannot be placed in the other categories noted above. Undeveloped and/or vacant land may or may not be suitable for development. This category includes abandoned agricultural fields and flood plains. LAND USE DISTRIBUTION The following describes the existing land use distribution in Delta Township. Table 3- l and the accompanying Existing Land Use Map (page 48) supplements this text providing land use distribution data with graphic representation. General Existing Land Use Description In 2002 the character of Delta Township's land use is defined by urbanizing residential development, commercial development and a strong industrial presence. There are a number of other less prominent Predominate Township Land UseUrbanizing Residential Commercial and Strong Industrial land uses that include agricultural activity and transportation rights-ofway. Predominant natural land cover includes open woodlands, wetlands, rivers, streams and small ponds. space/vacant lands, Undeveloped open space and wooded areas make up nearly 20 percent (4,378 acres) of the Township's existing land area, with agriculture accounting for 20. l percent (4,632 acres), and rivers/wetlands 4.4 percent (1,021 acres). Combined, these natural resource areas account for over 23.4 percent of the Township's geographic area. TABLE 3-1 - EXISTING LAND USE AND NATURAL RESOURCE LAND COVER- 2002 Land Use Type Existing Acreage % of Total Acreage Single-Family Residential Two-Family Residential Multiple-Family Residential Manufactured Home Park Commercial Office Institutional Industrial / Utility Cemetery Parks, Recreational (inc. golf courses) Agriculture Transportation Rights-of-way Woodlands Open Space/ Vacant Water/ River/ Wetlands Total Acreage SOURCE: Gove Associates 2002 5,582 78 571 38 643 281 435 1,644 47 1,042 4,632 2,716 2,214 2,164 1,021 23,096 24.2 0.3 2.5 0.1 2.8 1.2 1.9 7.1 0.2 4.5 20.1 11.8 9.6 9.4 4.4 100.00 �Seclion3 ~slin /!.anti 1/Je Agricultural - Ag ricultura I land uses account for 4,632 acres in the Township. The majority of the farmland within the Township is located west of Interstate 96 and south of St. Joseph Highway. As is common in most suburban communities, family farms, particularly those operated as full-time farms, are declining within the Township. Overall, land devoted to active agriculture has steadily decreased over the past several decades. As development pressures increase, the capacity to sustain large areas of agriculture becomes more difficult. Residential - Residential uses of all types, including single-family, two-family and multiple-family housing along with manufactured homes, accounts for 6,257 acres in Delta Township, for an average gross density of 2.09 units per acre (or an average of 0.4 acres for each unit). The Existing Land Use map graphically displays the dispersion of residential land use within Delta Township. Heavy = ~ = - ; ::;;.-J',,.-----------;--c;;z""""';a concentrations of residential development can be found in the northeast and northwest quadrants of the Township, with the heaviest concentrations in sections 1 through 8, 1 0 through 15, 17, 19 through 21, 23 and 24. ~. ~- --~- ~i:s-t~~(;f ~~~~/~ 4,""""'3"~ 41·~~ The distribution of residential land use by type of unit shows single-family homes are spread throughout the Township while other residential land uses are more concentrated. Within the Township two-family residential units occupy approximately 78 acres. Two-family housing is concentrated in the northeast quadrant of the Township particularly in sections 1 0, 11, 14 through 1 6 and 24. Multiple-family housing units within the Township occupy 571 acres. Again these units are concentrated in the northeast quadrant of the Township, especially in sections 10 through 15 and 22 through 24. While a number of manufactured homes may be found in the Township on individual lots they are generally considered single-family homes. Within the Township there is one manufactured home community (230 sites) occupying 38 acres and it is located on N. Canal Road in section 16. �Secfion3 'Ep1fin /!.anti 1JJB The balance of the single-family residential development is located in linear configurations along the major roads in the Township. Such perimeter development, while common in many rural areas, is not considered the most efficient approach to land utilization. Michigan's Subdivision Control Act, which was subsequently amended by the Land Division Act, facilitated splitting larger parcels into smaller lots along roadways. There are negative impacts that result from these corridor developments. Because lots are developed along County roads, which are in effect perimeter roads surrounding full sections, the interior portions of the sections are typically not used, or if they are actively farmed, the potential for residential/ agricultural conflicts is enhanced. That is more likely to occur as the number of houses along the perimeter roadway increases. As perimeter lots develop, the preservation of the rural landscape becomes more difficult, in effect changing the visual character of the Township. In addition, each developed lot requires at least one driveway. As the number of lots and houses increase, so does the number of driveways. Over time, the propensity for vehicular accidents will increase. This type of development is predominant in the southwestern quadrant of the Township in sections 18 through 20, and 29 through 31. Table 2-8 (page 29) shows that the number of housing units has increased by 4,421 (50%) since l 980. While the number of housing units has steadily increased, the overall acreage for those units has increased at a much greater rate. Table 3-2 (page 47) shows residential land uses have increased l 07 percent since l 972 and 69 percent since 1984. When compared to the increase in total housing units over the past 20 years, the land allocated to residential development has increased at an accelerated rate. This is likely due to larger residential parcels, possibly aided by large-lot zoning standards. Commercial - Commercial uses cover 643 acres of the Township representing 2.8 percent of the Township's developed land area. .l .... .. ... -.: Commercial land uses are generally concentrated along Saginaw Highway and the Interstate 496 interchanges in sections 9, 16, 22, and 24. Commercial development is also found in sections 23, 25, 35, and 36. Commercial uses along Saginaw �Section3 ~Jtinq f.anrl 1/Je serve not only Delta Township residents but also the regional population. The commercial uses consist of a mix of a large indoor mall, small convenience retail, large big box regional retail, highway services/retail, hotels and restaurants. Township residents do their convenience shopping in the Lansing area. Since many residents commute to work in Lansing, it is likely that a substantial amount of shopping for convenience goods is done there. Comparison shopping (appliances, clothing, sporting goods, etc.) is available in the large shopping areas in the Greater Lansing Area. Most of the stores in these larger commercial centers are within a 15 to 30 minute drive from Delta Township. Industrial / Utility - Industrial development and utility land uses have been neatly concentrated in the southeast quadrant of the Township, generally south of Mt. Hope Highway and east of Interstate 96, with the exception of the General Motors Manufacturing Complex located in sections 32 and 33. In all, more than 1,644 acres are devoted to a variety of industrial uses in addition to warehouse, Industrial/utility land uses are concentrated in the southeast quadrant of the Township storage and distribution facilities. Erickson Power Plant, operated by the Lansing Board of Water and Light, is also located on an industrial parcel. Built in 1973, the plant operates a single coal fired generator producing 159 MW of electricity to serve industrial, commercial and residential customers. Institutional/Cemetery - The areas defined as institutional include buildings and structures that are under the ownership and jurisdiction of public and quasi-public entities. These land uses occupy over 435 acres or almost 1. 9 percent of the Township's geographic area. The institutional lands consist primarily of schools, churches, municipal offices and Township support facilities such as police and fire. These facilities are located throughout the Township typically north of Interstate 496 and Saginaw Highway. There are two cemeteries within the Township - Delta Center located on St. Joe Highway east of Canal Road, and Delta Hillside, on Delta River Drive east of Webster Street, occupying approximately 20 acres. The Parks, Recreation and Cemeteries Department operates and maintains these �SectionJ ~iJtinq .!!Anti1.he cemeteries. The Deepdale Cemetery, a private facility, is located at the southeast corner of the old Lansing Road/Waverly Road intersection. Recreational Existing land uses classified as parks or recreational areas consist of both Township maintained parks and privately operated golf courses or recreation areas. Parks and recreation areas cover 1,042 acres, or 4.6 percent of the Township. Of this, Delta Township Porks 681 acres are under the supervision of the Delta Township Parks, Recreation and Cemeteries Department. Of that, 317 acres are for utilized active recreation programming, while 364 acres are undeveloped or woodlands. In addition to the public parks, the private recreational land uses in the Township include a golf course and several nature preserves (Large Map on Page 17). Wetlands and Wetlands occupy 61 0 acres Water Areas approximately (2.6%) of Delta Township's land area. Water areas, including small creeks, account ponds, rivers and for another 4l2 acres ( l .7%) of the Township's total existing land area. The Grand River is the largest single body of water within the Township and encompasses 348 acres. The Grand River stretches more than l 0 miles in the northern and southeastern portions of the Township and represents perhaps the greatest natural resource of the Township. Two tributaries (Carrier Creek and Miller Creek) feed the Grand River. Carrier Creek is located east of Interstate 96 and flows from the south to the north through sections 27, 22, 15, l O and 3. Miller Creek also flows from south to north through sections 17, 8 and 5, draining the western portion of the Township. �Sec£ion3 ~1fin fAnrl 1/Je SUMMARY Delta Township has an area of approximately 23,096 acres, of which approximately 23 percent is classified natural resources as undeveloped land (Woodlands and Open Space), agricultural and vacant lands. The following graphs highlight the distribution of the major existing land uses by acreage and percentage, as identified on the Township's Existing Land Use Map. Graph l - Existing Land Use In Acres 6,000 - 5,000 - 4,000 1/) ... Cl) CJ 3,000 ci: 2,000 - - 1,000 0 n nn n - -- - - ,..... C: I- 0 ·..:: :::) ..c I- t; 0 n 11 ·.: (I) "' ::::> ""O C 0 -' 0) C ~ ·;;:"' w Graph 2 - Existing Land Use in Percent 30 25 c e - 20 Cl) 15 - Cl) C.. 10 5 0 1-- n n ..., n 11 11 - ..., As Graphs l and 2 illustrate, the predominant use of the Township's developed land is single-family residential. Industrial and utility uses also occupy a significant portion of land. These types of development have a tendency to take up large tracts, which will ultimately impact the amount of undeveloped land within the �Secfion3 'Epsfin .f.anrl1/Je Township. The Future Land Use section will designate the most appropriate locations for future development and recommend development patterns that will help to mitigate those negative impacts. Tab le 3-2 provides a comparison of land uses for the 1972 to 2002 period. Unfortunately all land uses are not represented for all years. However, the information provided in Table 3-2 illustrates the long-term decline in the amount of agricultural and vacant land and the corresponding increase in the developed land categories such as residential, commercial and industrial. TABLE 3-2 - DELTA TOWNSHIP LAND USES - 1972, 1984 AND 2002 Land Use Type Residential Single-Family Multiple-Family 1972 1984 2002 % CHANGE Acreage/% Acreage/% Acreage/% 1972-2002 2,961 / 12.3% 3,640 / 16.1% 6,153 / 27.4% +107 2,878 / 12% 3,389 / 1s% 5,582 / 24.9% +94% 83 / 0.3% 251 / 1.1 % 571 / 2.5% +588% N/A 97 /0.4% 281 / 1.3% +189%* 444 I 1.9% 643 / 2.9% +204% 644 I 2.8% 1,644 / 7.3% +155%* Office Commercial 211 / 0.9% Industrial N/A Agriculture N/A 1,112 I 34% 4,632 / 20.1% -40%* Vacant Land N/A 6,165 / 27% 2,164 / 9.7% -65%* N/A = Not Available *= % comparisons for 1984 to 2002 SOURCE: Gove Associates, Inc. 2002, Delta Township Planning Department �Map 3-1 2002 Existing Land Use Delta Tovmship. Eaton County Michigan Lectend ;_l~lw;ay_:/ti::!l:: Single Famit,- Residential r,lultiple Famit; Residential !& I ,£j"~J • • • "t;; Tv,,•o Family· Resid;mtial Manufactured Home Park • Utility 111111 Highway_i Railroad R1g ht of ~Vay • • Comm1:rcial Cemeter,, Parks and Recreation Area Agricultura I Offi-:e • Institutional ~ Vacant ~\'oodlands Industrial a::"' 0 C 0 .; >, 0 a:: I Davis Hlslr@:t_ " miles -· ·,J •:-;+E 5 0 O:w~.~J~il:~•~· 1-l• ·•=x..11 .. xue•J :,i;o,1,...:., iOUFCE Llndl-'; m.thon:..O nsa~,;, 1tion :•eH.ilo-'!.~_.,,.~.:,:,:, E �Section4 Communi 9n ut PUBLIC PARTICIPATION Delta Township has utilized several avenues to involve residents in the development of this Master Plan. Public participation included the distribution of a community opinion survey, open public workshops, public meetings and public hearings. In December of 200 l nearly l 0,000 community opinion surveys were distributed to Township residents in the Delta Magazine, a quarterly publication mailed to all housing units in the Township. Surveys were also made available to residents at the public library and online at the Delta Township website (www.deltami.gov). The goal of the survey was to assess community attitudes relating to current issues and concerns regarding future development within Delta Township. The information collected was used in the development of this master plan in order to assist the township in meeting the needs and desires of community residents. Nearly 700 surveys, or seven percent, were collected and tabulated. This is a relatively good response, providing statistical validity to the survey. A public workshop meeting was held at the Delta Township Hall on April 24, 2002. Participants identified their general "likes and dislikes" of the Community and provided specific input regarding residential, commercial, and industrial land uses. SURVEY OVERVIEW The Survey (Appendix B) provided the respondents the opportunity to rate various issues and statements by multiple choice. The respondents could choose from multiple-choice responses ranging from "Not a Problem" to "Serious Problem," "Excellent" to "Very Poor," and "Strongly Agree" to "Strongly Disagree." Respondents were also asked to provide opinions in their words on some open-ended questions. They identified, from a list of l 0 issues, five they felt were the most important. In addition, they provided information about the characteristics of their household. An analysis of the survey responses follows: own �Section4 Communi CONDITIONS - An analysis of the survey results identified the percentage of the responses for each multiple-choice question. Overall the community felt conditions within the Township were "Good" or "Excellent." Of the l 6 conditions presented, the greatest percentage of the respondents ranked 13 of the 16 conditions within the Township as "Good." These conditions were: 68% stated the general quality of life in the Township is good quality of drinking water storm drainage police protection fire protection ambulance services zoning enforcement building code enforcement recycling service cable service blight /junk enforcement ambulance/EMT service district library facility and service park facilities and programs The majority of the respondents stated road maintenance was fair and most had "no opinion" about private well drinking water and the public bus service. TOP FIVE CONDITIONS WITHIN DELTA TOWNSHIP 70 70 60 60 ~ 50 50 40 40 30 30 20 20 10 _ _ _ n _ 0 >, 0. ~ 0 z C: .;; .!!! <.> >< w ... 0 0 (!) 1.1n ... 'iii LL ... 0 0 0.. ~• - • ... 0 0 D.. 2:- -!t .1_nl C: 0 c a. 0 0 z 10 0 • • • D • Police protection Fire protection General Quality of life In the Township Park faclllties and programs Olstrlct llbrary faclltly and services �Secfion4 Communi 9n ut ISSUES - The survey presented 1 0 issues relating to the environment, traffic and infrastructure in a multiple-choice format. The respondents were asked to rank whether these issues were "Not a Problem" to a "Serious Problem" within the Township. The issues identified as "Serious Problems" within the Township included: Traffic volumes on W. Saginaw are a serious problem to most respondents division of farmland for residential development in the Township, amount of open space in the Township, traffic volumes on West Saginaw, traffic speeds on Township roads. The appearance of West Saginaw and traffic volumes in residential areas were identified as moderate problems. The protection of groundwater was listed as a possible problem. The amount of wetlands and the availability of sidewalks were identified as "not a problem." The chart below identifies the five issues receiving the greatest percentage of responses. TOP FIVE ISSUES WITHIN DELTA TOWNSHIP 60 60 50 50 40 40 30 30 20 20 - - 10 0 II II • - • n• I >, 0.. e0 z 10 E "' :0 e 0. 0"' z . er.. E :0 0 :0 ~ U) 0 0. l _ln. ... . E :0 :0 "E er. 0. er. 0 0 :E .!!' <i5 E . E :0 C: 0 e 0 ~... .g 0 en "D :ii: U) :::, CD ci. 0 z 0 • • • 0 • Division offarml and fo r residential development in the Townshi Traffic volume on W , Saginaw Avallabillty of sidewalks Appea r ance of West Saginaw corridor Traffic vo lumes in resi dential areas �Section4 Communi FUTURE ISSUES AND CONCERNS - A series of 28 statements were presented covering a variety of future issues and concerns relating to development, housing, transportation, parks and recreation facilities, the environment, and government/planning issues. The statements were presented in a multiple-choice format allowing respondents to identify how they felt about the statement ranging from "Strongly Agree" to" Strongly Disagree." Development Several statements concerning the development of industry, commercial areas, infrastructure, housing and park facilities were presented. The bulk of responses received regarding future development in the Township either "Strongly Agree," "Agree" or are "Neutral" to the statement. Respondents (45.7%) "Strongly Agree" singlefamily housing should be encouraged The statement "Single-family housing should be encouraged in the Township" is the only statement the majority of the respondents "Strongly Agree" with at 45.7 percent. Issues for which the majority of the respondents development of more parks and "Agree" with include recreation, preservation of open space, encourage infill commercial development rather than conversion of open space, and grant tax abatements to attract industrial development into the Township. a housing code (47.5%) When questioned about whether the Township should promote expansion of water mains and sanitary sewers to unserved areas, 40.7 percent were "Neutral" in their opinions The overall results are that more single-family housing is needed and additional parks and recreation facilities should be encouraged. Furthermore, the survey respondents feel the Township should consider tax abatements to attract industrial development and encourage infill commercial development over the conversion of open space for commercial development. Housing Delta Township is a growing community and housing is an integral part of this growth. More than eighty-two percent of the respondents either "Strongly Agree" or "Agree" that single-family housing should be encouraged within the Township. The community also has strong opinions regarding a housing code and �Secfion4 Communi 9n ut maintenance. Twenty-eight percent "Strongly Agreed" and 47.5 percent "Agreed" that the Township should adopt a housing code to encourage property maintenance. Transportation Several statements on the survey dealt with transportation related issues including roads, sidewalks, and West Saginaw Highway. These issues raised interest among respondents and broad ranges of opinions were received. The median response was "Neutral" on the issues of creating a boulevard and burying the power lines along West Saginaw Highway, the Township financing the paving of gravel roads, and the construction of more east - west roads. More than two-thirds of the respondents "Strongly Agree" or "Agree" that sidewalks should be mandated in all new developments and that the Township roads are generally in good condition. A strong negative or "Disagree" response was received regarding the issue of the Township financing the installation of sidewalks where they presently don't existent. The overall community opinion regarding transportation related issues appears to be undecided or negative toward the Township financing transportation projects and the creation or modification of the existing road system. The one issue strongly supported by the community is mandating sidewalk construction in all new developments. Environment Two environmental statements on the survey pertained to the preservation of farmland and open space in the Township. While both issues receive strong support, more than 80 percent are in favor of open space preservation, while just over 71 percent feel that farmland in the Township should be preserved. The preservation of farmland and open space is important to residents living within Delta Township. Respondents strongly support sidewalks for all new developments �Section4 Communi Parks, Recreation and Library Facilities Overall, 61.8 percent of those surveyed "Strongly Agree" or "Agree" that ----~ development of more parks and recreation facilities should be encouraged in the Township. This was followed by 28.0 percent who were "Neutral." Should recreation/ park facilities be encouraged? 61.8% strongly agree or agree The survey asked respondents if library facilities ir the Township are adequate. Of those responding to this statement, 55.3 percent either "Strongly Agree" or "Agree," followed by 21.6 percent being "Neutral" and 21.5 percent who "Disagree" or "Strongly Disagree." In general, the community supports additional park and recreation facilities. However, the need for additional library facilities among respondents is somewhat more questionable. While more than half of the respondents believe the library facilities are adequate, the relatively large number of respondents who feel the library is not adequate or are neutral on this issue indicates that there still may be a need for additional library facilities in the Township. Government/Planning Residents were questioned on issues such as police and fire protection and ambulance service, in addition to Township planning and government-related issues such as zoning/building code enforcement, Township communication with businesses, with residents, and taxes. A majority feel that emergency services are adequate while at the same time zoning and communication issues along with Township services did not receive as high a mark. Police and fire protection are considered to be adequate or satisfactory with responses of 87.6 percent and 91.2 percent respectively, while 79.4 percent of respondents believe ambulance services are adequate. A number of zoning and code enforcement issues including the regulation of signs, housing codes to encourage property maintenance and the regulation of communication towers were also addressed. A plurality of respondents (47%) feel that signs within the Township are being adequately regulated, while 30 percent are "Neutral" and l 8.5 percent believe signs are not being regulated enough. Respondents want the �Secfion4 Communi 9n ut Township to adopt a Housing Code to encourage property maintenance and to stringently regulate the installation of communication towers. Several issues regarding Township services, communication and cooperation between Township officials and residents were also included in the survey. More than half of the respondents would support Township yard waste pickup, while the remainder are either neutral or not in favor of yard waste pickup. A slightly more positive response was received regarding the recycling services provided by the Township. Overall, nearly 60 percent consider the recycling services provided by the Township to be reasonable. When asked about whether the Township should assist in organizing neighborhoods so residents could better represent themselves, a "neutral" response was most prevalent. This was followed by "yes - they should assist in organizing neighborhoods". Creating a recognizable identity within the Township is important to 48 percent, while 33 percent are neutral on this issue. A large number of respondents also believe that the Township should support items of regional interest such as solid waste, CATA, the Potter Park Zoo and the Capital City Airport. Communication between Township officials and residents is considered good by 61 percent of those surveyed. Property taxes within the Township are felt to be reasonable by 46 percent of the respondents, while 28 percent do not feel taxes are reasonable and 23 percent are "neutral" on taxes. Overall, resident's opinions regarding the Township's government and planning issues are positive. While, emergency services are perceived to be very adequate, zoning and code enforcement did not receive as high a mark and could be improved - specifically sign regulations, communication towers and the adoption of a housing code. In terms of Township services and communication between the Township and residents, opinions are mixed. Residents are happy with the existing recycling services while they also cite a need for yard waste pick-up. More than half of the respondents feel that communication between the Township and residents is good while fewer than half consider taxes to be reasonable. - Respondents support yard waste pickup - 60% felt recycling services reasonable - Communication between officials and residents good �Secfion4 Communi Top Five Future Issues The respondents were presented 10 issues and asked to identify the five issues they felt were most important on a scale of 1 to 5, with 1 being most important and 5 being least important. The primary issue to be addressed is clear. However, other issues are not as clear. Respondents identified and ranked traffic congestion as the most important issue to be addressed by the Township. Following traffic congestion, road maintenance is also one of the top issues. However, most respondents gave it a score of "4" stating it as an important issue but not a top priority. Police protection received the third highest number of responses, yet the majority of those responding gave it a score of "1" indicating that it is one of the most important issues in the Township. Rounding out the top five issues are fire protection and drainage. The following are the issues in order of importance based upon the composite scores. It should be noted that several of the issues aside from traffic congestion also received number 1 priority votes. Traffic Congestion Road Maintenance Police protection Fire protection Drainage Issues: Household and Demographic Information A portion of the survey included some general questions regarding household characteristics. This information is not necessary in the development of the master plan, however, it provides Township officials with a better understanding of whose voices are being heard. The majority of Township respondents live in Please indicate your age category. either the Grand Ledge or the Waverly School so ~ - - - - - - - - - - - - - - - - . District. 45 + - - - - - - - - - - 50 • 25 or younger • 26-44 0 65+ . ... AS More than three quarters of the respondents are over the age of 45, with the greatest number of respondents being between the age of 45 and 64. Just over 36 percent of those surveyed were either unemployed or retired. If the individual was employed, he or she likely worked within the City of Lansing (26.3%) or in Delta Township (17.1 ). Plaese lncuceto your ago ce'tegory. �Secfion4 Communi 9n ut The average household size among respondents is 2.3 persons, with 1.5 persons employed full-time and 1.2 persons part-time. More than 73 percent of respondent households do not have any children under the age of 1 8, while 63 percent have someone over the age of 65 in their household. Twenty-eight percent of those In which type of dwelling do you live? surveyed BO reported having school aged children, while 6.7 70 70 • • • percent have children attending a 2 or 4-year college. Overall, Single-Family Home 60 Apartment most respondents' school-aged Duplex 0 Mobile Home • Condomin ium 50 children attended public schools rather than private/parochial, charter schools or are home 30 & :r ~ fl ~ I "' J- l schooled. Additionally, more than percent those 20 D 53 of surveyed have no children in school. This is likely a result of i X ,:11 ~ :E g> in E ~ ~ ~ <.> the high proportion of individuals over the age of 65 completing the In which type ot dwelling do you ltve? survey. 90% of respond~ own the home they > Nearly 90 percent of those surveyed lived in a home they owned, while 7.5 percent were renters. More than three-quarters live in a single-family home, followed by 14 percent living in a condominium, 5.2 percent living in an apartment and 1.8 percent live in either a mobile home or a duplex unit. Forty-one percent of the respondents have lived at their present address for more than 20 years, while 23 percent have lived in their home for 10 to 20 years, indicating a stable residential base that has a vested interest in the community. livein �Section4 Communi The distribution of household incomes among survey respondents is generally representative of the household income distribution of the Township as a whole. Households having incomes between $50,000 and $74,999 made up the largest proportion L.nsth.m$24,999 $25,000 ·MS.999 25 -1---~ $.50,000-$74,999 II 20 + - -- - those surveyed followed by those in the $25,000 Annual Household Income 30 - - - - - - - - - - - - - - - ~ • • •D .,~,......,.., • $100,000-$124,999 of 30 to $49,999 income group. Just over 6 percent of those surveyed reported household incomes of less $125,000 0UTI0nl than $24,999, while 16.6 percent earned between $99,999, 1 0.5 $75,000 percent and earned $100,000 to $124,999 and 5.9 percent earned more than $125,000. WORKSHOP OVERVIEW - In an effort to gather additional community input on future land use issues and public facilities, Delta Township held a community roundtable or futuring workshop on April 24, 2002. The workshop was held at the Township Hall and was attended by 21 Delta Township residents. Statistical information on past population and housing growth trends was presented to the group, as well as a number of maps including water and sewer service areas and the existing land uses in Delta Township. Using a Community Issues worksheet, participants were encouraged to give input on Residential, Commercial and Industrial development, Public Lands and Facilities, Open Space, Agriculture and any other future land use issues. The following is a summary of issues discussed: �Section4 Communi 9n ut Residential Development • Statements were made in support of single-family and senior housing. Single-family/senior housing supported • Discussion took place regarding the minimum lot size requirements in residential areas. • Those in attendance felt strip residential development along sectionline roads was undesirable. The possible impacts of manufactured housing on the community were identified and discussed. • Several participants expressed concerns regarding the number of multiple-family housing units that had been constructed in the Township during the 1 990s. Commercial Development • The general consensus of those present was that commercial development should continue to be limited to West Saginaw Highway and that such development should not extend west of Broadbent Road. Participants identified the existence of vacant retail buildings in the Township and the need to fill these buildings rather than convert farmland to commercial uses. • A statement was made that commercial development generates significant volumes of traffic that is negatively impacting the quality of life. Industrial Development • The general consensus of the group was that the industrial development in the southeastern corner of the Township had been well planned and should be left "as is". �Section4 Communi Agricultural Land Use • Varying opinions were expressed as to how best to preserve the remaining agricultural land in the Township. Public Land/facilities • A comment was made that there is a need for additional parkland west of 1-96 due to residential development in the area. • An individual requested that Township officials consider providing a community recreation center which would house year-round, indoor activities. Transportation/Roadway Network • Concerns were expressed regarding the proposed east-west collector roads in the Township and the possible negative impacts these roads could have on adjacent residential neighborhoods. • It was suggested that traffic-calming techniques be considered to address "cut-through" and speeding traffic in residential areas in the eastern portion of the Township. Environmental Issues/Concerns • Support was expressed for the continued enhancement of the Carrier Creek through the center of Delta Township. �Section5 l!,oa/J anrl06;ectifl6J The goals presented in this section are intended attitudes to and reflect local aspirations with respect to growth and development within Delta Township. The goals were developed following a review of goals in the former Comprehensive Plan, an evaluation of existing conditions within the Township, and input received from a community opinion survey and public workshop. The goals and objectives are identified by subject matter for clarification. However, this does not mean that each goal or objective is mutually exclusive from another goal or objective. It is acknowledged that both must be adaptable to changing conditions, balanced against competing priorities, and subject to regulatory constraints and fiscal limits. The goals and objectives will form the basis of more detailed policies that will be defined in the Implementation Section. Residential Goal: Facilitate residential development that will fulfill the needs of the various population segments in the Township while maintaining a balance between the existing urban and rural character. Objectives: :> Identify areas for future residential development that are within close proximity to existing developed areas and necessary infrastructure, with preference for infill sites. �Secfion5 qoa/J anti06;ecfives :> Ensure higher and lower density housing is compatibly located to eliminate/minimize conflicts. :> Ensure smooth transitions between residential and non-residential uses by open space, buffered thoroughfares, and placement of the appropriate zoning districts. :> Enhance the older residential neighborhoods in the eastern portion of the Township through code enforcement, maintenance of public infrastructure, and implementation of traffic calming techniques. :> Maintain control over development of new single-family homes within agricultural areas. Commercial Goal: Provide adequate commercial facilities, appropriately located and scaled, to serve regional, community and neighborhood needs. Objectives: :> Encourage infill development commercial land and/or or buildings the redevelopment along the Saginaw of vacant Highway corridor, and other older commercial areas. :> Limit new commercial development on Saginaw Highway to areas east of Broadbent Road. :> Design commercial areas that are compatible with adjacent residential land uses relating to such items as lighting, traffic circulation, parking, signage, landscaping and solid waste disposal. :> Identify commercial areas exhibiting early signs of blight and create action plans to address the problems. �SeclionJ f;oafs anti06;eclives :, Attempt to contain strip commercial development within the existing boundaries along Saginaw Highway. :> Continue efforts to improve the aesthetics along Saginaw Highway via signage improvements, overhead power lines placed underground, service drives and driveway consolidations. Industrial Goal: Maintain an attractive industrial area which provides a diversified tax base and employment opportunities. Objectives: :> Prevent encroachment on existing and planned industrial areas from incompatible land uses. :> Ensure that the Township has an ample supply of properly located and appropriately sized industrial sites that are adequately served by public utilities and transportation systems. :> Leverage private investments in the industrial tracts with tax incentives by the Township as appropriate. :> Continue the Township's efforts to retain existing industries via retention calls and industrial newsletters and recruit new industrial firms through marketing efforts. :> Support the improvement of roads in the industrial tract to all-weather status. �Section5 (Joali anti06;ectives Public Services and Facilities Goal: Encourage sufficient and available public services and facilities to meet the growing needs of the Township. Objectives: :> Provide law enforcement and fire protection services that meet the needs of the Township to ensure the safety and well-being of Delta Township residents and property. :> Mandate residential properties and commercial and industrial businesses connect to public water systems when available. :> Explore the benefits of privatizing and/or sharing facilities and services with other communities. :> Develop procedures for greater collaboration and coordination of efforts between school districts and the Township. :> Identify valuable historic assets within the Township and develop programs and societies to preserve and promote those assets. :> Develop infrastructure (water, sanitary sewer) in phased expansions, concurrent with new construction. :> Develop an approach to planning and development that emphasizes coordination and cooperation between Delta Township and surrounding communities through mutual financing and operation of area-wide and regional facilities. �Secfion5 l!,oa/J anti0/J;ecfiveJ Land Use Planning Goal: Encourage managed growth and provide contemporary land use regulations. Objectives: :) Keep development codes up to date in accordance with case law. :) Pursue a policy of managed growth and explore new and innovative methods of achieving beneficial results. :) Coordinate the Township's land use planning efforts with adjacent communities and the efforts of the Tri-County Regional Planning Commission. :) Recognize the needs of a diversifying Township population and identify programs to address specific needs. :) Identify emerging socio-economic trends, such as an aging population, and respond with appropriate planning and zoning techniques. :) Encourage public involvement when reviewing land development proposals and strive to improve communication between public officials and Township residents and property owners. :) Take a proactive role in the redevelopment of Brownfield sites. :) Encourage new development within the Township to follow Smart Growth Concepts, Smart Growth is not "no-growth" - it is sustainable growth. �Secfion7 /!,oafs anl06;ectifl6J Transportation Goal: Support efforts to improve transportation services and infrastructure in the Township in order to facilitate safe and efficient motorized and non-motorized transportation. Objectives: :> Continue to support the Township's efforts to encourage the establishment of a boulevard on Saginaw Highway west of 1-96 via right-of-way acquisition, the preparation of a boulevard design, and continued dialogue with MDOT officials. :> Support MDOT in their efforts to reconstruct the 1-96/Saginaw interchange. :> Continue to support the Eaton County Road Commission's street resurfacing program for residential streets. :, Encourage sufficient funding to repair sidewalks, fill in gaps in the sidewalk system, provide sidewalks and/or bike lanes in conjunction with new /rebuilt roadways and mandate the provision of sidewalks in conjunction with new development. :> Encourage the provision of public transit service to the Township's residential, commercial and industrial areas. :> Land uses generating significant amounts of traffic shall be served by thoroughfares that can safely and adequately handle the traffic. :> Examine the need for a road crossing of the Grand River, west of 1-96. �Section5 /!,oafs anti06;ective1 Open Space and Recreation Goal: Provide adequate open space areas, recreational facilities and programs for passive and active use by Township residents. Objectives: :> Support linkages (walkable residential areas and pathways, and sidewalks) between recreational facilities whenever reasonably feasible. :> Support the development of bicycle/pedestrian corridors (linear parks) within the Township with linkages to pathways in adjacent communities. :> Promote the recreational facilities offered at the Township's parks and other recreational areas such as the Woldumar Nature Center and Audubon properties. :> Encourage new residential developments to provide open space for their residents. :> Pursue a timely and economic open space acquisition and development program as the Township's population increases. Environment Goal: Protect the quality of the Township's natural resources and environmentally sensitive areas. Objectives: :> Assist the Eaton County Drain Commissioner in efforts to promote storm water management practices. :> Continue the Township's Well Head Protection efforts including the adoption/enforcement of zoning regulations and providing assistance in the capping of abandoned wells. :> Identify soils highly conducive to agricultural production, such as those found in southwestern Delta Township, and attempt to preserve farming activities in such areas. �Section5 qoal.r anti06;ectiws :, Support the Township 's Flood Plain Management efforts. :, Promote the use of the Grand River for recreation. :, Promote the extension of public water and sanitary sewer services to those areas in the Township where the public health is threatened by on-site systems. :, Preserve prime farmland applicable methods. e through zoning regulations and other �FUTURE DEVELOPMENT CONCEPT The overriding concepts for the future distribution of land uses in Delta Township are embodied within Section 5 - Goals and Objectives. Future land use will be based upon controlled and managed growth 'with the preservation of the Township's natural resources, including the conservation of agricultural activities, open space preservation around future residential development and concentrated, well-managed commercial and service districts with sufficient infrastructure. These concepts have to be realized while the Township accommodates an estimated 3,366 additional housing units by the year 2020, based upon the projections provided in Table 6-1. This represents a 26.8 percent increase in units between the years 2000 and 2020, using the data in Table 2-8. The proposed future land use patterns were developed utilizing previous community reports and surveys. That includes the January, 2002 Delta Township Community Survey, the Master Plan Futuring Session held at the Township Hall on April 24th, 2002, and direction from the Township Planning Commission, all of which resulted in Goals and Objectives (Section 5). Overall, the future land use patterns proposed in this Plan consist of the following: The existing concentrations of residential development north of 1-496 and east of 196 will remain, and new development will be focused as infill north of Mount Hope Highway, west of 1-96. New developments should avoid the traditional residential linear pattern along Township roads typical of the preceding decades. That pattern created medium and large size lots that were inefficient, depleted usable agricultural resources, increased driveway /street access conflicts, and diminished the sense of "openness" that defines rural character. An even more desirable approach to attaining the desired land use vision is to go beyond the standard types of residential subdivisions and concentrate development in "clusters," separated by expansive open space areas. These development clusters should be located so as to minimize consumption of open space and agricultural land while being easily accessible to public facilities and utilities. Industrial growth will continue to be concentrated in the southeast quadrant of the Township. Continued industrial development is anticipated in the GM 425 area west of 1-96 as well as the 1 00-acre triangle area north of Davis Highway and west of Canal Road. Controls over future commercial and retail development will �Secfion b 7=uture f.anrf the remain consistent with past planning efforts, concentrating commercial and retail enterprises along Saginaw Highway. Overall, development should be consistent with the Township Zoning Ordinance and the road classification requirements outlined in the Ordinance for specific land uses, such as golf courses being located on arterial roads. For road requirements by land use see the Township Zoning Ordinance and for road classifications within the Township see the National Functional Classification map provided by MDOT in Appendix A of this plan. FI.RURE LAND USE Agriculture/Open Space The history of Delta Township is defined by its natural resources, particularly the Grand River and its tributaries, as well as agriculture, most notably row crop and sod production. Many residents of the Township want to retain as much of the existing agricultural land use as possible in an effort to maintain some of the Township's rural character. This Plan promotes the preservation of as much open space and wetlands as possible, along with the retention of agricultural land within the framework of the residential growth that is expected to occur. The lands proposed to remain in agriculture are primarily located in the southwest corner of the Township in sections 29, 30, and 31 (see Map 6-1 on page 82). While most of these larger parcels are in active agriculture, there is no guarantee they will remain so. This plan recommends that the 20 acre minimum lot size requirement which has been enforced in these three sections for nearly 30 years be continued. Individual property owners may intend to ultimately develop these lands as residential. Beyond the outright purchase of these parcels for the purposes of preserving them as agriculture or open space, the only options for controlling the location and pace of development (and preservation) is through public or nonprofit land use controls. Residential The tremendous increase in the Township's residential growth has been the greatest single impact upon agricultural lands, with new industrial and commercial development close behind. The supply of vacant land in Delta Township has decreased significantly in the 1 970 to 2000 period. Many areas in the western portion of the Township have been divided into "country estate" home sites of 2-5 �Section b t'future .f.antfUJe acres. These large acreage parcels will most likely not be subdivided or used for higher density development and extending utilities to such areas will be challenging. The supply of 40+ acre parcels in western Delta Township, which are the most conducive to residential development, is dwindling. The need to accommodate the number of additional households forecasted to move to, or be created within, the Township while retaining agricultural land and preserving open spaces, requires a new approach to residential development. This approach differs slightly from some of the development patterns and practices that have taken place in the past. It should also be sensitive to the conditions that have resulted from that development. The lot splits that have occurred and the land use patterns that now exist cannot be easily changed, nor should they. Although redevelopment of residential properties is likely to occur over the next 20 years, the primary emphasis of this Plan is on addressing new development. The process for defining the character of future residential development within the Township is based upon two major factors: 1) the number and size of parcels required to accommodate expected growth and 2) the geographic distribution of those parcels. The projected distribution of housing units through 2020 is proposed to be similar to the same general proportion by type that existed in the 1 980s and 1 990s (being approximately two-thirds site-built single-family homes and one-third attached multiple-family units). The Township experienced a substantial increase in the number of multiple-family housing units in the late 1 990s; therefore, the projected distribution of new units will utilize an average of the 1 980, 1 990 and 2000 distribution. The Plan calls for the concentration of housing in the areas designated on the Future Land Use map (page 82). It is recommended that substantial open spaces be set aside within each development, and larger parcels be reserved for open space preservation in developing areas of the Township. Such concentration may require that the average size of parcels proposed in this Plan be smaller than historically platted to accommodate common open space. To provide for rational, efficient residential development, to facilitate the retention of agricultural lands on the west side of the Township, and preservation of open space in developing areas, this Plan calls for the concentration of planned �Secfion b ~ufure f.antf ti.re residential development within defined development areas, and to a lesser extent, individual single-family homes constructed within traditional development patterns. As an alternative to those traditional linear and subdivision developments that have characterized some areas of the Township, the distribution of residential activities in the form of "clustered" open space developments are preferred. This form of development essentially concentrates housing at higher densities and provides for common open spaces within designated project areas. It is more efficient, aesthetic, and environmentally sensitive than the standard subdivision, which typically allocates the entire development to private lots and easements for streets and sidewalks. A clustered open space project also contains streets and private lots, as well as large open spaces that are allocated to recreation, trails, protection of unique environmental features, or other natural areas. The same number of units, or even more units, can be built in a clustered development as a traditional subdivision, because the developer is allowed to decrease the lot size as defined in the zoning ordinance, thereby increasing the density of the developed portion of the project and decreasing the amount and cost of necessary infrastructure. As a result, the balance of the project will create open/natural recreational spaces. The combination of smaller lots, the projected number of housing units, and the incorporation of clustered developments will define the parameters for the number of acres that should be devoted to new residential development within the Township. Following these concepts, the average lot size for inclusion within cluster developments could be slightly smaller than traditional subdivision lots in the Township. Each cluster development should attempt to designate a notable portion of the development as undeveloped land (open space, trails, etc.). Traditionally clustered developments have not been common in Delta Township. A separate study may be necessary to determine why clustered developments have been underutilized within the Township, and an evaluation of the Township Zoning Ordinance, as it relates to density bonus in residential developments may be necessary. This plan advocates an increase in the number of developments within the Township during the 20-year planning period. - clustered �.Secfion b t'future i'Antl 1/Je The following figures depict samples of cluster /open space development. Figure 1 shows a traditional subdivision where the entire parcel is developed with singlefamily lots. Figure 2 shows the same parcel as a residential cluster development with each lot area reduced in size, and the balance of the parcel allocated to natural open space. Figure 3 is another sample cluster /open space development similar to the type that could potentially be established within the Township. , I I I y, '\ \\ \\ --~ Open Sp:iee Plan • .!.,J d~~J,1 _g1. • ,., on~ar.,,, 'l's • IO II li,1911 l:;1s • e :i1tacl'led .,, ,,to • 62¾ opc.n .:;pl\~ 100 n.:.r FIGURE 1 -Traditional Subdivision Development FIGURE 2 - Cluster Development ,, l , // FIGURE 3 - Cluster Development --- �Section b ?=ufure i'Anrl1/Je Calculating Gross Acreage for Future Residential Development - The following describes the calculations used to determine the gross acreage devoted to new residential development within the Township. As noted earlier (page 71 ), the Township plans to encourage a similar proportion by type of housing unit mix that currently exists within Delta Township. That is, two thirds site-built single-family homes and one-third attached multiple-family and other units. Combining this housing unit mix, with the need to accommodate an estimated 3,366 additional housing units by the year 2020, calculations can be made for various types of housing and the gross acreage needed for new residential development. (The 3,366 units are projected to be needed to accommodate an additional 6,534 residents (3,366 households) over the next 20 years, in accordance with the 2020 "target" population of 36,216). Single-Family Housing Following past trends for the distribution of future residential development projects 2,244 new site-built single-family homes (3,366 units x .6666) are projected in 2020. In the interest of developing land efficiently within Delta Township future single-family housing should be encouraged in more compact forms of residential development. The proposed solution would be to encourage development in both traditional clusters/open space developments where average densities would be between 2.5 and 5.0 units per acre. The concept behind clustered/open space development results in increasing densities on land zoned for a lower density in exchange for preserving tracts of land as undeveloped and open space. While the number of new site-built single-family homes can be estimated with some certainty, the specific number of homes to be developed using cluster/open space development methods and the projected land area necessary to accommodate the new housing units is more difficult. The following calculation presents a range for an estimate of the amount of land that will be necessary for future site-built single-family homes. - Units Required: 2,244 projected additional single-family site built units. �Section b 7=uture !Anti1/Js Acres Required: Traditional subdivision development 2,244 units at an average net density of 2.5 units per acre = 898 acres plus 20% for infrastructure ( l 80 acres) = 1,078 acres Clustered/Open Space subdivision development 2,244 units at an average net density of 5.0 units per acre = 449 acres plus 20% for infrastructure (90 acres) = 539 acres. PLUS Open Space Requirement = Clustered/Open Space Developments require land to be left as perpetual open space and be undeveloped. The amount of land left should be at a minimum l 0% of the total development, while as much as 30% of the development in some subdivisions could be left as open space. Therefore, the additional land required for open space, should some or all of the 2,244 units be developed in clustered/open space subdivision developments, would be between 60 acres ( 10% open space) and 1 80 acres (30% open space). Total acres to accommodate 2,244 open space residential units would be between 659 and 779 acres. (539 + 60 = 599 and 539 + 180 =719) Therefore, between 599 and 1,078 acres of land will be required to accommodate the development of 2,244 site built single family homes by 2020. These units should be distributed between traditional and clustered/open space developments at densities between 2.5/5.0 units per acre. Attached Multiple Family and Other Housing Units For the purpose of distributing future housing units into two-thirds site-built singlefamily and one-third attached multiple-family or other housing units, the future distribution of attached multiple-family, duplex and manufactured homes are calculated together. The detailed distribution of these units by unit type should be consistent with the quantity of land available in the respective zoning districts. Of the projected 3,366 new housing units, 1,122 units are allocated for development as "non-site built single-family homes" and be developed as either - attached multiple-family units, duplex units or manufactured housing units. �Section b ~uture tAnl Use Future "non-site built single-family home" developments will occur in densities ranging from 6 units per acre to 15 units per acre depending on the zoning districts and allowed densities. Therefore, a range of future land use distributions for new units in these categories have been calculated to present an estimate of the land needed to accommodate the 1, 1 22 units. Acres Required: Based on Development density of 6 units per acre 1, 1 22 units at a density of 6 units per acre = 187 acres, plus 20% for infrastructure (37 acres) = 224 acres Based on development density of 15 units per acre 1, 1 22 units at a density of 15 units per acre = 7 5 acres, plus 20% for infrastructure ( 15 acres) = 90 acres. The total land area the Township should anticipate to be developed for future "non-site built single-family homes" such as attached multiple-family units, duplex units or manufactured housing units by the end of the planning period of 2020 would be between 90 and 224 acres. The total minimum land area that should be allocated to all expected residential development of all types over the next 20 years is therefore 689 acres (599+90). The formula used for determining the amount of acreage needed for site built single-family homes and attached multiple-family units, duplex units or manufactured housing units is identified in Table 6-1 along with the projected housing need in five-year increments, based upon the target 2020 population of 36,216 and a housing need of 3,366 units. In Table 6-1, the total numbers of projected additional site-built single-family units are allocated according to whether the development patterns proposed are traditional subdivisions or clustered/open space developments. Also, the projected numbers of additional attached multiple-family, duplex and manufactured units along with their associated required acreage are illustrated at two development densities. Providing ranges based on different units per acre densities allows for some flexibility when residential developments are proposed. �Section b ~uture f.antf UJe TABLE 6-1 - DELTA TOWNSHIP POPULATION - LAND AREA PROJECTIONS Total Population 2000 Total Target Population 2020 Total Additional Population 2000-2020 29,682 36,216 6,534 Total Total Additional Population Per Five Year Increments 5 Year Increment New Total Population Average Person Per Household ~ 2005 20062010 20112015 20162020 20012020# 1,439 1,698 1,699 1,698 6,534 31,121 32,819 34,518 36,216 6,534 2.31* 2.27* 2.25* 2.24* Total New Housing Units 735 965 862 804 3,366 66.66% Site-Built Single-Family Units 490 643 575 536 2,244 245 322 287 268 1,122 235 309 276 258 1,078 118 155 138 128 539 10% Open Space 12 15 14 15 54 30% Open Space 35 46 41 38 160 130-153 170-201 152-179 141-166 593-699 130-235 170-309 152-276 141-258 593-1,078 245 322 287 268 1,122 49 64 57 53 224 19 25 23 21 90 19-49 25-64 23-57 21-53 90-224 149-284 195-373 175-333 162-311 683-1,301 33.33 % Multiple-Family, Duplex, Manufactured Horne Units (non-site built single family) New Site-Built Single-Family Units Acres Needed at 2.5 Units/Acre includes 20% for streets (traditional development) • Acres Needed at 5.0 Units/Acre includes 20% for streets (clustered/open space) Additional Open Space Total Acres for clustered/open space Total Additional Acres New Site-Built Single-Family Units New Non Site-Built Single Family Units Acres Needed at 6 Units/Acre includes 20% for streets Acres Needed at 15 Units/Acre includes 20% for streets Total Additional Acres New Non Site-Built Single-Family Units TOT AL NEW RESIDENTIAL ACRES NEEDED *Projected household size based upon Delta Township as proportion of projected national trends in household size. # Calculations have been rounded SOURCE: Gove Associates 2003 �Section b t'fufure f.anl 1/Je The additional acreage required for all types of residential development (singlefamily clustered or unclustered, duplex, multiple-family and manufactured homes) are added together to determine the minimum acreage required. This total acreage is then compared to the future land use allocations depicted in Table 6-2. The comparison indicates that the Future Land Use map, which contains an additional 3,972 acres set aside for residential development over what was existing in 2002, is significantly more than the projected 7 46 - 1,301 acres of land required to accommodate the 2020 target population of 36,216. The table depicts the allocation of units and associated acreages in five-year increments. This will allow the Township to identify the amount of land that should be developed or zoned accordingly within a long-term phased process. The geographic distribution of these developments should be based upon factors that impact some of the more important criteria that need to be considered. Those criteria consist of achieving the policies defined in this Plan, project affordability, public costs, feasibility and sustainability. Some of the major factors that are related to those criteria are retention of agriculture and open space, capacity of the soils to sustain development, protection of surface water and ground water, the need to be served by public utilities (sewer and/or water) and access via existing primary roads. The potential creation of clustered residential developments in the Township should be located in areas that are being considered for planned residential development on larger parcels that have been assembled or can be assembled. These parcels should be in areas that will have the least impact on the depletion of prime agricultural lands, are on soils that are not conducive to wetness or flooding, and in locations that will minimize the need for additional public expenditures in infrastructure (utilities and roadway expansion). While each location factor may not be completely satisfied in those areas identified for residential development on the Future Land Use Map, these locations represent the areas where residential development should occur and clustered development should occur, where the "best fit" of the composite of these factors is present. �Secfion b ~ufure i!Antl the TABLE 6-2 - LONG-RANGE FUTURE LAND USE (YEAR 2020) LAND USE ACREAGE Existing Single-Family Residential Two-Family Residential Multiple-Family Residential Manufactured Home Park Commercial Office Institutional Industrial / Utility Cemetery Parks, Recreational (inc. golf courses) Agriculture Transportation Rights-of-Way %of Total Future %of Total % Change Change 15.9 0.2 3,579 44 265 9 369 374 67 1,942 0 64.1 57.7 46.4 34.6 56.8 127.6 13.6 115.6 0.0 4.9 7.1 12.9 68 -3,013 2 6.05 -65.3 0.0 0 0.00 -2,200 -100 9.5 648 2.9 -1,504 69.8 1.8 100 412 1.8 0 0.0 22,709 100 0 5,582 78 571 26 649 293 426 1,680 55 1,042 4,617 2,926 24.6 0.3 2.5 0.1 2.9 1.3 1.9 7.4 0.2 4.6 20.3 12.9 9,161 122 836 35 1,018 667 490 3,622 55 1,110 1,604 2,928 40.3 0.5 3.7 0.1 4.5 2.9 2.2 2,200 9.7 2,152 412 22,709 Natural Resource Land Cover Woodlands* Open Space / Undeveloped / Preservation Corridor Water/ River/ Wetlands Total Acreage *While the table illustrates a loss of 2,200 acres of woodlands by 2020, neither the plan nor the map advocate the total elimination of woodlands in Delta Township. For the purpose of allocating future land use in areas currently occupied by woodlands the map depicts woodlands as an overlay to the land use best suited for that area. In the event development occurs in woodland areas, efforts should be taken to preserve as much woodlands as possible in those areas. SOURCE: Gove Associates, Inc. 2003 The Future Land Use map allocates a total of 9,037 acres for existing and future low density (clustered or unclustered) single-family residential development (at 1 to 3 units per acre), 1 22 acres for medium density (clustered) single-family residential development or duplex units (at approximately 4.8 units per acre), and 946 acres for high density multiple-family (apartments and mobile home parks at 6 to 15 units per acre) residential development. Commercial An additional 369 acres of retail/service commercial development will be added to the Township's land use inventory. This expanded commercial development would be concentrated along West Saginaw Highway (M-43). The West Saginaw ,..,., Highway area, serves as the commercial corridor for the Township, and the bulk of �Secfion b ~uture .&mrl1/se the new commercial development should be concentrated as infill development. Further commercial development in this area could be structured with a relatively higher density mix of retail stores, and offices. New development utilizing neotraditional design concepts can promote specific pedestrian-friendly architectural requirements and could be applied and strictly controlled within the framework of a parallel code (like a Planned Unit Development ordinance) relative to access, landscaping, parking, and other site and corridor design and safety considerations. Along with an additional 369 acres being added to the Township's commercial land use inventory, redevelopment of existing vacant or underutilized commercial areas will result in sufficient commercial and retail land through the year 2020. Recreation In 2002, Delta Township maintained over 1,000 acres of land as parks or open space for recreation use. Based on guidelines set by the Michigan Department of Natural Resources, the Township maintains sufficient parkland to accommodate the present population. However, when comparing the distribution of parkland throughout the Township (Map 1-7) with standards addressing community-wide spatial distribution of parklands, it is apparent there is a lack of parkland in some areas. Future acquisitions of land for parks or open space preservation should occur as key parcels become available in the southwestern quadrant of the Township or those areas with unique natural features. New bike lanes should be placed along County roads and a linear hiking/biking trail could be potentially developed along the Grand River, running the entire east/west length of the Township. Specific goals, objectives and recommendations related to parks, recreation and non-motorized pathways are outlined in the Delta Township Parks, Recreation and Cemeteries Open Space Plan 2000, the 2003 Delta Township Non-Motorized Transportation Plan and the 1986 Delta Township Sidewalk Plan, and 2003 Plan update. While these documents should be referenced when planning for future parks, recreation facilities and non-motorized pathways within the Township, a map illustrating the existing and proposed sidewalks and trails within the Township is located in Appendix C. �- .- ---------------------- Section b ~uture .f.anrlUse Industrial Delta Township has a strong history of well-planned industrial development. Future industrial development should be limited primarily to the industrial tracts located in the southeastern quadrant of the Township generally bounded by 1-496 to the north, 1-96/1-69 to the west and Lansing Road to the east and south. This area, in addition to the GM 425 parcels west of 1-96/1-69, encompasses more than 3,670 acres in sections 24 through 28 and 32 through 35. Future industrial development in this area should include appropriate site planning that regulates building design, setback, landscaping, signage, parking and environmental impacts, preferably in a Planned Business Park Development format. Utilities/Road Improvements When public sanitary sewer or water systems are required for a particular development within the Township, they should be supplied on the basis of "concurrency." Concurrency is an approach that ensures that public facilities and services are provided at the same time that development occurs. These services are planned well in the future within a phased approach and are constructed on a "pay-as-you-go" basis. If public utilities are not scheduled for an area proposed for development, development cannot occur, unless the developer pays for the extension of utilities. This helps to prevent wasteful "leapfrogging" of utilities (when utility lines are placed in rights-of-way adjacent to large undeveloped areas to serve a development further down the road) and promotes orderly, more efficient use of land and resources. It is important to recognize that the extension of utilities (particularly public sanitary sewer and water service) to serve an area can have unintended consequences. If provided within a logical framework of planned, incremental development, public sanitary sewer and water utilities can guide growth to meet the goals and objectives set forth by the Township. The construction of new roads and improvements to existing roads within the Township are identified in the Delta Township Road Improvement Program. This program is reviewed frequently by Township officials and updated as projects are completed and new projects are identified. Information regarding road projects in Delta Township can be obtained by referring to the Road Improvement Program which is available at the Delta Township Planning Department. �- MAP 6-1 Official Future Land Use Delta Tovmship Eaton Count,, Michigan Leqend Single Famiti Residential Multiple Famit; Residential ($ • • ( i '- » ~ ~ ~ 11. 1;; :· C ~ li ~ r· J ';;....r--- L--Yf: a: {_;, n ' :. kr. e-.1'.t. · · -;.-_:t1rm,h',m)' ~ ,I - - l ...........,.. , 1Y11. r,1..•pi: n1~~,; ~-c;::.====;.;::!'.:::.. • • • Cemetery .\gricL1ltural Commercial • • Open Spate/ Prese1ve Corridor Office D v\looclland 0-; erla'y Areas' In stitutio na I C"1 Sanitar, Future ·,.\later and SewerSer-ice Area Industrial ~ Township Boundary Manufactured Heme Park 7 ;; M,;;[t,;i.l..,1-1. 06g,.e.;Ji ,;.; ie?J., h.,·,~.::a;i'~ ~::~l--""'"'J;... .,.;·oe1-==""""i' i ,i,==;=:::::;;===; '~ " T·:..-o Family Re si dential Higlw,a,. ,' Railroa d 111111 Right of ·,play Parks and Re creation Area 1 Lltilit,, " 'fJ(:: ,1nd 0,~11- A"I U d t : ::t tl' btin g C!((:i.) i!t, - :, .-t ~-11! ,1r: :o not COM llu ~ ,1 JPtd llo :i:: , Ing d~ a; or ,1, p l"':. ::... I· !el >t re ouh~: \· SUnd: ·:f J i'- t(: r,. ti-; 1-: c-a-,,is HigiT,'iaL f. " miles ..._..J "'·. • c1 L_ ; ~ X ~::I J ·,J W +E ~ 0 Go-.~;:',;c~~,J~ ~ 1,.-..=r 0 .1 N .UC 0 <1 •i. ' 4't f j,~•~N:'°~ ~: JF :c -tnd lmo·- 1tl • n ,>.::en ;Uf.: : 11~ : n Ct lUT : -.M,lp E �.Ssction 7 9mf}/emenfation INTRODUCTION This section of the Plan presents tools and processes that are currently available to Delta Township to help make this Plan a reality. Also, it contains a schedule that depicts the objectives that should be accomplished along with the recommended parties, general timing, and potential funding sources to achieve the objectives when applicable. The following approaches are viable in terms of being implemented under current state enabling legislation and federal programs. Some approaches will have more important impacts upon the development of the Township than others. Public Investment Strategies represent the most pro-active mechanism to foster development in the Township in accordance with this Plan. Both public and private sector investments in infrastructure are required for new development, particularly in higher density areas and in areas currently not served by public infrastructure such as sanitary sewer and - water. The location and timing of such development is dependent upon the capacity of the Township to pay for the necessary infrastructure and, in the case of private sector (developer) developments, the required approvals from the Township and other public agencies. Location and timing of infrastructure development are integral parts of the Plan's implementation program and the smart growth approach advocated for the Township. It is recommended that Township officials closely follow the recommendations in the Delta Township Sanitary Sewer and Water System Long Range Study from 1998 as a mechanism and guide to infrastructure development. Cooperation between the Township and other public and quasi-public entities is also critical to the success of the Plan. This is in large-part due to the Township's proximity to the City of Lansing and the regional services the residents of Delta Township are provided by agencies such as Capital City Airport, CAT A and EA TRAN, and Grand Ledge and Waverly Public Schools. These entities and many others will play a key role in the use of land within the Township and communication among agencies needs to be facilitated in order to enable the Township (and each entity) to properly plan for the future. In addition, Eaton County government, the County Road and Drain Commissions, the Barry-Eaton District Health Department, the Michigan Department of Environmental Quality and the Michigan �Section 7 9mfJ/emenfation Department of Transportation all have legal authority and responsibilities for programs and projects that occur in, and impact upon, the development of the Township. Coordination between these agencies and the Township is important for planning and programming and as such, needs to be maintained. Finally, the activities occurring within surrounding townships and the City of Lansing, particularly those related to land use planning, zoning, and other development controls, can have a direct impact upon planning within Delta Township, particularly those units of government abutting Delta Township. Coordination and communication should be ongoing among these jurisdictions and plans and programs of these surrounding communities shared. Amendments (P.A. 265 of 2001) to the Municipal Planning Act under which Delta Township operates, require this intergovernmental communication on land use and development issues. Information and Education is fundamental to the implementation of this Plan. Without the concurrence of residents, businesses and developers, the success of this plan will be less successful and more prone to setbacks during the long range planning process. To help garner that concurrence and contribute to the success of the Plan, the Township should disseminate information and, if necessary, host educational programs. The dissemination of information can include sending a small flyer, or tri-fold, that briefly describes the main components of the Plan and possibly include a small copy of the future land use map. This information can also be included on the Township's website, or in the Delta Magazine. In 1997 the Delta Township Board of Trustees adopted the Township's first Strategic Plan. The Strategic Plan contains 10 goals and identifies objectives for achieving each of the goals. Among the goals that are included in the Strategic Plan are the preservation of residential and business districts, the efficient provision of public services, and the expansion of recreation opportunities. The Board reviews the Plan approximately every five years to determine whether the objectives have been accomplished and to identify new goals and objectives. The Strategic Plan was reviewed and updated by the Board in 2003. �Sec6on 7 9mfJ/ementa6on The Township might also consider conducting a community survey every several years which would make known resident's impressions, attitudes, and opinions about specific issues related to current or proposed developments. This will help provide a forum for Township officials to better understand the opinions of residents. Furthermore, the survey information will provide the Township with the necessary information they need when reviewing the Plan every five years as required by P.A. 265 of 2001. The Township's Capital Improvements Program is a vehicle to tie the Plan into the Township's budgeting process. The Township's Capital Improvements Program identifies the capital projects that the Township proposes to undertake within the next six years, and the agency responsible for implementation. The Capital Improvements Program should generally follow the development recommendations of this Plan and phase those improvements accordingly. The Township's one year Capital Improvements Budget is intended to address those projects that comport with the overall CIP. The Tri-County Regional Planning Commission recently completed work on a document entitled "Tri-County Regional Growth: Choices For Our Future". The purpose of the project is to seek citizen input into the implications of regional land use and growth trends and to formulate a shared vision of regional growth. Delta Township officials have served on work committees and attended public hearings and should continue their participation in the future. It is recognized that presently local jurisdictions in the Tri-County Region are making individual land use decisions with little oversight or coordination regarding the collective, long-term regional impacts of these decisions. Representatives of the TriCounty Regional Planning Commission intend to present the findings of the regional growth study to each community in the region over the next several years. Delta officials will consider how best to implement the Plan's recommendations, consistent with the Township's goals and objectives. There are many similarities between the contents of the Delta Township Comprehensive Plan and the findings of the Regional Growth Project. Both documents advocate Smart Growth concepts such as cluster development, the provision of open space, the concurrency of utilities, and non-motorized transportation planning. �Section 7 9mfJ/emenfafion Delta Township has in place methods to control growth and development within the Township which include the following: Zoning Ordinance - the Delta Township Zoning Ordinance is used to regulate the use of land as the primary regulatory tool for shaping local growth and development. The ordinance segregates uses into different zoning districts according to their function. A zoning map illustrates all of the zones (residential, office, commercial, industrial). The zoning ordinance establishes development standards for each district. Land Division and Subdivisions - The Delta Township Land Division Ordinance regulates the division of land outside of subdivisions. Property is typically divided into metes and bounds parcels. Personnel from the Township's Assessing and Planning Departments review each land division application to ensure compliance with state and Township laws. The Delta Township Subdivision regulations guide the division of land into multiple lots and are illustrated on a plat. The regulations ensure that the minimum lot size and width requirements are complied with and that issues relating to access, drainage, and utilities are addressed. The Planning Commission reviews subdivision plats with final authority granted to the Township Board of Trustees. Sign Ordinance - Regulations pertaining to signs are contained in a freestanding ordinance being the Delta Township Sign Ordinance. The ordinance is administered by the Township's Code Enforcement Officer and contains provisions regulating the size, height and location of signs. �Section 7 9mfJlemenfation IMPLEMENTATION SCHEDULE This Section complements the Plan's Goals and Actions. The Implementation Schedule groups the Actions of each of the Goals with the participants responsible for completing the actions and identifies timing and potential funding sources for each action. The Implementation Schedule quickly identifies time frames and permits comparisons between the many actions identified in the Plan. The Township should regularly review the Schedule to ensure actions are accomplished and goals are met. This list of objectives is not a comprehensive list of all actions needed over the next 20 years, but it is a list of the primary actions needed to accomplish the Plan's general goals. The Implementation Schedule also lists participants that include local and state agencies or groups. Quite often an action has several participants marked due to the team effort required to accomplish many actions. The Schedule identifies primary and secondary participants. The Schedule's timing section identifies actions as short-range/ongoing actions (one to three years), medium-range actions (four to ten years) or long-range actions (more than 10 years). Actions often take a considerable length of time to complete, therefore, two or three time periods may be identified. The funding portion of the Schedule identifies potential sources. Funding sources often change as time passes, as do organizations and priorities. Each of these should be periodically reviewed to ensure they are up to date. The following schedule identifies the Implementation Program established in the Plan. �,) L. ~ Sufion 7 9mp/emenlafion PARTICIPANTS: GOVE ASSOCIATES, INC. -~0 1601 PORTAGE STREET KALAMAZOO, MICHIGAN C -~ Architects A Engineers A Planners A Surveyors ·eE C 0 u DELTA CHARTER TOWNSHIP -0 COMPREHENSIVE PLAN IMPLEMENTATION SCHEDULE 00 i 0 >- preferences to infill sites -Ensure higher and low er density housing is compatibly located to eliminate/ minimize conflicts -Ensure smooth transitions between residential and non-residential uses by open space, buffered thoroughfares, and placement of appropriate zoning districts -Enhance the older residential neighborhoods in the eastern portion of the Townshi p through code enforcement, maintenance of public infrastructure, and implementation of traffic calming techniques -Maintain control over development of ne w single-family homes within agricultural areas 0 E .;; .g 0 0"' a. :E ::: 0 ~ ~ >- >- i0 E i0 eg. 0 z 0 u C ,Q 0 t 0 a. C ,g a. 0a. 0 ~ u .£ C -0 "Ea. -~1;; 0 "ii > " Cl t0 .J) i5 .c 0 ·;;; _g "' Jl u ~ " U0 Cl 5 ·a Ii --... u0 0 0 -~ .x ~~"' 5a 0 C 0 ~ §" 0 > i C, LU Cl >- 0 Cl :::;: 11 0 1;; :::;: --... ~ "' zCl :::;: ~ ·e"" E 0 u " ~ -~" -0 C 0 5 • • • • " "> V, 0 f --... ~ .c 0 • • • • • • • • • • • • • • • • • • • • • • • • • • • FUNDING: TIMING • • • E 0 ~ -0 C ·o 'E~ ~ >- u u .c C C E0 LU :g " C E 0 LU e' t0 V, M ~ .Q ;; C "' ·c 0 "'0 0 e C Q >'E~ 0 SECONDARY "' C 0 u 0 0 0 C ·a0 ·eE m u "'>- PRIMARY "'E ~ 'o :::;: -" 0 ""' C 0 "'&, C ~ + 0 "- ~ ~ C ~ ~ C • • • • • a. V, ..c -~ 0 .;; " u 0 "'" u "' Cl Cl ::ii :::;: >--... "" :::;: z"' Cl 0 :,· C 0 0 V, C "> z<( LU 0 ~ " C, 'UC " "' e"' < 0 ·2 " 0" LU 0 Cl C "E .J) °' :,: >- ~ 'oC 0 ~ -0 ~ -£ t5 ~- 0 C -0 0 0 C u. " <( ~ Cl .c C 0" 0 V, :::;: .E ;f 0 0 0 0 0 0 0 0 0 0 0 0 0Cl :::;: 0 :,: 0 -0 ~ > 0 COMMERCIAL GROWTH AND DEVELOPMENT PROVIDE ADEQUATE COMMERCIAL FACILITIES, APPROPRIATELY LOCATED AND TO SCALE, TO SERVE REGIONAL, COMMUNITY AND NEIGHBORHOOD NEEDS -Encourage infill development or the redevelopment of vacant commercial land and/or buildings along the Sagina w Highway corridor, and other older commercial areas -Limit new development on Saginaw Highway to areas east of Broadbent Rood ~ 0 "" E .Q SECONDARY 0 RESIDENTIAL GROWTH AND DEVELOPMENT FACILITATE RESIDENTIAL DEVELOPMENT THAT WILL FULFILL THE NEEDS OF THE VARIOUS POPULATION SEGMENTS IN THE TOWNSHIP WH ILE MAINTAINING A BALANCE BETWEEN THE EXISTING URBAN AND RURAL CHARACTER -Identify areas for future residential development that ore within close proximity to e xisting developed areas and already hove the necessary infrastructure with GOAL ST A TEMENT #2 C ·c"' C "'a. cca. ~ GOAL STATEMENT# 1 • PRIMARY -Design commercial areas so that they ore compatible with adjacent residential land uses relating to such items as lighting, traffic circulation, parking, signoge, landscaping and solid waste disposal -Identify commercial areas exhibiting early signs of blight and create action plans to address the problems -Attempt to contain strip commercial development within the existing boundaries along Saginaw Highway -Conduct on annual meeting with the Delta -Side Business Group and the Planning Commission to obtain input from local businesses • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • 0 0 0 • 0 0 • • 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 �, it ' Secfion 7 9mp/emenfafion PARTICIPANTS: GOVE ASSOCIATES, INC. .g -~ 5 E 0 u DELTA CHARTER TOWNSHIP "O 0 0:: ~C ~ 0 >- driveway consolidations GOAL ST A TEMENT #3 FUNDING: TIMING PRIMARY 0 SECONDARY e 0. ~ 0 >- ·c0 E V) 0"' 0. ~ ~ C ~ 0 >- e 0. " .E" :: E 0 u C 0 ~ t: 0 0. C 1c z ,:: 0 0 • • • ~ 0 0. 0 u C 0. ~ -.; 0 .D " 0 "' > 0 u .E 0 C Jl > 0 1;; 0 ,,:: ,½ :g·" c.. 0 'ij ' >- §"5 00 0 " :i;: uo D • D D D E 0 t; 1;; ~ ----::" .E :i;: < u ----°'z "O :i;: 0 G 0 D D D D D C, w 0 L ~ ,.,, -~ ·a.E 0 0 "g 0 ·;;; E 0 " ~ ~ -~ " V) .!' 0 > 'C c.. 0 u 0 -E C 0 0 Q C 0 u ----ti E 0 u ·a "',.,, ,.,, c:, :, "O E 0 w 1c ai C .E :, 0 >"O "0.E 5 c"" 1c v ·c _g 0 ~ :c 0 u C E 0 w "' ~ .D 0" u; 0 u C '·o" ""' ""' "' "' "' 0 C C 0 e' ai >~ ,,:: V) M ..:. ii<' ;g C E :, C 0 'ii &, ~ ~ + 0 " 0 C "- ~ :, C " " > e°' " 0" C • w 1;; :x: 0 0 >- 0 C "E ~ < 0 ·g 0. V) C, w 0 -i'lC 0 "':, " C < < w >- ....:i;: z 0 V) c:o. 0 " u"'0 > "'" ~0 E~ 0 ti "O " "- ti ~- 6 () 0 < 0 C "O 0 C 0" -~ 0 :x: "O V) C :, :i;: "- 0 ~ 0 0 0 0 0 0 0 0 :i;: 0 :i;: ai ,,:: 6 • • 0 0 z ] > INDUSTRIAL MAINTAIN AN ATTRACTIVE INDUSTRIAL AREA WHICH PROVIDES A DIVERSIFIED TAX BASE AND EMPLOYMENT OPPORTUNITIES -Prevent encroachment of existing and planned industrial areas from incompatible land uses -Ensure that th e Township has an ample supply of property located and appropriately sized industrial sites that ore adequately served by public utilities and transportation systems -Leve rage private investment in the industrial tract with ta x incentives by the Township as aporooriate -Continue the Township's efforts to retain existing industrial firms through marketing efforts -Sup port the improvement of roads in the industrial tract to all-weather status GOAL STATEMENT #4 C 0 :c "'0. 0N .s"' C 0 1c -Continue efforts to improve the aesthetics along Saginaw Highway via signage improvements, overhead power lines pieced underground, service drives ond • C C Architects J.. Engineers J.. Planners J.. Surveyors IMPLEMENTATION SCHEDULE SECONDARY 0 1601 PORTAGE STREET KALAMAZOO, MICHIGAN COMPREHENSIVE PLAN • PRIMARY D • • D • D D • D • • D D D D D D • • D D • • • • • D • D • D • • • • • • • • D D D D D • D • • D D D D D D • D D D D D D D D D D D D D D D OPEN SPACE AND RECREATION PROVIDE ADEQUATE OPEN SPACE AREAS, RECREATIONAL FACILITIES AND PROGRAMS FOR PASSIVE AND ACTIVE USE BY TOWNSHIP RESIDENTS -Support linkages (walkable-pathways, and sidew alks) between residentia l areas and recreational facilities whenever reasonably feasible -Support the development of bicycle/ pedestrian corridors (linear porks) within the Township with linkoaes to pathways in adjacent communities -Promote the recreational facilities offered at th e Township 's porks and other recreational areas such as the Woldumar Nature Center and Audubon properties -Encourage new resid ential developments to provide open space for their residents -Pursue o timely and economic open space acquisition and development program as the Townshio's oooulation increases SUPPORT THE IMPLEMENTATION OF THE DELTA TOWNSHIP NON-MOTORIZED TRANSPORTATION PLAN -Identify and secure funding sources for non-motorized transportation -Township Boord and Porks Commission continue to develop non-motorize d trails parallel to Carrier Creek D D D D D D D D D D D • D • • • • • • • • • • • • • 0 0 0 0 0 • • • • • 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 ••• 0 0 0 0 0 0 0 0 0 0 0 ~ �, ~ Section 7 9mf)lemenfafion PARTICIPANTS: GOVE ASSOCIATES, INC. 0. ·eE C 0 0 u DELTA CHARTER TOWNSHIP 00 ~ 0 >- -Pursue a policy of managed growth and explore new and innovative methods of achieving beneficial results -Coordinate the Township's land use planning efforts with adjacent communities and the efforts of the Tri-County Regional Planning Commission -Recognize the needs of the diversifying Township population and identify programs to address specific needs -Identify emerging socio-economic trends, such as on aging population, and respond with appropriate planning and zoning techniques -Encourage public involvement when reviewing land development proposals and strive to improve communication between public officials and Township residents and property owners -Take a proactive role in the redevelopment of Brownfield sites -Encourage new development within the Township to follow Smart Growth Concepts, Smart Growth is not "no-orowth " - it is sustainable growth PRESERVE AND PROTECT OPEN SPACE AND FARMLAND WITH VARIOUS PROGRAMS AND POLICIES ~Consider creation of a Purchase of Development Rights (PDR) program, which could include a millage proposal for financing -Recognize and encourage private efforts to preserve open space in Delta Township PRIMARY 0 FUNDING: TIMING SECONDARY e C 0 ~C ~ 0 >- :::0 ·c0 0) .;; 0 0. :E :c ~ ~ 0 >- e 0. C 0 z • • • • • • "" :: 0 u ·eE "E 0 u C 0 ~ t 0 0. ~ 0 ,= C 0. 0 .; > 0 " v ~ i5 0 _g 'O 0 0 L 0 0 C .§ :ii :, 0.. 80 L ·~ 0) • • ~ -~ ·e'j;'.: ·eE E 0 v "u !="~ !" E V) .0 -~ .x-~ ~?:- .,; :i; ._,__ >- g 0::;0 VO "' z 0 ::; • • • • • • 0 > ._,__ C 0 1' 0 ~ u 'O C " •;;; ;; 0 E 0 " ~ 0 > .:: ._,__ ~ "' 0 • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • C '" C ·o 0) .s 0 "'>- 0>- e' 'O 0 0 C :, 0 u C £0 w 0 C :, 0 u C £ 0 w • • • • • • • 0 u • • • • 0 u ~ .0 0) 0 i 0 >- ~ ~ ~ LAND USE PLANNING ENCOURAGE MANAGED GROWTH AND PROVIDE CONTEMPORARY LAND USE REGULATIONS -Keep development codes up-to-dote in accordance with case low 0 -~ "'0. a:0. ~C GOAL STATEMENT #5 0N 0) 'O t~ 0 ·a Architects A Engineers A Planners A Surveyors -Support the efforts of the Parks Commission to connect Hunter Orchard Park with Delta Mills Park -Develop linear frailway along the Grand River connecting to Lansing, Grand Ledge and Portland Troil IDENTIFY AND ESTABLISH PUBLIC ACCESS POINTS TO WATER RESOURCES -Work with the Eaton County Drain Commissioner regarding possible recreational uses of public storm water detention facilities (Broadbent Road ponds, Nix on/ St. Joe pond, Carrier Creek pond south of 1-496) -Contact DEQ representatives and inquire of the status of the Willow Highway access to the Grand River • C "'e C 0 IMPLEMENTATION SCHEDULE SECONDARY 0 1601 PORTAGE STREET KALAMAZOO, MICHIGAN COMPREHENSIVE PLAN • PRIMARY ~ >- " 0) C 0 "'E :, t -'o::;" L V) 0 "' ..:. .,; " 0) C 0 "'g> ~ + 0 - ~ :, C .g «' w ~ >- 0 C 0 "E ~ " ..,~ > " "' 0 I 80 'OC :i; 0 z < < w >- ] "':, V) L 0. V) • • • • ~0 < 0 I V) :i; "'0 'O C :, 0 u.. 'O C 0 0" ·~> 0.. 0 0 0 0 0 0 0 0 0 0 0 0 0 0 ~ -E 0 0 0 • • • • • • • • • • e () ~ C C 0 'E- 'O ._,__ = u.." ~ ·g "> ()"' 0"'z 00>- ~ " 0 () " "'" u :i; ::; 0 0 I u 0" .;; 0 0 • 0 0 • • 0 0 0 0 0 0 �._ ~ ~ Section 7 9m/Jlemenlafion PARTICIPANTS: GOVE ASSOCIATES, INC. ·.=8 1601 PORTAGE STREET KALAMAZOO, MICHIGAN -~ 5 0 u DELTA CHARTER TOWNSHIP IMPLEMENTATION SCHEDULE 0 -~"' a. ;;: a. ~ ., 0 ~ 0N :c' ~ :E 0 0 ea. t ~C a. >- • • • • • • • • • -Research the pros and cons of a possible millage for an open space acquisition program -Conduct legal research a s to the possibility of mandating preservation of a percentage of subdivision sites as open space -Consider mandating that a percentage of office/ commercial sites be preserved as open space "Ea. oi > >- 0 E ,Q >- 0 ~ ,'!. "O u 0 ~ -Meet with the Parks & Recreation Commission to obtain their comments and concerns regarding open space prese rvation/ acquisition 0 0 0"' ::: l,'.' ~ E u 'c' C 0 ""E !: ~ 0 5 z C 0 ~ 0 ,= 0 " -~ 0 C .§ t; 1;; i5 0 .c .Ji 0 0 '- 0 ::, 0.. g .D .c "' 0 'ii ::E z ·" '?5 C. . :,; ~ >- 0 0 0 " uo ::E '0,: z0 ::E • ~ " " ·e= g 0 1;; ~ :g" 5 0 E ~ V) ~ -~ 0 0 u "O 0 ,5 o': C E::, '- u u ~ C C G 6 ::, 0 E 0 w -Investigate the creation of an Urban Service Boundary to encourage development/ redevelopment In the existing developed areas of the Township -Determine if there are barriers to adaptive re -use of existing buildings in Delta Township -Identify vacant non-residential sites and strategies to facilitate their redevelopment -Meet with the Delta Township Economic Development Corporation (EDC) to shore items of a mutual interest regording the redevelopment of retail sites • • • • -Initi ate a review of the Delta Township Strategic Pion by the Planning Commission -Continue promotion of shored recreational programs between Grand Ledge and Waverly Schools and Delta Township -Correlate the Townshi p's Capitol Improvements Program with the goals & objectives in the Comprehensive Pion -Conduct an annual meeting of Delta Township decision-makers with elected officials of adjoining Townships to identify & discuss items of a mutual interest -Recognize the need to approach specific Issues such as transit, airport, solid waste, cultural programs (arts), Potter Pork Zoo on a regional basis • • • • • • • • • • • • • • • '? V) E 0 w • • • • • • • • • • • • • • ""' ~ w 1;; I 5 =g ::, C 0 ::, C 0,: C i5 0 ~ E 0 .;; ~ 0 t 0 0 ~ : ,,;- C C "O ::, C V) • • • • • • • • • • • E u 0 C " :g ~ >- z "E ;, g < 00 > j 0 " "'&, ~ 'o ::E >" " .,0 "-::E J 0 0 " c.., '- g ..E ~ ·g > ., "' 0 z 0 .c~ + 0 - c..," a. "'"" u0 ::E0 ::E0 6 "'E • • • • • FACILITATE SERVICE FUNCTIONS BETWEEN DELTA TOWNSH IP AND OTHER AGENCIES • t: _g 0 ,- • • • • • • -Continue the policy of a Delta Township representative attending meetings of the Eaton County Road Commission and EA TRAN -Review the Strategic Plans for Grand Ledge and Wave rly Schools C • • • ESTABLISH "REDEVELOPMENT" POLICIES THAT ENCOURAGE REDEVELOPMENT AND PRESERVATION OF EXISTING STRUCTURES AND PROPERTIES " 0"' "'0 E' ~ >- ;;;- :g C 0 C -~" '·o" 0 "',_ 0,_ 0 u C 0 u e ,Q C ·e ·eE E SECONDARY "' C -~ -~ " > PRIMARY 0 FUNDING: TIMING E ::, 0 ·.: .c 0 • ~ i a. ·eE SECONDARY a. e0 C Architects A Engineers A Planners A Surveyors COMPREHENSIVE PLAN • PRIMARY < 0 I V) ::E ~ 6 "O 0 C "O 0" ~ C ::, 0 u,_ 0 > ~ 0 0 0 0 0 0 0 0 0 0 0 0 0 0 �t ' ~ Secfion 7 9mfJ/emsnfafion PARTICIPANTS: GOVE ASSOCIATES, INC. C 0 ·a C E 0 0 u DELTA CHARTER TOWNSHIP 0N ·c O> 'O 00 ., a. ~ .£ C C 0 0:: a. ~ ~0 ~C 0 u ....0 a. a. .E Architects A. Engineers A. Planners A. Surveyors IMPLEMENTATION SCHEDULE SECONDARY • ::: 2 V) a. :c 0 O> 0 ,,: eg. i i ~ ....0 ....0 ....0 z0 ~ Cl> Cl> .E = cCl> E 0 u C 0 ~ t: 0 a. ~ E a. 0 -.; > Cl> 0 t; ~ 0 0 0 0 _g 0 .J:l L O> 0 C 0 g _; ::E ~ ----z"' -~ 0 ·.; L J 0.. 0 w Cl> uo ::E 0 ::E Cl> 'O > .; ----Cl> = °E E 0 u C Cl> N ·a0 E E 0 0 u Cl> 'O 0 t; V) Cl> 0 > 0:: .; ----- 8 0 6 0 °' °E u ·oC 0 0 t c>- 0 u J u C 0 0 w C C '·o" 0 J 0 C 0 0 w e ,Q O> C -~0 .E 0 -~ .x-~ r-;:z . :;; §~ 0 0 ....e .§ C i ~ SECONDARY .; r Cl> 'O PRIMARY 0 FUNDING: TIMING 5 1601 PORTAGE STREET KALAMAZOO, MICHIGAN COMPREHENSIVE PLAN • PRIMARY O> C e· ~ O> C 0 ~ °'E C J 'o Cl> ::E V) M 0 ..; O> 0 "'&, C J + - 0 ~ ~ Cl> °'0 .; Cl> ~ 0 C ·g (.'.) V) Cl> a. REVIEW THE PREDOMINANCE OF LARGE LOT, LOW DENSITY RESIDENTIAL 0 z<( Cl> :;: u.. 0 0 C E 't) C 0 J C .... ~ Cl> °' 00 ----"' z u ::E (.'.) 0 0 i" 0 0 u.. :g_ u .;; 0 Cl> c0 Cl> 2 0 i'....i'i ::E "' .J:l J w ....I ~ ~ -;. 0 L ~ :g C '5 'oC () ~- .; 'O Cl> .; 0 0 ::E -E 0 0 0 <( 0 I .; 6 'O C 0 0 'O .!! ~ 0 V) C J > ::E u.. 0:: 0 DEVELOPMENT IN DELTA TOWNSHIP AND THE IMPACT, WHICH IT HAS -Review the Township's existing Planned Unit Development regulations and suggest promote its use. Encourage input from the development changes which would community -Consider the possible reduction of minimum lot sizes and widths in each zoning district -Consider reducing the minimum floor area requirements in the residential zoning districts -Identify possible sites for higher density residential development where vacant land exists oublic transit is available, utilities adequate, arterial roads available, etc. MAINTAIN A HIGH QUALITY OF LIFE IN EXISTING RESIDENTIAL AREAS - Promote a "demonstration project" for troffic calming in a neighborhood experiencing speeding or cut-thru traffic -Promote/support the Property Maintenance Code which was adopted in 2002 -Meet with Eaton County Sheriffs Deportment and inquire as to their needs. Discuss speed enforcement, identify traffic conaestion areas, discuss manoower, etc. -Provide input into the Township Hazard M itigation Plan required by November 2004 -Consider establishing a tree nursery on Township land to eventually plant native trees along public streets -Consider hiring the services of a landscape architect to assist staff in site plan reviews, helo the Parks Department, review Township orooerties, etc. -Establish a tool loan program for low and moderate income households -Resist commercial/office develooment intrusions into residential neiahborhoods -Inform/ encourage residents to erect pedestrian scale streetlights in existing residential neighborhoods per the Township's established procedure s -Investigate the possibility of Delta Township assisting the Eaton County Habitat for Humanity in constructing affordable homes in the Township -Address the oroblem of maintainina common areas in residential subdivisions PRESERVE AND PROTECT CULTURAL AND HISTORICAL SITES -Inventory Delta Township's historical sites (Grange Hall, Moon Log Cabin) 0 • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • -- • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • •• • • • • 0 • 0 0 0 0 0 0 • 0 0 0 0 0 0 0 0 0 0 0 �' ' Secfion 7 9mf)kmenu,fion PARTICIPANTS: GOVE ASSOCIATES, INC. 1601 PORTAGE STREET KALAMAZOO, MICHIGAN .Q a -~ ·eE Architects ...l Engineers A Planners A Surveyors "" u a ·eE "E -~ a. -:;; -~ C .Q 0 u O> DELTA CHARTER TOWNSHIP IMPLEMENTATION SCHEDULE ~ 0 0 -~ C 0 O> ., ii: .;; a. ~ a. ~ :c ~ 0 0 a. ~ ~ 3 I- I- I- D D • D 0 0 0 l= 0 u C C 0 .; 0 .Q > 0 0 -~g .; a. at Q" a. C C z .= 0 0 0 .J:: SECONDARY a. ~ 0a. 0 C 0 COMPREHENSIVE PLAN • PRIMARY ~ ~ > -E 0 i5 ..a ..c O> 0 ·.; C, w Q 0 :0 § 0. 0 Q 0 " ,?_ uo ::E ~ -..... i "' z ]" Q ::E I- g ::E .; .t" E E 0 u C ·eE ·eE 0 u " " ·5 t; V) 0 0 a"> "' -Support MOOT in their efforts to reconstruct the 1-96/Soginaw interchange • • D • • • -Continue to support the Eaton County Rood Commission's street resurfacing program for residential streets -Encourage sufficient funding to repair sidewalks, fill in gaps in the sidewalk system, provide sidewalks and/or bike lanes in conjunction with new/ rebuilt roadways and mandate the provision of sidewalks in conjunction with new development -Encourage the provision of public transit service to the Township's residential, commercial and Industrial areas -land uses generating significant amounts of traffic shall be served by thoroughfares D • D D • • • • thot con solely and odequotely handle the traffic PROMOTE THE USE OF PUBLIC TRANSIT SERVICES D D -locate public facilities in close proximity to public transit • • • • D D D D D D D D D D D IMPROVE THE WEST SAGINAW HIGHWAY STREETSCAPE -Support efforts to bury the overhead electrical lines on West Saginaw Highway :, :, u ~ -Create and fund a program for driveway closures on West Saginaw Highway -Continue to support stringent enforcement of the Township's Sign Ordinance GOAL STATEMENT #7 PUBLIC SERVICES AND FACILITIES ENCOURAGE SUFFICIENT AND AVAILABLE PUBLIC SERVICES AND FACILITIES TO MEET THE GROWING NEEDS OF THE TOWNSHIP -Provide law enforcement and fire protection that meet the needs of the Township to ensure the safety and well-being of Delta Town ship residents and property -Mandate residential properties and commercial and industrial businesses connect to public water systems when available -Explore the benefits of privatizing and/or shoring facilities and services with other communities -Develop procedures for greater collaboration and coordination of efforts between school districts and the Township • • • • D • D • D • C D D D D D D D D D D D D • D • • D D D C £ £ w 0 D D D 0 w • D D 0 0 SECONDARY e C 0 O> s :g c0 C C .E "'Iw O> 5 0 '" ·5 0 E. -~ t t ~t 0.. • • • D C -..... u0 -Continue to support the Township's efforts to encourage the establishment of a boulevard on Saginaw Highway west of 1-96 via right-of-way acquisition, the 0 u 0 TRANSPORTATION GOAL STATEMENT #6 SUPPORT EFFORTS TO IMPROVE TRANSPORTATION SERVICES AND INFRASTRUCTURE IN THE TOWNSHIP IN ORDER TO FACILITATE SAFE AND EFFICIENT MOTORIZED AND NON-MOTORIZED TRANSPORTATION preparation of a boulevard design, and continued dialogue with MOOT officials 0 ~ " 0 0 0-= N PRIMARY C -~5 -~ 0 -..... 0 0 FUNDING: TIMING ~ §" -0 jj ~ u ~vi 0 t; "g, 0 "'E :, 'o ::E" - 0 ..c V) 0 "' ...'. " " O> C 0 "' ~ ~ + 0 ~ .; :, C I- c "~ "> Sl "'" < 0 0 C, ;, w Q C ::E ~ -..... ~ ·g ">~ 0., "' z " a. 0" "'" u ::E • • • • • • • ••• • • • • < < w 0 z IV) ,::. I- 0 0 Q £" V) 0 Q ::E Q :, IL Q V) C 'o C u i' 0 0 0 ~- ~ "l ~ 6 ~ 6 0 " V) I " ~ 0 > ::E IL < Q ~ C :, 0 C 0 ;E 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 • 0 0 �• ' ~ Su:fion 7 9mp/emmfAfion PARTICIPANTS: GOVE ASSOCIATES, INC. ~ C -~ 0 ·eE Architects J... Engineers J.. Planners J.. Surveyors C .!? 0 u "U 00 "' "~ i0 >- -Id entify valuable historic a ssets within the Township and develop programs and societies to preserve and p romote those a ssets -Develop infrastructure (water, sanitary sewer) in phased expansion, concurrent with new construction -Develop on approach to planning and development that emphasizes coordination and cooperation bet ween Delta Town ship and surrounding communiti es through mutual financing and operation of area-wide and regional facilities PROMOTE THE EXTENSION OF PUBLIC WATER AND SANITARY SEWER SERVICE -Promote the Township Subdivision Ordinance's requirement that mandates public sanitary sewer and water service for new subd ivisions -Support the proposed mandatory water main connection ordinance -Support the utility extensions recommend ed in the Delta Township Sanitary Sewer and Water System Long Range Study, Februory 1998 GOAL STATEMENT #8 • ·c0 -~ O> " ·'"E-' E 0 u C a: .;; 0 .!? "~ "- ·"' 0 t ~ 0 i0 >- 0 i0 >- g0 z 0 0 "C 0 ,= "~ 0 "0 C "E"- -~t; t; 0 .; > 0 " 0 0 0 -~ .x-~ L -E 0 .0 L O> ·;;; z ?.,; >:g ~ g 00 uo ~ Jl 0 C 0.. C -~ ·eE 0 >- > "U 0 0 ~ ----~ -Promote the extension of public water and sanitary sewer services to those areas in th e Township where the public health is threatened by on-site systems -Prese rve prime farmland through zoning regulations and other applicable methods PROTECT AND ENHANCE GROUNDWATER AQUIFERS, NATURAL RECHARGE AREAS, AND SURFACE WATER RESOURCES FROM CONTAMINATION -Inventory Delta Township 's water resources including wetlands, streams, ponds, etc. via the GIS System -Adopt the TCRPC Well Head Management Pion and Ordinance Amendments -Consider adoption of zoning ordinance amendments that would limit the amount of impervious surfaces in commercial developments. Consider a limit on the maximum number of parking spaces above the minimum that can be provided on a site • 0 t; " "'" 2 ·e 0 u "U 0 :i E 0 u 0 t; V, ~ .s 0 0 0 0.. J J C C 0 0 C • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • -~t; ci C ·oO> " C I ~ O> 0 0 !' "'E 1B" "g> ~ 0 c 0 ~J .0 u.. -c~ 2 u 0 J C • • ~0 C V, V, • • • "U "U J C " ~- 6 () <( L V, " 0 2 V, <( 0 I V, ~ C 0 0 "U 2 0 ;f :g C J u.. 0 > 0 0 0 0 0 • • • • • • • • • • 0 C C • e ·s O> J • • • • • • • SECONDARY C C 0 • • • • • • • • • • • 0 z 0 "E 0 w 0 "O >>- >> 0 " 0 iti .; E "' >~ ~ ~ u0 -~ c0 c0 t" 'o g> "'" ~" "'0 =J' " ~ u u e 0 " >J " ---.; "' - -0 0+ " -~ "> ()"'0 ----z"'0 00 1 z :g -"~ ---E E M 0 '5 ~ 0 G 6 w w ..:. - ()" "- "'" u ~ ~ 6 ~ • • • • • • • • • PRIMARY .; .; ~J i0 u FUNDING: TIMING ENVIRONMENTAL PROTECT THE QUALITY OF THE TOWNSHIP'S NATURAL RESOURCES AND ENVIRONMENTALLY SENSITIVE AREAS -Assist the Eaton County Drain Commissioner in efforts to promote storm water management practices -Identify soils highly conducive to agricultural production, such as those found in southwestern Delta Township, and attempt to preserve forming activities in such areas -Support the Township's Flood Plain Management efforts -Promote the use of the Grand River for recreation and build upon this valuable asset 0 0N O> DELTA CHARTER TOWNSHIP IMPLEMENTATION SCHEDULE SECONDARY a 1601 PORTAGE STREET KALAMAZOO, MICHIGAN COMPREHENSIVE PLAN • PRIMARY • • • •• • • • • • 0 0 0 0 0 0 0 0 0 �._ t ' .Secfion 7 9mp/emenfllfion PARTICIPANTS: GOVE ASSOCIATES, INC. .2 1601 PORTAGE STREET KALAMAZOO, MICHIGAN C ·a·e Architects J.. Engineers J.. Planners J.. Surveyors DELTA CHARTER TOWNSHIP "CJ IMPLEMENTATION SCHEDULE 00 "'a. -Consider a stream buffer ordinance to reduce pollution from run-off and erosion -Consider the adoption of a Township Wetlands Protection Ordinance -Recommend Tow nship financing of a w ell capping program for abandoned private wells -Participate in phase II of the Federal Storm w ater Management Program in an effort to improve the quality of storm water runoff -Support the Eaton County Drain Commissioner in the enforcement of Compiled Rules CREATE PROGRAMS PERTAINING TO TREE PRESERVATION -Analyze the pros and cons of a Delta Township tree preservation ordinance -Consider inse rting incentives in the Zoning Ordinance which would grant a "bonus" for oreservation of mature trees -Consi der mandating the installation of one street tree per subdivision lot at time of house construction 0 0:: ~ a. ~ .....0 .....0 ~ C 0 ~ ::: 0 u .; -~ e" 0 C 0 ~ 0 ~ ~a. t: 0 a. .....0 z 0 ,= a. ~ • • • • • • • • • • • • • • • • • • • • C 0 C 0 0 0 "Ea. :gt; -E 0 .0 0 > 0 0 C, JC -~"' -~ ;xu l " 0 :, w 0 0 ~.,; 0 C Jl ~ ..... § C. 0 0 0 " uo =1' • ~ 0 t; -~ =1' < ----z"' "CJ =1' 0 0 " ~ ----- "" ·e= E 0 u C -~" G ~ Vl 2 ·a ·a ·eE ·eE m ·o ~ 0 0 u u "' "' () ·o 0 > f ----~ -E 0 "CJ 0 C 0 E 0 w • • 0 u 0 ,..'. 0 • • • • • • • • • • • • • 0 w C • • C 0 0 "',.._ 0,.._ ,!e' "':,E c:, c:, t: 'o u e JC Vl M -" =1' 0 0 "' C 0 5 C C 0 SECONDARY ~ ~ 5 0 > PRIMARY 0 FUNDING: TIMING c"" ~ "CJ • ~ ~ .....0 0 C a. 0 0 a. 0 u u -~"' SECONDARY ""e ·= E C E 0 COMPREHENSIVE PLAN • PRIMARY ~ o2' w ~t; :r: 0 0 ..... 0 C "' ~ "E "'&, "> ~ C 0 C ~ + 0 "'0" ~ C " - •" • (.'.) • • • • • • < 0 -Ci 0 C (.'.) "a. ""> "'u0 "' Vl 0 z<( =1' ~ ..... w 0 -g "'~ C, ~ 'o C 0 f0 "CJ " ----"' z =1' 0 =1' 6 JC <( 0 0 Vl :r: "CJ C :, =1' u.. 0 l! 6 "CJ C 0 0" > ~ 0 0 0 • 0 ~-- () ~ u.. ~ 0 c0 u 20 .;, 0 0 ..... 0 :g :, u.. 0 0 0 ��- • National Functional Classification "" Delta River National Functional Classification -NFC Updated FAUB c:J Previous FAUB n ~ z x· g !l!. "'a. Central Cir Sloan Hwy "'a. Miles Mi ll ett Hwy ..., - - NFC Local Roads NFC • Federal Aid Eligible Rural/Urban Interstate Rural/Urban Other Principal Arterial Rural/Urban Other Freeway Rural/Urban Minor Arterial Rural Major/Urban Collector Rural Minor Collector 0 .9 1.8 2 .7 Urban NFCs are within federal aid urban boundaries. ��DELTA TOWNSHIP OPINION SURVEY ~ Dear Delta Township Resident The Township is developing a Master Plan to guide community development over the next 20 years Whtie change 1s inevitable, how that change occurs is up to the residents of the Township. What follows is a community questionnaire that asks demographic, economic. social and environmental questions to help determine both present community concerns and future community needs. LET US KNOW YOUR OPINIONS BY ANSWERING THIS IMPORT ANT SURVEY There are no wrong answers or opinions. All responses will be tabulated anonymously by an independent consulting firm to get a comprehensive overview of how residents feel about these issues When mailing, please tri-fold and staple or tape the survey and send it with the attached address visible. If you wish to avoid the cost of mailing the survey you can drop it off at the Township's drop box on the north side of the Township Hall. We will make the results known as soon as possible. Thank you for participating in this important effort. Joseph Drolett, Delta Township Supervisor Please indicate how ou feel about each of the followin Current Issues/Conditions in the Townshi 1 ISSUES Not a Problem Possible Problem Slight Problem 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 Protection of groundwater D1v1s1on of farmland for residential development In the Township Amount of open space 1n the Township Amount of wetlands In the Township Soil protection meRsures 1n the Township Tratt,c volume on W . Saginaw Trnff1c speeds on Township roads 0 Ava1tab1loty of sidewalks • Appearance of West Saginaw corridor Traffic volumes in residential areas 0 0 oderate Problem Serious Problem 0 No nlon 0 0 0 0 0 0 0 0 0 0 CONDITIONS 2 Excellent Quality of dnnking water (pnvate well) Quality of onnk1ng water (public water service) Storm Drainage Police protection Fire protecloon Zoning code enforcement Building code enforcement Recycling services Road maintenance C!lblevis1on Service Public bus service (CATA & EATRAN) Blight/Junk Enforcement Gener.:1I Quality of life 1n the Township Park f;ic1lilies and programs District librflry facilt1y and services Ambulance/EMT Service 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 Good Fair 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 Poor 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 Ve 00 0 0 0 0 0 0 0 0 0 0 0 0 0 0 oor No Qnion 0 0 0 0 0 0 0 0 0 0 0 0 0 0 a �• Please indicate how ou feel about each of the followin 113 Future Issues and Concerns Strongly Single family housing should be encouraged in the Township . Tax abatements should be granted to attract industrial development into the Township . Development of more parks ,md recreation facil1t1es should be encouraged in the Township . Farmland in the Township should be preserved. Open space In the Township should be preserved. Signs m the Township nre being adequatelyregulated Township roilds are generaily ln gOOd cond111on . Police protection in the Township Is snt1slactory Fire protection ,n the Township 1s adequate Ambulance service in the Township is acceptable. The Township should provide yard waste pickup Recycling services offered by the Township are reasonable . The Townst11p should promote expansion of water mains ;:ind sanitary sewers to unserved areas. Property taxes rn the Township are reasonable The Township should assist 111 organizing neighborhoods so residents can better represent themselves . The Township needs to encourage MOOT to create a boulevard on West Saginaw H1ghw,iy. The Township needs to take steps to create a recognizable 1dent1ty. Side valks should be mandated ,n all new developments . The Township should finance the installation of side valks where they're presently non-eX1stent . The Township should adopt a Housing Code to encourage property maintenimce. The Township should stringently regulate the install<1tion of communication towers Township officials are doing a satisfactory job communicating with residents. The Township needs to finance the paving of gravel roads Power lines along West Saginaw Highway should be buned . Infill commercial development should be encouraged rather thlln the conversion of open space Tl'le Twp. needs to support items of regional interest such as solid waste, CATA, tho Zoo and Airport. 4a The Township should encourage tho construction ot more east-west roads . Library fac1hlies in the Township are lldequate. 4 Act Acr 0 0 0 0 0 0 0 0 0 0 0 0 8 0 0 u 0 0 B B 0 0 0 0 0 0 0 0 0 Neutral 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 • 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 •• • 80 80 80 0 0 0 0 0 0 0 0 0 0 0 0 •0 0 0 0 0 0 • 0 0 0 0 0 0 0 0 0 • 0 0 0 Which of the following issues 1n the Township do you feel are the MOST important and should be addressed? Please mark only five. 1 being most important, 5 being least important of the five Police Protection TraHic Congestion Road maintenance Public Acquisition of Open Space Fire Protection Sidewalk Construction Library Facilities - Future Issues/Concerns CommunIc<1tIon with Residents Parks/Recreation Fac,liltes § I I �5 Would you be willing to pay add1t1onal taxes to address one or all of those five issues? Yes ............... .....Q '116 No •. . . . . • . • . If not all , list ones for which you stated "Yes" . 7 Are there conditions at a particular location in the Township you feel should be improved? If so, what and where? 8 Additional comments on these and or other Delta Township issues. The following section asks general household information. All information provided will be kept confidential and surve s will be tabulated anon mousl . 9 On which street in the Township do you live? 10 Where do you work? Della Township •...... .. Eaton County other than Delta Township .. .. .. City of Lansing .. . • Q Q Q City of E11st Lansing .. . ... Ingham County other than the City of Lansing & East Lansing ................ ..... Q 0 Clinton County ......... , .Q At Home .............. ........... Q Reh red or not employed .....Q • All flround Michigan or the U.S ......... . .............. Elsewhere (not identified above) ................... .. 0 11 Please name the community 1f you selected "elsewhere" 12 Please indicate your age category 25 or younger ........ .. .. .. ..Q 26-44 ............. . 45-64 ....................... -0 o 65+ . . . . . . · · • .•.. . 7 ........ .. 8 or more. 8 8 14 How many persons in your household are currently employed Full Time? 1 • • • . . .. .. . .. .... 2.... ........ ..... ... .. ... ....... ·B 3 ......................... .............. None ....................... ..Q 4 or more ....................... .. 8 15 How many persons in your household are currently employed Part Time? t .. . .. ... ... . . ...... 3 ........................... None ........................... O 2. ... .. .. .. . ... ..... ... .. .. 4 or more ................ .. 16 Do you have any children under 18 livmg at home? Q Yes ...................... ... No • . .. 17 Is anyone m your household over 65? Yes....... .. . ... . .. . .... Q . ....... .•. No .......... ... . :·:·:::::.. :.. :::::.::8 �• 18 In which type of dwelling do you live? Q S1ng1e.Fam1ly Home . Ap;irtment . O Duplex ......... . . . . . . . Mobile Home . .. .. ..... ....... Rent .. 3 to 5 years . .. O -0 Condom,nium .... ...... .. ...... Q More than 20 years ........ 0 ........ .o 20 How long have you owned.'rented proporty in Della Township? Less than 3 years .. .. .. .. Q Q 6 to 9 years .. .. .. ... . 0 o 10 to 20 years ......... ........ 21 Annual Household Income (Please check the applicable range). NOTE: THIS INFORMATION IS FOR STATISTICAL PURPOSES ONLY. REMEMBER, YOUR RESPONSE IS ANONYMOUS Less than $24,999 . .. S50,000•$74,999 .. , .. .Q $25,000 •S49,999 . .. . .. Q S75,000·$99.999 .. ... ... . Q S100.000·S124.999 ...... ..Q S125,000 or more.. •• • .Q 22 Please indicate the type of school your child/children attend? - ,f any? preschool ....... ......... public . ... ..... . ...... . .. .. pnvate1pr1roch1al . • • Q Q -0 23 What school district are you in? Waverly .................... -0 charter ........ .............. ·--0 home school , ... .. .... ... no children In school .. ... ... o Q Grand Ledge .. ... .. ..... ....Q Davenport University/Lansing Community College .. . .. .. . Michigan State University ... Q 0 Lansing . ... .. . .. •. , .. , .Q Holt ............... .......... .......Q •• __ ••• __ ....• - - - - - - . - - - - - - - - - - - - - - - - - - - - - - fold here - - - - - - - - - - - - - - - - - - - - - - - - - - - - - • - - - - - - - ~ Delta Township . . . , 7710 W Sag,naw H1911way Lans,ng, M1ch1g.in 48917-9712 Delta Township 7710 W Saginaw Highway Lansing, Michigan 48917-9712 . - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - fold here - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - �• �• U:..:: L C ~- -It ~I-- (l - u ' --_,-=-•..~l' ·---{ T N 5 00.. -7 ~I (/l "' !i t;" r: .i ~ ~ 'J: 0 !- Q. U! :_. :: i !i~ z;t'j \J ·.~~ I I V, ij ;: ~ 0 < Z{: _ I II I I ). -~JJ z z J ' I 0 Ct: I ----- z LLJ 0 , a i ~ t 7 t n r; ij l 0 - . --- ( ..... ~ ' 1 ~) 'l j ~ ! • t r f' ~ 'l ·1 II . ...... � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Wyckoff Planning and Zoning Collection Creator An entity primarily responsible for making the resource Planning & Zoning Center (Lansing, Mich.) (Organization) Wyckoff, Mark A. Description An account of the resource Municipal master plans and zoning ordinances from across the state of Michigan, spanning from the 1960s to the early 2020s. The bulk of the collection was compiled by urban planner Mark Wyckoff over the course of his career as the founder and principal planner of the Planning and Zoning Center in Lansing, Michigan. Some additions have been made to the collection by municipalities since it was transferred to Grand Valley State University. Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1960/2023 Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Subject The topic of the resource Michigan Comprehensive plan publications Master plan reports Zoning--Michigan Zoning--Maps Maps Land use--planning Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Identifier An unambiguous reference to the resource within a given context RHC-240 Format The file format, physical medium, or dimensions of the resource application/pdf Type The nature or genre of the resource Text Language A language of the resource eng Text A resource consisting primarily of words for reading. Examples include books, letters, dissertations, poems, newspapers, articles, archives of mailing lists. Note that facsimiles or images of texts are still of the genre Text. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context Delta-Twp_Comprehensive-Plan_2004 Creator An entity primarily responsible for making the resource Gove Associates, Inc. Date A point or period of time associated with an event in the lifecycle of the resource 2004-06 Title A name given to the resource Delta Township Comprehensive Plan Description An account of the resource The Delta Township Comprehensive Plan was prepared by Gove Associates, Inc. in June 2004. Subject The topic of the resource Comprehensive Plan publications Delta Township (Mich.) Eaton County (Mich.) Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Type The nature or genre of the resource Text Format The file format, physical medium, or dimensions of the resource application/pdf Language A language of the resource eng Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/a23d1c3aef3e97aef90a77f964e2fd3a.pdf 9d8dd30dcef3e5cf65f9e1919d0be3f2 PDF Text Text ----------~------------~~__;;."•'e, I ~......, IELD " ' , DEERF TOWNSHII?: ·.' ·t - -:_;_, ,. r(.: ,,l, ·,. J . - 'f!rf, r· \,,_ ~. '1 t i . ., .,,, , '.~ tt ' ' . . ·.-,....... '"'"'; ' t,.. ·• ' . ~~·i,-:)r, -~ II ,, III 12 -~=---1----~ ' ' ··• . ,I i • ,. ___ ;..,. ' ' 21 I II -30 ~ '2e'1 • 27 II I • I ' I ~, I ',, ' ~I 1994 .,,,,. ('. .f �DEERFIELD TOWNSHIP COMPREHENSIVE PLAN Prepared By: Deerfield Township Planning Commission and Township Board of Trustees Planning & Zoning Center, Inc. 302 S. Waverly Road Lansing, Ml 48917 (517)886-0555 and Landplan, Inc. 4211 Okemos Rd. Suite# 15 Okemos, Ml 48864 (517)347-2120 Adopted July 21, 1994 �DEERFIELD TOWNSHIP BOARD OF TRUSTEES Robert Miller, Supervisor Harold Williams, Treasurer Nancy Laier, Clerk Read Dunn, Trustee Don Tinson, Trustee DEERFIELD TOWNSHIP PLANNING COMMISSION Read Dunn, Chairperson Scot Runyan Karen Clute Robert Birney Phyllis Grannan Carolyn Kelley Garry Johnston With the Assistance of: Planning & Zoning Center, Inc. 302 S. Waverly Road Lansing, Ml 48917 (517)886-0555 Carolyn Freebury Kelly Gettle Linda Beck Mark A. Wyckoff, AICP Brenda M. Moore, AICP Timothy McCauley Mark A. Eidelson, AICP Landplan, Inc. 4211 Okemos Rd. Suite 15 Okemos, Ml 48864 (517)347-2120 �,- . TABLE OF CONTENTS Chapter 1 - Introduction Plan Purpose ............................................................................................................................1-1 Plan Contents and How to Use the Plan ................................................................................... 1-1 P.lan Preparation .......................................................................................................................1-2 Chapter 2 - Community Character Introduction .....................................................................................:........................................ 2-1 Demographic Summary ............................................................................................................ 2-1 Open Space .............................................................................................................................2-2 Natural Resources Summary ....................................................................................................2-2 Existing Land Use Patterns .......................................................................................................2-3 Visual Landscape Areas ...........................................................................................................2-4 Critical Trends ..........................................................................................................................2-7 Chapter 3 - A Common Vision: Goals & Objectives Vision Statement ......................................................................................................................3-1 Definition of Goals, Objectives, and Policies .............................................................................3-2 How the Goals & Objectives Evolved ........................................................................................3-2 Goals & Objectives ...................................................................................................................3-2 Chapter 4- Future Land Use Strategy Introduction and Purpose ..........................................................................................................4-1 Overview of the Future Land Use Strategy ...............................................................................4-1 Individual Components of the Future Land Use Strategy ...........................................................4-2 Commercial and Industrial Development ...........•..........................................•..........................4-11 Public Lands ...........................................................................................................................4-12 Recreation Lands ...................................................................................................................4-13 Special Land Uses ..................................................................................................................4-13 Principal Road Corridors .........................................................................................................4-14 Chapter 5 - Public Services Strategy Introduction and Purpose ..........................................................................................................5-1 Overview of Public Services Strategy .......................................................................................5-1 Individual Public Service Components ......................................................................................5-2 Intergovernmental Coordination .................... ;: ..........................................................................5-9 Appendix A Location and Geography.......................................................................................................... A-1 ~ ' Appendix B Historic Perspective ................................................................................................................. B-1 Appendix C · Physical Profile - Natural Features ........................................................................................... C-1 Appendix D Physical Profile - Land Use/Cover, Public Services and Facilities ............................................. D-1 Appendix E Demographic Profile ................................................................................................................ E-1 DEERFIELD TOWNSHIP COMPREHENSIVE PLAN �I LIST OF MAPS .., Map 2-1 Visual Character Inventory .......................•........................................................................2-6 Map 4-1 Future Land Use ...............................................................................................................4-5 APPENDICES Map C-1 Steep Slopes Map C-2 Drains Map C-3 Watersheds Map C-4a Soil Types-South - Half Map C-4b Soil Types-North - Half Map C-5 Limitations for Septic Systems Map C-6 Limitations for Basements Map C-7 Most Suitable Soils Map C-8 Hydric Soils Map C-9 Prime Farmland Soils Map C-1 0 Woodlands Map C-11 Wetlands Map C-12 Groundwater Vulnerability Map D-1a Land Cover/Use - South Half Map D-1b Land Cover/Use - North Half Map D-2 Land Cover/Use Map D-3 PA 116 Farmlands Map D-4 Land Use by Parcel - Tax Class Map D-5 Roadway Classification (Act 51) Map D-6 School Districts Map D-7 Public Facilities Map 0-8 WaterWells DEERFIELD TOWNSHIP COMPREHENSIVE PLAN I' �LIST OF FIGURES Figure 1-1 Planning Process ...........................................................................................................1-2 Figure 4-1 Development Flexibility Through •Average Development Density• and Resulting Open Space Benefits .................................................................................................................4-3 Figure A-1 ..................................................................................................................................... A-1 Figure A-2 ...................................................................................................................................... A-1 Figure A-3 ...................................................................................................................................... A-1 Figure D-1 Example of Lot Split Evolution ...................................................................................... D-3 Figure D-2 State Equalized Value 1982 - 1991 ............................................................................... D-7 Figure D-3 Allocations of Local Property Taxes - 1991 ................................................................... D-8 Figure E-1 Population Growth Trend-Deerfield Township and Area Communities ........................... E-4 Figure E-2 Population Growth Trend-Livingston County: 1900 - 1990 ............................................. E-5 Figure E-3 Population Growth Trend-Livingston County and Deerfield Township ............................ E-6 Figure E-4 Persons Per Square Mile-Deerfield Township and Livingston County ............................ E-7 Figure E-5 Median Age Distribution 1970 - 1990 ............................................................................ E-8 Figure E-6 Age/Sex Distribution by Percent-Deerfield Township: 1980 ........................................... E-9 Figure E-7 Age/Sex Distribution for Deerfield Township: 1990 ...................................................... E-1 0 Figure E-8 School Enrollment by District 1971 - 1990................................................................... E-11 Figure E-9 Number of Households-Deerfield Township 1960 - 1990 ............................................. E-12 Figure E-10 Person Per Household 1970- 1990 .......................................................................... E-13 Figure E-11 Percent of Workers by Industry, Employment by Sector Livingston County: 1980 & 1990 ........................................................... E-14 Figure E-12 Percent of Workers by Industry, Deerfield Township: 1980 & 1990 ........................... E-15 Figure E-13 Unemployment Rates, Deerfield Township & Livingston County: 1982 -1991 ........... E-16 ~ - • / M DEERFIELD TOWNSHIP COMPREHENSIVE PLAN �I LIST OFTABLES Table 4-1 Development Densities by Use Area ...............................................................................4-2 Table 5-1 Perceived Road Condition by Number of Daily Car Trips .................................................5-3 Table C-1 Climatic Information ....................................................................................................... C-1 Table C-2 Lakes 10 Acres or Larger .............................................................................................. C-2 Table C-3 Soils Map Units Table C-4 Woodland Use/Cover Codes in Deerfield Township ................ , ...................................... C-6 Table C-5 Wetland Use/Cover Codes .•.....................................................•.................................... C-7 Table D-1 24 Hour Traffic Volumes ................................................................................................ D-4 Table D-2 State Equalized Value 1982 - 1991 ................................................................................ D-7 Table E-1 Historic Population ....................................................-..................................................... E-4 Table E-2 Historic Population, Livingston County, 1900 - 1990 ....................................................... E-5 Table E-3 Percent Increase in Population ...................................................................................... E-6 Table E-4 Persons Per Square Mile ............................................................................................... E-7 Table E-5 Median Age ................................................................................................................... E-8 Table E-6 Age/Sex Distribution by Percent-Deerfield Township: 1980 ..........•................................. E-9 Table E-7 Age/Sex Distnbution by Percent-Deerfield Township: 1990 .......................................... E-10 Table E-8 School Enrollment by District 1971 -1990 .................................................................... E-11 Table E-9 Number of Households 1960 -1990 ............................................................................. E-12 Table E-1 0 Persons Per Household 1970 -1990 ......................•....................••............................. E-13 Table E-11 Percent of Workers by Industry, Employment by Sector Livingston County: 1980 & 1990 ....................•...................................... E-14 Table E-12 Percent of Workers by Industry, Deerfield Township 1980 & 1990 ............................. E-15 Table E-13 Unemployment Rates, Deerfield Township & Livingston County 1982-1991 ............. E-16 , ~ Ill DEERFIELD TOWNSHIP COMPREHENSIVE PLAN \ �Chapter 1 INTRODUCTION PLAN PURPOSE • to promote an orderly development process which is paced in coordination with the Township's ability to provide services and which permits public officials and citizens an opportunity to monitor change and review proposed development in a reasonable manner; and The purpose of this Plan is to guide policy and decision making for all future land and infrastructure development decisions within Deerfield Township. Within the Plan, key planning issues are identified; goats, objectives and policies are outlined; future land uses are described and mapped; public facility standards are established; and implementation measures are recommended. • to provide information from which to gain a better understanding of the Township and its interdependencies and interrelationships, and upon which to base future land use and public investment decisions. This Plan is adopted pursuant to the authority of the Township Planning Act, PA 168 of 1959. This Act provides for the preparation of a "basic plan" to promote community health, safety, and welfare through provisions for the use of land and resources and the assurance of adequate public facilities and services. The Deerfield Township Comprehensive Plan is a "basic plan." It is prepared as a foundation for, and depends primarily on, the Township's zoning ordinance, and the subsequent adoption of subdivision regulations and a capital improvement program for effective . . implementation. Although this Plan states land use development policy -and proposes land use arrangements, it has no regulatory power. PLAN CONTENTS and HOW TO USE THE PLAN There are three critical components to using this plan as a decision making guide. First, are the goals and objectives in Chapter 3. Second, are the policies, future land use map, public facilities plan and associated descriptive information presented in Chapter 4 and Chapter 5. Third, is the supporting documentation found in Appendices A-E which draws directly from previous planning and engineering studies. All proposed future land uses and policies presented in this Plan were developed based on a blending of the natural capability of the land to sustain certain types of development; the important natural tune. tions played by unique land and water resources in the area; the relative future need for residential, commercial, and industrial land uses; the existing land use distribution; the relationship of undeveloped lands to existing community character. and the desires of local residents and public officials as expressed through interviews, town meetings, and public hearings. This Plan is presented to help all elected and appointed officials to make difficult choices between competing interests and to serve as a guide for decision making. It is anticipated that this Plan will be used and consulted in the following situations: • Preparation of Updated Zoning Regulations: This Plan is intended as support for the achievement of the following public objectives, among others: This Plan charts a new purposeful future for Deerfield Township. Its success will be largely dependent upon effective zoning provisions to implement the policies of the Plan. The Plan serves as the guide or foundation upon which new zoning provisions should be based and drafted. • to protect public health, safety and general welfare; • Review of rezonlngs, variances, and special use permits: Applications for rezonings, vari- ances, or special use permits should be eval~ated not only in terms of specific zoning ordinance standards, but also in terms of how well the proposed action would help attain the goals and objectives of this Plan (Chapter Three) and fulfill its policies (Chapters 4 and 5). • to conserve and protect property values by preventing incompatible uses from locating adjacent to each other; • to protect and preserve the natural resources, unique character, and environmental quality of the area; 1-1 DEERFIELD TOWNSHIP COMPREHENSIVE PLAN �I • Public Improvement projects: All future public improvement projects, including the construction of new facilities, utilities or buildings, should first be reviewed by the Planning Commission for consistency with this Plan, pursuant to PA 168 of 1959. In particular, such projects should be reviewed to determine consistency with the goals, objectives and policies in the Plan (Chapter 3), and whether they support the planned future land use pattern anct public services in the Township as set forth in this Plan (Chapter 4 & 5). Township's rural character, open spaces, farmland, and natural resources; maintain the gravel road n~ work, limit future growth and development, and mi ~ mize future taxes. The combined results of the Murin~ session, an analysis of economic and demographic trends, and mapping analysis, were used to determine the issues to be addressed by the Comprehensive Plan. Fl ure 1-1 Plannin • Review of land subdivision and lot splits: The subdivision of land and associated lot split activities has a profound impact upon the character of a community and future public service needs and tax burdens. This Plan provides policies to assist the Planning Commission and Township Board regarding decisions about the appropriateness of proposed subdivisions and lot splits, and the adequacy of public services to address the increased demands associated with th_ese subdivisions and lot splits. Process Data Collection and Mapping • Township stability: This Plan is a strong and visible statement by the Township and its residents regarding the intended future character of the community and strategies to assure that character. As a formal and tangible document, this Plan instms a sense of stability and direction for Township officials, Township residents, and Township activities. Draft Goals and Objectives Goals and Objectives Refined at Town Meeting r. , Draft Alternative Development Patterns Town Meeting PLAN PREPARATION Draft Comprehensive Plan The Planning Process The planning process used in developing the Deerfield Township Comprehensive Plan included a combination of Planning Commission meetings with attendance by members of the Township Board, computerized mapping, data analysis, development of alternative development schemes, four town meetings, and a public hearing. The planning process is represented graphically in Figure 1-1. Public Hearing on Plan At the first •town meeting• in January of 1993, an overview of current economic and demographic trends and Issues was presented, and a •tuturing• session was conducted in which citizens of Deerfield Township were asked to visualize Deerfield Township 10-20 years in the future as they wanted it to be. This resulted in citizens articulating their vision and desires for their community. Key issues which surfaced during this town meeting included the preservation of the Draft goals and objectives were developed from the public vision statements generated at the first town meeting and were presented at the second town meeting in April of the same year. Following refinement of the goals and objectives with input from t~ 1-2 OEERFI ELD TOWNSHIP COMPREHENSIVE PLAN - �Chapter 2 COMMUNITY CHARACTER INTRODUCTION in size today throughout the Township, approximately half of the Township land area is characterized by lots of 40 acres or less in size, the majority of which are ten acres or smaller in size. Deerfield Township is a rural community situated on the fringe of the Greater Detroit Metropolitan Area. The expanding growth and sprawl of the suburbs from the Detroit area has already been witnessed by many residents in the Township . The Township's farming and open space atmosphere, in conjunction with easy access to these employment and retail centers in the Detroit Metro Area as well as the urban centers of Flint and Ann Arbor, make the Township attractive for development. The northern areas of Bennett Lake and the periphery of Lake Shannon have evolved as the most densely developed areas in the Township, consisting largely of platted subdivisions and similar neighborhood type development patterns. DEMOGRAPHIC SUMMARY Between 1980 and 1990, the Township's population increased by nearly 15% and reached a total population of 3,000 persons. This growth has occurred within and among the Township's extensive natural amenities including rolling terrain, inland lakes, streams, woodlots, wetlands, expansive farmlands and open spaces. (See Appendix A for more information on location and geography). Though Deerfield Township is generally characterized by relatively dispersed development, it has nonethe-less increased in population by nearly 75% between 1970 and 1990, and 15% between 1980 and 1990. While the population increase of the 1980's (15%) seems relatively small, it is much greater than the state's growth rate during the same period (less than 1%). By the year 2010 the Township's population is anticipated to reach 3,921; an additional 31% increase over the 1990 population figure (according to the Livingston County Planning Department). A substantial amount of residential development has occurred in Deerfield since 1970, with the addition of 242 dwelling units between 1970 and 1980 and an additional 131 units added between 1980 and 1990, resulting in a total count of 1,053 dwelling units in 1990. The years 1991 through 1993 (thru October) witnessed the issuance of 107 new residential building permits. State equalized value (SEV) attributed to residential development increased by 62% between 1982 and 1991, increasing from $26.2 million to $42.5 million. Commercial land values showed little change in the same time period. The SEV for agricultural lands in the Township rose by 15% from $7.1 million to 8.3 million. Overall, the Township's SEV increased by 49% between 1982 and 1991 . With the increase in population has come an increase in population density (persons per square mile). In 1900, Deerfield Township had 23.9 persons per square mile. By 1960, it had increased to 30.6, and it increased to nearly 80 by 1990. The greatest increases in population densities have focused in the Bennett Lake and Lake Shannon areas. Although minority populations have increased slightly since 1980, the Township's population is relatively homogeneous; with 99.3% of the population being white. Additionally, most of the households in Deerfield are comprised of married-couple families (74.5% of all households) and 95.6% of the housing units are single family. A growing market for residential development has spurred a large number of parcel splits in ·the Township . Average parcel size in the Township in 1930 was in excess of 80 acres. Between 1971 and 1980, there was a marked increase in the number of lot splits than in the previous four decades as ten acres lot splits began to predominate in many areas of the Township, particularly in the southern half of the Township. The ten acre lot splits have continued over the years as now nearly all areas of the Township reflect such a pattern to one degree or another. While there are still a substantial number of parcels of 80 acres or greater The age structure of Deerfield Township suggests maturing families with children and relatively low numbers of persons 65 years and over. Median age in the Township is slightly lower than that of the County and State averages, which suggests the presence of aging "baby boomers"who are now rearing families. 2-1 DEERFIELD TOWNSHIP COMPREHENSIVE PLAN �While the number of persons per household in the Township (3.11) is higher than the State (2.66) and County (2.94), household size has decreased since 1980. This parallels state and national trends toward smaller families, childless couple families, and more single-parent households. in only a few areas have pastoral vistas have been replaced with strip residential development pattern~ The extent to which open spaces have been pr( served is due more to the limited population, the type of growth and development in the Township, expansive agricultural lands, and individual property owner commitment to protection of these open spaces, rather than a purposeful regulatory program aimed at effective conservation of these areas. Deerfield Towns hip is also a relatively wealthy community in that the per capita income has increased at a faster rate than the state's. Between 1979 and 1989 Deerfield's per capita income increased approximately 108% while the state's increased approximately 84% in that same time period. Since per capita income figures are derived by taking total income and dividing it by every adult and child, it is especially significant that Deerfield's per capita income remains high despite a larger household size. Another measure of wealth in a community is the median value of housing stock and the rate of home ownership. Deerfield Township has a higher owner-occupied median housing value than the state ($83,100 vs. $60,600). Of all the housing units in the Township, 89% are owner-occupied. The state rate of homeownership is approximately 74%. · However, if past trends and development pressures continue, the future of these open spaces will become more in doubt. The provisions of the Township's current zoning ordinance do little to aggressively protect farmlands or the Township's rural character and open spaces. Without intervention, the random land use pattern which has evolved in the Township will worsen and, along with the unregulated lot splits permitted under the Subdivision Control Act (creation of four lots under 1O acres in size every ten years) will lead more and more to the insidious conversion of these open spaces. NATURAL RESOURCES SUMMARY Deerfield Township's population is a commuting population; the average travel time to work for Deerfield residents was 31.3 minutes in 1990. Workers commute primarily to the Detroit metro-area, and Genesee and Washtenaw counties. As in 1980, the majority of Deerfield Township's labor force in 1990 was employed in manufacturing and service sectors of the economy. Topography and Watercourses Most of Deerfield Township is characterized b~ rolling topography. Few areas in the Township are fl[" 1 and many areas of the Township exhibit grades approaching 10% or greater. Many of the steepest slopes, some exceeding 18%, are found along the Township's drainage corridors. The highest elevations in the Township are in the southeast quadrant of the Township and the Township falls in elevation to the north and west. For a more detailed overview of Deerfield Township's demographics, see Appendix E. There are four principal watercourses in the Township, each flowing in a south to north direction. North Ore Creek and the south branch of the Shiawassee River are situated in the Township's northeast and northwest quadrants, respectively. Cranberry Creek flows through the central regions of the Township while the Yellow River Drain flows though the western half of the Township. OPEN SPACE Open spaces are as much a fundamental part of Deerfield Township's character as are the residents of the Township. Extensive open spaces exist throughout all areas of the Township, including wetlands, woodlands, agricultural fields, shrub and herbaceous fields, and rolling hillsides. It is the extensive open spaces. which so dramatically shape the character of the Township, provide endless panoramic vistas and natural resource systems, and document the strong ties between the Township's early settlement days and the Township today. Lakes Deerfield Township has numerous lakes ranging in size from less than 1 acre to approximately 180 acres, and total over 880 acres in area (see Map C-2). The majority of the Township's larger lakes are situated in the northern two-thirds of the Township. Most significant of the Township's lakes include Bennett Lake, Lake Shannon, Ryan Lake, Indian Lake, and Lou~ Lake. There are several lake chains in the Townshi~- - The integrity of the Township's open spaces has largely been preserved over the years. Natural resource systems have been generally undisturbed and 2-2 DEERFIELD TOWNSHIP COMPREHENSIVE PLAN �- comprised of lakes in close proximity to one another and connected through rivers, creeks, or drains. These include the Louis/Lamb/Root Lakes chain in the central region of the Township and the BennetVLobdell Lakes chain in the Township's northeast corner. The BennetVLobdell Lakes chain is part of an extensive chain of lakes and wetlands areas which stretches east across Tyrone Township. Wetlands Deerfield Township has a significant amount of wetlands. Most of the wetland areas of the Township consist of shrub swamps and low-lying woodlands (see Map C-11 ). Wetlands are concentrated primarily along the Township's water courses and lakes. There are several extensive wetland areas in the Township, each approaching 300 acres in size or greater, including wetlands associated with Bennett Lake/North Ore Creek and Indian Lake. Many of the wetlands may not be covered with water year-round. The Township's wetlands contribute to the natural beauty of its watercourses and lakes, as well as serve important flood control, water purification, and wildlife habitat roles. The larger Township lakes reflect varying degrees of development. Lake Shannon, along the southeast edge of the Township, has been fully developed with residential subdivisions and is the most developed of the lakes. While the north side of Bennett Lake in the Township's northeast corner reflects the greatest lake development intensities in the Township, the south includes extensive areas of wetlands and only limited developable areas. Similarly, while the east side of Ryan Lake has been developed residentially, approximately half of the lake's remaining shoreline is characterized by wetlands, with woodlands and open fields accounting for the balance of the lake's shoreline areas. The remaining lakes of the Township have experienced only limited development if any at all. A seasonal recreational vehicle campground has been developed on both Indian Lake and Louis Lake. As might be expected, the visual character of the lake areas in the Township has been significantly altered with the onset and expansion of development. Most of the land surrounding smaller"lakes (20 acres or less) in Deerfield Township remains undeveloped. Agricultural Land Deerfield Township has extensive agricultural lands approaching 10,000 acres. These lands are largely characterized by extensive areas of prime farmland soils. More than two thirds of the Township's farmlands are situated in the eastern half of the Township, and the majority of these farmlands are along Argentine Road or within one mile of this primary transportation corridor. The acreages of these farmlands typically vary from 40 acres to 200 acres and more. The majority of the land being farmed today is owned by the family operating the farm, although approximately 2,000 acres of additional farmland is being leased for farm use by farm families. Farming has always been the foundation of the Township and continues to be the dominant land use aside from natural open spaces. The farmlands lend significantly to the diverse rural character of the area and provide open spaces to compliment the area's rolling hills. Woodlands The wooded areas of Deerfield Township substantially contribute to the picturesque rural character · of the area and are evident throughout all areas of the Township (see Map C-10). Most of these wooded areas are considerable in size, typically exceeding 80 contiguous acres. The most significant of these larger wooded areas are associated with Indian Lake and along the Township's western boundary, north of Hidden lake. Each woodland stand extends more than two miles in length, include wetland environments, and cover more than 600 acres. Though lowland hardwoods predominate throughout the Township's wetland areas, upland hardwoods are the predominant type of forest cover with only limited areas of conifers. These large tracts of woodlands are an essential element of wildlife habitats and the rural character of the Township. There are over 2,400 acres of land in Deerfield Township enrolled in the state's Farmland and Open Space Preservation Program. EXISTING LAND USE PATTERNS The general land use character of Deerfield Township is one of open spaces. Just over 95% of the Township area is characterized by some form of open space. Agricultural alone comprises more ~ha~ 40% of the Township area and woodlands compn~e JU~t ov~r 23%. Agriculture in Deerfield Township Is pnm~nly crop farming but includes a significant amount of hv~ stock farming as well. The principal farming are~s in the Township follow the Argentine Road comdor. Open fields, including shrub and herbaceou_s lands account for approximately 21% of the Township area. Urban development comprises less than 5% of the Township area with residential development account2-3 DEERFIELD TOWNSHIP COMPREHENSIVE PLAN �• ing for the vast majority of the urban development in the Township. The Bennett Lake and Lake Shannon areas are the most intensively developed residential areas in the Township, consisting of residential developments where lot sizes typically range between 1/4 to 3/4 acres in size. The Bennett lake and Lake Shannon Lake areas account for more than 400 of the approximately 1;100 dwelling units in the Township in 1993. Thus, approximately 36% of the Township's dwelling units cover less than 2% of the Township area. The balance and vast majority of the Township's residential development is comprised primarily of large lot residences of 5 and 1O acre parcels. There are no apartment buildings or other multiple family structures in the Township. Commercial and industrial development is very limited in the Township. There are approximately a dozen small scale commercial facilities including a restaurant, bar, bakery, dog kennels, auto repair shops, and convenience stores. The commercial facilities are scattered throughout the Township though many are situated along Argentine Road and Bennett Lake Road. Though land near Argentine and Cohoctah Roads is zoned for industrial use and there are several small buildings of an industrial character, the buildings and site improvements reflect comparatively limited investment and the current use of the land is not certain though limited car sales and repair appear to take place. Argentine Road Farmland Corridor Possibly the most dominant of the landscapes µ-Deerfield Township is the Argentine Road Farmlar.,_ Corridor. Argentine Road is the most heavily traveled road in the Township, running the full length of the Township and cutting through the primary farming belt in the Township. Nearly all of the lands abutting this roadway corridor are in agricultural use, and those few which are not are either vacant or developed at very low densities (parcels of 5 to 20 acres in size). The resulting visual image is one of continuous open spaces dominated by crop and livestock farmland. The Argentine Road Farmland Corridor extends approximately one half to one mile east and west of Argentine Road. Nowhere else in the Township can one travel and be continuously exposed to the farming character of the Township. Satellite Farmland Area ~SUALLANDSCAPEAREAS The Satellite Farmland Area includes predominantly farming areas which, though not part of the Argentine Road Farmland Corridor Area, include areas of extensive and contiguous farmland. The expansiveness of these areas contribute to their uniqueness as a landscape type within the Township. This Area also includes a limited degree of low density residential development (generally 5 and 1O acre lots). Though farming is the predominant visual element in this Area wetlands and woodlands are visible throughout i' well. There are four Satellite Farmland Areas, all or which are in close proximity to the Argentine Road Farmland Corridor except for that Area in the far northwest comer of the Township. Overview Mixed Open Space Area The visual character of Deerfielc:I Township is one which reflects strong rural elements interlaced with limited features of suburbanization. Within this context however, there are a number of clearly identifiable landscapes arid Township regions which come together to create the unique community of Deerfielc:I Township. While there is probably little difference in local opinion about the description of Deerfielcl's visual character, .there may be cf1verse opinions about lines and boundaries which separate the variable landscapes in the Township. Below is one description of the landscapes of Deerfield Township. It is presented because of its utility in documenting the existing character of the Township, and because of the insight it provk::fes for land use planning purposes. The visual character assessment below k::fentifies six principal landscape areas in the Township and elaborates upon each. The landscape areas are illustrated in Map 2-1. The Mixed Open Space Areas are generally found adjacent to both sides of the Argentine Road Farmland Corridor. This Area is principally characterized by a mosaic of open space areas including farmlands, large lot residences, and vacant parcels. Woodlands and wetlands are the predominant visual element throughout this Area and account for the dominant character of parcels as large as 40 acres or more. These woodland and wetland areas are interspersed with farmlands approaching 80 acres or more in size and large lot residences generally comprising 5 and 1O acres. A significant portion of the Mixed Open Space Area includes the Oak Grove State Game Area in the western portion of the Township. 2-4 DEERFIELD TOWNSHIP COMPREHENSIVE PLAN �North Bennett Lake Area and the chain of lakes and wetlands of which it is an intrinsic part, is void of any significant development and acts as both a strong visual and environmental component of the Township as well as a natural barrier to the encroachment of development. It's presence is somewhat obscured by the fact that none of the Township's principal roads afford views or access to this Area. In fact, the best visual access to this expansive and beautiful area is in Tyrone Township from Linden Road. The North Bennett Lake Area ls dominated by the strongest suburban-like landscape in the Township. The North Bennett Lake Area is generally characterized by those lands north of Bennett Lake Road, extending to the north and east Township boundaries. There are numerous platted subdivisions in this Area as well as a mobile home park and several commercial developments, including vrs Grocery and Bakery, Twin Gardens Restaurant, and the Old Hickory Bar. The North Bennett lake Area accounts for more than 250 of the Township's approximately 1,100 dwelling units. Lake Shannon Area The Lake Shannon Area is the smallest of the landscape types by area and includes the shoreline areas of Lake Shannon. The Lake Shannon Area reflects a suburban character only slightly less intensive than the Bennett Lake Area. The entire lake area in Deerfield Township Is surrounded by residential development and this development pattern extends into the Township of Tyrone. There are approximately 150 residential lots in the Lake Shannon Area, the majority of which are between approximately 1/2 and 3/4 acres in size. Bennett Lake Wetlands Area The Bennett Lake Wetland Area deserves identification as a unique Township landscape area for two reasons. First, it is the most extensive area of wetlands in the Township covering nearly 300 acres in area and includes the primary lake area as well as the east end of Bennett lake which consist of numerous interconnected channels. Second, the Bennett Lake Wetland Area is the final stretch of a lake and wetland chain which extends east across the western portion of Tyrone Township. The Bennett Lake Wetland Area, • 2-5 DEERFIELD TOWNSHIP COMPREHENSIVE PLAN �• Map 2-1 VISUAL CHARACTER INVENTORY ~ I I D. . ·...---· l 31 • 1. 2. 3. 4. 5. 6. 32 ~ (: -- 3 J_j_ __ " Argentine Road Farmland Corridor Satelffte Farmf arid Area Mixed Open Space Area North Bennett Lake Area Bennett Lake Wetlands Area Lake Shannon Area 2-6 DEERFIELD TOWNSHIP COMPREHENSIVE PLAN �CRITICAL TRENDS permits lot splits of a minimum of 20 acres in its primary agricultural district. This type of zoning scheme though intended to protect farmlands, can in fact hav~ the reverse effect and result in the loss of thousands of acres of farmland for very low density residential d~velopment. As farming becomes less economically viable as a result of residential encroachment, there will be increasing pressure to rezone land to a residential zoning district and higher density residential development will follow. While all communities are going through a constant evolution in response to changes in economic, physical, social, and political patterns, Deerfield Township finds itself at a critical crossroads today. Though the Township has changed considerably since its early settlement days, the Township has largely maintained its expansive open spaces and agricultural lands. Similarly, its population has remained comparatively low. However, the ability of the Township to retain its current character over the next several decades is of far greater question than it was during its previous 100 year history. There are a number of critical trends and conditions which face the Township today and, depending upon how the Township chooses to address them, will dramatically shape the future character of the Township. - Development that does not accommodate unique natural characteristics (e.g., retention of native vegetation, slopes and wetlands) will alter the character of the Township over time. Groomed yards will replace native vegetation and wildlife habitat. Water quarrty in area lakes and streams will decrease as pesticides, lawn chemicals and other artificially introduced nutrients and/or contaminants reach the water. Those open spaces that may be preserved are apt to be fragmented and be far less functional and visual in the environment. Eventually, the Township will take on the appearance of a more urbanized suburb than a rural area. Deerfield Township has, up until recent times, escaped much of the development which has encroached upon its neighbors as the urban sprawl of the suburban Metropolitan Detroit Area continues to expand. However, this trend may well be changing as few townships in Livingston County significantly surpassed the growth rate experienced by Deerfield Township (14.9%) between 1980 and 1990. Continued growth and resulting land development has the tremendous potential to take away Deerfield Township's current rural and fafllling character and replace it with a suburban residential character, much like what has evolved in neighboring Tyrone Township and in response to which Tyrone Township has recently prepared a new Comprehensive Plan to address this same issue. This uncontrolled land development can be equally devastating to the Towns hip roadway network. The strip residential development pattern which could begin to dominate, and which existing but vacant lots have already paved the way for, will increase the number of residences accessing the primary roadways · directly and thereby continually shortening the distance between driveways. The result will be increased congestion, traffic hazards, and travel times and a complete transformation of the visual landscape. The visual character of the Township will be typified by a County roadway network lined with residences. The visual experience from the roadway will not provide any real sense of present and past rural character. The extensive gravel road network throughout the Township will require far more in maintenance costs than current conditions. The lack of a Plan and an effective zoning ordi. nance to address growth and community character issues in Deerfield Township, and its already somewhat random land use pattern, makes the Township that much more vulnerable to the negative impacts of future growth and development. The increase in density, and general lack of public sewer in the Township, will place greater pressure upon ground water resources as their vulnerability to contamination through on-site sewage disposal will increase. The Township is apt to experience increasing pressure upon the development of its lakes. This pressure is apt to focus on both those lakeside developable lands currently vacant as well as those lakeside parcels which have already been developed but which may provide opportunities for redevelopment at higher densities. • The introduction of new and expanded services provided by the Township will become a larger issue in the future as the population grows, households increase, and land is further developed. Public protection problems (police and fire protection, emergency medical service and transportation management) will become more acute. The result will be the loss of rural character and increases in local public services and in- At present, the future of farming in Deerfield Township is not clear. This lack of clarity is a result of how the Township's current zoning ordinance treats farmland, and the resulting implications are tremendous. Specifically, the Township's zoning ordinance 2-7 DEERFIELD TOWNSHIP COMPREHENSIVE PLAN �These trends and conditions will continue as long as B11COUraged by public po/Icy and permitted by exis$;lng regulations. This Plan sets forth a new public fX ,. Icy Intended to encourage new development in a way which protects public values associated with a clean environment and scenic open spaces. frastructure needs and local taxes to support such needed improvements. The Township Is characterized by very limited publlc services and Infrastructure and new and expanded programs and infrastructure would be required to accommodate the potential growth. And yet, the residents of Deerfield Township have clearly expressed their Insistence on protecting the Township's rural character and natural resources and their dissatisfaction with the levels of current taxes! 2-8 DEERFIELD TOWNSHIP COMPREHENSIVE PLAN �Chapter 3 A COMMON VISION: GOALS & OBJECTIVES VISION STATEMENT appropriate locations for such land uses exist within the Township. The planning process followed in the preparation of this Plan identified community attitudes regarding the future character of Deerfield Township and developed a consensus of public opinion regarding future land use and community development. This consensus was arrived at through town meetings where the public was given opportunities to identify the preferred future character of the Township and comment on and shape the evolution of the Plan. Citizens consistently portrayed a common vision for the Township's future which was founded upon the preservation of the Township's natural resources and current "rural-like" character. The following vision statement portrays the prevailing aspirations of Township residents : ~ • The appropriate location for, and intensity of, future residential, commercial, and industrial development will be largely based upon the existing or planned availability of public services to support new land uses and assure the public's health, safety, and welfare. The extent to which public services will be expanded within the Township will be based upon available financial resources and the planned long range land use pattern for the Township, the necessity to accommodate new urban land uses (high density residential. commercial, and industrial), and the need to address anticipated or existing emergency public health, safety, or welfare threats. It public services are expanded, it will occur in a planned incremental manner so as not to over-accelerate Township growth and development. The Township will continue to rely largely upon private on-site septic systems tor waste disposal and private wells for potable water, and has no intention at this time of introducing Township-operated public sewer and water infrastructure. The reliance on private septic systems and wells will play a major role in the intensity of future development where public sewer or water is unavailable. The early years of the 21st Century will see Deerfield Township much in the same way it looks today. The Township's landscape will be dominated by active tannland within a mosaic of other open spaces including woodlands and wetlands. The wild/ife which abound today will continue to be plentiful. The natural resources of the Township, including its air and water resources, will be pristine and there will exist an overall atmosphere of health and vigor among the residents and families of the Township. Deerfield Township will not be the future home of a landfill. It will, however, be the home of citizens with a strong environmental awareness. This awareness will bring about the development of a Township-wide Growth and development within the Township will • be slow and deliberate. While the population of the Township will increase through the years, residential development will be of an intensity and form that the· · Township's rural character and natural resources will not be sacrificed. Residential development practices will recognize the sensitive nature of the Township's resources and their intrinsic values. Active steps will be taken through site plan review and construction to assure their continued integrity. The preservation of open spaces will be a key basis for future r.esidential development. Single family homes will continue to predominate in the Township. , recycling program to reduce the waste stream, and other waste management initiatives. This strong environmental awareness will further strengthen the already existing strong community spirit. This wholesome spirit will continually encourage communitywide cooperation and understanding among residents. A sense of horniness, friendship, and warmth will permeate the Township. The community-wide cooperation and understanding will extend to regional planning efforts and activities aimed at assuring a quality of life desired by the Township residents. The future of Deerfield Township will rest vastly upon its agricultural and residential land uses. While there will be expanded opportunities for commercial and industrial development. these opportunities will be limited. Commercial and industrial development will be established only where it has been found that This Township-wide vision strongly molded the goals, objectives and policies of the Comprehensive Plan. 3-1 DEERFIELD TOWNSHIP COMPREHENSIVE PLAN �• DEFINITIONS OF GOALS, OBJECTIVES, AND POLICIES the impetus for the second town meeting where the public scrutinized the first draft version for languag~ and omissions. Based upon the results of the secor:' ;. town meeting, a refined set of goals and objectives' was prepared. Goals, objectives, and policies play a fundamental role in the Deerfield Township Comprehensive Plan. The goals and objectives chart the Plan's direction and form, and the policies present key implementation strategies to assure the Plan's direction is followed. The relationship between goals, objectives, and policies is as follows: GOALS & OBJECTIVES Following are goals and objectives to accomplish the common vision for the future of Deerfield Township. Policies to implement the goals and objectives are presented in the next two chapters (Chapters 4 and 5). THE GOALS are destinations. or final conditions which Deerfield Township seeks to attain. A goal is a general statement of intent and, by itself, is not very helpful to the decision makers of the Township. It needs further refinement to assist Deerfield Township officials and decision makers to reach a decision or preferred destination. It is like saying, "/ want to take a vacation." Although goals and objectives are grouped under several categories, there are numerous interrelationships among them. Some goals and objectives are concurrent, while others must be accomplished in sequence. THE OBJECTIVES are the routes which specify in general terms the ways (routes) by which the goals (destination) can be reached. An objective indicates the kinds of actions that may be used to achieve the goal. It is a "means" to the "end". It is like setting aside "$X" by "Y date" to travel to "Z location" for a vacation. Land Use Planning & Growth Management GOAL: Guide future development in a manner which is consistent with the natural limitations of the land, the preservation of important open spaces and natural resources, the preservation of the rural character, and the planned provision or expansion ~ necessary public facilities and services. T THE POLICIES-are the means of achieving the objectives and hence the goals. It is a specific course of action which, if followed, will achieve an objective. A policy is more detailed than an objective and can be readily translated into specific action recommendations or design proposals. A policy would be synonymous with having the bank regularly deduct $50 from your paycheck and your family cutting back on eating out as a way of generating the money necessary for the vacation. Policies will be presented in . more depth in Chapter 4 and Chapter 5. Objective: Continually provide regular opportunities for substantive public input on growth and development issues facing the Township and the future character of the Township. Objective: Provide for the preservation of open spaces through a coordinated land use plan and related regulations which permit reasonable use of land. Objective: Discourage forms of growth and development which will encourage the premature consumption of, or otherwise loss of, the Township's farmlands, natural resources, and open spaces. HOW THE GOALS & OBJECTIVES EVOLVED The evolution of the goals and objectiv!3s for the Deerfield Township Comprehensive Plan involved several steps to identify pertinent issues and address those issues. The initial citizen input component included a "futuring session" (Town Meeting #1 ), where participants were asked to visualize Deerfield Township twenty years in the future. Before the first draft of goals and objectives was written. the results of the futuring session were tabulated, and key issues were extracted. Draft goals and objectives were formulated to address all of the issues identified and provided Objective: Discourage the expansion of infrastructure-based public facilities and services (sewer, water, paved roads, for example) into the Township except where the intensity of development requires such services or where the public health, safety, or welfare is at risk. Objective: Prohibit new growth and development that requires levels of public facilities and service~ 3-2 DEERFIELD TOWNSHIP COMPREHENSIVE PLAN �unavailable in the Township until the time such levels of service become available. Objective: Protection of the Township's open spaces should equally apply to environmentally sensitive areas, such as steep slopes, wetlands and stream corridors, and land not suitable for development because of soil and/or topographic limitations on structures or septic systems. Objective: Wherever legally permissible, and other public interests are not of greater significance, local regulations should require new development pay for both the direct and indirect costs associated therewith; rather than having those costs imposed on existing residents. Objective: Enact standards for residential, commercial, and industrial development which require site design measures be incorporated to protect environmentally sensitive areas, avoid unnecessary disturbance and destruction of open spaces, and preserve the landscape's natural assets and important open spaces. Objective: Recognize that Deerfield Township Is a critical link within a regional chain of communities and that since its planning and growth management efforts and those of other communities in the chain will impact the greater regional area, intergovernmental coordination is essential. Objective: Ensure that new development protects the natural or aesthetic character of environmentally sensitive areas through responsible and innovative development, including site planning techniques, building materials and designs, and environmental buff er areas. Objective: Develop and maintain a meaningful communication program whereby Deerfield Township and all adjoining municipalities and area school districts regularly convene to discuss local and areawide public facilities and services needs, land use conditions and trends, contemporary planning issues, and strategies to address short and long term needs and issues in a mutually beneficial manner. Objective: Maximize the amount of open spaces and natural areas preserved where multiple lots or dwelling units are created by encouraging development on only a small portion of the original parcel, thereby preserving the remaining balance in open space. Objective: Develop and maintain a meaningful communication program with the Livingston County Road Commission, Livingston County Public Health Department, Livingston County Planning Department, and other County agencies to discuss existing, proposed, and future land use, public services, and associated issues, and strategies to coordinate local efforts with beneficial regional planning strategies. Objective: Encourage the use of programs and tools designed to preserve open spaces including the use of conservation easements and land trusts. Objective: Educate the public about waste management and encourage the establishment of a township-wide recycling program, in coordination with County and regional efforts, to reduce the amount of solid waste, and discourage the establishment of a landfill in the Township based upon factual technical data. Community Character & The Environment GOAL: Preserve the rural character and envi- . ronmental integrity of Deerfield Township. · Objective: Document and establish the existing character of the Township to serve as the basis for programs to protect and enhance the positive aspects of that character and rectify those conditions which threaten the public health, safety, and welfare, and other elements contributing to the quality of life in the Township. Objective: Ensure that the quantity and quality of new development does not substantially increase air, noise, land, and water pollution, or the degradation of land and water resource environments, and that all development and land uses be in compliance with the Michigan Environmental Protection Act and all other applicable County, state, and federal regulations. Objective: Recognize that the Township's open spaces, including woodlands and farmland, are a fundamental component of the Township's rural character and should be protected while still providing a land owner with reasonable use of his or her land. Objective: Identify vulnerable and sensitive areas of aquifers and watersheds in Deerfield Township and enact regulations to protect against alterations of the natural hydrology which would reduce the 3-3 DEERFIELD TOWNSHIP COMPREHENSIVE PLAN �• water quality, and/or increase the intensity and quantity of runoff. Public Facilities & Services GOAL: Expand the Township's public facilitl~ and services as necessary for maintenance of tt, f public health, safety, and welfare, provided such' changes are consistent with the Comprehensive Plan's proposed future land use pattern, and are incremental in nature and do not encourage excessive growth over vast areas of the Township. Objective: Adopt regulations aimed at assuring that existing and new development will not destroy or otherwise lower the quality of on-site and off-site environmental resources. Objective: Educate the public regarding the Township's fundamental reliance upon ground water resources for potable water supplies and the potential detrimental effects of land development upon ground water resources. Objective: Identify those areas of the Township which, due to existing conditions and the planned future land use pattern of the Township, may be in need or will be in need of improved police and fire protection services and other non-infrastructure based community services. Transportation/Roads GOAL: Develop and maintain a transportation network throughout the Township which moves vehicular traffic in an efficient and safe fashion, channels residential and nonresidential traffic onto road segments specifically designed to accommodate higher traffic flows, and provides safe and functional opportunities for alternative modes of transportation including walking and bicycling. Objective: Identify those areas of the Township which, due to existing conditions and the planned future land use pattern of the Township, may be in need, or will be in need, of improved public infrastructure and related services including sanitary sewer, potable water, and stormwater management. Objective: Encourage the continuance of the Township's gravel dominated transportation network by limiting development densities except in those areas of the Township planned as growth areas. Objective: Develop a capital improvements program which identifies planned improvements to public facilities and services, in response to existing Township conditions and the planned future land use pattern of the Township, by year, cost, and anticipat~ . source of revenues. .,.. Objective: Identify priority road segments for maintenance and improvement, based upon the planned future land use pattern for the Township and existing traffic patterns, and include them in the Township's capital improvements plan. Objective: The Township should establish -a committee to work with local and state emergency response offices for the purposes of establishing a Township -specific emergency disaster plan. Objective: The Township should periodically · meet with the Livingston County Road Commission to discuss existing and new techniques for the de- . sign, construction, and maintenance of gravel roads in an effort to continually improve the Township's gravel road network in a cost effective manner. Objective: Require any private sanitary or water system serving more than a single family home be designed to easily connect with any future public system in the area. Objective: Establish a regionally coordinated Township-wide recycling program which facilitates ease and convenience of use. Objective: Adopt land use and/or other regulations which minimize the potential for traffic congestion and safety hazards along adjacent roadways, including limitations on the number, size, and shape of new land divisions along County roads and the prevention of ·strip• development, through land division and access policies and regulations. Objective: Encourage the development of a Township-wide recycling program which relies upon a single recycling company, provided a single company can provide practical and cost-effective recycling services. Objective: Develop plans and regulations to expand alternative transportation facilities, including walkways and bicycle trails, in coordination with neighboring municipalities and regional efforts. Objective: Encourage the development of a Township-wide trash collection program which relies upon a single collection company, provided a single company can provide practical and cost-effectiv~ collection services. 3-4 DEERFIELD TOWNSHIP COMPREHENSIVE PLAN �Objective: Identify needed recreation opportunities in the Township and establish a strategy for addressing these needs which includes both public and private sector involvement. Commercial & Industrial Development GOAL: To the extent opportunities exist for commercial and industrial land uses, provide practical, functional, and limited locations and patterns for such uses, and provide regulations which support the needs and operations of these land uses, minimize their impact upon adjacent land uses, and maintain high levels of aesthetic and qualitative character. Objective: Develop and maintain a regular meaningful communications program with adjoining municipalities and regional agencies to discuss and investigate both infrastructure-based and non-infrastructure-based public facilities and services needs, opportunities for shared facilities and services, and alternative strategies for contracted services versus Township-operated services. Objective: Evaluate the opportunities and constraints for new commercial and industrial development presented by the Township's natural features and available public facilities and services to identify the appropriate locations of future commercial and industrial development and the conditions necessary to accommodate such development. Objective: Develop and maintain a meaningful communication program with local school districts to discuss land use and public services trends and conditions, their impacts upon the cost and quality of school services, and strategies to minimize future school costs while ensuring the continued quality of education currently provided. Objective: Ensure that commercial and industrial land uses have adequate provisions for sewage disposal, stormwater management, potable water, and other critical public health and welfare concerns. Housing Objective: Limit land division and access along major roads to prevent commercial or industrial strip development. GOAL: Provide for a broad range of housing opportunities which respond to the varying economic, family stage, and lifestyle needs of the community while maintaining high levels of aesthetic and qualitative character. Objective: Ensure that elements for preservation of the Township's rural character are incorporated into new commercial and industrial developments by establishing appropriate site design and building standards, including screening and protection of natural resources, and with a special emphasis on building height and size. Objective: Encourage the continued dominance of single family low density housing as the principal housing option in the Township. Objective: Identify land areas, through land use planning and zoning, more capable of and appropriate for single family housing. Objective: Prevent the premature conversion of land to uses other than their planned use for future commercial or industrial development to ensure their long term availability for commercial and industrial development. Objective: While maintaining single family low density housing as the primary housing option in the ·· Township, explore and implement measures to assure additional housing alternatives (such as special zoning or other programs in suitable areas of the Township) to meet the housing needs of the Township's aging persons and families wishing to continue living in the Township, and the future generations of existing Township families. · Objective: Ensure that new commercial and industrial development does not adversely impact the normal use and enjoyment of adjoining land uses through appropriate buffering and other techniques. Objective: Permit opportunities for home-based occupations within residential dwelling units in appropriate areas of the Township and under conditions which will not negatively impact the residential character, appearance, and quality of life experienced by surrounding residential properties and neighborhoods. Objective: Identify limited areas, through land use planning and zoning, more capable of and appropriate for accommodating limited amounts of multiple family housing. • Objective: Integrate open space protection with new housing development through the use of clustering and related techniques. 3-5 DEERFIELD TOWNSHIP COMPREHENSIVE PLAN �... Objective: Provide opportunities for limited areas of farmland to be converted to residential devetop-\ ment in order to increase income to the farmers ar ... thus avoid abandonment of farming activities all together. Farmland GOAL: Protect the economic and food and fiber value of agricultural land in the Township by providing local farmers with the opportunity to continue to farm until the time at which farming is no longer economically feasible. Objective: Where residential development is permitted in agricultural areas, encourage such development to be compact in character, with new residential units sited in close proximity to one another, so that the balance of the parcel may still be successfully farmed. Objective: Through good planning and appropriate development regulation, the Township will take all prudent and feasible measures to encourage the long term protection of economically viable farms and farmland in Deerfield Township. Objective: Assist local farmers in their efforts to organize and support new programs and legislation which will more permanently protect farmland by both ensuring the economic feasibility of farming operations and the opportunity for the farmer to capture the development value of his/her land. Objective: Identify those lands in the Township most suitable for future farmland protection programs, taking into consideration those whose soils are best suited for agricultural production as established by the Soil Conservation Service and/or a history of economically successful farm management, those lands whose size and contiguous (not necessarily under same ownership) acreage are supportive of economical management, those lands which are enrolled in PA 116, and those which are not surrounded by incompatible land uses. Objective: Establish a disclosure program which requires builders/owners of new homes in designated agricultural areas to acknowledge their awareness of the fact that the primary and preferred use of land in designated agricultural areas is for agricultural use, and that they should expect the normal smells, odors, noises, dust, and associated characteristics of farming operations including the responsible use of pesticides, herbicides, fertilizers and fungicides as a part of daily farm life in the area. Objective: Adopt zoning regulations designed to protect farming activities in designated agricultural. areas from the nuisances (destruction of crops, complaints about legitimate day-to-day farming operations, etc.) associated with incompatible adjacent uses, including but not limited to residences occupied by non-farmers. Objective: To the extent that residential development is permitted to occur in agricultural areas, encourage such development to be sited on nonprime farmland. Objective: Ensure through responsible and innovative development and site planning regulations that new development minimizes disturbances to, and destruction of, designated farmland areas. 3-6 DEERFIELD TOWNSHIP COMPREHENSIVE PLAN �Chapter 4 FUTURE LAND USE STRATEGY INTRODUCTION and PURPOSE housing market, while at the same time assuring such roads are built to minimum public health, safety, and welfare standards and so maintained. Other related ordinances and a capital improvement program, may, from time to time, be adopted or amended to further carry out this Plan. The planning and zoning program for Deerfield Township consists of coordinated planning and regulatory components. The principal planning components are embodied within the Comprehensive Plan's Future Land Use Strategy, as discussed in this chapter, and the Public Services Strategy described in the following chapter. The Future Land Use Strategy is a plan which identifies the desired pattern of land development throughout the Township through the establishment of land uses and densities for areas with common characteristics. The Future Land Use Strategy presents the intended character of each land use area and specific policy guidelines for site development projects. """"- • • OVERVIEW of the FUTURE LAND USE STRATEGY Basis The Future Land Use Strategy establishes the planned future land use pattern throughout the Township for approximately 20 years. The goals and objectives presented in Chapter 3 are the foundation on which the Future Land Use Plan is based, including: The Public Services Strategy in Chapter 5 specifies policies regarding future infrastructure improvements and decisions to assure future public services are coordinated with the planned future land use pattern in the Township, and that the goals and objectives of this Plan can be achieved. • Protection of public health and safety • Conservation of natural resources, including preservation of woodlands, wetlands, and lakes and streams IMPLEMENTATION OF THE FUTURE LAND USE STRATEGY: The regulatory elements of Deerfield Township's growth management program-those elements intended to implement the Comprehensive Plan, including the Future Land Use Strategy-will consist primarily of the regulatory ordinances of the Township including its Zoning Ordinance. The Township's Zoning Ordinance generally regulates the type, location, bulk, and intensity of land development throughout the Township. • Environmental protection • Rural character preservation • Protection of agricultural lands and uses • Minimizing public service costs • Insuring compatibility between land uses The future land use pattern was established based upon an analysis of the Township's natural and culThe Township also intends to adopt other support- · tural characteristics, community attitudes, the existing roadway network, soil conditions, existing and nearby ing regulatory tools to further the implementation of the public infrastructure, environmentally sensitive areas, policies of the Comprehensive Plan. Lot split and prineighboring municipaJ land use conditions, and other vate road regulations are very important as a means to associated characteristics. The opportunities anci further implement the Comprehensive Plan and the constraints presented by these characteristics were Future Land Use Strategy presented within. Lot split evaluated within the context of the goals and objecregulations are intended to assure efficient land divitives of Chapter 3 to arrive at a future land use patsion patterns, the avoidance of nonbuildable lots, and adequate public access to public roads. Lot split regutern. lations are particularly valuable when lots are being created outside of the regulatory authority, and adminTownship-Wide Land Use Pattern istrative review procedures, of the Subdivision Control The text in this Chapter establishes the policies to Act. Private road regulations are intended to provide guide future land use change so as to accomplish the opportunities for road circulation networks restricted desired geographic land use pattern illustrated in Map from general public use, in response to the local 4-1, the Future Land Use Map. The Future Land Use 4-1 DEERFIELD TOWNSHIP COMPREHENSIVE PLAN �Strategy calls for a land use pattern in the Township characterized predominantly by low density residential development and a variety of open spaces Including farmland, woodlands, and wetlands. Opportunities for new commercial and industrial development are largely limited until the time comes when there Is a demonstrated need for such uses in the Township and appropriate locations (with adequate roads and public services) can be established for such uses. INDIVIDUAL COMPONENTS OF THE FUTURE LAND USE STRATEGY LA .vv ' Following is a review of the principal components of the Future Land Use Strategy. These components, collectively, formulate the planned future land use pattern in the Township and generally identify the future land use pattern by land use type and include policies regarding each land use type. A summary of the development densities recommended for the Towns hip is provided below in Table 4-1. Relationship to Existing Land Use Pattern and Land Uses The Future Land Use Strategy calls for a future land use pattern which is generally similar to that which currently exists throughout the Township. The primary differences between the planned and current land use pattern are: Table 4-1 DEVELOPMENT DENSITIES BY USE AREA USE AVERAGE DEVELOPAREA MENT DENSITY* Conservation 1 unit/20 acres Agricultural and Rural varies from 1 unit per 20 Residential acres to 1 unit per 2 acres, depending upon development option selected Suburban Residential 2 units/1 acre Lakes Residential 2 units per acre with sewer, otherwise 1 unit per 3/4 acres. • the planned land use pattern provides a strong and purposeful program to protect the rural character, open spaces and environmental resources of the Township; • the planned future land use pattern recognizes the limited long term commitment to farming in the Township and provides a practical means of converting some of the farmland to residential use while still preserving the overall rural character of the Township. • Minimum lot size will be established in the Zoning Ordinance. A major emphasis of the Future Land Use Strategy is to limit the unplanned strip residential development along the County roads. This lot split pattern has negatively impacted the rural quality of the Township and the efficiency and safety of the roadway network (see "Trends and Conditions" discussion in Chapter 2). Relationship to Neighboring Munici panties The Future Land Use Strategy is based, in part, upon insuring compatibifity with existing and proposed land use patterns in those municipanties sharing borders with Deerfield Township. Such considerations are fundamental in the interest of intergovernmental coordination, continuity, and compatible land uses. The Futur~ Land Use Strategy in this Plan proposes comparatively low to very low density residential and/or conservation {open space) uses along the periphery of the Township. This pattern of land use is generally compatible with those existing and proposed patterns in neighboring communities. DEVELOPMENT DENSITY: Deerfield Township wants to provide its current and future residents with the basis for a zoning program that provides more development flexibility than what is typically provided for. "Development density" is used in this Plan to descnbe recommended development intensities. Within the text of this Plan, references to a particular ·development density", such as one dwelling unit per 2 acres, means the density that results by dividing the total acreage of the project area by the number of dwelling units planned for that area-it does not mean a unifonn minimum zoning lot size of 2 acres. "Development density" refers to the number of lots per acre rather than a minimum lot size. A landowner of 40 acres who is provided the opportunity to develop their property at a development density of 1 dwelling unit per two acres may have a number of development options available to them if their local zoning ordinance permits such options. For example, the landowner may chose to develop a 20-lot subdivision consisting of lots of approximately 2 acres in size. T~e dev_elo~ ment density in this case would be 1 dwelling unit PE. 2 acres. On the other hand, the same landowner of 40 4-2 DEERFIELD TOWNSHIP COMPREHENSIVE PL.AN �acres may have the opportunity to create a 20-lot ( \ subdivision consisting of 1 acre lots and an open ' space area of approximately 20 acres on the same 40 acres. This development option also results in a development density of 1 dwelling unit per 2 acres (yet the development does not contain any 2-acres lots). Finally, the same landowner of 40 acres may have the opportunity to create a multi-family development con- sisting of 5 dwelling units in four buildings covering 6 acres, and leaving the remaining 34 acres as open space. All three development scenarios result in a development density of 1 dwelling unit per 2 acres and varying degrees of open space and rural character protection. (See Figure 4-1.) Figure 4-1 Development Flexibility Through "Average Development Density" and Resulting Open Space Benefits The development scenarios below illustrate the development flexibility available by focusing on ·average development density· rather than •minimum lot size.· All of the development scenarios below result in an average development density of 1 dwelling unit per 2 acres. A. Traditional platted subdivision consisting of a 40 acre parcel divided into 20 2-acre lots. B. Open space subdivision consisting of a 40 acre parcel divided into 20 1-acre lots and a permanent open space area of 20 acres. C. A multi-family development on a 40 acre parcel, consisting of 4 five-unit buildings on 6 acres and 34 acres of permanent open space. These natural resources are scattered throughout the Township and provide important environmental benefits including habitats for wildlife, flood control, groundwater recharge and discharge, and surface water and air purification. In addition, they provide special opportunities for passive recreation and play a critical role as elements of the Township's rural character so strongly desired to be retained by residents. Conservation of Special Natural Resources Overview This Plan calls for the preservation of the Township's natural resources. The Township's natural resources includes its groundwater, surface water, air, wetlands, soils, woodlands, and hillsides. These natural resources should not be so exploited as to reduce their long term integrity and availability, or contaminated so as to present health hazards to Township residents. Some of these resources are particularly ""-. sensitive to degradation from unsound land use and • development activities and present constraints to land development. The Future Land Use Strategy calls for .the conservation of all of these natural resources through both designated conservation areas in the Township, as discussed below under "Conservation Area·, and through conservation policies linked to other land use areas, presented throughout the Chapter. 4-3 DEERFIELD TOWNSHIP COMPREHENSIVE PLAN �• Conservation Area Conservation Area whenever the option exists. The number of dwelling units permitted on a parcel which f""'\ partly included within the Conservation Area should be based upon the parcel's entire acreage and the development density permitted by the surrounding land outsid? of the Conservation Area. Whenever possible, alteration of the natural landscape and development of new roads and structures in the Conservation Area should be avoided. A Conservation Area is depicted on the Future Land Use Map (Map 4-1). It includes those areas of the Township characterized by wetlands. hydric soils, all lands, both public and private, within the boundaries of the Oak Grove State Game Area, and all lands bordering the Township's principal water courses (not shown ori Map 4-1 ). The Oak Grove State Game Area has been graphically illustrated in Map 4-1 as a conservation area separate from other conservation areas in order to provide greater clarity. .. Future land use decisions must recognize the significance of these resources to the Township. Any loss in the quantity or quality of these resources must be considered permanent and, as such, sound and practical land use and site development practices aimed at preservation of these resources must prevail. In the alternative, and only when no other practical alternative exists, mitigation measures may be authorized where other public benefits of the new land use are great enough. Privately owned lands within the Oak Grove State Game Area are classified within the Conservation Area in order to preserve the wildlife and environmental integrity of this resource, and preserve the Game Area's long term viability. The Oak Grove State Game Area is managed by the Michigan Department of Natural Resources for the purpose of ensuring the long time productivity of its natural resources and to provide public hunting recreation opportunities. Increasing residential development within the boundaries of the Game Area will decrease land for wildlife habitats, increase public safety conflicts between hunting and residential land uses, and limit the area available for hunting due to expanding buffer zones required between designated hunting areas and residences and boundary lines. If because of new land development hunting no longer remains feasible in the Oak Grove State Game Area, fhe area could be closed and the public lands sold. The Township would then lose a tremendous open space and wildlife habitat jewer. POLICIES: The following policies shall guide the use and development of parcels and portions of parcels in the Conservation Area: 1) Average development densities for development within the limits of the Conservation Area should not exceed one dwelling unit per 20 acres. 2) Alteration of the natural landscape and develo("'ment of new roads should be avoided. 3) Land development in Conservation Areas should proceed only after receipt of appropriate Township and/or state or federal permits, and where applicable, according to mitigation measures required through the administration of federal, state, county or Township ordinances. 4) Land uses requiring state and/or federal permits (especially for wetland or floodplain alterations) should not receive final Township approval until satisfactory evidence has been submitted verifying the acquisition of all other necessary permits. 5) If the land can be reasonably used without alteration of sensitive natural resources (at densities otherwise permitted by local, state, and federal regulations) then it should be used in this manner without disrupting the sensitive areas. It is expected that any flood-prone areas subsequently identified and mapped in the Township would most likely fall within the Conservation Area. Lands within the Conservation Area should only be used for residential and passive recreation land uses. Development densities within the conservation areas should not exceed one dwelling unit per 20 acres on average. This very low development density is applicable to only those instances where a parcel occurs entirely within the limits of the Conservation Area. In many cases there are significant portions of a parcel which are upland, or otherwise outside of the Conservation Area boundaries. Future development should occur on those portions of the property outside the 4-4 DEERFIELD TOWNSHIP COMPREHENSIVE PLAN �Map 4-1 FUTURE LAND USE . ,, .. •:. ~-- ~--- !•.: ::- .. -.:::-· .. ....:•.·. 16<, ..•. ····!.• .•• ..:.._,. ~ . -; -· 1❖ :•::~ ......... t'···••:-~ •.;.·,· ~: I I ~ " ConservatJon Area; conslatlng of all publicly and privately owned land within the Oak Grove State Game Area boundaries, Including extensive areas of wetlands and hydric soils. Conservation Area; consisting of wetlands and hydrlc soils situated outside of the Oak Grove State Game Area boundaries. Agricultural and Rural Residential Area Suburban Residential Area Lakes Residential Area; consisting of all rands immediately surrounding existing lakes that are not Within the conservation area. 4-5 DEERFIELD TOWNSHIP COMPREHENSIVE PLAN �Agricultural and Residential Development dential Area's intended land use and development p~ tern is that an increase in the measures taken by . h 1 landowner (in regard to a proposed development pr~ · ject) to preserve the Township's rural character and minimize negative public impacts should be accompanied by a comparatively higher permitted development density. In this fashion, a strong incentive would then exist to develop land in the Township in a manner that preserves the Township's current rural character. Also, nearly all landowners of undeveloped land within the Township would have available to them similar development options. Overview Agricultural land use is expected to be a dominant land use for many years to come and this Plan calls for its continuation as long as it is economically feasible to do so. However, residential development will continue to be the predominant developed land use throughout the Township. The permitted ~ensity_of future residential development, as established in the Zoning Ordinance, will be based upon the natural limitations and suitability of the soils in the area proposed for residential development (as represented by an applicant obtaining the necessary permits from the County Health Department), preservation of special natural resources, preservation of important open spaces, compatibility with adjacent land uses, and the availability of adequate support services including, but not limited to: safe and convenient access, healthy water supply and septic waste disposal, and sufficie~t police and fire protection. The general lack of pub~IC sewer in the Township dictates an overall low density residential development pattern. In addition, extensive areas of the Township have severe limitations for septic disposal if development were to occur on sma~I lots, according to the published soil analysis of the Soll Conservation Service. Principal measures to be used in arriving at the higher development densities include: • the use of clustering and permanently designated open space of at least 50% or more of a parcel's area; • direct access to, or close proximity to, paved roads but screening to prevent change to the rural character of the land abutting the road; • provisions for fire protection infrastructure; • public or community water and sanitary sewers, and other measures to minimize excess demand on the Township's limited public services system and to protect the health, safety, and welfare ~ present and future Township residents. l/or A consideration guiding residential development within the Township is the intention to allow for a variety of single family residential housing options, consistent with the character of the Township, in order to better address varying lifestyle preferences, economic considerations, and family orientation options (including the elderly and young). These or comparable measures would become standards in the zoning ordinance. They would be designed to regulate residential development and protect the public from potential negative impacts associated with the denser development. A special emphasis on site design shouk:I be placed on development that is proposed along all of the County road network within the Township to better preserve the rural attributes of these heavily traveled corridors and to prevent road hazards from too many access points. More cf1SCUssion of this emphasis is presented under ·Principal Road Corridors,. later in this Chapter. Agricultural and Rural Residential Area . . : The Rural Residential Area covers the vast ma.10rity of the Township and provides opportunities for continued agricultural use as well as residential development within an open space, rural character setting. An overall low, open space-based development density of one dwelling unit per 2 to 20 acres will be encouraged for dwellings within the Rural Residential Area due to the lack of public sewer and water, the ger:ierallr poor soils for septic systems in much of the Township, the limited capacity of the predominantly unpaved roadway network, and the public's interest in protecting the rural character of the Township. OPEN SPACE ZONING: Guiding future residential development in a manner which maintains the rural character of the Township is the primary challenge of successful implementation of the Plan. A key element of the strategy proposed, and an integral element of the Agricultural and Rural Residential A~e.a, is ~he addition of a new option to the Townships Zoning Ordinance, often referred to as ,.open space zoning• or •rural clustering ... This option permits and encourages carefully designed small ,.open spac~,. d~velopmen~ to be established in the planned residential areas 1.. the Township according to standards established in The specific permitted residential development density associated with a particular parcel would depend upon the particular conditions present and the development option a landowner wishes to pursul:. The premise behind the Agricultural and Rural Res1- 4-6 DEERFIELD TOWNSHIP COMPREHENSIVE PI.J\N �the Zoning Ordinance. This will allow the creation of small lots (or alternatively, if done under the Condominium Act, "building envelopesj to site new residential structures in a cluster, or series of small clusters, leaving the bulk of the property in permanent open space (achieved through a permanent deed restriction or conservation easements). Careful design will ensure thar the open spaces and rural character of the Township are retained. 7) Destroying existing tree stands or hedgerows especially along rights-of-way and betwee~ housing and active agricultural areas. 8) Fences on clustered lots within the development. Reguire 1) Substantial buffering and screening for development near all public right-of-way on County roads. This option would permit, for example, a landowner to create 40 lots from an 80 acre parcel (if the permitted development density is one lot per 2 acres) and to make each lot 1/2 to 1 acre in size, clustered into three to five groups to take advantage of the natural characteristics of the site. This will result in conversion of approximately 40 acres (including roads), thereby leaving the remaining 40 acres for agricultural or other nondevelopmental open space use. Scenarios A and B in Figure 4-1 illustrate another example of a traditional versus open space zoning development approach. In some situations, it may be desirable to require development via open space or cluster zoning (such as property exclusively in sensitive environmental areas), but in most cases this would be a voluntary option. For example, the incentive could be established by permitting higher development densities where the open space zoning development option is selected by the landowner. 2) Preservation or enhancement hedgerows and wooded areas. 4) Safe location and design of common sanitary systems and storm water management structures that do not create nuisances. 5) Homeowner-managed recreation areas and common spaces within larger clusters. 6) Covenants or easements to permanently protect the undeveloped open space areas that remain after clustering is accomplished. AGRICULTURAL LANDS: The Agricultural and Rural Residential Area includes nearly all lands in the Township currently being farmed. This Plan recognizes that farming plays an important role in the history and character of Deerfield Township. It also recognizes that farming, as an industry, is becoming a more difficult challenge in Deerfield Township due to a number of factors including residential encroachment, economic viability, and an increasing lack of younger family members interested in continuing the family farm operation. 1) Disturbing areas adjacent to floodplains, stream buffer areas or wetlands. This P~ encourages the continuation of all current farming activities, irrespective of their location, as long as it is economically viable to do so, adequate public services for higher density development are not available, and especially where the land is characterized by prime agricultural soils. All typical farming activities, including the raising of crops, the use of stables, silos, and barns, and the operation of intensive livestock activities, should be recognized as legitimate land uses provided that they met Department of Agriculture requirements as •generally accepted agricuhural land management practices,· and, when located within the Suburban Residential Area, special measures are taken to minimize conflicts with adjoining nonfarm land use. 2) Developing on steep slopes. 3) Building on hilltops and ridges when development will be highly visible. 4) Siting houses on prime agricultural soils when these can be part of a significant block of farm- . 5) Placing numerous houses with access drives along local and primary county roads or local collector roads. . \ existing 3) Appropriate setbacks and/or buffering between housing and existing or proposed active agricultural areas. The following guidelines are a framework for a new set of site development (zoning) regulations for rural clustering for all of the land in the Agricultural and Rural Residential Area. ~~- of 6) Backing houses directly or visibly onto local and primary county roads or local collector roads. Potential new residents considering living in the Rural Residential Area of the Township should recognize that the traditional smells, noises, pesticide appli4-7 DEERFIELD TOWNSHIP COMPREHENSIVE PLAN �cations, and generally recognized agricultural activities associated with farming may well continue on a long term basis in this area of the Township and that the Township does not consider such activities and operations as nuisances, but rather supports the Jong term continuation of farming in the Township. Similarly, local developers and real estate agents should be made aware of, and realize this intention of the Township and disclose this intent to prospective buyers of land in the Rural Residential Area. Suburban Residential Area The Suburban Residential Area covers the northeast region of the Township excluding buildable shoreline areas (see Lake Residential Area) and lands otherwise included in the conservation area. Similarly, this area also covers lands in the area of Shannon Lake excluding buildable shoreline areas. The Suburban Residential Area provides opportunities for extensive residential development of a more urban character than suggested elsewhere in the Township. An average density of up to 2 dwelling units per acre is provided for in the Suburban Residential Area. Principal measures to be used in arriving at the higher development densities include: • the use of clustering and permanently designated open space of at least 25% or more of a parcel's area; • direct access to paved roads; • provisions for fire protection infrastructure; • public or community water and sanitary sewers, and other measures to minimize excess demand on the Township's limited public services system and to protect the heaJth, safety, and weHare of present and Mure Township residents. Like the Agricultural and Rural Residential Area, the Suburban Residential Area encourages the utilization of the open space zoning concept to arrive at the maximum development densities suggested for this Area. The Suburban Residential Area is currently characterized by some of the most urbanized areas of the Township and it is the intent of the Suburban Residential Area to provide for the continuation of these existing uses and provide for their expansion in a reasonably compact manner. The general limits of the Suburban Residential Area around Lake Shannon were established so as not to encroach upon Argentine Road, but rather maintain a buffer between this planned growth area and farm operations to the west. Though it Is not the intent of the Suburban Resldentl~ Area to encourage the conversion of farmlands ef rently existing within this Area, particularly in light ol the fact that this Area is not characterized by extensive public services and infrastructure, it is the intent of this Area to limit the introduction of new or expanded intensive livestock operations in this area, except under special conditions, in order to better accommodate the anticipated and intended residential development densities planned for this Area. POLICIES: The following policies, at a minimum, shall guide the use and development of parcels and portions of parcels in the Agricultural and Rural Residential Areas as well as in the Suburban Residential Areas: 1) Residential development should be limited by appropriate zoning to a development density of not more than one dwelling unit per 2 to 20 acres on average, in the Agricultural and Rural Residential Area, and not more than two dwelling units per acre in the Suburban Residential Area. 2) Site specific development densities should be based upon the extent that special conditions may prevail, the quality of the open space and rural character of the project and associated site plan, available public services and infrastructure, and the degree ~ · which the project will impact the Township's roadwo system and other public infrastructure and services. 3) Actual permitted lot size should be established in the Zoning Ordinance based on the presence or lack of sewers, type of road access, number of lots, amount of open space, and related factors. 4) Minimum lot sizes should be, at a minimum, adequate to accommodate septic systems (where sewer is not available) as required by the Livingston County Public Health Department. . 5) Opportunities and incentives should be provided within Township ordinances to encourage residential development according to the open space/cluster zoning principles discussed in this Plan and as specified in the Zoning Ordinance. 6) Residential development should not occur on a strip basis and should be appropriately sited, landscaped, and setback from all roadways, including special provisions to maintain a rural character along all segments of the County road network. 7) Residential development within the Agricultural and Rural Residential Area, should be based upon ordinance provisions which limit the fragmentation of open spaces and Township-wide natural resource systems. 8) Community sewer systems (also known as cluster systems) shall be permitted provided reco~ mended maximum development densities are note.~_ ceeded by each development project and all neces4-8 DEERFIELD TOWNSHIP COMPREHENSIVE PL.AN \ �cations, and generally recognized agricultural activities associated with farming may well continue on a long term basis in this area of the Township and that the Township does not consider such activities and operations as nuisances, but rather supports the long term continuation of farming in the Township. Similarly, local developers and real estate agents should be made aware of, and realize this intention of the Township and disclose this intent to prospective buyers of land in the Rural Residential Area. Though it is not the intent of the Suburban Residential Area to encourage the conversion of farmlands currently existing within this Area, particularly in light of the fact that this Area is not characterized by extensive public services and infrastructure, it is the intent of this Area to limit the introduction of new or expanded intensive livestock operations in this area, except under special conditions, in order to better accommodate the anticipated and intended residential development densities planned for this Area. POLICIES: The following policies, at a minimum, shall guide the use and development of parcels and portions of parcels in the Agricultural and Rural Residential Areas as well as in the Suburban Residential Areas: 1) Residential development should be limited by appropriate zoning to a development density of not more than one dwelling unit per 2 to 20 acres on average, in the Agricultural and Rural Residential Area, and not more than two dwelling units per acre in the Suburban Residential Area. 2) Site specific development densities should be based upon the extent that special conditions may prevail, the quality of the open space and rural character of the project and associated site plan, available public services and infrastructure, and the degree to which the project will impact the Township's roadway system and other public infrastructure and services. 3) Actual permitted lot size should be established in the Zoning Ordinance based on the presence or lack of sewers, type of road access, number of lots, amount of open space, and related factors. 4) Minimum lot sizes should be, at a minimum, adequate to accommodate septic systems (where sewer is not available) as required by the Livingston County Public Health Department. 5) Opportunities and incentives should be provided within Township ordinances to encourage residential development according to the open space/cluster zoning principles discussed in this Plan and as specified in the Zoning Ordinance. 6) Residential development should not occur on a strip basis and should be appropriately sited, landscaped, and setback from all roadways, including special provisions to maintain a rural character along all segments of the County road network. 7) Residential development within the Agricultural and Rural Residential Area, should be based upon ordinance provisions which limit the fragmentation of open spaces and Township-wide natural resource systems. 8) Community sewer systems (also known as cluster systems) shall be permitted provided recommended maximum development densities are not exceeded by each development project and all neces- Suburban Residential Area The Suburban Residential Area covers the northeast region of the Township excluding buildable shoreline areas (see Lake Residential Area) and lands otherwise included in the conservation area. Similarly, this area also covers lands in the area of Shannon Lake excluding buildable shoreline areas. The Suburban Residential Area provides opportunities for extensive residential development of a more urban character than suggested elsewhere in the Township. An average density of up to 2 dwelling units per acre is provided for in the Suburban Residential Area. Principal measures to be used in arriving at the higher development densities include: • • the use of clustering and permanently designated open space of at least 25% or more of a parcel's area; • direct access to paved roads; • provisions for fire protection infrastructure; • public or community water and sanitary sewers, and other measures to minimize excess demand on the Township's limited public services system and to protect the health, safety, and welfare of present and future Township residents. Like the Agricultural and Rural Residential Area, the Suburban Residential Area encourages the utilization of the open space zoning concept to arrive at the maximum development densities suggested for this Area. • The Suburban Residential Area is currently characterized by some of the most urbanized areas of the Township and it is the intent of the Suburban Residential Area to provide for the continuation of these existing uses and provide for their expansion in a reasonably compact manner. The general limits of the Suburban Residential Area around Lake Shannon were established so as not to encroach upon Green Road, but rather maintain a buffer be!}Y~t?ri\ this planned growth area and farm o rcftlons to the west. 4-8 DEERFIELD TOWNSHIP COMPREHENSIVE PLAN -from k9ertti ne 1-/13 pu P_ (:;rannavi �sary state, county, and local permits are acquired, the system is accepted by a public body and maintained as a public system, and the system is constructed according to adopted standards by the Township to facilitate ease of tie-ins to potential future public systems and measures are taken to ensure adequate financial resources exist to maintain the system. Lakes Residential Area The Lakes Residential Area covers those shoreline areas of the Township's lakes which are already developed or generally considered buildable and, conversely, not included in the Conservation Area. The Lakes Residential Area is established in recognition of the extremely fragile environments of the Township's sman lakes, the role these water resources play in contributing to the desired character of the Township, and the particular challenges these resources present in regard to adjacent land use management. The issue is fundamental: while the Township's water resources are, and have been, magnets for development, this development places tremendous pressure upon the aesthetic, environmental, and recreational values of the lakes. The threat to these resource values is at risk due to degradation through shoreline erosion, septic field leaching (where public sewer is not available), sediment discharge, alteration of the natural landscape, and excess use of surface waters by water craft. buildable portions of the Township's lakes at average development densities of approximately one dwelling unit per 3/4 acres, provided adequate on-site sewage disposal could be assured where sanitary sewers are not available. Development densities as high as one dwelling unit per 1/2 acre could be permitted where a public or community sewer system exists or is proposed. However, the Lakes Residential Area places far more emphasis upon the preservation and creation of shoreline open spaces than is reflected by existing development patterns. The presence of a sewerage system should not be viewed as the only answer to concerns over sensitive environments, water quality, and open spaces, as a sewer system does not assure adequate open spaces, the avoidance of pesticides and fertilizer laden runoff entering the lakes, or a visually pleasing development character. It is the intent of the Plan to encourage lower density (density not to exceed one dwelling unit per 3/4 acres) lakefront development where: 1) currently buildable vacant land is developed for residential purposes; or 2) existing developed land undergoes redevelopment, such as where several contiguous, developed, lots are purchased and razed, and a new structure(s) constructed. REDEVELOPMENT: The Plan encourages the renovation and/or redevelopment of those lakefront residential areas which are or may become characterized by deteriorating conditions of both a visual and/or structural nature. These concfitions do not support the intended character of the Township, threaten the public health, safety, and welfare, and negatively impact the use, enjoyment and value of surrounding development. Similar development densities as those recommended for new development are recommended for redevelopment projects where several contiguous, developed, lots are purchased and razed, and a new structure(s) constructed. Redevelopment of these areas should be particularly sensitive to the preservation of open spaces, provision of a ·naturalized" shoreline, and compatible architectural styles. Wetlands and sensitive natural areas adjacent to the inland lakes should be maintained as part of the natural lake ecosystem. Except for limited portions of Lobdell Lake and Bennett Lake, and the majority of the shoreline of the unnamed lake in Section 23, nearly all other buildable shoreline areas in the Township have been developed. Given this fact, the emphasis of the Lakes Residential Area goes far beyond the establishment of guidelines to shape future development of these undeveloped lake areas but also to provide the necessary guidelines to shape future redevelopment of the existing developed areas. This may be particularly applicable to portions of Lobdell, Ryan, and Bennett Lakes where, though lots may be very narrow and/or irregularly shaped, they may be of sufficient size to provide adequate land area for additional dwelling units (either through lot splits or redevelopment of several lots in an integrated manner). Increased lot widths and water setbacks are partlcu larly important in the redevelopment process. Many of the older lots along Ryan, Lobdell, and Bennett Lakes are 50 feet wide or less, and many dwelling units are situated within 40 feet of the shoreline. This development pattern is far more damaging to environmental ecosystems and resources. NEW DEVELOPMENT: The present character of the buildable land surrounding Deerfield Township's lakes is nearly wholly residential. The Plan encourages the continuation of these uses but in a manner which more effectively recognizes the sensitive environmental qualities embodied in these resources and their aesthetic and recreational aspects. The Plan provides for future residential development along the remaining undeveloped yet 4-9 DEERFIELD TOWNSHIP COMPREHENSIVE PLAN �Protection and Use of Open Space Created by Clustering Adapllld fra11 Iha Ho.wrd Co..nty, Matyland Plan. enllll8d The 1 IIQO Gen«al Plan: A Six Point Plan for the Future, adopted JUl'f 2, 19ll0. Use of open space zoning or cluster zoning in Deerfield Township offers a very good opportunity for accommodating residential development while simultaneously preserving the quality of the environment, the natural features of the rural landscape and working agricultural land. However, when an open space zoning development is completed and its permitted density has been exhausted, there remains the question of how best to ensure that the remaining open land is permanently and viably preserved. When clustered lots are recorded, the remaining parcel would be identified on the plat or recorded with the County Register of Deeds as limited to agricultural, recreational or related use. Covenants detailing restrictions on the clustered lots and the remainder could also be recorded at the same time. However, these remainders, permanently stripped of any future development rights, have the following characteristics to be defined more fully in the Zoning Ordinance: 1) The open space created by rural clustering will, in almost all cases, remain private property, whereas •open space• created by subdivision of a parcel is usually dedicated to the public or a homeowner's association and becomes a public responsibility. 2) The size of the open space created by rural clustering will result from application of performance standards to be included in the Zoning Ordinance. 3) The permanent stripping of development rights on the remainders created by rural clustering means they can never be used for additional housing. Such land can be actively farmed, used for woodlots, nurser- ""ies, pasture, Q.r other uses related to farmland, or it may be used for certain recreation uses descnbed in the Zoning Ordinance. These remainders must be recorded as lots or common lands whose uses do not include future homes, stores, offices, or other buildings unrelated to the principal use of the designated open space. 4) Remainders which meet the qualifications for such programs could be donated to an Agricultural Land Preservation Program, a local Environmental Trust, Historic Trust, or other custodians of environmental and landscape resources. The remainders would then be subject to the restrictions of these programs, giving them an even stronger degree of protection than exists merely by the absence of development rights. 5) In some cases the Township might wish to acquire the remainder as part of a public park, greenway or greenbelt. However, the Township is under no obligation to accept as decficated open space any of the remainders created by rural clustering. Indeed, it is the Township's preference to see these remainders stay privately owned and managed in ways consistent with agricultural preservation and environmental purposes that are the prime reasons for encouraging clustering. 6) Remainders to be designated for local recreation or common green space can be entrusted to the responsibility of a homeowner's association. 7) Unlike public open space which becomes a permanent responsibility of government agencies, the remainders created by rural clustering can be rented, leased or transferred to new owners, but such leases, rentals or sales cannot restore any development rights. 4-10 DEERFIELD TOWNSHIP COMPREHENSIVE PLAN �KEYHOLE DEVELOPMENT: Keyhole, or funnel development, should not be permitted. Keyhole development is the use of a waterfront lot as common open space for waterfront access for dwelling units located away from the waterfront. This results in potentially greater lake use than would •normally" occur if the lot were used for its intended use, such as a single family residence. As surface water use increases, so does the potential for shore erosion from speedboats and water-skiers, loss in property values, oil and gas spillage from powerboats, increased noise, conflicts between lake users (sailboats, fisherman, swimmers, etc.), and increased lake maintenance costs. Such threats become that much greater when keyholing occurs with the digging of canals to increase lake frontage access to back lot residences. This form of development should be prohibited in the interest of preserving the water quality of the Township's lakes, protecting the public health, safety, and welfare, and preserving the lake and shoreline character of the Lakes Residential Area. POLICIES: The following policies, st a minimum, shall guide the development of, and redevelopment of, land within the Lakes Resident/al Area: 1) Opportunities for new development and redevelopment shall be conditioned upon development standards which address, at a minimum, consideration of a potable water supply, safe disposal of septage, water and land carrying capacities, water quality protection, preseNation of open space, minimal additional intrusion upon the natural environment, and the provision of adequate public access where applicable. 2) Development and redevelopment densities should not exceed a development density of 2 dwelling · units per acre where sewer is available, and 1 dwelling unit per 3/4 acres where on-site sewage disposal is practiced, unless the Public Health Department requires a /ewer development density due to larger required lot areas for permit approvals. 3) Approval of all development shall be contingent upon, in part, the acquisition of all necessary permits by the applicant tor the proposed project, including permits administered through the Inland Lakes and Streams Act, as may be applicable. 4) Establish deeper minimum shoreline setbacks for all new structures to better preseNe the natural shoreline landscape. 5) Adopt regulations to limit the grading and clearing of shoreline areas. High Density Residential Development Up to this point in time, there has been no demonstrated need for the designation of lands to accommodate residential densities of greater than 2 dwelling units per acre. A recently developed mobile home park and the limited public services available in the Township, even in the area of Bennett Lake, limits the appropriateness of specifically designating any additional area of the Township to accommodate higher density residential development. This Plan proposes that if it becomes apparent that there is a demonstrated demand for additional lands to be identified for higher density residential development opportunities, the Township will review trends and conditions in the Township at that time and determine if there exists suitable locations for such uses. If appropriate locations can be identified, based upon considerations including, but not necessarily limited to: 1) available public services; 2) adequacy of the transportation network; 3) planned capital improvements and the time frame for such improvements; and 4) existing and planned future land use patterns, then this Plan would be amended to reflect these new policies and the Township's Zoning Ordinance amended accordingly. COMMERCIAL and INDUSTRIAL DEVELOPMENT The residents of Deerfield Township have voiced their general satisfaction with the limited extent of commercial and industrial facilities within the community and do not care to see these land uses indiscriminately encouraged, both in location and amount. At the same time, there is and has been no demonstrated need to identify additional commercial and industrial use areas to address a local or regional demand nor are there any locations in the Township that are particularly well suited for commercial or i~ustrial development. In addition, ample lands are available for such uses in nearby communities. These land uses typically require a high level of public services inc!uding public sewer and water, police an~ fire protectI0~, and roadway infrastructure. Nowhere in the Tow~sh1p does such a combination of service levels and_ suitab!e vacant land exist. While service levels are highest in the northern portion of the Township, particularly those areas directly north of Bennett Lake, a predo~inantly residential land use pattern has evolved and this P_l~n supports the continuation of the character and stability of these residential areas. While this Plan supports ~he continuation of those commercial uses currently exist- 4-11 DEERFIELD TOWNSHIP COMPREHENSIVE PLAN �ing in the Bennett Lake area, this Plan does not support the conversion of new lands for commercial or industrial uses in this area which would have the effect of, either incrementally or cumulatively, placing excessive demands on local public services and infrastructure, negatively impacting the surrounding residential character, or otherwise endangering the public health, safety, and general welfare. Rather, the Plan proposes that if it becomes apparent that there is a demonstrated demand for additional lands to be identified for subsequent commercial and/or industrial development, the Township will review trends and conditions in the Township at that time and determine if there exists suitable locations for such uses. If appropriate locations can be identified, based upon considerations including, but not necessarily limited to: 1) available public services; 2) adequacy of the transportation network; 3) planned capital improvements and the time frame for such improvements; and 4) existing and planned future land use patterns, this Plan would then be amended to reflect these new policies and the Township's Zoning Ordinance amended accordingly. POLICIES: The following policies, at a minimum, shall guide future commercial and industrial development within Deerfield Township: 1) Existing cof!}mercially zoned land within the Township shall be assured the opportunity to continue to be used for commercial use. 2) Existing industrially zoned land within the Township shall be assured the opportunity to continue to be used for industrial purposes, provided the extent to which such zoned lands are used for industrial purposes does not increase in intensity or character. 3) No new lands shall be designated for future commercial and/or industrial use until the time when this Plan is amended due to a demonstrated need for such land uses in the Township and the identification of appropriate locations for such uses in the Township has been made. 4) The identification of an appropriate /ocation(s) for potential future commercial and/or industrial land uses shall be based on the following minimum considerations: a) a comprehensive review of trends and conditions in the Township at the time the need is identified; b) the policies of this Plan; c) the adequacy of existing or planned services and infrastructure to the area under consideration, at the time the proposed uses will become operational, including sewage disposal, potable water, emergency services, stonn water management, and access to paved roads: and d) existing land use patterns and anticipated conflicts. 5) No new lands will be zoned for commercial and/( \'"\ industrial use until this Plan is amended to support the ,. tended rezoning, prior to the actual rezoning. 6) No commercial or industrial development or uses should occur except in commercially or industrially zoned districts, respectively, except a bonafide agricuhural use or a use which qualifies as a home occupation and meets the standards of the Township Zoning Ordinance. 7) Private utility systems may be const,ucted ff they meet all Township, county, state, and federal requirements; and can be linked to future public utility systems, including public sewer and water systems. 8) Potential future commercial and industrial development within the Township must recognize the cu"ent ,ural-like character of the Township and complement this character through building scale, materials, and style, and the provision of strategically located open spaces, and minimize int,usion upon the natural landscape. PUBLIC LANDS With the provision of public services must come public ownership of land resources from which the services originate, are maintained, and administered. The absence of extensive public services provided by Deerfield Township including public sewer and water, and ttJ.,.~._ Township's intention to continue to provide only limitC public services (see Chapter 5), minimizes the need for Township-owned land. current public lands administered by the Township are limited to two cemeteries and the land supporting the Township Hall. Except for recreational needs which wm be cftSCUssed below, this current and limited Township-owned land appears reasonable and adequate at this time. However, this need may change as the Townsh~ grows. The Township recognizes that purchase of public lands can involve high acquisition costs, impacts upon adjacent land uses, and public welfare issues associated with providing for selected services and infrastructure on a site. POLICIES: The Township should only acquire and develop future public lands where the proposed acquisition or development meets the following circumstances: 1) responds to a demonstrated need for one or more public facilities and/or services intended to co"ect an immediate or projected critical public heahh, safety, and welfare condition or improve the overall quality of life in the Township. 2) the site characteristics accommodate the proposed public use; 3) the use will not unreasonably impact adjacent la~ uses and waters; and 4-12 DEERFIELD TOWNSHIP COMPREHENSIVE PLAN �4) measures are taken to minimize negative impacts upon adjacent land uses and waters. minimum the most basic recreation needs of the inten_ded residents, as may be applicable, including trails, playground equipment, picnic tables and benches. 4) Site development of new residential and nonresidential land uses shall include provisions for trail linkages with. and between. adjoining developments, and public recreation facilities (including public trails) where such facilities abut the proposed land use. 5) Future acquisition and development of recreation lands by the Township shall be based upon a coordinated Township-wide recreation plan approved by the Michigan Department of Natural Resources. 6) Prior to acquisition and development of public recreation lands, the means to perpetually maintain and operate any facilities on the property shall be established. RECREATION LANDS Recr~ational lands in Deerfield Towns hip are presently limited to the state maintained Oak Grove State Game Area. The small and scattered population of the Township creates difficulties for most private recreation facilities from a marketing standpoint. The Township residents do not have the benefit of enjoying the recreational opportunities typically associated with public school facilities given the total lack of such facilities in the Township. At the present time the Towns hip does not operate any park or recreation facilities. As the Township continues to grow, the demand for recreation opportunities can be expected to grow as well. Though the Township is rich in passive recreational resources, due to the presence of the Oak Grove State Game Area, there is a complete lack of more active recreational opportunities (playgrounds, balffields, etc.) under local pubfic ownership and public acquisition of Mure recreational sites may become necessary and desirable. While Deerfield Township fully supports the value of recreation opportunities within the community and the importance of individual. and family quality leisure time and community image, the Township also recognizes land used for recreational purposes can impact acf.13cent and area-wide land uses as significantly (and in some cases more so) as other land uses. As a result, new public or private recreational land uses must be designed and operated so as to minimize negative impacts. A key link in the planned recreation lands strategy of the Township is the provision of open spaces in associa:. tion with new development and the use of these open spaces to address the recreational needs of the future residents of these developments. These recreational open spaces should be linked to Mure pubfic recreation areas administered through the Township or other body through recreational corridor systems and trails. POLICIES: The following policies shall guide the development of recreation lands In Deerfield Township: 1) Proposed facilities shall be compatible with area land uses. 2) Proposed facilities shall be compatible with the natural site characteristics. 3) Site development of new residential land uses of comparatively higher densities shall include provisions for recreation opportunities which address at a SPECIAL LAND USES There are a growing number of land uses which, though they may be largely residential, commercial, or industrial in character, present unique or special circumstances in regard to land use management. These are typically regulated as special land uses in the Zoning Ordinance. A special land use is a use which is permitted only after a special review has determined that the land use and associated site development proposal meets special standards to assure its compatibility with both surrounding land uses and the other permitted uses in the district. These unique or special circumstances may be a result of traffic, noise, or visual or operational characteristics, which if unmitigated could result in significant public or private nuisance. Special land uses often include (but are not limited to) day care facilities, airports, gravel pits, mobile home parks, and multiple family projects. Special land uses should be permitted in appropriate locations pursuant to specific standards and review procedures established in the Zoning Ordinance. Approval should not be indiscriminate and conditions should be imposed to minimize impacts on surrounding lands. These standards shall accomplish the following: 1) Assure that the design, construction, operation and maintenance of land uses are in a manner harmonious with the character of adjacent property and the surrounding area. 2) Avoid inappropriate changes to the essential character of the surrounding area. 4-13 DEERFIELD TOWNSHIP COMPREHENSIVE PLAN �3) Avoid interference with the general enjoyment of adjacent property. 4) Improve the use or character of the property under consideration and the surrounding area in general, yet also be in keeping with the natural environment of the site. 5) Avoid negative impacts upon adjacent property or conditions which will be · detrimental to the health, safety, or welfare of persons or property through the excessive production of traffic, noise, smoke, odor, fumes or glare. 6) Assure availability of adequate essential public facilities and services, or evidence that the person responsible for the proposed special land use shall be able to continually provide adequately for the services and facilities deemed essential to the special land use under consideration. 7) Avoid demands on public services and facilities in excess of current capacity. 8) Assure consistency with the intent and purpose of the Comprehensive Plan and Zoning Ordinance. Contrary to the past practices of the Township, this Plan strongly discourages the issuance of special use permits as a means of permitting what have subsequently resulted in disruptive commercial or industrial uses in residential areas, under the guise of "home occupations". The County road network is a fundamental er \. ment of the Deerfield Township fabric. The vast majc. ity of residents of the Township use the network daily. These corridors, and the landscapes through which they pass, formulate the principal visual image and character of the Township among Township residents, visitors and nonresident travelers. Because of both the critical functional and visual role these corridors play within the Township, the preservation of their rural and scenic qualities is paramount to successful implementation of one of the key elements of the Future Land Use Strategy. Achievement of this goal will also protect public safety through regulated access and controlled turning movements. Future growth and development within the Township must be guided by measures which will assure the efficient movement of traffic in a safe manner. An increase in the number of access points along these corridors, both for individual property access and for intersecting roads, will result in a corresponding increase in the potential for congestion and traffic hazards and interfere with the intended function of these corridors-the safe and efficient movement of traffic between population centers. It would also undermine the significant existing public investment in these roads. Limiting direct access upon these corridors spacing access points at appropriate distances, providing acceleration and deceleration lanes will b'G . necessary to insure the functional integrity of these corridors as new land uses are established along these corridors. ae' POLICIES: Special land uses In Deerfield Township should be permitted only as provided for: 1) in the appropriate provisions of the Zoning Ordinance 2) pursuant to both general standards (like those above) and specific standards unique to the special land use. PRINCIPAL ROAD CORRIDORS The Future Land Use Strategy described up to this point establishes policies regarding the planned location of land uses throughout the Township within the planning period of this Plan, and policies regarcfing conditions upon which site development should occur in support of the proposed Mure land use pattern. There is, however, a critical consideration, as part of the Future Land Use Strategy, which is not specific to particular land uses but rather to the principal roadway corridors, as characterized by Argentine and Faussett Roads and the balance of the County road network. Similarty, Mure growth and development within the Township must be guided by measures which will preserve, if not enhance, the landscape's visual quality along these corridors. The future sense of rural character throughout the Township will be, in large part, derived from the visual landscape experienced when traveling along these principal corridors-ft is from these corridors which present and future residents see the vast majority of the Township. The lack of effective measures to preserve these corridors in their current "rural" state will lead to an urban-oriented corridor landscape and a dramatic reversal of the Township's overall character. Assuring that development along these corridors, to the extent that it may occur, is appropriately set back from the roadway, screened from view, and meets minimum driveway spacing standards, is essential if the present character of these corridors is to be preserved. POLICIES: New development and redevelopment along the County's road network should only be permitted according to deve/opmer-'\ standards which address, at a minimum: 4-14 DEERFIELD TOWNSHIP COMPREHENSIVE PLAN �1) Controlled and limited direct access onto thess road. 2) Appropriate spacing between access points Is assured. 3) Adequate acceleration and deceleration lanes. 4) Screening of structures and parking facilities, and the uss of appropriate setbacks, to preserve and enhance ths current character of these corridors. 5) The preservation of existing natural landscapes along these corridors. 4-15 DEERFIELD TOWNSHIP COMPREHENSIVE PLAN �Chapter 5 PUBLIC SERVICES STRATEGY INTRODUCTION AND PURPOSE stantially far in advance of when such improvements might best be targeted and implemented. Similarly, while it is clear that the Suburban Residential Area is planned to absorb some of the highest development densities, it is quite unclear as to the rate of development which will occur in this Area and its implications upon public service improvements. The Future Land Use Strategy discussed in Chapter 4 describes the desired pattern of land development throughout the Township through the establishment of land uses and densities for areas with common characteristics. The Public Services Strategy described in this Chapter identifies the manner and degree to which public infrastructure and services are to be provided within the Township to support the planned future land use pattern. Public services and related infrastructure include sewage disposal and potable water, roads and highways, police and fire protection, recreation, and general government services. Accordingly then, the thrust of the Public Services Strategy does not place as great an emphasis upon targeting improvements to facilitate, or prepare for, the planned development. Rather, it provides the parameters for making these future decisions in the form of guiding policies. The Public Services Strategy is based on the principal of no new development occurring unless concurrent with or after the public services necessary to serve it are in place. This emphasis will, in effect, place more burden upon the developer to finance (in part or in whole) the necessary improvements if the proposed densities dictate the need for improvements and if the developer is unwilling to wait for the time when the Township is able to schedule and fund the necessary improvements. As the character and feasibility of land development is directly impacted by the extent to which urban or public services are available, the Public Services Strategy works hand-in-hand with the Future Land Use Strategy and is a critical element of the Township's efforts to control and guide future growth and development. OVERVIEW OF PUBLIC SERVICES STRATEGY The Public Services Strategy consists of policies which address future decisions regarding improvements to the Township's delivery of individual public services in response to existing conditions and anticipated needs. These policies formulate the manner by which, and conditions upon which, future improvements should be made regarding public services. Basis The Future Land Use Strategy presented in the previous chapter provides the Township residents with considerable flexibility in the development of property in regard to development densities. The Agricultural and Rural Residential Area, which covers the vast majority of the Township area, provides for average development densities ranging from as low as 1 dwelling per 20 acres or more, to as dense as 1 dwelling unit per 2 acres. While these development options are purposeful and provide the Township with flexibility to effectively preserve the rural character and natural resources of the Township, this same flexibility provides added challenges for the Township to effectively plan for public service improvements in advance. Specifically, the permitted range in development density does not provide the Township with a definitive geographic area that can clearly be anticipated to develop with the greatest intensities, or at the fastest rate. Thus it becomes that much more difficult to target specific areas for public service improvements as actual development densities will not be known sub- Township-Wide Public Services Pattern The Public Services Strategy calls for a future public services pattern not very different than the current pattern in the Township. The vast majority of the Township is proposed to receive limited expansion of those services currently available. It is expected that the gravel roadway network will continue to dominate as will the reliance upon on-site potable water and sewage disposal. 5-1 DEERFIELD TOWNSHIP COMPREHENSIVE PLAN �INDIVIDUAL PUBLIC SERVICE COMPONENTS network, which greatly reduces traffic flow capaci~ the Township's roadway infrastructure fulfills its fu ll\ tion fairly well. This is due, in large part, to three con:"'"" ditions: 1) the existing very low development density throughout the vast majority of the Township; 2) the presence of paved roads in that area of the Township where development densities are considerably higher; and 3) the presence of Argentine, Faussett, and portions of Bennett Lake Roads, paved County primary roads which accommodate the vast majority of the local north-south and east-west traffic flow in the Township. This last condition, in combination with the limited opportunities for continuous north-south or eastwest movement across the Township, is of particular significance as the vast majority of the road segments in the Township do not encourage or support crosstownship travel by commuters residing outside of the Township. The existing road network would suggest that, except for the main corridors such as Argentine Road and Faussett Roads, the Township experiences comparatively limited use of its roadway network by non-residents. Roads And Streets Overview As new residential land uses, and possibly new commercial and industrial land uses in the more distant future, are introduced into the Township, the need for a roadway network able to accommodate the increased traffic demand increases. This is particularly true in Deerfield Township where a rural road network predominates and is not currently capable of adequately accommodating significant increases in traffic flow. The additional rural residential development anticipated in this Plan, despite its over~II low densi~, will result in higher traffic levels and will eventually increase the impact on these roads, ultimately requiring some improvement-or risk congestion, vehicular and pedestrian hazards, longer travel time, higher auto "wear and tear," and a general decrease in the quality of road service. CURRENT LEVELS OF SERVICE: The number of daily car trips a gravel roadway can accommodate before users perceive evidence of regular and persistent traffic flow and safety problems, as identified by the Livingston County Road Commission and Livin f \ ston County Planning Department, is about 75 dah) trips on unpaved roads where the roadway base and drainage are inadequate and 450 daily trips on unpaved roads where the roadway base and drainage is adequate. Conversely, it must be recognized that an improved roadway network may well attract new or e~panded intensive land uses which, in tum, place additional demand on the infrastructure network. Such change must be managed so that the rate of land use change does not overtax the ability of the Township and County to make the necessary improvements. The Road and Streets component of the Public Services Strategy seeks to assure that land development does not occur in a manner which will sacrifice the public health, safety, and welfare due to inadequate roadway infrastructure nor prematurely encourage changes in land uses. As the average household produces 1O vehicle trips daily, and most of the unpaved roads in the Township have an inadequate base, a stretch. of gravel road in the Township with more than 7 dwelh~g units is apt to be characterized by regular and persistent maintenance problems. Even though recent traffic counts have not been recorded for most of the Township's gravel roads, residential lot split patterns suggest the high likelihood of traffic counts exceeding 75 trips per day on many of the Township gravel roads. Analysis The present roadway network pattern of Deerfield Township is similar to most Michigan townships, with a fairly extensive mile grid pattern. However, comparatively few roads in the Township run continuously across the Township in a north-south or east-west direction. In addition, while the number of roadway miles is considerable, approximately 80% of the roadway miles are unpaved. Even with this extensive gravel 5-2 DEERFIELD TOWNSHIP COMPREHENSIVE PLAN �- u N p A V E ROAD TYPE Inadequate base, surface and drainage Table 5-1 PERCEIVED ROAD CONDITION BY NUMBER OF DAILY CAR TRIPS BEGIN TO SEE GOOD CONDIFLOW AND TION MOST OF MAINTENANCE YEAR PROBLEMS less than 25 25-75 REGULAR AND PERSISTENT PROBLEMS greater than 75 Adequate base, surface and drainage less than 150 150-450 greater than 450 Sealcoat surface, adequate base and drainaoe Plant mix surface, adequate base and drainage less than 250 250-1,000 greater than 1,000 less than 2,500 2,500-5,000 greater than 5,ooo· D p A V E D Source: LMngsl0n County Planning Department, LMngston County Road Commission • This volume can be higher where the shoulder is wide and so/Id, and the right-of-way Is lcept clear of vegetation. This will also enable the Township to pursue effective long range planning to assure the necessary improvements are appropriately programmed into the Township's future capital improvements programs. It is very difficult to definitively identify the existing levels of service provided by the majority of the Township's road segments due to the lack of recorded traffic counts along most of the gravel segments and some of the paved segments, and the, at times, circuitous nature of the roadway network and resulting difficulty in projecting distribution of traffic flows. Based upon the most recent recorded traffic counts for the Township's paved roads and Table 5-1, it is reasonable to conclude that the Township's paved roads are all accommodating considerably less than 5,000 car trips per day and that there generally exists a reasonable level of service along these corridors. FUTURE IMPLICATIONS: As the Township continues to grow and develop according to the land use policies contained in this Plan, traffic volumes will increase and further threaten the current levels of service along all of the roads. Based upon a buildout of the Township at an average of one dwelling unit per 2 acres, which approximates the majority of the planned maximum development density for the Township, an increase of approximately 8,000 dwelling units would be witnessed. This increase in dwelling units over the current number of approximately 1,100 dwelling units would result in approximately 80,000 or more additional trips per day in the Township and would bring the Township's current roadway network to a complete shut-down. It is doubtful that the same can be generally said for the gravel segments in the Township as evidenced by the few cases where traffic counts have been recorded. For example, recorded traffic counts along unpaved Wiggins Road north of Faussett Road are more than six times the maximum recommended flow according to Table 5-1. The same can be said forcertain segments of Center Road as well. Capital improvement programming on the part of the Township and County Road Commission can help mitigate some of these impacts and prevent serious threats to public health and safety. Road improvements should respond to areas of greatest need based upon the criteria established in the first policy (following section). For the successful implementation of the following Roads and Streets policies, it is necessary (to the greatest extent possible) to establish the current level of service associated with each roadway segment. This will facilitate identification of current roadway improvement needs and identify those improvements which are fundamental to the advancement of the land use policies and public service strategy of this Plan. 5-3 DEERFIELD TOWNSHIP COMPREHENSIVE PLAN �Policies assist in the identification of priority improv~ ments r ,, The following policies are intended to guide Deerfield Township officials on future decisions regarding improvements to the Township's vehicular circulation network and in response to new traffic demands associated with proposed land uses: . 1) Deerfield Township will strive to improve the Township roadway network, as financial resources become available, based upon the following guidelines: 3) The Township will coordinate with the Livingston County Road Commission to identify needed improvements and the perceived relative priority of such improvements. 4) Proposed land uses and site development projects larger than a single family home on an individual lot will be analyzed in regard to traffic impacts and roadway improvements. 5) The Township should achieve a balanced transportatioNland use system which includes an adequate number of roads and streets of appropriate capacity to accommodate land use traffic patterns. a. Greatest priority for road improvements will be assigned to those road segments whose current conditions present imminent danger to the public health and safety of Township residents. Such dangerous conditions include roadway impasses and flooding. 6) The Township will develop standards to regulate new development along roadway corridors to minimize negative impacts of such development including but not limited to poorly sited and/or designed access, and too many points of access. b. Functional classification of roads shall dictate the priority of improvements when all other conditions are generally equal. The functional importance of the various roads in the Township, from highest to lowest, is as follows: 1} county primaries; 3) county locals; and 4} minor roads (subdivision roads). 8) Subdivisions platted according to PA 288 of 1967 are encouraged because the new roads must be built to County Road Commission standards. ~ c. Where imminent danger is not a factor, county local gravel roads shall only be paved based upon the following considerations: 1) there is general consensus among residents living along the road segment for such paving; 2) the costs to maintain a gravel road become excessive compared to the long term costs of paving a road, thereby threatening the financial stability of the Township, and Township residents are unwilling to pay additional taxes to cover the maintenance costs; 3) a 30 unit or larger development approaching a density of 1 dwelling unit per 2 acres is proposed, in which case approval of such a project will be withheld until such time that arrangements are made for the paving of that portion of the road segment which abuts the project site prior to the time when the use becomes operational. 9) Development of private roads, whether lot by ~. or via the Condominium Act, PA 59 of 1978, must be built to County Road commission cross-sectional standards unless otherwise provided by the Zoning Ordinance. 10) All future residential structures along all County primary and county local road shall be setback at least 100 feet from the road or ramp right-of-way, or if the road right-of-way is not known, 130 feet from the center line of the road. Sewer and Water Overview As is often typical among rural communities, the vast majority of Deerfield Township residents rely upon septic systems and private wells for sewage disposal and potable water. However, improperly operating septic systems can contaminate potable groundwater resources, inland lakes and streams, and pose public health threats to those using the contaminated resources. d. The extension of road improvements near or through the Oak Grove State Game Area and other environmentally sensitive areas shall be strongly discouraged. 2) The Township shall strive to obtain and maintain current traffic counts throughout the entire Township and, upon the development of a Township-wide traffic count profile, establish a level of service rating for each road segment to As land development densities increase, so do~ the need for public sewer and water. Industrial, co~ mercial, and higher density residential land uses gen- 5-4 DEERFIELD TOWNSHIP COMPREHENSIVE PLAN �erally have greater sewage disposal and water (potable and otherwise) needs than can often be met by traditional on-site facilities. Failure to provide adequate sewer and water facilities to these land uses can lead to severe health and environmental consequences while the premature provision of these services can _lead to unmanaged growth and land development. minimum design standards of future public sewer and water systems. OPTIONS FOR FUTURE PUBLIC SEWER AND WATER SERVICES: Future public sewer and water opportunities may be generally considered to include newly constructed systems administered by Deerfield Township, the expansion of the Bennett Lake public sewer system, or community sewer systems established as public systems within a sewer service drainage district and operated and maintained by the Livingston County Drain Commission (especially if around an inland lake}. The Sewer and Water component of the Public Services Strategy provides policies and standards, in conformance with the Future Land Use Strategy and in the interest of the community's health, safety, and public welfare, to guide the use and applicability of onsite sewage disposal, potable water sources, and the provision of public sewer and water facilities. Each of these options, and the relative feasibility of each, presents its own set of advantages and disadvantages. While it is not the intent of the Public Services Strategy to encourage either one of these options over the others, it is important to recognize that these potential opportunities exist and they should serve as a basis, in part, for the policies of the Public Services Strategy. Analysis Less than 1% of the Township's surficial soils present only slight limitations to septic systems, and these areas are both scattered and fragmented. The balance of the Township presents moderate/severe to severe limitations to septic systems. These conditions highlight the critical relationship between land use, development densities, and on-site sewage disposal and potable water. Because of the considerable Township-wide limitations toward septic systems and yet the Township-wide use of this type of sewage disposal process and R_rivate wells for potable water, the public health, safety, and welfare is always at risk. Already there exists sites throughout the Township which have documented high nitrate levels in area wells. COMMUNITY SEWER SYSTEMS: Community sewer systems provide an alternative to the traditional large public sewer systems operated by municipalities. Community sewer systems are sewage disposal systems which are typically privately constructed, serve two or more dwelling units, and are constructed to provide sewage disposal to all dwelling units in the development project. These systems can vary in technology, ranging from a community septic field to a packaged treatment facility. Such systems can also be used to service nonresidential uses. These and related threats to the public welfare will only increase as the Township grows and develops unless specific measures are taken. These measures must address the assurance of adequate on-site sewage disposal practices including, in some cases, the provision of public sewer and water. Deerfield Township is not currently serviced by public sewer or water except for a public sewer system near Bennett and Lobdell Lakes. Up to this point in time, the need for such public services has been limited, but the need may well increase. Deerfield Township strongly discourages the use of community sewer systems. Such systems will provide for the highest development densities permitted by the Zoning Ordinance on a Township-wide basis and this development pattern is not consistent with the Future Land Use Strategy, the desired future character of the Township, and the efforts of the Township to manage growth. The single exception where community sewer systems may be considered a reasonable alternative for sewage disposal is when such systems are within the Suburban Residential Area and where ultimate responsibility for the operation and maintenance of the systems fall under the jurisdiction of a public agency. It is not the intent of the Public Services Strategy to suggest expanded public sewer and/or water is a necessity within the Township within the 20 year planning period of this Plan. It is the intent of this Plan, however, to establish: 1) the planning principles upon which the expansion or introduction of new systems should be based; 2) conditions delineating to what extent future land uses should be required to have access to a public sewer and/or water system; and 3) Policies Deerfield Township will be guided by the following policies in striving to assure adequate sewage disposal and potable water in the Township: 5-5 DEERFIELD TOWNSHIP COMPREHENSIVE PL.AN �1) All on-site sewage disposal and potable water facilities shall be constructed and maintained in accordance with the requirements and standards of the Livingston County Public Health Department and Michigan Public Health Department as well as those of other applicable local, county, state or federal agencies. 2) No land uses or land development projects will be permitted if any applicable regulations regarding on-site sewage disposal and potable water facilities can not be met and public sewer and water services are not available. 3) Any future decision by the Township to provide public sewer and water services beyond those which currently exist in the Township shall be based upon an in-depth analysis of all available options, including services provided through cooperative agreements with neighboring municipalities. 4) Any public sewer and water services, aside from community systems, shall be provided in the Township only where the public welfare is threatened due to discovered environmental hazards or after this Comprehensive Plan has been thoroughly reviewed and updated to identify; 1) a planned future land use pattern which necessitates re/lance upon such a system; and 2) a logical phasing of infrastructure and service areas to limit rapid development and growth. 9) The Township will develop a wellhead protection zone around any future municipal wells a~ establish zoning regulations to prevent leakw and spills, or discharges of hazardous substances that might contaminate groundwater. Stormwater Management Overview As the land surface is covered by buildings, parking lots and other impermeable surfaces, the quantity of stormwater runoff increases. The soils and vegetated landscape which previously absorbed and slowed much of the water associated with storms are gone. Unless specific preventive measures are taken, these conditions encourage increases in runoff flow, soil erosion, sedimentation and pollution of area water resources, and flood potential. Though these conditions originate from site-specific circumstances, their impact can extend to the entire community and communities beyond if within the same watershed. Inadequate management of stormwater produced due to land development and urbanization threatens the public health, safety, and welfare through life threatening flood conditions, contamination of groundwater resources, deterioration of water-based recreation facili- ties, and damage and loss of property values. In co~ trast, stormwater management aims to minimize flcx.i:.__ conditions, and ensure the quality of runoff which is collected and ultimately discharged into the watershed system (streams, rivers, wetlands, lakes, etc.) is adequate. 5) Any future expansion of a sewer and/or water service area, and associated infrastructure, shall be established in a phased manner so as not to open up too great a land area to new and higher density development at one time. Analysis Though stormwater management should be a concern of all communities (and increasingly is because of federal and state regulations), the natural topography of Deerfield Township presents particular challenges in this regard. Though the rolling, and at times steep, topography of the Township minimizes the propensity for area-wide flooding, it also greatly facilitates soil erosion and sedimentation when soils are exposed. Unnecessary sedimentation threatens wetlands and streams, plus the lakes in the Township. The anticipated residential growth and development to occur in the Township in future years will increase the amount of impervious land cover and disturbance of sloped areas. This development has the potential to alter existing hydrological systems to the point where the public health, safety, and welfare may be at risk if concentrated in certain areas. This is particularly true in the planned Suburban Residential Area where a more intensive land use pattern is provided for. ~ 6) All land uses and land development projects must be serviced by public sewer and water infrastructure if the infrastructure abuts the property in question. 7) The provision of public sewer and water shall be based upon conformance with level of service standards where adopted by those municipalities individually or jointly providing the service to Deerfield Township. 8) Community or package sewer systems will be permitted by the Township provided the treatment capabilities of the package system provides a tertiary level of treatment, the system is built to, operates, and is maintained accc,rding to a/I local, county, state, and federal standards, and the project site is located within the Suburban Residential Area. 5-6 DEERFIELD TOWNSHIP COMPREHENSIVE PLAN �Policies The following policies will guide the Township in adequately controlling the quality and quantity of stormwater runoff associated with the introduction of new land uses. fire and police protection services, and associated land and buildings, are available to provide for both the exis!in~ and !Uture welfare of residents and property within Deerfield Township. Analysis 1) Pr9posed land uses will not be permitted if and where the level of service currently provided by existing stormwater management infrastructure and/or existing drainage patterns would be decreased, unless necessary improvements to such infrastructure or natural drainage are first made. Deerfield Township currently relies on the Livingston County Sheriff's Department in Howell and the State Police in Brighton for police protection. Fire protection is provided by the City of Howell and the Townships of Hartland and Argentine. Specific standards upon which to evaluate the level of police protection in Deerfield Township do not exist due to the high number of variables that impact police protection needs. The limited commercial, industrial, and high density residential development in the Township greatly reduces the need for a level of police protection typically associated with a geographically smaller and more urbanized community of similar population size. As a whole, Township residents are generally satisfied with the current level of police protection services. These services are limited to a single patrol car cruising the Township for four hours per weekday. 24-hour protection and weekend protection is not contracted for, and the State Police must be contacted should the need arise. 2) The current level of service may vary from one site to another but will be generally defined as the rate, total volume, and quality of stormwater runoff prior to new site development activities. 3) All new and existing land uses must comply with all county, state, and federal regulations regarding stormwater management and soil erosion, including those regulations of and administered by the Livingston County Drain Commissioner. 4) All proposed and existing land uses situated on sites which reflect slopes of 12°/4 or greater shall take and maintain aggressive measures to prohibit the erosion of soils and sedimentation. Though a significant portion of the Township does not fall within the American Insurance Association's recommended four mile optimum service radius for buildings having an average separation of 100 feet or more, the vast portion of the Township does fall within the National Board of Fire Underwriters' recommended 1a-minute response time for "closely built" and ·scattered residential· areas. However, the lack of public water infrastructure in the Township is a significant obstacle to comprehensive fire protection. -- Support Services and Buildings Overview Support services, as referred to within this Plan, includes all the public services a community may provide to its residents above and beyond sewer, water, roads and streets. In particular, these services include police and fire protection and general government services such as tax assessment, cemetery care, and governance services. The reference to these services as support services ls not intended to suggest that they are of secondary importance but simply that they are of a different type than sewer, water, and roadway services. As the Township relies on other agencies for fire and police protection, the Township itself does not maintain any land or capital facilities for these purposes. However, though the Township's current agreements for police and fire protection services do not suggest the need for the purchase of land by the Township during the next 20 years, the need for increased service levels may well rise. Future growth in the Township may jeopardize current levels of service as emergency conditions will arise more frequently, placing additional demand on the agencies providing these services. As community growth and land development increases, so does the demand for these services. For example, police and fire protection must be extended to more individuals, families, and properties. Similarly, as the demand for these services increase, so does the need for support services administration and the need for property and buildings from which these services are administered. Policies The following policies will guide the Township in its pursuit of maintaining, and as necessary, improving The Support Services and Buildings component of the Public Services Strategy is intended to assure that 5-7 DEERFIELD TOWNSHIP COMPREHENSIVE PLAN �The Recreation component of the Public Services Strategy is a plan for identifying and addressing the recreation needs of the Township. This strategy be- "· comes the tool for identifying future recreation lands and the recreation services associated with these lands. However, it is recogn ized a more detailed analysis and plan is necessary to qualify for state or federal assistance with future recreational facility development. the level of service for general government, police, fire and emergency services: 'l" 1) The Township will maintain agreements with adjoining municipalities for fire service equal to the quality of service in place at adoption of this Plan with the aim to improve this rating. 2) The Township will continue to monitor police protection needs and service provided by the County Sheriffs Department, and State Police and if necessary, explore the development of a service agreement with one or more area police protection agencies for a higher level of service. Analysis Deerfield Township is extremely limited in the area of programmed recreational resources within its municipal limits. There are no public recreation lands administered by the Township or other agency except the Oak Grove State Game Area. The most fundamental of public recreational facilities , school playgrounds, are nonexistent due to the absence of school facilities in the Township. 3) The Township will continue to monitor other emergency services needs, such as ambulance assistance, and explore the development of a service agreement with one or more area police protection agencies for a higher level of service. 4) The Township will continue to meet the basic governance needs of its citizens in existing facilities, until a demonstrated need for more service and adequate financial resources are available to meet that need. Expansions and/or the construction of new facilities will be on the site of existing Township owned lands, except possibly for new recreational facilities which may require purchase of new lands. While the extent of recreational facilities in the Township is minimal, the degree to which the lack of these facilities reflects a condition of inadequacy is unclear at this time. The reason for this lack of clarity is that adequacy is, in part, determined by the attitudes of the Township residents in regard to their particular recreation needs and likes. Up to this time, a survey of ~ resident attitudes on the amount of recreation •'. opportunities in the Township has not been pursued. ,. - 5) The Township will explore the feasibility and practicality of public and/or private development of dry hydrant systems in connection with development around the Township's lakes and, where shown to be feasible and practical, establish standards and requirements for the construction of such systems. However, a definite state of inadequacy is apparent according to recreation standards adopted by the Michigan Department of Natural Resources. The standards identify the minimum number of suggested recreation facilities, by facility type, based upon a community's population. The standards are presented as guidelines and not as absolute "hard and fast rules. n Standards applicable to a community the size of Deerfield Township suggest inadequacies relative to facilities for ball fields, court games, picnic areas, playgrounds, hiking trails, snowmobile trails, and more. Most evident is the total lack of local park land in the Township, irrespective how it may be programmed. MDNR standards suggest approximately 30 acres of park land for a community the size of Deerfield Township, or 10 acres for every 1,000 people. Recreation Strategy Overview Deerfield Township recognizes that the health of its residents is, in part, impacted by the quality of opportunities available for spending leisure time. The Township further recognizes that a critical consideration in this regard is the type of recreational facilities nearby and available to the residents of the Township. Demands for recreational opportunities increase with population growth and available land resources for recreation decrease as residential and other land uses consume greater amounts of what was previously open space and potential outdoor recreation land. Recreational lands must be purposefully pursued and planned for, as with any other principal land use, if these uses are to be appropriately located within the community and provide the services in demand. While the standards suggest inadequacies ranging from slight to severe, the public's perception of inadequacy is not clear. The rural character of the Township may provide for recreational needs at individual homes or through nearby recreational programs and facilities in other communities. However, not all ~ 5-8 DEERFIELD TOWNSHIP COMPREHENSIVE PLAN \ �Township residents live on, or have access to, large land parcels, woodlots, and similar potential outdoor recreational opportunities. On the whole, the Township may not be meeting a significant degree of its citizens recreational needs and actions should be initiated to find out, and, if so, to correct the situation. Policies The following policies will guide the Township in its pursuit of an improved recreational environment: 1) The Township may determine, approximately every five years, the extent to which area residents are unsatisfied with recreation opportunities in the Township through the use of suNeys, public meetings, and/or inteNiews with residents. 2) The Township will strive to provide recreation facilities in a manner which recognizes the particular recreation needs expressed by its residents. INTERGOVERNMENTAL COORDINATION Overview Contrary to decades past when access between communities was several days travel by stagecoach and the activities of one community had little impact upon the quality of life of other communities, we now live in an environment of microcomputers, vehicular and mass transit, telecommunications, and urban sprawl. We often live in one community, work in a second, shop in a third, and our children attend school in still a fourth. Roadway corridors, employment centers, and retail trade centers link the activities of one community to the next and beyond. Similarly, the growth and development patterns of an individual community can easily and directly impact growth and development in adjoining and nearby communities . As a result of this regionalism, a community does not exist unto itself but is intrinsically linked with the activities of communities beyond. This dictates the need for communities to cooperate and coordinate community planning and public service endeavors if maximum benefits are to be realized. The Intergovernmental Coordination component of the Public Services strategy establishes the framework within which Deerfield Township will realize the benefits of coordination with area municipalities and agencies. 3) Should sufficient public sentiment warrant, the Township will pursue the development of a MDNR-approved five year action plan which will provide a specific action plan aimed at providing recreation facilities desired by Township residents and enable the Township to compete for state and federal recreation development monies. Analysis 4) The Township will adopt incentives to encourage the provision of open space and recreation areas within future development projects. Deerfield Township exists within a web of regional forces which must be recognized and addressed through coordinated planning with area municipalities and agencies. Deerfield Township is centrally situated within the Detroit, Flint, Lansing, and Ann Arbor metropolitan areas, is afforded excellent a?cess to and from these major urban centers, and relies on these and other urban centers for employment and retail services. The Township's regional link is bolstered by its position near the path of expanding urban sprawl from the greater Detroit region. Still, th_e nume:ous day-today activities of the Towns~ip which impacted b~ non-township offices, including the_ L1~ingston Coun!} Road Commission, Drain CommIss1on , and Public Health Department. further exemplifies the critical need for intergovernmental coordination. 5) The Township will encourage ease of access to future recreation facilities though the pursuit of a linked open space system, siting recreation lands with recognition of existing and future primary population centers, and facilitating movement to and within future recreation facilities for motorists, bicyclists, pedestrians, and the physically disabled. _a:e 6) The Township will improve and coordinate efforts with all levels of government, with the quasi-public sector, and the privat(J sector to provide expanded and coordinated recreational opportunities. Policies The following policies will guide the Township in more effectively carrying out its municipal activitie~ and responsibilities within the regional context that ,t operates from: 5-9 DEERFIELD TOWNSHIP COMPREHENSIVE Pl.AN �1) Deerfield Township will encourage a program whereby all adjacent communities and the County are provided the opportunity to comment on amendments to the Township's Comprehensive Plan, Zoning Ordinance. Subdivision Ordinance, capital improvements plan, and relate<j ordinances and programs of the Township which may have impacts on services or land use decisions of adjoining jurisdictions. 2) Deerfield Township will encourage opportunities for comment by adjoining jurisdictions on any development project within 1000 feet of the edge of the Township and will formally request area municipalities to permit Township comment on any development project within 1000 feet of their borders. 3) Deerfield Township will encourage the development of an intergovernmental coordination committee, composed of area municipalities and county agencies. aimed at addressing comprehensive planning issues including the impacts of land development and coordinating planning and zoning programs. 4) Deerfield Township will encourage the coordination of public services to serve the Township and surrounding areas in the most practical and economically feasible fashion and in accord with the policies previously set forth. 5-10 DEERFIELD TOWNSHIP COMPREHENSIVE PLAN �Appendix A LOCATION AND GEOGRAPHY Deerfield Township is situated in the northeast central portion of Livingston County, which is located between Oakland and Ingham Counties on the fringe of southeast Michigan and the Greater Detroit Area. (see Rgure A-1). Deerfield Township is surrounded by the Townships of Cohoctah to the west: Oceola to the south; Tyrone to the east, and the Township of Argentine in Genesee County to the north. The US-23 expressway and 1-96 Interstate Highway are within two to seven miles of the Township, respectively, and serve as major regional connectors to employment centers in Detroit, Ann Arbor, Flint, and Lansing (see Rgure A1). TYRONE MARION GENOA Brighton Deerfield Township's location relative to transportation routes and employment centers has made it an increasingly popular place to live. A pastoral setting, highlighted by expansive farm fields and interspersed with woodlots, wetlands, several lakes, and rolling topography fuels the draw this Township presents as urbanization moves steadily closer. The largest of the Township's lakes, Bennett Lake, in the northeast corner of the Township, and Lake Shannon, in the far UNADIUA PUTNAM r HAMBURG Figure A-2 Figure A-3 Figure A-1 A-1 DEERFIELD TOWNSHIP COMPREHENSIVE PLAN GREEN OAK �east central area of the Township, are also the most urbanized. Several other smaller and far less developed lakes exist within the Township Including a chain of lakes located within the state administered Oak Grove State Game Area, situated in the northwest quarter of the Township and extending into Cohoctah Township (see Figure A-3). Both small and expansive areas of woodlands and wetlands are situated throughout nearly all areas of the Township. A-2 DEERFIELD TOWNSHIP COMPREHENSIVE PLAN �Appendix B HISTORIC PE~SPECTIVE HISTORIC PERSPECTIVE The first post-office in Deerfield Township was established in 1837-38. It was intended to call the office by the name of the town, but the department having already established an office in Lenawee County under that name, issued a commission to Alfred Holmes as postmaster of "Deer Creek"post-office. The history of Livingston County 1 provides insight into the early history of Deerfield's development. Portions of this text taken directly from these materials are italicized. ,' Deerfield Township provided excellent hunting grounds for area Indian groups but none chose to establish a village within the limits of the Township. The first settler within the Township was John How. He emigrated from England to the United states in 1820 where he settled in New York as a agent for a cotton factory. Looking to invest his surplus earnings and establish a new market for his sons to pursue, he traveled to Michigan in 1833 and arrived in Detroit where the United States land-office was located. Hiring a guide and an Indian pony each for the guide and himself. he left Detroit on the Shiawassee trail to look up a satisfactory location. He wanted to find a locality where the soil should be light enough to cultivate easily, and yet heavy enough to bear successive cropping, and still yield a remunerative return for the labor of cultivation. Mr. How returned to Detroit in 1834 to stake a claim in the southeast quarter of Section 6, east three-fourths of Section 7 and west quarter of Section 8 of Deerfield Township. The following years saw more pioneers arriving in Deerfield Township, including the Hatt, Nottingham, Faussett, and Bennett families. William Bennett settled on the west side of North Ore Creek at the foot of Bennett Lake, which was appropriately named in his honor. Deerfield Centre was initially settled in 1842. It commenced in 1842 when Calvin W. Leonard made the first purchase of land on the school section, and built the first house in the village... In 1879, the village included one church, one school-house, one townhouse, one store and post-office, one blacksmithshop, about a dozen dwellings, and a population of about 50. By 1844, there were approximately 150 resident taxpayers in the Township. 1860 witnessed a Township population of 1,015 and in 1863, the Township's first township hall (town house) was constructed near the identical site of the current Township Hall, for a cost of $790 (including the lot, building, and furnishings). The 1874 census revealed the existence of 184 farms in the Township, with an average farm size of approximately 118 acres and an average yield of approximately 14.5 bushels of wheat per acre. Industry was initially introduced to the Township by John How in 1834 with the construction of a sawmill across the Shiawassee River. Other industrial activities which evolved in the Township during its early years, and subsequently disappeared, included an ashery, a distillery, and a grist mill. When Livingston County was first organized in 1833, Howell Township included the land area now known as Deerfield Township. In the winter of 193637, the inhabitants began to think that they were entitled to become a separate political division; and held a meeting at the house of Charles D. Topping to consider the question. The meeting was held in the evening, and was attended by about a half-dozen persons. A petition was drawn up and signed preparatory to its presentation to the Legislature, and several names were proposed. The petition was duly forwarded, and the Legislature, ignoring all of the names proposed, gave the town the name that it pleased them to select. Hence, Deerfield Township. 1 Source: History of Livingston County, Michigan. With Illustrations and Biographical Sketches. Philadelphia: Everts & Abbott. 1880. B-1 DEERFIELD TOWNSHIP COMPREHENSIVE PLAN �Appendix C PHYSICAL PROFILE - NATURAL FEATURES CLIMATE southeast corner. Glacial deposit thickness increases from west to east across the entire Township. There are no outcroppings of bedrock. The proximity of the ~e?ro~k to the surface of the ground does not impose hm1tat1ons for normal excavating or construction. The effect of the Great Lakes on weather in Livingston County is not as noticeable as in other parts of Michigan. As a result, the County receives 5 to 10 percent more sunshine than the western part of the state. Precipitation averages 33.57 inches per year, and 59 percent of the annual total is received during the April-September period. Snowfall averages 42.6 inches per year. Cloudiness is most prevalent in the fall and early winter months, and is least during the late spring and summer. Average daily maximum temperatures range from 30 degrees in January to 82 degrees in July. Below in Table C-1 is temperature and precipitation information for Livingston County. The surface geology of Deerfield . Township resulted from glaciation 13,000 to 14,000 years ago. When glacial retreat was uniform, rocks were deposited in an even fashion across the landscape. Gently rolling till plains, which make up most of the Township, was the general landform produced by that process. Three more distinct landforms resulting from glaciers are moraines, outwash channels, and kettles. Moraines are hills which divide drainage basins, or watershed areas. In addition to defining drainage patterns, moraines are highly porous and provide natural intake points for water to percolate into the groundwater table. Examples of moraines in Deerfield Township are in the southeast one quarter of the Township, in the area bounded by White Road on the west, Hogan Road on the North and continuing into the townships south and east of Deerfield Township. Table C-1 - Climatic Information Temperature Preci :>itation Month Average Average Daily Daily Maximum Minimum c· Fl 16.6 16.0 23.6 34.8 45.6 56.0 60.1 59.1 51.6 41.7 30.0 20.0 ,. F\ Januarv 30.3 Februarv 31.6 March 40.8 54.8 Aoril Mav 67.2 77.3 June Julv 82.1 Aucust 80.5 72.4 Seot. October 60.7 44.4 November December 32.8 • on davs with snow cover Average Monthly Total linches\ 1.96 2.12 2.58 3.44 3.76 3.40 2.75 3.34 2.99 2.72 2.42 1.0 Average Snow Depth• finches\ 3.7 4.5 3.7 1.8 2.0 0 0 0 0 1.0 2.6 3.0 Outwash channels were once watercourses resulting from glacial meltwater and include areas of Deerfield Township such as Cranberry Creek and North Ore. Following glacial retreat, large blocks of ice occasionally broke from the glacier and became embedded in the depositional debris. As those ice blocks melted, depressions called kettles were formed. Kettles which form small lakes are natural reservoirs for the containment of surface water. Because they are usually shallow water bodies, they are easily susceptible to water pollution caused by development adjacent to their shores. There are many unnamed kettle depressions and small lakes in Deerfield Township. Source: Livingston County Soil Survey, Soil Conservation S91Vfce GEOLOGY Deerfield Township is underlaiden by . two major bedrock formations; Marshall Sandstone and Coldwater Shale. These are the first bedrock formations to be encountered beneath glacial deposits. Except for the extreme northeast areas of the Township which are underlain by the Marshall Formation, the balance of the Township is underlain by the Coldwater formation. The thickness of glacial deposits overlaying the sandstone and shale bedrock ranges from approximately 100 feet along portions of the Township's western border to as much as 200 feet in the Township's far TOPOGRAPHY The relative steepness of an area has an impact upon drainage patterns, private costs of development, and public costs. There are numerous areas throughout Deerfield Township which exhibit slopes of 12 to 18 percent or more (see Map C-1 ). Many of these steeper areas follow the water courses in the TownC-1 DEERFIELD TOWNSHIP COMPREHENSIVE PLAN �ship. These slopes place limitations on development. Generally, slopes exceeding 7% present special construction problems and require special measures to prevent soil erosion and surface water sedimentation. Careless hillside development can also lead to increased costs for providing various public utilities and services. Roads, sewers, and water lines require special engineering and construction in such areas. The shores of lakes, especially in Livingston County, are very popular for land development. Th~ attract new development more than any other natu 1 ~ feature and often have a very high market value. Con: sequently, lakefront development is often built at a high density. Faulty septic system siting (where sewer is not available) and storm water runoff are major concerns because small and shallow lakes are susceptible to pollution from runoff and migrating groundwater that has been contaminated. Preservation of the existing character of steep sloped areas in Deerfield Township is especially important because of the erodibility of gravely soils in those areas, and because of impacts on nearby watercourses (including Bennett, Shannon, Indian, and Louis Lakes, Cranberry Creek, North Ore Creek, and the Shiawassee River). Excavation and removal of vegetation from steep-sloped areas for development would significantly increase runoff and sedimentation of local lakes and streams and would ultimately undermine the attractive and distinctive character of the Township. The cumulative effects of lakeshore development have intensified state-wide since the 1950's. Lakeshore homes previously were used only for weekends and vacations . After interstate highways were built, the lakes became more accessible and lakeshore homes became desirable as permanent homes. It should be of no surprise then that most of the developable lakefront land in Deerfield Township has already been build upon. Many of the Township's shoreline areas are not desirable or feasible for development because of the presence of wetlands. It should be noted however that the existence of developed lakefront land does not necessarily preclude future new redevelopment projects of these areas and their potential to place excessive recreational and environmental demands upon adjacent water resources. The Township generally falls in elevation to the north and west from the Township's southeast corner. The absolute topographic relief in Deerfield Township varies from a maximum elevation of approximately 1,013 feet above sea level at McGuire and Faussett Roads in the southeast corner of the Township to a minimum of approximately 835 feet along the shoreline of the Shiawassee River in Section 6 of the Township. Section 6 in Deerfield Township is the lowest elevation in Livingston County. Along with new lakefront homes and existing lak front homes being converted to permanent residence~. conveniences such as garbage disposals, clothes washers, and detergents were introduced. In addition, lawns were fertilized and mowed, and more roads and driveways were built near the lakes, exposing bare ground surfaces. Use of detergents, removal of vegetation from the landscape, use of fertilizers, and increased densities near lakes can ultimately result in diminished lake water quality. Most inland lake water quality problems are largely the result of inappropriate land use practices. INLAND LAKES A list of the lakes of 10 acres or more in size in Deerfield Township appears in Table C-2. The combined surface area of these 1o lakes covers approximately 741 acres. The lakes are scattered throughout the Township, though the southern third of the Township is the most void of lakes (see Map C-2). Dense lakefront development often results in contamination of groundwater from septic systems located in high water table areas, which are commonly found on the shores of lakes. This groundwater often migrates into the surface water, resulting in an acceleration of aquatic weed and algae growth. Lakes that have steep slopes adjacent to them usually have problems with erosion and sedimentation on their shores rather than problems associated with high water table. Table C-2 - Lakes 10 Acres or Larqer Lake Location Bennett Lake Indian Lake Lake Shannon Lobdell Lake Ryan Lake Loufa Lake Unnamed Unnamed Hidden Lake Unnamed Sections 1 2 Sections 8 17 Section 24 Section 2 Sections 3 4 Sections 1o 15 Section 33 Section 34 Sections 18 19 Section 8 Approximate Area (acres In Twp.) 181 155 117 70 85 85 34 22 19 13 Dredging and filling activities along most lakeshores are regulated by the Department of Natural Resources through the Inland Lakes and Streams Af"'\"", I PA 346 of 1972, MCL 281 .952 et seq. The Coun., C-2 DEERFIELD TOWNSHIP COMPREHENSIVE PLAN �Drain Commissioner, through the provisions of the Soil Erosion and Sedimentation Control Act, PA 347 of 1972, MCL 282.101 et seq, has authority to review land development and land uses regarding soil erosion and sedimentation issues, and prescribe conditions to minimize such conditions. including tributaries, urban areas, and hills. Deerfield Township is at or very near the beginning of the Shiawassee River system, so it contributes floodwaters to downstream communities such as Owosso, while it receives no floodwaters from other areas. SOILS DRAINAGE The resource use or development capacity of a specific parcel of land is largely dependent upon the characteristics of the soils present on the site. This is especially true of an area such as Deerfield Township where public services are limited. The Township relies upon groundwater and on-site wastewater treatment. Sewers operated by Genesee County near Bennett Lake service only a very small portion of the Township. Substantial areas of surface soils in Deerfield Township suggest severe limitations for residential and urban development. The Livingston County Soil Survey identifies more than 80 soil units in the County, the majority of which can be found in Deerfield Township (see Table C-3 listing of soil map units proceeding Map C-4A). Deerfield Township lies entirely within the major drainage basin of the Shiawassee River. The Township itself fall within six smaller sub-watersheds. Watershed boundaries are shown in Map C-3 . The primary watercourses in Deerfield Township are the Yellow River Drain, Cranberry Creek, North Ore Creek, and the south branch of the Shiawassee River. Extensive wetlands are associated with portions of these drainage courses including areas southeast of Bennett Lake and areas surrounding Louis Lake and to the north and south. Natural drainage systems perform important drainage and water storage functions that would otherwise have to be provided by costly public works projects, and thus they should be preserved. Streams and watersheds having flow characteristics that have been adversely altered can also contribute to flooding or flow problems downstream. Additionally, increased runoff and sedimentation from adjacent development can cause irregular flow and choke a watercourse's connection with groundwater formations, adversely affecting groundwater resources. Land Use And Soils Each soil type has unique characteristics which pose opportunities for some uses and limitations for others. The most important characteristics making thesoil suitable or unsuitable for development are limitations on dwellings with basements, limitations on septic tank absorption fields, and suitability for farming. The degree of soil limitations reflects the hardship and expense of developing the land. Soil limitations can be classified into three categories: FLOODPLAINS Slight: Relatively free of limitations or limitations are easily overcome. Areas adjacent to creeks, streams and rivers are susceptible to periodic flooding that can cause extensive damage to buildings and can pose a substantial threat to public health and safety. 100 year flood boundaries have not been mapped by the National Flood Insurance Program for Deerfield Township. The floodprone areas in Deerfield Township, if any do in fact exist, are relatively small because the Township includes some of the higher elevations in the region (and is actually near the top of the watershed), is not traversed by any major watercourses, and has a rolling terrain which facilitates runoff drainage. Communities which have the greatest danger of flooding are those in the downstream areas of major watersheds. As a river travels down its watershed (toward its emptying point on the Great Lakes), it accumulates runoff water from many different sources, Moderate: Limitations need to be considered, but can be overcome with good management and careful design. Severe: Limitations are severe enough to make use questionable. A modern soil survey was completed for Livingston County by the USDA Soil Conservation Service in 1974. The soil types present in Deerfield Township are shown on Maps C-4A and C-4B, and further clarified in Table C-3. Soil types found in Deerfield Township are essentially glacial deposits acted upon by soil formation processes such as wind and water. As a result of glaciation, soil types vary widely from site to site in Deerfield Township. This, coupled with the fact that soil depths on USDA soil survey maps average 3-5 C-3 DEERFIELD TOWNSHIP COMPREHENSIVE PLAN �feet, make conclusive and accurate delineation of areas with severe limitations difficult. Site visits and inspections are necessary in nearly all instances to establish actual site conditions . Limitations for Septic Systems Substantial portions of Deerfield Township have surficial soils that impose severe limitations on septic tank absorption fields. These soils are concentrated in large groups, as well as scattered, and comprise approximately one third of the Township's total land area. Soils pose severe limitations for a variety of reasons, including steep slopes, wetness, and slow or excessive permeability. Approximately two thirds of the Township's surficial soils present moderate or moderate/severe limitations. Less than 80 acres of the Township's surficial soils present only slight limitations. Map C-5 shows the septic system limitation areas for the Township. The degree of soil limitations reflects the hardship and expense of developing that land for a particular use. Those soils classified as severe have varying degrees of development potential based on the nature of the limitation. Soils with severe limitations for septic systems can be broken down into the following categories: fore, the limitations maps are meant to serve only as a guide, and on-site inspection will be necessary in mo~ cases to establish site-specific information. r Municipal sewer systems are necessary when residential densities exceed the inherent ability of soils to prevent wastes from reaching water supplies . For most soil types that means densities of more than one and one-half dwellings per acre. With less dense development and soils without extreme limitations for septic systems, sewage can be disposed of safely by individual private systems. Standards for Septic Systems The Livingston County Health Department has established standards for septic systems. These standards apply somewhat different site characteristics when determining the degree of limitations for septic systems, compared to the Soil Conservation Service approach , which focuses on soil types and slope. Applications for a septic permit will be rejected by the Livingston County Health Department if: • The highest zone of groundwater saturation is less than 2.5 feet below the original ground surface. • The stabilized percolation rate is in excess of 45 minutes per inch of fall. • A. Sandy, moderate to rapid permeability. ', • The proposed site is subject to flooding or is within the ten year flood prone area. B. Rapid permeability, wetness and high water table. • Where there exists less than 2.5 feet of naturally occurring permeable soil that is considered as suitable for the disposal of liquid sewage wastes as determined by the Soil Conservation Service. C. Wet, ponding, heavier (clay) soils, slow permeability. D. Very wet soils, organics, wetlands, floodplains, unable to support septic fields. • Variances may be granted for existing structures where sewage disposal system repairs, corrections, and/or alterations are necessary (in the opinion of a Health Officer). Soils in categories B, C and Dare not able to support septic fields because of extreme wetness. Soils in category A are classified as severe by the Soil Conservation Service, but in most cases, sites with these soils can be modified to make septic systems feasible, depending on specific local conditions. Where the upper soil profile is considered unsuitable for the installation of a sewage disposal system, a "deep excavation· or "cutdown system" may be acceptable if: Because of the diversity of soils found within most areas in Deerfield Township, conditions on a particular site may be completely different from what the soil maps indicate. Even though the site may appear to have severe limitations for development, there may be areas where development is suitable because the limiting soils are underlain by suitable soils within 12 feet of the ground surface. Such an occurrence would be an important consideration in determining site suitability for an on-site sewage disposal system. There- • Permeable soils encountered are within 12 feet of the ground surface and are not confined to an area less than 2400 square feet, except when the site is otherwise unsuitable. • Water-bearing formations found within the 12 foot range are not artesian. • There is sufficient information to substantiate that contamination of existing or future watwells will not occur. 'l. , C-4 DEERFIELD TOWNSHIP COMPREHENSIVE PLAN ·' �• No less than 3 feet of permeable soils exist below the unsuitable soils. ment measures such as irrigation and fertilizer. Some soil~ are ..co~sidered prime farmland only if they are drained. Umque farmlands" are based on certain soil •~~es as w~II :3s other factors, such as landscape po~ltlon (prox1m1ty to water supply, orientation to sunlight, slope, etc.), moisture supply, and present management practices. "Prime farmland" soils are shown on Map C-9. Prime farmland soils comprise approximately one. half of t~e area of Deerfield Township. They are fairly consolidated and situated principally in the southern two thirds of the Township , although there are several areas in the Township's northern regions. • The unsuitable soils above the permeable soils are not saturated (muck, peat, marl, etc.). Basement Limitations Limitations for dwellings with basements are shown on Map C-6. Some soils are rated by the Soil Conservation Service as having severe limitations on basements because of excessive wetness, low strength , excessive slope, or shrink-swell potential. Severe limitations are not concentrated in any particular areas, but are scattered throughout the Township. Soils considered unsuitable for construction of dwellings with basements cover less than one quarter of the total land area of the Township. WOODLANDS Table C-4 identifies the type and acreages of woodlands in Deerfield Township. The wooded areas of Deerfield Township are predominantly hardwoods with only very small areas of conifers. There are sev~ eral particularly large (in excess of 600 acres) contiguous tracts of woodlands in the Township, including around the Indian Lake area and along the Shiawassee River corridor. Woodlands, which cover approximately one quarter of the Township's land area, are shown in Map C-10. Most Suitable Soils for Development The most suitable soils for development, with respect to both septic system and basement limitations, are depicted in Map C-7. Those soils considered most suitable for development, based upon the limitations they present for both on-site sewage disposal and building construction, are generally situated in the southeastern half of the Township although do include considerable areas along the northern areas of the Township. There are only a few locations in the Township where the most suitable soils for development extend over large contiguous areas. Table C-4 - Woodland Use/Cover Codes in Deerfield Townshio Hydric Soils Hydric soils present another limitation to development. They are very poorly drained, saturate easily and retain large quantities of water. They are generally unsuitable for structures. The Soil Conservation Service defines hydric soils as : Code Descrlctlon Area lnTwc. 412 414 421 Uoland Hardwood Lowland Hardwood Pine 3 912 acres 1 684 acres 183 acres The importance attached to woodlands is a function of their demonstrated ability to stabilize slopes, retard erosion, conserve water quality and quantity, maintain local micro-climates, filter the atmosphere, decrease noise levels and provide wildlife habitats. Mature trees represent a valuable resource in maintaining the aesthetic character of Deerfield Township. Future development should not occur at the expense of existing tree cover. Wooded areas in Deerfield Township should be managed to insure their long term existence and to help preserve the rural character of the Township. "A soil that is saturated, flooded, or ponded long enough during the growing season to develop anaerobic conditions in the upper part." If artificially drained, hydric soils can be suitable for farmland use. Map C-8 shows where these hydric soils are. Most of the hydric soils in the Township are found near watercourses and correspond to present or former wetlands. Residential, commercial and industrial development in areas containing hydric soils should be strongly discouraged. WETLANDS Wetlands include marshes, swamps, and the areas between dry land and open water. These are areas typified by poor drainage and standing water. They are important community resources for several Prime Farmland "Prime farmland" soil types have been identified by the Soil Conservation Service as those best suited tor food production: they require minimal soil enhanceC-5 DEERFIELD TOWNSHIP COMPREHENSIVE PLAN �reasons. Wetlands provide a filter to keep inorganic materials out of the water supply, act as a sponge to retain water during dry periods and hold water during floods. One acre of marsh is capable of absorbing 300,000 gallons of water. Wetlands provide this hold• ing capacity inexpensively. If destroyed they can be replaced only with expensive structural public improvements. Wetlands also function as critical wildlife habitats. A significant portion of Deerfield Township can be characterized as wetland. These wetland areas are primarily associated with the river channels and lakes located within the Township . Some of the wetlands exist in relatively large, contiguous areas, including those associated with Louis Lake and Bennett Lake/North Ore Creek. There is a large wetland area which is not contiguous to water courses or lakes, located north of Center Road between Argentine and Green Roads, covering approximately 300 acres. The majority of the balance of the wetlands are found in smaller areas of 40 acres or less. Some wetlands, such as fens or meadows, do not look very wet and may not be wet a large part of the year. Most of these areas are seasonally flooded-usually in the spring and fall, and in the summer they are often without standing water, although the organic soil usually stays near saturation. Because wetlands are a valuable natural resource, they are protected by the Wetlands Protection Act, PA 203 of 1979, MCL 281.701 et seq. PA 203 requires that permits be acquired from the Michigan Department of Natural Resources (DNR) prior to altering or filling a regulated wetland. The Wetland Protection Act defines wetlands as: "land characterized by the presence of water at a frequency and duration sufficient to support and that under normal circumstances does support wetland vegetation or aquatic life and is commonly referred to as a bog, swamp, or marsh and is contiguous to the Great Lakes, an inland lake or pond, or a river or stream." inches in diameter, and maintenance or operation of electric transmission and distribution power lines. " ' Per~its will not b~ issued if a feasible or prudent alternative to developing a wetland exists. A map of wetlands based on the DNR's land use/cover inventory is illustrated on Map C-11 . Table C-5 shows the land use/cover codes pertaining to regulated wetlands in the area. Some areas of hydric soils not shown as wetlands would likely be classified as wetlands if they were not artificially drained. Table C-5 - Wetland Use/Cover Codes Code 414 423 611 612 621 622 Descrlctlon Lowland Hardwood Lowland Conifer Forested Wetland Shrub Wetland Aauatlc Bed Emeraent Wetlands Area In Two. 1,684 acres O acres 247 acres 760 acres 0 acres 291 acres GROUNDWATER Wells within Deerfield Township supply all of the water for residential, commercial and industrial uses in the Township. Most of these wells draw from the confined glacial drift aquifer, which is separated from thJi.. ground surface by a ·confining" layer of clay or roc111!!!'~"" Some wells draw from the unconfined aquifer, which is more vulnerable to contamination from the ground surface. Generally, drawing water from the Coldwater Shale bedrock provides water of much lower quality than that obtained from the Marshall Sandstone bedrock. Groundwater is an unseen resource and is therefore particularly vulnerable to mismanagement and contamination. Prior to the 1980's, little was known about groundwater contamination in Michigan, and some important facts have recently been revealed. The leading causes of groundwater contamination in Michigan are from small businesses and agriculture. More than 50% of all contamination comes from small businesses that use organic solvents, such as benzene, toluene and xylene, and heavy metals, such as lead, chromium, and zinc. The origin of the problem stems from careless storage and handling of hazardous substances. On paved surfaces where hazardous materials are stored, substances can seep through or flow off the edge of the pavement. Materials can also get into floor drains which may discharge to soils, wetlands or watercourses . Regulated wetlands include all wetland areas greater than 5 acres or those of any size contiguous to waterways. Wetlands which are hydrologically connected (i.e., via groundwater) to waterways are also regulated. Activities exempted from the provisions of the Act include farming, grazing of animals, farm or stock ponds, lumbering, maintenance of existing nonconforming structures, maintenance or improvement of existing roads and streets within existing rights-of-way, maintenance or operation of pipelines less than six C-6 DEERFIELD TOWNSHIP COMPREHENSIVE PLAN �problem area. The sources of contamination are not known. Faulty septic systems do not always filter wastes adequately before they reach unprotected groundwater supplies (i.e. there is an inadequate impervious surface between the ground surface and the groundwater}. Leaching fertilizer from farm fields could also be a source. Many common materials used by homeowners are highly toxic and can also contaminate groundwater supplies, even when used in small quantities. Groundwater protection is everyone's responsibility, and prevention of contamination is the most effective way to protect groundwater supplies. Map·c-12 illustrates those areas in the Township that may be more vulnerable to groundwater contamination due to a combination of simultaneous conditions including high permeable soils and the comparatively limited depth to the water table. Act 307 The Michigan Environmental Response Act, PA 307 of 1982, MCL 691. 1201 et seq, provides for the identification, risk assessment, and priority evaluation of environmental contamination sites throughout the State. Following evaluation via a risk assessment model developed by experts from various state agencies, contaminated sites may be placed on one of two lists. The sites are given priority based on such factors as the availability of federal Superfund money, Act 307 funding, voluntary action by responsible parties, the likelihood of successful legal action, and the need to address immediate public health concerns. One list consists of sites where further evaluation and interim response activities are required. The other list contains sites where response activities are ready to be undertaken. There are no sites in Deerfield Township currently suspected of soil or groundwater contamination nor included on the current fiscal year Act 307 lists. ENVIRONMENTALLY IMPACTED SITES Water Supplies with High Nitrate Concentrations Approximately eight sites with elevated nitrate levels (above Sppm) in· groundwater are scattered throughout Deerfield Township, including sites near Wiggins and Faussett Roads, Latson and Center Roads, Argentine and Hogan Roads, and Green and Allen Roads. Though the U.S. Environmental Protection Agency considers nitrate levels of 10ppm as the maximum limit of generally acceptable levels, it Is generally recognized that once levels exceed Sppm, they are apt to continue to increase and indicate a C-7 DEERFIELD TOWNSHIP COMPREHENSIVE PLAN �MAP C-1 STEEP SLOPES Explanation and Key Points: Areas in black are very steep hillsides (over 18% slope) which pose substantial limitations to safe development and typically shoukf not be built upon or exposed because of extremely high erosion potential and high public service costs. Steeply sloped areas are found throughout the Township. The checked-pattern areas are hillsides with moderate slope (12-18%). These areas also pose severe limitations to buikfings, septic systems, and public services. To the extent that development is permitted on such slopes, it shoukf occur only when adequate measures are taken to protect the hillsides from erosion and minimize other negative effects of such development. The lightly shaded areas are 6-12% slopes, which pose moderate limitations for development. All areas of 6% or greater in slope comprise less than a fifth of Deerfield Township's total land area. Methodology: The Soil Survey of Livingston County contains a table, listing each soil type in the County and its slope. Using a computerized mapping system and a digital USDA soil survey map of Deerfield Township, soil map units defined by the respective slope ranges were automatically located and filled with the appropriate patterns and printed. Source: UOSA Soil Survey of Livingston County, Michigan Digital UDSA Soil Survey map of Deerfield Township �W~~W[?11]~[1W 1I@W~0C=ODlP Livingston County, Michigan Map C-1 • II 6-12% Slopes 12-18% Slopes STEEP SLOPES • Slopes 18% and Greater N A SCALE 1:56,950 1 nch • 4746 feet I �CBC§~ru[?[J~[Q) lJ~~lJ:ODCP Uvingston County, Michigan ( ~r • • • • - • •• ••••• ······-t••l··············•,·r·· V \ 6 5 11 9 • • ~ + + 14 12 + 13 + I 27 28 Map C-2 I/I LAKES and DRAINS Drainage ditches or natural streams l_......•··1 TIie drains SCA1.E 1:56,950 1 heh • &746 feet �MAP C-3 WATERSHEDS Explanation and Key Points: A watershed is an area which drains into a particular river, lake, or stream. Thus the Cranberry Creek watershed is that area where all rainfalls ultimately flows into the Cranberry Creek. The boundaries between different watersheds are called divides, and typically fall on ridges or high points. Map C-3 shows that most of Deerfield Township drains into the Cranberry Creek and Yellow River Drain. Deerfield Township is basically at the headwaters, or at ihe top. • of its drainage basins, and as a result does not experience the effects of flooding and water pollution that communities located further downstream do. This Is because floodwaters and pollution accumulate as more and more communities contnbute their runoff to the river, stream, or lake in the watershed. Methodology: Planning consultants met with personnel from the Michigan Department of Natural Resources (MDNR}. The Lakes and Streams Unit, Land and Water Management Division, maintains a file of watershed areas in the state. Following a brief discussion of the watersheds in the Township, the information was transferred to a computerized mapping system and a pattern-filled map was generated. Source: Michigan Department of Natural Resources, Land and Water Management Division, Lakes and Streams Unit �[g)~~ffiC?LJ~[10 V@W~~CXJDCP Livingston County, Michigan 5 0. 0 . -~ 1 <) 8 ~"" ~ + ----·-----= ·----·- \ + ---~-· --- - - ~ + +\) \ 28 River Drain G' ~ + . 34 ~J~,,.~ 0 0 Map C-3 WATERSHEDS N I/ J A Watershed boundary SCALE Nov&m~. 1992 , 1 1:56,950 1 r.ct, • 4746 teer 1..0,-,."'"'Q . MICNQOri �Table C-3 SOIL MAP UNITS Ad ApA ApB ApC Ba Be Bp BrA BrB BrC BsA BsB BtA BtB BtC BtD BtE BtF BuA Bv BwA By Cc Cr CvA CvB CxA ~ Ed FoA FoB Foe FrB FrC FrD FrE FrF Gd Gr HdB HdC HIS HIC Alluvial land Arkport fine sandy loam, 0 to 2 percent slopes Arkport fine sandy loam, 2 to 6 percent slopes Arkport fine sandy loam, 6 to 12 percent slopes Barry sandy loam Serville loam Borrow pits · Boyer loamy sand, 0 to 2 percent slopes Boyer loamy sand, 2 to 6 percent slopes Boyer loamy sand, 6 to 12 percent slopes Boyer loamy sand, silty substratum, Oto 2 percent slopes Boyer loamy sand, silty substratum, 2 to 6 percent slopes Boyer-Oshtemo loamy sands, 0 to 2 percent slopes Boyer-Oshtemo loamy sands, 2 to 6 percent slopes Boyer-Oshtemo loamy sands, 6 to 12 percent slopes Boyer-Oshtemo loamy sands, 12 to 18 percent slopes Boyer-Oshtemo loamy sands, 18 to 25 percent slopes _ Boyer-Oshtemo loamy sands, 25 to 35 percent slopes Brady loamy sand, 0 to 2 percent slopes Breckenridge loamy sand Bronson loamy sand, 0 to 2 percent slopes Brookston loam Carlisle muck Colwood fine sandy loam Conover loam, 0 to 2 percent slopes Conover loam, 2 to 6 percent slopes Conover-Miami loams, O to 2 percent slopes Edwards muck Fox sandy loam, o to 2 percent slopes Fox sandy loam, 2 to 6 percent slopes Fox sandy loam, 6 to 12 percent slopes Fox-Boyer complex, 2 to 6 percent slopes Fox-Boyer complex, 6 to 12 percent slopes Fox-Boyer complex. 12 to 18 percent slopes Fox-Boyer complex. 18 to 25 percent slopes Fox-Boyer complex, 25 to 40 percent slopes Gilford sandy loam Gravel pits Hillsdale loamy sand, 2 to 6 percent slopes Hillsdale loamy sand, 6 to 12 percent slopes Hillsdale sandy loam, 2 to 6 percent slopes Hillsdale sandy loam, 6 to 12 percent slopes HID HIE HmB HmC Ho La Le Lm LoB Md MIB MnA MnB MnC MoA MoB Moc MoD MoE MoF MrB MwB OaB OkB OIA 018 OmA OmB Orne OmD Pc Rf Se SvB SvC SvD SvE SvF Tm We WeA Wn Hillsdale sandy loam, 12 to 18 percent slopes Hillsdale sandy loam, 18 to 25 percent slopes Hillsdale-Miami loams, 2 to 6 percent slopes Hillsdale-Miami loams, 6 to 12 percent slopes Houghton muck Lake beaches Lamson fine sandy loam Linwood muck Locke sandy loam, 0 to 4 percent slopes Made land Metamora sandy loam, 0 to 4 percent slopes Metea loamy sand, 0 to 2 percent slopes Metea loamy sand, 2 to 6 percent slopes Metea loamy sand, 6 to 12 percent slopes Miami loam, Oto 2 percent slopes Miami loam, 2 to 6 percent slopes Miami loam, 6 to 12 percent slopes Miami loam, 12 to 18 percent slopes Miami loam, 18 to 25 percent slopes Miami loam, 25 to 35 percent slopes Miami-Conover loams, 2 to 6 percent slopes Minoa-Thetford complex, Oto 4 percent slopes Oakville fine sand, Oto 6 percent slopes Oakville fine sand, loamy substratum, 0 to 6 percent slopes Ottokee loamy sand, 0 to 2 percent slopes Ottokee loamy sand, 2 to 6 percent slopes Owosso-Miami sandy loams, 0 to 2 percent. slopes Owosso-Miami sandy loams, 2 to 6 percent slopes Owosso-Miami sandy loams, 6 to 12 percent slopes Owosso-Miami sandy loams, 12 to 18 percent slopes Pewamo clay loam Rifle muck Sebewa loam Spinks-Oakville loamy sands, 0 to 6 percent slopes Spinks-Oakville loamy sands, 6 to 12 percent slopes Spinks-Oakville loamy sands, 12 to 18 percent slopes Spinks-Oakville loamy sands, 18 to 25 percent slopes SpinksOakville loamy sands, 25 to 35 percent slopes Tawas muck Warners loam Wasepi sandy loam, 0 to 2 percent slopes Washtenaw silt loam �( Map C-48 SOIL TYPES - NORTH HALF �( Map C-4A SOIL TYPES - SOUTH HALF ~ et �MAP C-5 LIMITATIONS FOR SEPTIC SYSTEMS Explanation and Key Points: The map graphically represents surficial soil limitations for residential septic systems. Limitations from slight to severe are shown, with severe limitations having the darkest pattern and slight iimitations having the lightest. Lakes are shown in black. Areas with moderate/severe to severe limitations for septic systems comprise approximately one half of the Township's land area. These areas are considered to have severe limitations because of high water table, excessive slope, wetness, very high permeability, or very slow permeability. As a result, large portions of Deerfield Township are unsuitable for development on parcels substantially smaller than two acres, without public sewer systems. Areas shown as having moderate or slight limitations are suitable for development at somewhat higher densities without public sewer systems. Methodology: The UDSA Soil Survey of Livingston County contains a table, listing each soil type in the County and its limitations for septic tank absorption fields. The soil survey table was not used directly because local health department policies for issuing septic system permits vary considerably within Michigan. Specifically, the Livingston County Health Department considers some soils rated by the Soil Conservation Service (SCS) as having moderate limitations to actually have severe limitations. In other cases, soils rated as severe by SCS can have only moderate limitations. Because of the need for a more detailed analysis of septic system limitations, soils were divided into the following six categories: • • • • • • Sandy, moderate to rapid permeability (moderate) Sandy, rapid permeability, high water table (severe) Wet, ponding, heavier (clay) soils, slow permeability (severe) Very wet soils, organics, floodplains (severe) Moderate -limitations Slight limitations Personnel at the Livingston County Health Department were consulted regarcfang the valicfrty of the soils within the six classifications. Some of the soils were changed from one classification to another because the experience of the Health Department with those types of soil in Deerfield Townsh.,. In some cases, certain loams and sandy loams were considered by Health Department staff to have severe limitations rather than moderate. It was also noted by Health Department staff that the soil survey map units only cover a profile of no more than six feet below the surface, and soil types below that level vary widely in Deerfield Townsh., because of glaciation. Sometimes, sites with severe sol limitations within the upper six feet are under1ain by •good• soils for septic systems. However this is not often the case, since the areas rated as severe on Map C-6 have a high water table, are found in wetlarxJs or swamps, or have steep slopes. WetlarxJs and areas with a high water table are very unlikely to be underlain with suitable soils. Using a computerized mapping system and a digital USDA soil survey map of Deerfield Township, soil map units defined as having slight, moderate, and severe limitations for septic systems, with respect to the above six classifications, were automatically located and filled with the appropriate patterns and printed. Source: UDSA Soil Survey of Livingston County, Michigan Digital UDSA Soil Survey map of Deerfield Township Livingston County Health Department kg/ stallon5:\ wotd\deeflcomplanldsepli,,...doc 12·2•a:J �I Livingston County, Michigan Map C - 5 • Lill.] LIMITATIONS FOR SEPTIC SYSTEMS Moderate/Severe Slight Moderate II Severe • N \Veter A SCALE 1:56,950 1 ncn " 4746 feet �I MAP C-6 LIMITATIONS FOR BASEMENTS Explanation and Key Points: Map C-6 graphically represents surflcial soil limitations for basements. Limitations from slight to severe are shown, with severe limitations having the darkest pattern and slight limitations having the lightest pattern. Lakes are shown in black. Areas with severe limitations for dwellings with basements comprise approximately one fifth of the Township's land area. These areas are considered to have severe limitations because of high water table, excessive slope, wetness, shrink-swell potential, and the tendency of the soils to cave In. Soils with severe limitations for dwellings with basements are found primarily in areas of hydric soils, steep slopes, and wetlands. Thus, these soils could be considered unsuitable for development. Methodology: The Soil Survey of Livingston County contains a table listing each soil type in the County and its limitations for dwellings with basements. Using a computerized mapping system and a digital USDA soil survey map of Deerfield Township, soil map units defined as having slight, moderate, and severe limitations for basements were automatically located and filled with the appropriate patterns and pril")ted. Source: UDSA Soil Survey of Livingston County, Michigan Digital UDSA Soil Survey map of Deerfield Township �r Livingston County, Michigan Map C - 6 • • Slight Moderate LIMITATIONS FOR BASEMENTS ~ Severe • Wa t er · SCALE 1:56,950 I rC"\ " 4746 feet �r MAP C-7 MOST SUITABLE SOILS Explanation and Key Points: Shaded areas on Map C-7 represent surflcial soil areas most suitable for residential development with respect to limitations for basements and limitations for septic systems. The areas represented are places where limitations for both septic systems and dwellings with basements are considered moderate or slight. These •suitable• soils comprise approximately one quarter of the Township's total land area and are found mostly in the southeastern half of the Township. Methodology: Using a computerized mapping system and a digital USDA soil survey map ot Deerfield Township, soil map units defined previously as having moderate or slight limitations for both septic systems and dwellings with basements were automatically located and filled with the appropriate patterns and printed. Source: UDSA Soil Survey of Livingston County, Michigan Digital UDSA Soil Survey map of Deerfield Township Livingston County Health Department '9'alallon6.'\~1111lllnld!Nuil.doo 12-2-83 .~ \ �I DEERFIELD Li Vin g S::. 0 n TOWNSHIP CO Un t y. ,\, ' :!. C h :!. ~ 2 ~ i.~- ~ ~va }111, ~ -'-)- ~ ~ 1,~, ~ 15 I ~---.~;::::.._;: \ ---·-....·-·. .-·- - ....... ..... ..-·- ··-·-··-··· ... ·..,-..... ...·-····-· ··- -•--•••---•...-M•--·-··- ....... -·--•-··•-···· --··· ·--.... ·--··.... o - •- • •• • -- ?IMIIU"I I 10111r,q ".lnter [re ,.., ........ ..... . .... ,., __ . , .. ... • ..... . .... ..... , , MOST SUITABLE • SOILS Map C - 7 N A 11'1 --- ✓ E '5 ot l , "4o5 t Su :1:.ao t ~ • -:r- '.; e ·,~ '..:: 11e" ·. - -· -·· .... --· .. ......... _ . ··- · - s :c . ... :! ~ - ... ·: - :21\•0 ••• , 'J '"I t �MAP C-8 HYDRIC SOILS Explanation and Kay Points: Shaded regions on Map C-8 represent areas covered by hydric soils. Hydric soils are generally very wet, or have been wet for extended periods in the past, organic soils which, in their natural state, are poorly drained, saturate easily, and retain large quantities of water. In Deerfield Township, these soils are found mostly near watercourses and wetlands. Hydric soils always have severe limitations for both basements and septic systems. They are generally unsuitable for any type of structural use. Areas with hydric soils are often a home for wildlife and may have a variety of recreational uses. If properly drained, they can be suitable for farming. Methodology: The USDA Soil Conservation Service publishes a list of all hydric soils in Michigan. Hydric soils in Deerfield Township were identified from that list and input into the digital soil map of the Township. Using a computerized mapping system and the digital USDA soil survey map of Deerfield Township, soil map units designated as hydric soils were automatically located and filled with the appropriate patterns and printed. Source: UDSA Soil Survey of Livingston County, Michigan Digital UDSA Soil Survey map of Deerfield Township USDA Soil Conservation Service Michigan hydric soils list •• �I W8@@[?[]~[1W Lf@W~0[X]DCP Livingston County, Michigan Map C - 8 . HYDRIC SOILS • ~ Hydrlc Soils • Water SCAU: 1:56,950 1 ndl • ,04/J fee t �I MAP C-9 PRIME FARMLAND SOILS Explanation and Key Points: Shaded areas on Map C-9 represent two types of prime farmland soils. The darker of the two patterns is prime farmland soils in their current state, while the lighter pattern represents areas that are considered prime farmland only if drained. Areas not requiring drainage comprise the vast majority of all prime farmland soils. Prime farmland soils cover a significant portion of Deerfield Township; almost one half of the total land area. Methodology: The UDSA Soil Survey of Livingston County contains a table, listing each soil type in the County and its ranking as prime farmland . Using a computerized mapping system and a digital USDA soil survey map of Deerfield Township, soil map units defined as being prime farmland were automatically located and filled with the appropriate patterns and printed. Source: UDSA Soil Survey of Livingston County, Michigan Digital UDSA Soil Survey map of Deerfield Township loigletallon6.'\~arm.doo 12·2-83 • �Livingston County, Michigan Map C-9 PRIME FARMLAND SOILS Ill Prime Farmland II Prime Farmland, If Drained j SCAl.£ 1:56,950 : 1 rd1 "' 4746 fee t I ~ 4l lor,t,,Q C,.,.,tet. ire . �MAP C-10 WOODLANDS Explanation and Key Points: The shaded regions on Map C-1 O represent four different types of wooded areas. The three _general types of woodland cover are hardwoods (broadleaf trees), conifers (needle-leaf trees), and wooded swamps. Most of the woodlands in Deerfield Township are hardwoods, some of which exist in very large contiguous areas. Conifers are found in several small patches scattered throughout the Township, as are small wooded swamps. The largest wooded areas tend to be located on hilltops and near watercourses and wetlands. Methodology: The Michigan Department of Natural Resources maintains the Michigan Resource Inventory Program, which contains land cover/use information for the entire state. The land use/cover information is based on interpretations of color infrared aerial imagery taken in 1978. The land use/cover inventory for Livingston County was revised in 1986 by the MDNR based on updated imagery. Subsequent minor revisions were made by the consultant based on aerial photographs of the Township taken in the spring of 1990 by SEMCOG. Each polygon area on the land uselcover inventory map has a unit label. This label is a three or four digit number which corresponds to the State's land use/cover classification system. To generate the map, a digital map was •downloaded• into a computerized mapping system from the MDNR's computer. All map units with woodland numbers were automatically located, filled with patterns, and printed. · Source: Michigan Department of Natural Resources, Michigan Resource Inventory Program 1990 SEMCOG aerial photographs �CB~~@C?D8l1CB lf@W~C=ODCP Livingston County, Michigan ~ 214 22 (1 MapC-10 WOODLANDS ~ Upland Hardwood II Upland Conifer ~ Lowland Hardwood • Wooded swamp SCALE ~1992 1 ncn • 1:56,950 4746 feet �MAP C-11 WETLANDS Explanation and Key Points: The shaded regions on Map C-11 represent wetlands. There are a variety of wetland types found io Deerfield Township, including surface waters, swamps, and lowland woodlands. All of the areas shown on Map C-11 are wetlands, based on vegetative cover. It is likely that they are protected by the Wetlands Protection Act of 1979, provided they are larger than five acres in size or are contiguous to an inland lake or stream. Most of the wetlands in the Township are greater than five acres in size and are found near watercourses. The largest areas of contiguous wetlands are found near Bennett Lake and Louis Lake, and in Section 14. Methodology: The Michigan Department of Natural Resources maintains the Michigan Resource Inventory Program, which contains land use/cover information for the entire state. The land use/cover information is based on interpretations of color infrared aerial imagery taken in 1978. The land cover/use inventory for Livingston County was revised in 1986 by the MDNR based on updated imagery. Subsequent minor revisions were made by Planning & Zoning Center, Inc. based on aerial photographs of the Township taken in the spring of 1990 by SEMCOG. Each polygon area on the land/use cover inventory map has a unit label. This label is a three or four digit number which corresponds to the State's land use/cover classification system. To generate the map, a digital map was •downloaded" into a computerized mapping system from the MDNR's computer. All map units with wetland numbers were automatically located, filled with patterns, and printed. Source: Michigan Department of Natural Resources, Michigan Resource Inventory Program 1990 SEMCOG aerial photographs kg/stallon5~worftd~.doc 12·2·93 • �[I)~~@C5LJ@[1[1) U@W~[X]OCP Livingston County, Michigan ~· ,~ )t5 Map C -11 WETIANDS ~ Lowland Woodlands ~ Shrub swamp W~11rn Wooded swamp Ill Emergent • Water N .A SCALE 1:56,950 1 rct, • 4746 tee r 1..0,...lr"O• Mk:r"'tQOf'"'I �Livingston County, Michigan ···+········ ·~ · · · ~ Map C - 12 GROUNDWATER VULNERABILITY Soils wtth moderately high permeability Soils wtth high permeablltty IIill Areas most susceptible to contamination, with a combination of highly permeable soils and a high stattc water level of the unconfined glacial drttt aquifer. Static water level of the unconfined glacial drtft aqutfer (feet below ground surface) November. 1992 ""°"r"W'IO i1i l.0,....,,...0 C.-n1-,. inc . N A SCALE 1:56, 950 1 nct'l • 4746 feet �Appendix D PHYSICAL PROFILE-LAND USE/COVER, PUBLIC SERVICES AND FACILITIES LAND COVER/USE The relative amount of urbanization in a community {i.e., number of acres devoted to urban uses) can be deceptive in that a relatively small amount of acreage devoted to a use can still have significant impacts on the character of an area {e.g., strip commercial development or an abandoned gravel pit that was not properly reclaimed after operations ceased). Placement, design and timing of development can greatly affect visual quality, accessibility, cost of service delivery, as well as perceived, and real quality of life. Deerfield Township has a typical Congressional Survey township configuration of approximately 36 square sections (square miles). In fact, the Township is 37.6 square miles (24,076.3 acres), the majority of which retains a rural character. Approximate acreages of general land cover/use categories for the Township are as follows: • 41.3% in agriculture (9,940 acres), consisting predominantly of cropland, and the majority of the balance consisting of confined feedlots and pasture. Concentrated residential development in Deerfield Township is centered around the Township's largest lakes. More than 250 dwelling units are situated in the immediate areas of Bennett Lake and Lobdell Lake, the majority of which are situated in platted subdivisions including the Clairmont Farms Subdivision, Lake Farms Subdivision, and Katrine Hills Subdivision. The Lake Shannon area includes more than 150 dwelling units of which the majority are part of the Lake Shannon Subdivision. The vast majority of the lots associated with these lake-based neighborhoods are between 1/4 and 3/4 acres in size. The majority of residential development in the Township, by area, is of a strip development pattern, consisting largely of approximately five to ten acre lots fronting on the County road network. • 24.0% in forest cover {5,775 acres), including upland and lowland hardwoods and upland and lowland conifers. ( • 20.9% in open shrub or herbaceous areas {5,035 acres). • 5.1% in wetlands (1,230 acres), including forested, shrub, and emergent wetlands. • 5.0% in residential uses (1,195 acres). • 3.7% in surface water (883 acres). Commercial and industrial development accounts for less than 1O acres, as is also the case with mineral extraction. There is one single mobile home park in Deerfield Township, developed in the last several years and located on the south side of Bennett Lake Road. The park has direct access to Bennett Lake and is able to accommodate up to approximately 90 units, approximately half of which are in place. A detailed inventory of land cover and use can be found in Maps D-1A and D-1 B. Map D-2 provides an overview of land cover/use in Deerfield Township. Inventory maps of natural features such as slopes, woodlands, wetlands, prime farmland, soils and other soil limitations can be found in Appendix C. There are very few commercial facilities in the Township. A bar and restaurant are situated on the north side of Bennett Lake and Argentine Road includes a soft water sales and service operation near Center Road, and a convenience store at Faussett Road. There are a number of nurseries, car and body shops, and dog kennels scattered throughout the Township. Two private recreational vehicle campgrounds operate in the Township. Each includes approximately 30 sites and are situated on Indian Lake and Louis Lake. Approximately 41% of the Township is in agricultural use. Farmlands are evident throughout the Township but are most prominent along the Argentine Road Corridor. Lands enrolled in the Farmland and Open Space Preservation Program (PA 116 of 1974) are depicted on Map 0-3. The PA 116 program provides property tax relief to landowners in exchange for limitations on the use of farmland for nonfarm {especially development purposes) . 0-1 DEERFIELD TOWNSHIP COMPREHENSIVE PLAN �It should be noted that, though not zoned for commercial use, there are many activities of a commercial nature occurring throughout the Township on agriculturally and residentially zoned lots for which the respective property owners have received permission through the approval of special use permits. These uses have, over the years, become an increasing source of conflict due to their negative impacts upon surrounding residential uses. Township, and in large numbers, as more and mar,..-.... 40, 80, and larger acreage parcels were subsequently, divided. For example, less than 1O separate parcels comprised Section 19 of the Township in 1961 , and this number increased to more than 30 (excluding platted parcels) by 1980. This growing pattern continued through the 1990's and today, more than a third of the Township is comprised of parcels 5-1 O acres in size. Figure D-1 on the following page illustrates this evolution as it has occurred in Sections 19, 20, 29, and 30. A vast recreational facility exists within Deerfield Township: the Oak Grove State Game Area. This facility covers thousands of acres along the western portions of the Township and is discussed in more detail under "Public Facilities" in this Chapter. Though not nearly as expansive, the Huron Valley Girl Scouts own more than 300 acres along Louis Lake which they use for recreational camp facilities. The impact of land divisions into 5-10 acre lots is to squeeze out agriculture, which requires large areas of land to maintain economic viability. Such lot split patterns also facilitate congestion and traffic hazards along area roadways, raises costs of providing public services such as sewer and water, and fosters an urban landscape in place of previously expansive rural vistas. Map D-4 presents land according to its tax classification. The majority of land in the Township is taxed as agricultural. In 1991, Deerfield Township had a total State Equalized Value (SEV) of $55,287,197 (this figure includes real and personal property), 77.0% of which was attributable to residential development and 15.1% was attributable to agriculture. Industrial and commercial development accounted for 0.4% and 0.8% of the Township's total SEV, respectively. 6.4% of the Township's total 1991 SEV was attributed to personal property. TRANSPORTATION The Michigan Department of Transportation classifies roads in Michigan communities for the purposes of state funding. Deerfield Township includes no interstate or state trunkline roads, and only 19.2 miles ~ County primary roads. Except for 1.2 miles of subdivision roads, the balance of the Township's 49.0 roadway miles are classified as County secondary (see Map D-5). County primary roads include: LAND DIVISION • Argentine Road, along its entire length. • Faussett Road, along its entire length. In 1930, large tracts of land primarily devoted to agricultural use prevailed in Deerfield Township. The vast majority of parcels were of 80 acres or more in size and only a few lots of 1o acres or less in size existed. In 1961, the lot split pattern evident in the Township was largely similar to that of previous years except the number of lots of 10-15 acres in size had increased slightly. The initial subdivisions along Bennett Lake were in place at this time as was the Oak Grove State Game Area. The following ten years saw a continued but slow increase in lot splits of five and ten acres, and more subdivisions along Bennett Lake were in place and Lake Shannon witnessed the development of its first subdivision. However, but nine years later in 1980, it was apparent that the Township was witnessing a major shift in its lot split pattern. Ten acre parcels were beginning to appear in all parts of the • Bennett Lake Road, along its entire length. • Cohoctah Road, from Killin to Argentine Roads. Few of the County roads in the Township are paved. Argentine Road is the only corridor which is paved throughout its entire length within the Township. Except for only portions of the other County primary roads and the far southern mile of Latson Road, all other road segments in the Township are gravel. The Livingston County Road Commission has performed 24-hour traffic counts along most of the principal corridors in the Township. The most recent figures available are listed in Table D-1 . ' D-2 DEERFIELD TOWNSHIP COMPREHENSIVE PLAN �Figure D-1 EXAMPLE OF LOT SPLIT EVOLUTION 1930 • Souta1: Rockford Plat Maps. 0-3 DEERFIELD TOWNSHIP COMPREHENSIVE PLAN �Table 0-1 24 HOUR TRAFFIC VOLUMES Location and Year Arqentine Rd. , north of Center Rd. (1990) Arqentine Rd ., south of Center Rd. (1990) Aroentine Rd. north of Cohoctah Rd. (1991) Arqentine Rd. south of Cohoctah Rd. (1991) Aroentine Rd., south of Fausset! Rd . (1990) Bennett Lake Rd ., north of Abbey Rd. (1984) Bennett Lake Rd .. north of Abbey Rd.(1988) Bennett Lake Rd .. east of Arqentine Rd. (1984) Bennett Lake Rd . east of Araentine Rd. (1988) Bennett Lake Rd .. east of Clairmont Rd. (1982) Bennett Lake Rd. west Clairmont Rd. (1988) Bennett Lake Rd .. east of Crosby Rd. (1982) Bennett Lake Rd., west of Crosby Rd. (1982) Center Rd., west of Aroentine Rd. (1990) Clairmont Rd. north of Bennett Lake Rd. (1982) Cohoctah Rd., west of Aroentine Rd. (1988) Cohoctah Rd., west of Arqentine Rd. (1991) Cohoctah Rd., east of Wiaains Rd. (1991) Crosbv Rd ., north of Bennett Lake Rd. (1982) Faussett Rd. east of Araentine Rd. (1990) Green Rd., north of Faussett Rd. (1990) Green Rd. north of Latson Rd. (1990) Lutz Rd. north of Cohoctah Rd. (1983) Wiaains Rd., south of Cohoctah Rd. (1986) Wiaains Rd., south of Dean Rd. Rd. (1986) Wiaains Rd., north of Faussett Rd. (1986) Wiaains Rd. north of Faussett Rd. (1990) Wiaains Rd. south of Jones Rd. (1986) Wiaains Rd. south of Knaoo Rd. (1986) Bennett Lake Road and Argentine Road are the most heavily traveled roads in the Township. The traffic volume capacity of adequately paved roads is generally 5,000 vehicles per day. Gravel roads are generally considered sufficient to handle 300 vehicles or less per day, by Livingston County Road Commission standards. Except for certain sections of Wiggins Road, the traffic counts do not identify particularly deficient road segments in the Township regarding capacity. It should be noted, however, that the Livingston County Road Commission takes traffic count measurements in only a comparatively limited number of locations throughout the Township, and most of the Township's gravel road segments are not monitored comprehensively, if at all. Vehicle Count (24 hour) 1,890 2,195 2,247 2,232 3 ,176 938 1,359 898 1,343 1,175 1,374 1,781 1,309 818 905 265 352 271 354 464 100 87 26 83 382 387 643 222 127 County road rights-of-way are 120 feet for primary roads and 100 feet for secondary roads. Platted subdivisions along County roads must provide for a 120 foot right-of-way. Roads within platted subdivisions must have a minimum right-of-way of 66 feet. Where the Livingston County Road Commission purchase~ land for new roadways, a 100-foot wide area is purchased. Argentine Road provides the only direct continuous north-south route across the entire Township. EasVwest routes are equally irregular, with Faussett Road in the southern portion of the Township providing the most direct east-west route across the Township. ,.-._ ' D-4 DEERFIELD TOWNSHIP COMPREHENSIVE PLAN �Transportation access and patterns and frequency of use greatly impact land uses in a community. In fact, they often drive land use decisions. fire stations located in Deerfield Township, the closest being located in Argentine Township approximately one road mile from Deerfield Township's north central boundary. The Fenton fire station is located in the City of Fenton, approximately six road miles from the northeast corner of the Township . The Hartland fire station is located near the Hartland Township Hall approximately four road miles from the southeast corner of the Township. There are approximately 10 private roads in Deerfield Township today, concentrated primarily in the southwe~tern quarter of the Township. The number of private roads can be expected to increase in the future as residential development increases. Private roads that are not properly marked or constructed can cause serious problems in emergency situations. If a drive is too narrow or not properly maintained or marked, then emergency vehicles (ambulance, fire trucks) may not be able to find and/or properly access properties in need of assistance. School bus service can also be greatly affected by private road development. The Insurance Services Organization (ISO) evaluates communities with regard to fire protection and insurance agencies then use these evaluations, or ratings, to establish fire insurance protection rates. Communities are ranked from 1 (the best) to 1 o (the worst) according to ISO standards. A rating of "1 O" is applied to a Township which does not have its own fire department, although portions of such a township may be ranked at "9" where there exists a fire station within five road miles. Based upon these standards, it is probable that the majority of Deerfield Township would receive an ISO rating of 10, except for certain portions of the Township's northern and central areas which are within five road miles of Argentine Township's fire station. At the time of this writing, no major road improvements were scheduled within the Township aside from routine maintenance. DRAINAGE I ' • The County drainage system in Deerfield Township is composed of six primary drainage systems, operated and maintained by the Livingston County Drain Commissioner (see Map Appendix C, Map C-2). Each of these systems is composed of one or more smaller drains which interconnect with one another. Two systems in particular drain the vast majority of the Township. The Yellow River Drain begins in Section 33 and travels north to Indian Lake and then on across the Township's northern boundary east of Latson Road. The Livingston No. 3 Drain begins at the far southeast corner of the Township and travels in a northwest direction to Louis Lake and Root Lake where it empties into Cranberry Creek which, in tum, empties into the Yellow River Drain one half mile south of the Township's northern boundary. Only a small fraction of the drainage systems in the Township consist of tile drain segments. Police protection is provided by the Livingston County Sheriff Department and the Michigan State Police. The Livingston County Sheriff is located in Howell, although there is a satellite post in Hartland Township at M-59 and US-23. The nearest state police post is located in Brighton. SCHOOLS Deerfield Township is served by three public school districts; Howell, Linden and Hartland (see Map D-6). The Hartland School District serves most of the Township residents. There are no school facilities located in the Township. Appendix E provides additional information on the area school districts. POLICE & FIRE PUBLIC FACILITIES Deerfield Township receives fire protection from three different municipalities; the City of Howell, Argentine Township, and Hartland Township. The entire north half of Deerfield Township (north of Center and Spaulding Roads) is served by the Argentine Township fire department. The southwestern half (west of Argentine Road) is served by the City of Howell fire department and the balance of the Township is served by Hartland Township fire department. There are no Public facilities in Deerfield Township are limited (see Map D-7). The Deerfield Township Hall, constructed in 1863, is located on Center Road in Deerfield Center, just west of Mack Road. The Livingston County Road Commission owns a parcel of land in the interior portion of Section 36 near Payne Lake where it maintains a sand and gravel extraction operation. The three cemeteries in the Township are privately owned. D-5 DEERFIELD TOWNSHIP COMPREHENSIVE PLAN �Certainly the largest of the public facilities in the Township is that of the Oak Grove State Game Area. All state game areas were established, and are maintained, for the purposes of preserving wildlife habitats and providing opportunities for hunting and other passive recreation activities. Though the current official boundaries of the Oak Grove State Game Area include more than 4,000 acres in Deerfield and Cohoctah Townships, only a small portion of this acreage is in actual public ownership. Approximately 1,400 acres of the approximately 2,700 acres included in the boundary of the State Game Area in Deerfield Township is in public ownership. The Oak Grove State Game Area includes some of the largest contiguous expanses of woodlands and wetlands in the Township. f t The state is currently reviewing all of the plans for its many state game areas in an attempt to update preferred boundary lines and management strategies. Though these planning efforts are in their infancy, it is a general intent of the state's future planning strategies to focus on acquiring in-holdings within the respective game areas rather than pursuing less compact boundaries and acquisitions. The Oak Grove State Game Area has been a very successful game area for the state and it is the intention of the DNR to maintain the game area well into the future. SEWER AND WATER None of Deerfield Township is served by public water systems, and only a very small area of the Township is served by public sewer. Six residential subdivisions near the intersection of Abbey and Bennett lake Roads, comprising approximately 300 lots, receive public sewer service through an extension of the Argentine Township public sewer system. Current contractual agreements provide Deerfield Township with approximately 530 residential units of sewer capacity, of which approximately half have already been committed. Comparatively speaking, the excess capacity of approximately 260 residential units should be considered limited since this amount of capacity can be quickly used up by one or several large development projects and/or new nonresidential uses. Township residents rely on private wells for water. This should be a critical consideration in planning efforts. High density development or residential development near commercial or industrial land uses can lead to contamination of wells. The locations of private wells are illustrated in Map D-8. D-6 DEERFIELD TOWNSHIP COMPREHENSIVE PLAN �Table D-2 STATE EQUALIZED VALUE 1982-1991 Aqriculture Commercial Industrial Residential Developmental 1982 7,070,300 464,730 128,700 26,245,446 1984 7,602,350 467,580 128,700 25,609,153 1986 1991 7,521 ,333 8,337,512 539,380 462,310 128,700 214,585 26,132,390 42,547,950 161 ,350 Figure D-2 STATE EQUALIZED VALUE 1982-1991 I\ 45,000,000 ~ Agriculture 40,000,000 1111 Residential 35,000,000 30,000,000 25,000,000 20,000,000 15,000,000 10,000,000 5,000,000 0 1982 1986 1984 Source: M,cn,gan State Tma$umr / 0-7 DEERFIELD TOWNSHIP COMPREHENSIVE PLAN 1991 �Figure 0-3 ALLOCATIONS OF LOCAL PROPERTY TAXES 1991 County Taxes Township Taxes ---'· School Taxes D-8 DEERFIELD TOWNSHIP COMPREHENSIVE PLAN �MAPS D-1a, D-1b, and Map D-2 LAND COVER/USE Explanation and Key Points: _The land cover/use maps show land use according to the Michigan Resource Inventory Program, managed by the Michigan Department of Natural Resources (MDNR). Maps D-1a and D-1b are the actual lines and land use classification numbers prepared by the MDNR. Map D-2 is a graphical representation of the data in Maps D-1a and D-1b. Detailed land use classifications have been generalized for Map D-2 into categories of agricultural, commercial, residential, etc. Methodology: The Michigan Department of Natural Resources maintains the Michigan Resource Inventory Program, which contains land cover/use information for the entire state. The land cover/use information is based on interpretations of color infrared aerial imagery taken in 1978. The land cover/use inventory for Livingston County was revised in 1986 by the MDNR based on updated imagery. Subsequent minor revisions were made by the consultant based on aerial photographs of the Township taken in the spring of 1990 by SEMCOG. Each polygon area on the land/use cover inventory map has a unit label. This label is a three or four digit number which corresponds to the State's land use/cover classification system. To generate the map, a digital map was •oownloaded• into a computerized mapping system from the MDNR's computer. All map units were automatically located, filled with patterns, and printed. Source: Michigan Department of Natural Resources, Michigan Resource Inventory Program kg\alallonS.'\~\dlacov.doo 12-2-83 �\ Map D-1A LAND COVER/USE - NORTH HAL LOVEJOY RO. 412 21 21 .j1 H r r z H JJ 0 r. :r N JJ 0 21 13 1 4 ~ ~ ~ ,-.. J 31 21 --32 /1 1133 �Map D -18 LAND COVER/USE - SOUTH HALF Q 0 0 z z m rr- ::0 ~ ' 32 21 . B w G') Jl m m z · 412 31 21 Jl 0 3: n G) 21 C H Jl rn u .,, CIJ ~1 Jl ,,-... 31 JJ 0 21 21 32 Jl 0 � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Wyckoff Planning and Zoning Collection Creator An entity primarily responsible for making the resource Planning & Zoning Center (Lansing, Mich.) (Organization) Wyckoff, Mark A. Description An account of the resource Municipal master plans and zoning ordinances from across the state of Michigan, spanning from the 1960s to the early 2020s. The bulk of the collection was compiled by urban planner Mark Wyckoff over the course of his career as the founder and principal planner of the Planning and Zoning Center in Lansing, Michigan. Some additions have been made to the collection by municipalities since it was transferred to Grand Valley State University. Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1960/2023 Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Subject The topic of the resource Michigan Comprehensive plan publications Master plan reports Zoning--Michigan Zoning--Maps Maps Land use--planning Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Identifier An unambiguous reference to the resource within a given context RHC-240 Format The file format, physical medium, or dimensions of the resource application/pdf Type The nature or genre of the resource Text Language A language of the resource eng Text A resource consisting primarily of words for reading. Examples include books, letters, dissertations, poems, newspapers, articles, archives of mailing lists. Note that facsimiles or images of texts are still of the genre Text. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context Deerfield-Twp_Comprehensive-Plan_1994 Creator An entity primarily responsible for making the resource Deerfield Township Planning Commission Township Board of Trustees, Deerfield Township, Livingston County, Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1994-07-21 Title A name given to the resource Deerfield Township Comprehensive Plan Description An account of the resource The Deerfield Township Comprehensive Plan was prepared by the Deerfield Township Planning Commission and Township Board of Trustees with assistance from the Planning & Zoning Center, Inc. and Landplan, Inc. Contributor An entity responsible for making contributions to the resource Planning & Zoning Center, Inc. (Mich.) Landplan, Inc. (consultant) Subject The topic of the resource Comprehensive plan publications Deerfield Township (Mich.) Livingston County (Mich.) Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Type The nature or genre of the resource Text Format The file format, physical medium, or dimensions of the resource application/pdf Language A language of the resource eng Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives